No land owner, tenant nor lessee shall use or allow to be used any land or structures in a way that results or threatens to result in any of the following conditions:

Additional information. If the Zoning Officer has reason to believe that the proposed use may have difficulty complying with the standards of this Ordinance, then the Zoning Officer may require an applicant to provide written descriptions of proposed machinery, hazardous substances, operations and safeguards.

A maximum of 1,000 square feet of land area per lot with a slope of 25% or greater shall be disturbed as part of the development of a new building, driveway or vehicle parking area. This requirement shall not apply to slopes that were clearly man-made prior to the enactment of this Ordinance.

The land adjacent to a proposed or existing building shall not be re-graded in such a way that makes it difficult to reach each side of a building with a fire ladder.

Wetland studies. It shall be the responsibility of each applicant to determine whether land areas proposed for alteration meet the federal or state definition of a wetland prior to submittal of development plans to the Borough. If the Zoning Officer has reason to believe that wetlands may be present on a site proposed for development or subdivision, the Zoning Officer may require that the applicant provide a suitable wetland delineation study prepared by a qualified professional. Where disturbance is proposed in an area that may be wetlands, the Zoning Officer may place a condition on a zoning permit to require that the applicant submit evidence that a wetland delineation has been officially confirmed under U.S. Army of Engineers-approved procedures.

Creek setbacks. No new or expanded building, vehicle parking area or business storage area shall be located within the area 30 feet from the centerline of any perennial creek.

Trees along creeks. See § 230-65.

No principal commercial or industrial uses or their operations on their lot shall generate a reoccurring sound level exceeding the limits established in the table below, when measured at the specified locations:

Sound Level Limits by Receiving Land Use/District

The maximum permissible sound level limits set forth in the above table shall not apply to any of the following noise sources:

Streetlighting exempted. This section shall not apply to: a) streetlighting that is owned, financed or maintained by the Borough or the state, or b) an individual light of less than 10 feet in total height in a front yard or attached to the front of a building.

Height of lights. No luminary that is within 150 feet of a lot line of an existing dwelling shall be placed at a height exceeding 35 feet above the average surrounding ground level. This limitation shall not apply to lights needed for air safety nor lights intended solely to illuminate an architectural feature of a building, or lighting of outdoor public recreation facilities.

Diffused. All light sources, including signs, shall be properly diffused as needed with a translucent or similar cover and/or shielded to prevent exposed lighting elements from being directly visible from streets, public sidewalks, dwellings or adjacent lots.

Shielding. All light sources, including signs, shall be shielded around the light source and carefully directed and placed to prevent the lighting from creating a nuisance to reasonable persons in adjacent dwellings, and to prevent the lighting from shining into the eyes of passing motorists.

Flickering. Flashing, flickering or strobe lighting are prohibited, except for non-advertising seasonal lights between October 25 and January 10.

Gasoline sales canopies. Any canopy over gasoline pumps shall have light fixtures recessed into the canopy or screened by the canopy or enclosures or otherwise controlled so that lighting elements are not directly visible from another lot or street.

Lighting of horizontal surfaces. For the lighting of predominantly horizontal surfaces such as parking areas and vehicle sales areas), lighting fixtures shall be aimed downward and shall include cut-off measures as needed to properly direct the light to the intended locations, with no uplighting.

Off-premises signs (billboards). Any new exterior lighting of an off-premises sign shall be attached to the top of the off-premises sign, be shielded as needed to avoid direct views of the luminaire from streets or buildings, and project downward.

Spillover. Lighting of a commercial or industrial property shall not cause the illumination level on a principal residential lot in a residential district to exceed 0.5 footcandle.