Columbia City Zoning Code
ARTICLE III
District Regulations
§ 220-20 Designation of districts and purposes.
A.
For the purpose of this chapter, Columbia Borough is hereby divided into the following zoning districts, with the following abbreviations:
P | Park and Open Space District | |
C | Conservation District | |
RR | Rural Residential District | |
LDR | Low Density Residential District | |
MDR | Medium Density Residential District | |
HDR | High Density Residential District | |
HDRM | High Density Residential - Multifamily District | |
INSR | Institutional - Residential District | |
DC | Downtown Commercial District | |
MDRB | Medium Density Residential - Light Business District | |
LB | Light Business District | |
CR | Commercial Recreation District | |
NC | Neighborhood Commercial District | |
HC | Highway Commercial District | |
RC | Riverfront Commercial District | |
LI | Light Industrial District | |
GI | General Industrial District |
C.
Floodplain. The floodplain area, as defined by Article V, shall serve as an overlay area to all of the underlying districts.
D.
Purposes of each district. The purposes of each zoning district are summarized below:
(1)
P Park and Open Space District: To recognize major public parks and open spaces.
(2)
C Conservation District: To provide for development at very low intensity in areas that are not naturally suited for development because of steep slopes, flood-proneness, limited road access or similar characteristics.
(3)
RR Rural Residential District: To primarily provide for development of single-family detached houses at low densities of approximately two homes per acre. To carefully control conversions of existing homes into additional numbers of units to promote neighborhood stability. To protect neighborhoods against incompatible nonresidential development.
(4)
LDR Low Density Residential District: To primarily provide for development of single-family detached houses at approximately four homes per acre. To carefully control conversions of existing homes into additional numbers of units to promote neighborhood stability. To protect neighborhoods against incompatible nonresidential development.
(5)
MDR Medium Density Residential District: To primarily provide for development of single-family detached, twin and townhouse dwellings in a traditional setting at medium densities. To offer opportunities for higher densities if an exceptionally high-quality design is proposed that would be highly compatible with nearby homes. To carefully control conversions of existing homes into additional numbers of units to promote neighborhood stability. To protect neighborhoods against incompatible nonresidential development. To extend the best features of older development into newer development.
(6)
HDR High Density Residential District: To primarily provide for single-family detached, twin and townhouse dwellings in a traditional setting at moderately high densities. To offer opportunities for higher densities if an exceptionally high-quality design is proposed that would be highly compatible with nearby homes. To carefully control conversions of existing homes into additional numbers of units to promote neighborhood stability. To protect neighborhoods against incompatible nonresidential development. To extend the best features of older development into newer development.
(7)
HDRM High Density Residential - Multifamily District: To provide for a range of housing types at moderately high densities, including contemporary apartment development.
(8)
MDRB Medium Density Residential - Light Business District: To provide for residential development similar to the Medium Density Residential District. In addition, to provide for offices and certain other light business uses that would be highly compatible with nearby dwellings and the historic character of the area.
(9)
INSR Institutional - Residential District: To primarily provide for health care facilities and other institutional uses. In addition, to provide for residential development similar to the Medium Density Residential District.
(10)
DC Downtown Commercial District: To promote a strong downtown with a balanced mix of retail, service, office, public, institutional and residential uses. To encourage a pedestrian orientation, while avoiding intense auto-related uses that would damage the urban fabric and streetscape.
(11)
LB Light Business District: To provide for a range of light commercial, institutional and industrial uses, in a manner that is compatible with adjacent homes. To also provide for continuation of the airport, if desired by the property owner.
(12)
CR Commercial Recreation District: To provide for a range of light business and institutional uses, in a manner that is compatible with the natural features of the land. To take advantage of scenic views from the Borough Farm.
(13)
NC Neighborhood Commercial District: To provide for light commercial uses that would be compatible with adjacent relatively dense residential neighborhoods. This district is intended to be a transitional district between residential and commercial areas.
(14)
HC Highway Commercial District: To provide for a wide range of commercial uses along the Route 462 corridor.
(15)
RC Riverfront Commercial District: To encourage a mix of entertainment, restaurant and other commercial uses that will take advantage of proximity to the river and the downtown, and that will be compatible with a proposed recreation trail.
(16)
LI Light Industrial District: To provide for a mix of light industrial uses, offices and certain related commercial uses. To avoid the heaviest types of industrial uses.
(17)
GI General Industrial District: To provide for a range of industrial uses, to meet the Borough's obligation under state law to offer opportunities for all legitimate land uses.
§ 220-21 Application of district regulations.
A.
The regulations set by this chapter shall apply uniformly to each class or kind of structure or land, except as provided for in this chapter.
B.
No structure shall hereafter be erected, used, constructed, reconstructed, structurally altered or occupied and no land shall hereafter be used, developed or occupied unless it is in conformity with the regulations herein specified for the use and district in which it is located.
C.
No yard or lot existing at the time of passage of this chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet at least the minimum requirements established by this chapter.
D.
Boundary change. Any territory which may hereafter become part of the Borough through annexation or a boundary adjustment shall be classified as the zoning district of Columbia Borough that is mostly closely adjacent to such land (as determined by the Zoning Hearing Board) until or unless such territory is otherwise classified by Borough Council.
§ 220-22 Zoning Map.
A.
A map entitled "Columbia Borough Zoning Map" accompanies this chapter and is declared a part of this chapter. The Official Zoning Map, which should bear the adoption date of this chapter and the words "Official Zoning Map," shall be retained in the Borough Building.
B.
Map changes. Changes to the boundaries and districts of the Official Zoning Map shall only be made in conformity with the amendment procedures specified in the Pennsylvania Municipalities Planning Code. All changes should be noted by date with a brief description of the nature of the change, either on the map or within an appendix to this chapter.
C.
Replacement map. If the Official Zoning Map becomes damaged, destroyed, lost or difficult to interpret because of changes and additions, or needs to have drafting errors or omissions corrected, Borough Council may, by resolution, adopt a new copy of the Official Zoning Map which shall supersede the prior Official Zoning Map. Unless the prior Official Zoning Map has been lost or has been totally destroyed, the prior map or any remaining parts shall be preserved together with all available records pertaining to its previous adoption or amendment.
§ 220-23 District boundaries.
The following rules shall apply where uncertainty exists as to boundaries of any district as shown on the Zoning Map:
A.
District boundary lines are intended to follow or be parallel to the center line of street rights-of-way, streams and railroads, and lot lines as they existed on a recorded deed or plan of record in the County Recorder of Deeds' office at the time of the adoption of this chapter, unless such district boundary lines are fixed by dimensions as shown on the Official Zoning Map.
B.
Where a district boundary is not fixed by dimensions and where it approximately follows lot lines, such boundary shall be construed to follow such lot lines unless specifically shown otherwise.
C.
The location of a district boundary on unsubdivided land or where a district boundary divides a lot shall be determined by the use of the scale appearing on the maps unless the same is indicated by dimensions.
D.
Where a municipal boundary divides a lot, the minimum lot area shall be regulated by the municipality in which the principal use(s) are located, unless otherwise provided by applicable case law.
§ 220-24 Setbacks across municipal boundaries.
A.
Intent: to continue the objective of compatible land uses across municipal boundaries.
B.
This chapter requires additional setbacks and the provision of buffer yards when certain uses would abut an existing dwelling or a residential zoning district.
C.
These same additional setback and buffer yard provisions shall be provided by uses proposed within Columbia Borough regardless of whether such abutting existing dwelling or principally residential zoning district is located in an abutting municipality and/or in Columbia.
§ 220-25 Table of Permitted Uses by District. [1]
A.
For the purposes of this section, the following abbreviations shall have the following meanings:
P = | Permitted by right (zoning decision by Zoning Officer) | |
SE = | Special exception use (zoning decision by Zoning Hearing Board) | |
C = | Conditional use (zoning decision by Borough Council) | |
N = | Not Permitted | |
(S. 220-30) = | See additional requirements in § 220-30 | |
(S. 220-31) = | See additional requirements in § 220-31 |
B.
Unless otherwise provided by law or specifically stated in this chapter (including § 220-5B), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.
(1)
This table is divided into two sections: Primarily Residential Districts; and Primarily Nonresidential Districts.
(2)
See § 220-5B, which generally provides a process for approval of a use that is not listed, based upon similarity to permitted uses and other criteria. Except as provided in such § 220-5B, any other principal use that is not specifically listed as P or SE in the applicable district in this table is prohibited in that district.
C.
Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted by right as accessory uses to a lawful principal use in all districts, within the requirements of § 220-31 and all other requirements of this chapter:
(1)
Adult or child day care as an accessory use, including care of a maximum of three persons.
(2)
Standard antennas, including antennas used by contractors to communicate with their own vehicles. [Note: See standard in § 220-31.]
(4)
Garage, household.
(7)
Parking or loading, off-street, only to serve a use that is permitted in that district.
(8)
Recreational facilities, limited to use by residents of a development or students and employees of an adjacent educational institution, and their occasional invited guests.
(12)
Such other accessory use or structure that the applicant proves to the satisfaction of the Zoning Officer is clearly customary and incidental to a permitted by right, special exception or conditional principal use.
D.
Permitted accessory uses to business and institutional uses. The following are permitted by right accessory uses only to a permitted by right, special exception or conditional commercial, industrial or institutional use, provided that all requirements of this chapter are met:
(1)
Storage of fuels for on-site use or to fuel company vehicles.
[1]
Editor's Note: The Table of Permitted Uses by District is included at the end of this chapter.
§ 220-26 Dimensional requirements in each district.
A.
The following area, yard and building requirements[1] shall apply for the specified zoning district, unless a more restrictive requirement for a specific use is required by §§ 220-30 or 220-31 or another section of this chapter. All measurements shall be in feet unless otherwise stated. See definitions of terms (such as lot width) in § 220-19.
[1]
Editor's Note: The Table of Dimensional Requirements is included at the end of this chapter.
B.
Height. The following height provisions shall apply unless specifically stated otherwise for a specific use:
(1)
Within the C, RR, LDR, MDR, HDR, MDRB, NC and P districts:
(2)
The maximum height for a retirement community in the INS District shall be regulated by § 220-30.
(3)
Within all other districts, the maximum height for all buildings shall be six stories or 90 feet, whichever is more restrictive, provided that the maximum height shall be 35 feet within 50 feet of an existing dwelling within a residential district.
C.
Sewage and water service.
(1)
Every principal building constructed after the adoption date of this chapter that will not be served by both public water service and public sewage service prior to occupancy shall require a minimum lot area of one acre, unless a larger lot area is required by another section of this chapter.
(2)
Every principal building constructed after the adoption date of this chapter that will be served by public water service or public sewage service, but not both, prior to occupancy shall require a minimum lot area of 35,000 square feet, unless a larger lot area is required by another section of this chapter.
D.
Steep slopes in the C, CR and RR Districts. If a new lot is proposed to be created within the C, CR or RR District after the adoption date of this chapter, and slopes over 15% on such lot will be used for building purposes, then the following additional requirements shall apply:
(1)
Site plan.
(a)
The applicant shall provide a site plan and grading plan drawn to scale that shows: the proposed lot lines; the existing and proposed contours; and existing and proposed building locations, or the outer perimeter of areas that will be authorized for use for a principal building, and adjacent construction areas 30 feet to the rear, 10 feet to each side and 20 feet to the front of such building location.
(b)
Through statements and designations on the site plan, an applicant may limit the area upon which new principal buildings are permitted. In such case, an applicant may provide that no new principal building shall be located on slopes of over 15% or slopes of 25% or greater, and thereby avoid the regulations of this Subsection D.
(2)
If a proposed new lot would involve a new principal building or adjacent construction areas on an area with an average slope of over 15% but less than 25%, then the minimum lot area shall be 43,560 square feet (one acre).
(3)
If a proposed new lot would involve a new principal building or adjacent construction areas on an area with an average slope of 25% or greater, then the minimum lot area shall be three acres, and the maximum percent of the lot covered by impervious surfaces shall be 10%.
(4)
This Subsection D shall not apply to slopes that were man-made. Natural slopes of over 15% shall not be regraded in such a manner as to circumvent the requirements of this chapter. Sloped areas less than 40 feet in total width across an entire tract of land shall not be regulated under this Subsection D.
(5)
As part of development under this Subsection D, the applicant shall prove to the satisfaction of the Zoning Officer that the removal of healthy trees with a trunk width of over six inches (measured at a height 3.5 feet above the ground level) and other attractive natural vegetation will be minimized. The site plan shall show wooded areas to be removed or preserved, and methods to be used to make sure they are protected during the construction process.
E.
River and creek setbacks in the C District.
(1)
Within the C District, no new or expanded building and no new or expanded off-street parking area or commercial or industrial storage area shall be located within the following distances:
F.
Maximum front setback and front yard parking.
(1)
In the DC, MDR and HDR districts, where a new principal building is proposed on a block, and 90% or more of the lots on such block frontage include existing principal buildings of a certain prevailing front yard setback distance, then the new principal building shall be constructed with its front yard or front porch setback within 10 feet of the prevailing existing front yard setback of such block. See also § 220-59B(3).
(2)
In the DC, MDR and HDR Districts, special exception approval shall be required for any new off-street parking space(s) proposed between the street curb along the front lot line and a new principal building if such parking space(s) are at least partially within 50 feet of the curb. The Zoning Hearing Board shall only approve such parking if the applicant proves there are no feasible alternatives and that the parking will be designed to minimize the visual impact along the streetscape and to minimize conflicts with pedestrian traffic.
§ 220-27 Flexible residential development option.
A.
Purposes. This section is intended to serve the following purposes, in addition to the overall community development objectives of this chapter and the purposes of the applicable district:
(1)
To provide an option to the normally required zoning provisions in residential districts to permit reasonable adjustments in certain standards, to encourage design innovations and creativity.
(2)
To make sure that infill development is compatible with adjacent existing buildings.
(3)
To provide an option that would allow the efficient use of lots with unusual lot lines.
(4)
To provide for a scale and character of new development that is compatible with the existing neighborhood.
(5)
To provide a higher density than would otherwise be permitted, as a bonus for development that meets the higher standards of this section.
B.
Applicability. This § 220-27 provides an optional set of standards for residential development in certain districts as provided in the table of uses in § 220-25.[1] All requirements of this chapter shall apply to a flexible residential development, except for provisions that are specifically modified by this § 220-27. In addition, all other requirements of Borough ordinances shall apply.
[1]
Editor's Note: The Table of Permitted Uses by District is included at the end of this chapter.
C.
Procedures.
(1)
A flexible residential development shall need conditional use approval from Borough Council, after review by the Borough Planning Commission. The procedural requirements for a conditional use shall apply, as stated in the Pennsylvania Municipalities Planning Code. At the option of the applicant, such conditional use approval may occur at the same time as or prior to approvals under Chapter 190, Subdivision and Land Development.
(2)
A sketch plan submittal is very strongly encouraged. The review of a sketch plan can allow key site planning issues to be resolved before an applicant expends significant costs for detailed engineering.
(3)
The conditional use application shall include the following information at a minimum, in addition to the information on the Borough application form. Plans shall be drawn to a suitable scale, with existing features distinguished from proposed features.
(a)
The address of the property, and a site location map.
(b)
A site plan showing the locations and dimensions of existing and proposed structures, walls, lot lines, parking, driveways, streets, alleys and sidewalks. Any structures to be demolished shall be highlighted. Existing uses of the property shall be described.
(c)
Dimensions of all proposed buildings from lot lines.
(d)
Existing and proposed street trees and other landscaping, with the general species, sizes and locations stated.
(e)
The name and address of the landowner, applicant and plan preparer.
(f)
Architectural elevations of proposed principal buildings and any walls, as viewed from a public street. Such architectural designs shall be prepared by a registered architect. If the plans state that similar architectural designs will be used for each building, then only a typical elevation shall be required. The types of materials to be used on the exterior of buildings and fences and walls shall be stated. The substance of proposed deed restrictions shall be submitted that will regulate such exterior materials in the future.
(g)
An initial list of any modifications/waivers to the requirements of Chapter 190, Subdivision and Land Development, that are being requested or will be requested.
(h)
The site plan shall also show the approximate locations of existing or approved buildings and streets, driveways and alleys within 100 feet of the boundaries of the tract. Photographs of the site and adjacent lots shall also be submitted.
(i)
Storm drainage, utility, grading and erosion control plans are not required as part of a flexible residential development submission if they will be addressed under another Borough ordinance.
(j)
A written statement describing how the application meets the conditional use standards of this section.
(k)
The substance of legally binding provisions (such as a recorded easement agreement) that will perpetually provide for the proper maintenance and shared use of any common infrastructure, such as a shared driveway. All such restrictions regarding such matters shall be in a form that is subject to acceptance by the Borough Solicitor.
D.
Tract size. To be eligible as a flexible residential development, a tract shall include a minimum of 2,400 square feet and be able to accommodate a minimum of two dwelling units.
E.
Housing types.
(1)
A flexible residential development shall only include the following types of uses, and their customary accessory uses:
(2)
Each dwelling unit shall be on its own fee-simple lot or be in condominium ownership.
(3)
Mobile/manufactured homes shall not be permitted as part of a flexible residential development. However, sectional/modular construction may be permitted if the other provisions of this section are met.
F.
Dimensional requirements.
(1)
No minimum lot area shall be required. Instead, a maximum average of one dwelling unit shall be permitted for each 1,200 square feet of lot area in the HDR or HDRM District, and for each 1,500 square feet of lot area in the MDR District. The entire initial lot area of the tract shall be used to determine average density, except that areas within the rights-of-way of existing or proposed public streets or alleys shall be deleted.
(2)
Each dwelling unit shall have a minimum building width of 15 feet.
(3)
Each dwelling unit shall include a minimum outdoor private area of 200 square feet per dwelling unit. Such private area shall be for the exclusive use of the residents of that dwelling unit. Such private area may be a wood deck, a balcony, within a walled or fenced area, or otherwise be distinguished as being private as opposed to common area.
(4)
No setback is required for buildings or other structures from the right-of-way of a public street. However, structures shall provide for safe sight distances at intersections of streets and alleys. A garage door entrance onto a street shall be set back a minimum of 15 feet from the sidewalk along a public street.
(a)
A new garage door shall not face onto and enter onto a public street unless the applicant proves that there is no other alternative that allows the reasonable development of the site. Where a garage door(s) is determined to be necessary onto a public street, the number and width shall be minimized. For example, one car garage door per dwelling might enter onto a street, while a second parking space per dwelling might be accessed from an alley (such as within a shared carport).
(b)
If two or more off-street parking spaces per dwelling or garage doors for two or more vehicles are located within 20 feet of a public street, then the lot width per dwelling along such street shall be a minimum of 24 feet.
(5)
A five-foot minimum setback shall be maintained from side and rear lot lines exterior to the tract. However, one new dwelling unit may be permitted to be constructed attached to an existing building along the lot line of the tract if a building was previously attached to such existing building. See conditional use standards below.
(6)
A five-foot minimum setback shall apply between detached buildings within the development, to allow for proper maintenance.
(7)
Dwellings and new lots within a flexible residential development shall not be required to have direct access to a public street, provided that suitable perpetually guaranteed access is available to connect to a public street. See conditional use standards below.
(8)
A sidewalk meeting Borough standards shall be required along each public street. An average of one deciduous shade tree shall be planted along each 40 feet of adjacent public street right-of-way, unless existing trees will serve that purpose. The species and locations of such trees shall meet Borough requirements.
(9)
A minimum of 20% of the total land area of the development, not including areas within public street or alley rights-of-way, shall be permanently maintained as landscaped areas, with trees, shrubs and other attractive vegetative ground cover. Hard-surface pedestrian areas may count towards this 20% minimum if they will include significant canopy trees.
(10)
A maximum of 50% of the total land area of the development, not including areas within public street or alley rights-of-way, shall be covered by buildings.
G.
Conditional use standards. The applicant shall prove to the satisfaction of Borough Council that the flexible residential development would meet the following standards:
(1)
The development shall not cause or result in a demolition of a building with historically significant architecture that is in condition that would reasonably allow rehabilitation.
(a)
This Subsection G(1) shall only apply to buildings categorized as "Level 1 Exceptional" or "Level 2 Significant" under the historic preservation section of the 1995 Columbia Borough Comprehensive Plan.
(b)
This subsection shall not apply within the historic district if demolition is approved under the provisions of the historic district.
(2)
The development shall be compatible with the scale, character and design of adjacent buildings and the neighborhood. In most cases, this is intended to involve primarily red brick construction along a street, interesting rooflines and front porches.
(3)
The development shall involve fire-resistant construction.
(4)
The development shall minimize the visual prominence of driveways, garages and vehicle parking. In most cases, garages, carports or parking courts are intended to be accessed using rear or side alleys or an interior shared driveway.
(6)
The development shall include suitable measures of attractive design to maximize privacy and security between dwelling units. In most cases, this is intended to involve brick walls, fences constructed of weather-resistant wood or decorative metal pickets or materials with a similar appearance, and landscaping. Such measures shall also be designed to provide reasonable privacy for residents of dwellings on lots contiguous to the development.
(7)
Any alleys, common driveways or new streets shall be sufficient in width for the one-way or two-way traffic they are intended to accommodate, and for access by emergency vehicles from existing public streets. In no case shall a new alley or shared driveway have a paved width of less than 10 feet. The applicant shall submit the layout plans and plans showing water lines and hydrant locations to the appropriate local fire protection personnel to request a review, at the same time submittal is made to the Borough.
(8)
Any common driveway or new or adjacent alley that serves the development shall be sufficient in construction to minimize future expenses for repair to the Borough and/or the homeowners.
§ 220-28 Additional requirements within NC District.
The following additional requirements shall apply within the NC District:
A.
No use shall be open to the public for business between the hours of 10:00 p.m. and 6:00 a.m.
B.
Lighting. See § 220-38. All lighting shall be downcast. No light fixture shall exceed 20 feet in total height above the ground.
C.
A minimum of 10% of the total lot area shall be landscaped in trees, shrubs and vegetative ground cover.
D.
No restaurant shall include drive-through facilities.
§ 220-28.1 (Reserved) [1]
[1]
Editor's Note: Former § 220-28.1, Airport District Overlay, added 7-9-2012 by Ord. No. 828, was repealed 12-16-2019 by Ord. No. 919.
§ 220-28.2 SR Shawnee Run Riparian Corridor Overlay District.
[Added 11-10-2014 by Ord. No. 852]
The zoning ordinances of the Borough of Columbia be and hereby are amended by adding the following provisions to create a new zoning overlay district to be known as the "SR Shawnee Run Riparian Corridor Overlay District" ("SR Overlay District"):
A.
Purpose. This overlay district is intended to protect the tree canopy and water quality of Shawnee Run and its tributary. It is recognized that these waterways and their riparian corridors contain important natural resources unique within Columbia Borough and should be conserved despite their presence in an urban area. The standards within this district are designed to minimize adverse impacts to these resources, thereby protecting the rights of the residents of Columbia Borough to clean air, pure water and the natural, scenic, historic and aesthetic values of the environment, as set forth in Article I, Section 27 of the Pennsylvania Constitution.
B.
Applicability. This section provides additional standards for areas shown on the Official Zoning Map as lying within the SR Overlay District.[1] All provisions of the underlying base zoning district still govern, except in the case of conflicting standards, in which case the more stringent shall apply.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
C.
Defining criteria.
(2)
The district shall be extended to also encompass the entire one-hundred-year floodplain as defined in § 220-35E.
(3)
If any wetland area is directly adjacent to the SR Overlay District, the entire wetland area shall be included within the SR Overlay District and shall be subject to all standards for wetlands within this section.
D.
Performance standards.
(1)
Existing vegetated areas within the SR Overlay District shall be preserved to the maximum extent possible.
(2)
At least 75% of trees on a lot having a dbh (diameter at breast height) of four inches or greater within the SR Overlay District shall be retained, unless a lesser percentage is proposed, which shall be subject to the mitigation requirements of Subsection E.
(3)
The planting of additional native trees, shrubs and other plant material, the removal of dead or damaged trees, and the removal of invasive species as determined necessary in order to create a suitable riparian canopy and understory shall be permitted.
(4)
Septic drainfields and sewage disposal systems shall not be permitted within the SR Overlap District and shall maintain a minimum distance of 100 feet from the top of the stream bank.
(5)
Solid waste disposal facilities shall not be permitted within 300 feet of the top of the stream bank.
(6)
Above or underground petroleum storage facilities shall not be permitted within 150 feet of the top of the stream bank.
(7)
The application of biosolids shall not be permitted within 100 feet of the top of the stream bank.
(8)
Any storage and handling areas of any hazardous materials must have impermeable surfaces designed to contain materials stored/handled. After use, materials shall be directed to a predetermined collection point, which shall not be located within the SR Overlay District.
E.
Mitigation standards.
(1)
If the percentage of trees having a dbh of four inches or greater being retained within the SR Overlay District is less than 75% as part of a proposed land disturbance, mitigation shall be required. Mitigation of qualified trees that are intended to be removed, in accordance with Subsection D(2), can be accomplished by replacing and/or replanting them on the lot. Replacement trees shall be provided in accordance with the table below. The landowner shall be required to maintain all replacement trees for two years after the trees are planted and to replace any tree that dies within the two-year guarantee period.
Size of Removed Tree (dbh) (diameter at breast height in inches) | Number of Required Replacement Trees With a dbh of at Least 2 Inches | |
|---|---|---|
4.0 to 11.9 | 1 | |
12.0 to 17.9 | 2 | |
18.0 or greater | 3 |
(2)
The species replacing native trees should be similar to those being removed. Tree species classified as invasive by the Pennsylvania Department of Natural Resources shall be replaced by native species.