The proposed use shall conform to the district and conditional use provisions and all general regulations of this Chapter.

The proposed use shall meet all special standards which may be applied to its class of conditional use as set forth in this Part.

The proposed use shall not involve any element or cause any condition that may be dangerous, injurious, or noxious to any other property or persons, and shall comply with the performance standards of § 27-404.

The proposed use shall be sited, oriented and landscaped so that the relationship of its building and grounds to adjacent buildings and properties does not impair health, safety or comfort and does not adversely affect values of adjacent property.

The proposed use shall produce a total environmental effect which is consistent with, and not harmful to, the environment of the neighborhood.

The proposed use shall organize vehicular access and parking to minimize conflicting traffic movement on adjacent streets.

The proposed use shall promote the objectives of this Chapter and shall be consistent with the Comprehensive Plan for Braddock Hills Borough.

Major excavation shall comply with all pertinent sedimentation and erosion control regulations, and shall not endanger structures or other improvements on any adjacent property. No extraction of oil, gas, coal or other minerals shall be conducted within 1,000 feet of any existing house or principal structure.

Child care centers shall be at least 1,000 feet apart from each other, shall not be located on lots of less than 6,000 square feet, and shall provide outdoor recreational facilities suitable to the age groups being served.

Community uses when located in or adjacent to a residential district shall provide proper separation and protection for abutting residential property.

Gas stations shall not be located on lots of less than 6,000 square feet, shall have side yards of not less than 10 feet, and shall not have any tank for the storage of flammable or otherwise hazardous material closer than 30 feet to any property line.

Group residences shall be at least 500 feet apart from each other, shall not be located on lots of less than 6,000 square feet, nor on lots having less than 400 square feet for every sleeping room or for every two beds, whichever is greater. Such uses shall have side yards of not less than 10 feet, and shall not be approved unless plans prepared by an architect or engineer are submitted which clearly indicate that adequate light, ventilation and fireproofing are provided, and that the dwelling facility and its accommodations shall be functional and convenient with regard to the specific needs of the group to be housed in the facility. Group dwellings shall be approved only after Council has found that plans and programs for management of the group dwelling are adequate and appropriate to the population to be housed and that adequate provisions have been made to assure the safety and welfare of the residents of the facility and of the adjacent neighborhood.

No heliport or helicopter pad shall be located on lots of less area than the minimum recommended by appropriate State and Federal regulatory agencies, and the landing area shall be not less than 300 feet from any residential property.

Hillside dwellings may be approved as innovative designs where variations from normal standards result in an improved use and site arrangement of the structure on hillside lots, provided that such improved siting be clearly shown on the proposed site plan. Hillside dwellings may extend into required yards.

Hospitals shall not be located on a lot less than 10,000 square feet.

Hotels shall provide a lot area of not less than 400 square feet per rental unit, and not less than one off-street parking space for each rental unit.

Public buildings and uses when located in or adjacent to a residential district shall provide proper separation and protection for abutting residential property.

Private clubs shall not be located on lots of less than 8,000 square feet and shall have yards of not less than 10 feet.

Recreation clubs shall not be located on lots of less than 8,000 square feet and shall have yards not less than 10 feet.

Utility substations shall provide proper separation and protection for abutting property, and shall not require routine trucking movements on local residential or substandard streets.

A development plan for a planned residential development shall be approved if, and only if, it is found to meet the following criteria:

Ownership. The entire site for the planned residential development shall be owned or controlled by the developer.

Minimum Size. The site shall not be less than five acres.

Frontage. The minimum frontage abutting on a public right-of-way shall not be less than 200 feet.

Access. The site must provide for access from arterial streets indicated in the comprehensive plan to assure convenient and safe access which will not cause undue congestion or hazard on local streets.

Safety. The site shall be of such a character so as to avoid danger to health or peril from fire, flood, or other hazard. Land containing or providing hazards to life, health and property, such as quarries, open ditches, land subject to flooding, subsidence, landslide-prone, or underground fires shall not be subdivided for residential purposes until such hazards have been eliminated or adequate safeguards are provided under the development plan.

Permitted Uses. The following uses may be permitted in a planned residential development provided their design, arrangement, landscaping, relationship to adjacent properties and uses, and construction meet the requirements set forth in this Chapter:

Permitted Density. The overall density shall not exceed an average lot area per family calculated exclusive of public or private streets as set forth on the following Table:

Open Space Requirements. Not less than 15% of the total site area shall be set aside for open space, and not less than 50% of such open space shall be developed to a degree commensurate with its location and probable usage. The common open space shall be so dedicated or otherwise preserved and maintained so as to always remain open and available for use by the occupants of the planned residential development. The common open space, including all improvements and facilities, shall be either:

Common Open Space Maintenance. If the organization established to own and maintain common open space, or any successor organization fails to maintain such common open space in reasonable order and condition in accordance with the development plan, the Borough may serve written notice upon such organization or upon the residents of the planned residential development setting forth the maintenance deficiencies, requiring correction of deficiencies within 30 days, and stating the date and place of a hearing thereon which shall be held within 14 days of the notice. At such hearing the Borough may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies so set forth shall not be corrected within the specified time limit, the Borough, in order to preserve the taxable values of the properties within the planned residential development and to prevent the common open space from becoming a public nuisance, may enter upon and maintain the common open space for one year. This maintenance shall not constitute a taking nor vest in the public any rights to use the common open space. Before the expiration of the year, the Council shall set a public hearing where such organization or residents of the planned residential development may show cause why maintenance by the Borough should not continue for another year. If Council determines that such organization is ready and able to maintain said common open space in reasonable condition, the Borough shall cease to maintain said common open space at the end of said year. If the Council shall determine that such organization is not ready and able to maintain said common open space in a reasonable condition, the Borough may, in its discretion, continue to maintain said common open space during the next succeeding year and, subject to a similar hearing and determination, in each year thereafter. The cost of such maintenance by the Borough shall be assessed ratably against the properties within the planned residential development that have a right of enjoyment of the common open space, and shall become a lien on said properties. The Borough at the time of entering upon said common open space for the purpose of maintenance shall file with the County a notice of lien upon properties affected.

Minimum Building Setback. No structure shall be located closer to any boundary of the site than 40 feet. Any structure exceeding 35 feet in height shall be set back one additional foot for every two feet of height exceeding 35 feet.

Building Spacing. The requirements determining the spacing of buildings shall be flexible so as to encourage imaginative site design. The spaces between buildings shall guarantee adequate light, air and emergency access. The minimum distance between the nearest points of any exterior building walls shall be not less than 20 feet.

Maximum Height of Structure. No structure shall have a maximum dimension greater than 250 feet. No townhouse shall have a height greater than three stories, or 35 feet. No garden apartment shall have a height greater than three habitable stories, or 35 feet. Chimneys, spires, towers, tanks, or similar projections may exceed the prescribed height limitation by not more than 25%.

Building Groupings. Structures used for dwelling units shall be oriented so as to ensure adequate light and air exposures for walls containing main window exposures or main entrances. Each structure shall be so arranged so as to avoid undue exposure to concentrated loading or parking facilities.

Staging Development. The density of development within various portions of the planned residential development may vary, provided that at every point during construction the completed portion of the development plan will meet all requirements of this Chapter. It is further required that programs for the construction of areas of greater density concentration than permitted on the entire tract will be offset by site improvements which, because of their size or cost, are in proportion to the number of dwelling units to be constructed in each stage. As an alternative to part or all of the site improvements required to offset development densities in excess of the overall permitted density, the Borough may require the reservation of open space by grant, easement, or covenant in favor of the Borough in an amount and location necessary to balance the excess development density of each stage.

Off-street parking spaces shall be provided in accordance with the provisions of § 27-308.

Fire hydrants shall be provided in the planned residential development in accordance with the Fire Department regulations of the Borough.

Street lights shall be provided by the developer throughout the planned development. The street lights shall be located to ensure adequate illumination in order to protect the safety of the residents of the planned development.

Proposed streets shall be related to street plans or parts thereof as have been officially adopted by the Borough. Proposed streets shall conform to the requirements herein as well and as to any other plans, statute, ordinance, law or regulation applicable thereto. Streets shall be logically related to the topography in order that usable lots and reasonable grades shall be produced. Minor streets shall be so laid out as to discourage through traffic, but provisions will be required for street connections into and from adjacent areas.

Where a planned development abuts or contains an existing or proposed major traffic street, Council may require marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with major streets, and separation of local and through traffic.

Suitable drainage structures, culverts, storm sewers, ditches and related installations shall be provided to insure adequate drainage of all points along the streets.

Concrete monuments shall be set at the intersection of all lines forming angles in the boundary of the planned residential development. Iron or steel markers shall be set at the beginning and ending of all curves along street property lines, at all points where lot lines intersect curves, either front or rear, and at all angles and property lines of lots and at all other lot corners.

Pedestrian interior walks shall be required where necessary to assist circulation or provide access to community facilities. Such interior walks shall have a paved width of not less than four feet.

When topsoil has been removed from the surface on a slope where erosion may cause a displacement of loose material, the area shall be seeded or otherwise treated as soon as possible to prevent damage to adjacent property or streets.

Surety bonds to ensure satisfactory completion of required improvements and maintenance, inspection procedures and acceptance of any public rights-of-way shall conform to the requirements of the Subdivision Regulations [Chapter 22] of the Borough of Braddock Hills.

If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the planned development, the developer shall present evidence to Council that the planned development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement, or a commitment or agreement to serve the area in question, whichever is appropriate shall be acceptable evidence.

All utilities located within a planned residential development shall be located underground.

Fire Protection. Fire prevention and fire fighting equipment acceptable to the Borough Fire Official shall be readily available when any activity involving the handling or storage of flammable or explosive materials is carried on.

Electrical Disturbances. No activity shall cause electrical disturbance adversely affecting radio or other equipment in the vicinity.

Noise. Noise which is determined to be objectionable because of volume, frequency, or beat shall be muffled or otherwise controlled. Fire sirens and related apparatus used solely for public purposes shall be exempt from this requirement.

Vibrations. Vibrations detectable without instruments on neighboring property in any district shall be prohibited.

Odors. No malodorous gas or matter shall be permitted which is discernible on any adjoining lot or property.

Air Pollution. No pollution of air by fly ash, dust, smoke, vapors, or other substance shall be permitted which is harmful to health, animals, vegetation or other property.

Glare. Lighting devices which produce objectionable direct or reflected glare on adjoining properties or thoroughfares shall not be permitted.

Erosion. No erosion by wind or water shall be permitted which will carry objectionable substances onto neighboring properties.

Water Pollution. No water pollution as defined by the standards established by the State and Federal governments shall be permitted.

Approval of the communication tower must be obtained from the Federal Aviation Administration (FAA) prior to the issuance of a building permit and the radio communications facility must at all times comply with applicable FAA and Federal Communications Commission (FCC) regulations.

Construction of Communications Tower.

The communications tower and related equipment or structures must meet or exceed all applicable building codes including, but not limited to, applicable EIA Code and Building Officials and Code Administrators regulations; the communications tower shall also be structurally inspected on an annual basis.

The communications tower must be shielded or guarded against climbing to deter unauthorized access to the tower structure.

The communications tower and all equipment and structures related thereto must be enclosed by a chain link fence 10 feet high with an additional three strands of barbed wire constructed atop the entire length of the chain link fence.

Access to the fenced area shall be restricted and remain locked at all times.

Any structures related to the communications tower shall be equipped with a twenty-four-hour security system.

The security system shall be a dual warning system which alert the local police department and the public utility, public authority or municipal or other governmental agency operating the facility.

No trespassing signs shall be conspicuously posted on every side of the fence enclosing the facility and said signs shall include the name and telephone number of the entity to be contacted in the event of an emergency.

There shall be no ancillary or accessory uses of the facility including, but not limited to, commercial communications uses.

Any emergency electric generator shall be located within an enclosed equipment building which building shall be designed to completely contain any possible liquid fuel spill or leak from said emergency generator.

The communications tower and related equipment and structures shall be promptly removed if the communications tower is not used for communications purposes for any continuous one-year period.

The power output for each antenna located on the communications tower shall not exceed 150 watts and microwave equipment shall be limited to equipment required for point-to-point microwave transmissions.

The communications facility shall not cause any interference including, but not limited to, interference with radio, television or satellite dish reception, citizen's band communications or any other two way communications.

One space for each 10 storage units or part thereof, equally distributed throughout the storage area.

One space for each 25 storage units or part thereof, which shall be located near and accessible to the facility's office to be used by clients, prospective clients and other business visitors.

In addition to required parking and loading area(s), adequate stacking space for vehicles awaiting loading and unloading shall be provided.

Front: 50 feet.

Rear: 20 feet.

Sides: 20 feet.

Buffer Yard. The buffer yard shall be 35 feet in depth, measured from each property line of the facility, and shall be comprised of two rows of planting with tress being a mix of evergreen and deciduous trees with a minimum diameter of two inches at a point and one foot above the ground, spaced within the row, 10 feet apart. The two rows shall be staggered so that adjacent trees in the two rows shall be no more than five feet apart. In addition, a row of low level evergreen shrubs/hedges or a grass covered earthen mound shall be provided in the buffer yard. The buffer yard is further identified on the schematic drawing attached hereto and marked Exhibit "A."

Fencing. The perimeter of the facility shall be fenced with a minimum eight foot fence with self-latching gate. The fence shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque and shall be of an earth tone color.

Auctions, commercial wholesales or retail sales or garage sales (except that disposal of abandoned goods pursuant to the Self-Storage Facility Act shall be permitted).

Boats, trailers, appliances, furniture or motor vehicle or small engine repair, service or fabrication.

Operation of welding, wood working or spray painting equipment, kilns.

Transfer and storage businesses.

Any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations.

Storage outside of an enclosed building, except with reasonable conditions and restrictions as may be imposed by the Borough Council.

Billboards shall not be erected within 500 feet of the property line of any public or private school, church or cemetery, said 500 feet being measured along the same roadway frontage from the center-most point of the billboard structure along a line extending from the center-most point of the billboard which is parallel to the center line of the roadway to which the billboard is oriented. This limitation does not apply to side streets off of the roadway to which the billboard is oriented nor shall it apply to any property listed above where the advertising copy cannot be seen from the principal structure on the lot.

Billboards shall maintain a lateral minimum spacing between any existing or proposed billboard structure of 625 feet. Required spacing shall be measured along both sides of the same roadway frontage from the center-most point of the billboard structure along a line extending from the center-most point of the billboard which is parallel to the center line of the roadway to which the billboard is oriented.

The minimum front, side, and rear yard requirements applying to a principal use as set forth within the zoning district in which the billboard is to be located shall apply to each billboard structure. The size and height regulations set forth in Subsection 2 of this section, shall apply and supersede any size and height regulations that may exist for the B-1 office district.

The maximum lot coverage, if any, specified in the zoning district shall apply to any lot upon which a billboard structure is located and shall be cumulative, including any other structures and buildings on the same lot therewith.

No billboard shall be erected in such a manner as to block the view of a driver traveling at the posted speed limit along road or street for any substantial period of time.

No billboard shall be constructed within the clear sight triangle of the public street or road on which it is situated and shall not in any case obstruct or impede traffic safety.

No billboard structure shall be erected over any public sidewalk or public right of way; provided, however, a sign panel may encroach into the yard area of a lot.

A billboard shall have no more than two sign faces per billboard structure.

The billboard structure may have sign faces placed back to back or in a V-shaped configuration on a single billboard structure.

The dimensions of the gross surface area of the billboard's sign face shall not exceed 14 feet in total height or 48 feet in total length, provided the total gross surface area for the sign face is not exceeded.

Notwithstanding the height limitation in the underlying district, a billboard structure shall have a maximum height above the curb of the roadway from which it is intended to be viewed of 60 feet.

A billboard structure shall have a maximum of one vertical support being a maximum of four feet in diameter or width and without bracing or vertical supports.

A billboard sign face shall be independently supported and have vertical supports of metal which are galvanized or constructed of approved corrosive-resistant, noncombustible materials and shall be painted.

The one vertical support shall be capable of enabling the entire sign face to be able to withstand a minimum 100 mile per hour wind load.

The base shall be installed using a foundation and footings approved by the Borough's Building Code Officer for the type of construction proposed.

The entire base of the billboard structure parallel to the sign face shall be permanently landscaped with suitable shrubbery and/or bushes of minimum height of three feet placed in such manner as to screen the foundation of the structure.

Landscaping shall be maintained by the sign owner in an attractive and healthy manner in accordance with accepted conservation practices.

Permanent landscaping shall form a base and/or backdrop to the billboard sign when practical in the opinion of the Zoning Officer.

No bare cuts are permitted on a hillside.

All cuts or fills are to be permanently seeded or planted.

A billboard with display lighting or an electronic sign panel shall be constructed so that it does not glare upon adjoining property. The light intensity measured at any lot line shall not exceed a maximum foot-candle of 3.0 after sunset and before dawn. Where light is reflected in a street area, the intensity measurement shall be made on the right-of-way line across the street from where the light emanates.

Display lighting shall not operate between 12:00 midnight and 5:00 a.m., prevailing local time.

All billboards and/or display lighting shall operate according to the following standards:

For an electronic sign panel the following additional requirements shall apply:

The surface coating of a billboard structure shall be inspected every five years and where there is peeling or deteriorated coatings, they will be promptly repaired.

Every 10 years, the owner of the billboard shall have a structural inspection made of the billboard by a qualified Pennsylvania Registered Engineer and shall provide to the Borough a certificate from the Engineer certifying that the billboard is structurally sound.

Annual inspections of the billboard shall be conducted by the Borough to determine compliance with this chapter.

Billboards found to be in violation of this chapter shall be brought into compliance or removed within 30 days upon proper notification by the Borough.

Billboards using removable paper or other materials shall be maintained in such condition as to eliminate loose or frayed material protruding or hanging from the structure. All paper and other waste materials shall be removed from the site and disposed of properly whenever any sign face is changed.

Conditional use approval shall be valid for one year from the date of action by the Council of the Borough granting the conditional use. If the applicant fails to obtain a sign permit for the approved billboard within the one year period, conditional use approval shall expire automatically, without written notice to the applicant.

The issuance of a sign permit for a billboard which has been granted conditional use approval shall be conditioned upon the approval of the Pennsylvania Department of Transportation (PennDOT) for billboards along state highways if so required and any other permit that may be required from any governmental body having jurisdiction over the placement or erection of the billboard for which an application has been submitted. If the applicant fails to submit evidence of the required approval from PennDOT or any other required permit within 90 days of the issuance of the conditional sign permit, the sign permit shall be revoked by the Borough Building Inspector who shall provide written notice to the applicant.

The applicant may reapply for the required sign permit, upon submission of evidence of PennDOT approval, without payment of any additional sign permit fee, provided the application is filed within the six-month period during which the conditional use approval is valid.

The applicant shall be subject to the prevailing fee for complete replacement of the sign structure.