Dallastown, PA Zoning Ordinance

Dallastown City Zoning Code

ARTICLE VI

Special Exception Uses

§ 224-44 Requirement of specific standards.

In addition to the general standards for all special exceptions as contained in § 224-43, the specific standards for the particular uses allowed by special exception are set forth in this article. These standards must be met prior to the granting by the Zoning Hearing Board of a special exception for such uses in applicable zones.

§ 224-45 Adult-oriented facility.

In the C-H Zone and subject to the requirements of that zone except as herein modified and provided:

No materials, merchandise, film or service offered for sale, rent, lease, loan or for view shall be exhibited, displayed or graphically represented outside of a building or structure.

Any building or structure used and occupied as an adult-oriented facility shall be windowless or have an opaque covering over all windows or doors of any area in which materials, merchandise, film, service or entertainment are exhibited or displayed and no sale materials, merchandise, film or offered items of service or entertainment shall be visible from outside the structure.

No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise, film, service or entertainment offered therein.

Each and every entrance to the structure shall be posted with a notice that the use is an adult facility; that persons under the age of 18 are not permitted to enter; and warning all others that they may be offended upon entry.

Parking shall be established at the minimum ratio of one parking space for each 100 square feet of gross floor area and one parking space for each employee.

§ 224-46 Animal hospital; kennel.

In the C-H, S or I-G Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Setbacks. All animal runs, fenced enclosures and similar structures shall be located at least 25 feet from all property or street lines.

All animals must be housed within a structure except while exercising.

All outdoor running or activity areas must be enclosed to prevent the escape of the animals.

Satisfactory evidence must be presented to indicate that adequate disposal of animal waste will be provided in a manner that will not create a public health hazard or nuisance.

Where the use directly abuts a residential use or zone, buffers and screens shall be provided as necessary to adequately protect the residential use(s). This includes but is not limited to fences, walls, plantings and open spaces.

§ 224-47 Apartment in conjunction with a commercial establishment.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

An apartment is permitted as an accessory use above the first floor of a commercial use.

A separate entrance must be provided for the residential use.

A minimum of 400 square feet of open area must be provided for each dwelling unit, i.e., that part of the lot not covered by buildings or structures must contain 400 square feet for each dwelling unit.

All parking, habitable floor area and other applicable requirements of this chapter shall be satisfied for the apartment in addition to those required for the commercial use.

§ 224-48 Automobile and/or recreational vehicle and/or trailer sales; automobile body shop and/or automobile garage.

In the C-H Zone and subject to the requirements of that zone except as herein modified and provided:

For automobile, recreational vehicle or trailer sales, the lot must be improved with an automobile, recreational vehicle or trailer display building devoted exclusively to the display of automobiles, recreational vehicles or trailers.

All service and/or repair activities shall be conducted within a wholly enclosed building.

No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the service repair operation shall be permitted.

All exterior vehicle storage areas shall be screened from adjoining residentially zoned properties.

The demolition or junking of automobiles, recreational vehicles or trailers is prohibited.

All displayed automobiles, recreational vehicles and trailers must comply with setback requirements.

§ 224-49 Automobile dismantling plant; junkyard.

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

Lot area shall be two acres minimum.

Lot width shall be 200 feet minimum.

Setbacks. Any area used for this purpose must be at least 50 feet from any property line and 100 feet from any street line.

The area to be used must be completely enclosed with a twelve-foot-high fence so constructed as not to have any openings.

The use must comply with all applicable state regulations.

§ 224-50 Automobile washing facility.

In the C-H Zone and subject to the requirements of that zone except as herein modified and provided:

All structures housing washing apparatus shall be set back at least 50 feet from any street right-of-way line and 20 feet from any side or rear lot line.

Trash receptacles must be provided and routinely emptied to prevent the scattering of litter.

Access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

Sufficient stacking lanes shall be provided to prevent vehicle backup on adjoining roads.

§ 224-51 Bed-and-breakfast inn.

In an R-O or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Bed-and-breakfast operations shall be conducted so as to be clearly incidental and accessory to the primary use of the site as a single-family dwelling.

Guest stays shall be limited to a maximum of 14 days.

Breakfast shall be the only meal served to overnight lodgers.

A minimum of one off-street parking space per guest room shall be provided in addition to the required parking for the dwelling unit.

One sign may be erected on the property. The maximum size shall be two square feet and it may be illuminated only by indirect lighting.

The inn must comply with local regulations, including but not limited to fire, health and building codes.

§ 224-52 Building materials sales.

In the C-H Zone and subject to the requirements of that zone except as herein modified and provided:

All outdoor storage and display areas shall be screened from adjoining roads and properties.

§ 224-53 Cemetery.

In an R-O or S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

All burial plots or facilities shall be located at least 30 feet from all property or street lines.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

Pet cemeteries must meet all of the above applicable requirements.

§ 224-54 Club room; club grounds; meeting hall.

In the R-O, R-T, C-S or C-H Zones and subject to the requirements of the zone in which located except as herein modified and provided:

Buffers and screens at least six feet high shall be provided to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

The use shall not constitute a public or private nuisance.

§ 224-55 Commercial parking lot or building.

In the C-S, C-H or I-G Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Not more than 90% of the lot area shall be covered with impervious surfaces.

No sale, rental, service or repair operation is permitted.

The design of the parking facility must be approved by the Borough Engineer with regard to layout, access, drainage and dimensions of aisles.

Except along access drives, a concrete curb six inches in height must be placed along all street right-of-way lines.

To protect other vehicles and pedestrians in the immediate area of such a use, railing, fencing, posts and chains or similar protective barricades must be located on the perimeter of the parking areas except at access drives or exits.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

If intended for night use, adequate lighting must be provided. The lighting provided must be directed down and onto the parking area.

§ 224-56 Commercial school.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

Where the use abuts a residential use(s), buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

§ 224-57 Convalescent home, nursing home or hospital.

In the R-O, R-T or C-S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Setbacks. All buildings shall be located at least 35 feet from all property and street lines.

Consideration shall be given to potential traffic volumes and problems. If the proposed use will generate a medium or higher volume of traffic, i.e., in excess of 750 vehicle trips per day (as per the Pennsylvania Department of Transportation), access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

Buffers and screens at least six feet high shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

The facility must comply with all applicable building, health, safety and fire codes.

§ 224-58 Day-care center (child or adult) or nursery school.

In the R-T or R-O Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The facility shall obtain a certificate of licensure from the Pennsylvania Department of Public Welfare and shall provide a copy of said certificate to the Borough prior to occupancy approval by Dallastown Borough.

Outdoor play areas for children must be located in a side or rear yard and shall be sufficiently enclosed so as to provide for the health and safety of the children as determined by the Zoning Hearing Board.

At least one parking space for each employee plus one space for each 100 square feet of habitable floor area shall be provided.

§ 224-59 Day-care home (family or group).

In the R-O or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The facility shall obtain a certificate of registration from the Pennsylvania Department of Public Welfare and shall provide a copy of said certificate to the Borough prior to occupancy approval by Dallastown Borough.

Outdoor play areas for children must be located in a side yard or to the rear of the dwelling to provide for the health and safety of the children as determined by the Zoning Hearing Board.

No employees, other than residents of the dwelling, shall be permitted.

Day-care operations shall be conducted so as to be clearly incidental and accessory to the primary use of the property as a residential dwelling.

§ 224-60 Domiciliary care home.

In the R-O or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The facility must be certified by the York County Area Agency on Aging prior to occupancy approval by Dallastown Borough.

Domiciliary care operations shall be conducted as an accessory use to the primary use of the property as a single-family residence.

The domiciliary care home must be owner occupied and only family members residing on the premises shall provide the care associated with a domiciliary care facility.

No facilities for cooking or dining shall be provided in individual rooms or suites.

The home must comply with all local regulations, including but not limited to fire, health and building codes.

§ 224-61 Drive-in business.

In a C-H Zone and subject to the requirements of that zone except as herein modified and provided:

Access shall be via an arterial or collector street as designated in the Borough's thoroughfare classification plan.

All buildings must be set back at least 15 feet from any property line and 40 feet from a street line.

Buffers and screens at least six feet height shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open space.

§ 224-62 Funeral home.

In the R-O or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

A buffer yard at least 20 feet in width must be located on the site in all instances where the site adjoins a residential use. The buffer yard shall be naturally landscaped, have no impervious cover and shall not be used for building, parking or loading.

In addition, screening shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

§ 224-63 Greenhouse; horticultural nursery.

In the S Zone and subject to the requirements of that zone except as herein modified and provided:

The display and sale of items not grown on the premises shall be incidental to the nursery operation. The display and sales area for such items shall be limited to a total of 25% of the gross display and sales area of the property.

The display, sale or repair of motorized nursery, lawn or garden equipment shall not be permitted.

All structural improvements, i.e., parking and loading facilities, shall be screened from adjoining properties where the use abuts an R Zone.

One freestanding or attached sign advertising the use may be permitted, the maximum size of which shall be 30 square feet. Such a sign must be at least 20 feet from all lot lines.

§ 224-64 Group quarters.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

A minimum of 250 square feet of habitable floor area shall be provided for each occupant.

A common kitchen and dining facility shall be provided and no cooking or dining facilities shall be provided in individual rooms or suites. This provision is not intended to require such facilities if the affiliated institution provides them elsewhere.

Off-street parking shall be provided for each group quarters based upon one parking space for each occupant.

All group quarters and group homes shall comply with all applicable building, health, safety and fire codes.

Group quarters may be an accessory or principal use but must be directly affiliated with a parent religious, educational, charitable or philanthropic institution.

§ 224-65 Halfway house.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

A minimum of 250 square feet of habitable floor area must be provided for each occupant, including any staff.

A common kitchen and dining facility shall be provided and no cooking or dining facilities shall be provided in individual rooms or suites. This provision is not intended to require any kitchen and dining facilities if an affiliated institution provides them elsewhere.

All halfway houses shall comply with all applicable building, health, safety and fire codes.

Off-street parking shall be provided for all halfway houses based upon one parking space for each occupant.

§ 224-66 Heavy storage, sales and/or service (includes wholesale establishment).

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

A buffer yard 50 feet wide must be located on the site in all instances where the site adjoins a residential use or zone. The buffer yard shall be naturally landscaped, have no impervious cover and shall not be used for building, parking, loading or storage.

Any outdoor storage areas shall be enclosed by a wall or fence and screened from view of adjoining properties. No material may be stored so as to create a public health hazard or a public nuisance.

No toxic or hazardous materials may be stored on any property, except in compliance with applicable state regulations.

§ 224-67 In-law quarters.

[Added 12-11-2023 by Ord. No. 600[1]]

In the R-O and R-T Zones and subject to the requirements of that zone except as herein modified and provided:

An in-law quarters shall be permitted in single-family detached dwellings.

The in-law quarters shall be a maximum of 40% of the size of the primary residence and no larger than 1,000 square feet.

The owner(s) of the residence in which the in-law quarters is created shall occupy either the primary residence or the in-law quarters.

The occupants of the in-law quarters shall be limited to two in number.

The in-law quarters shall be an integral part of the primary residence, with an interior connection such that, upon the termination of its use as an in-law quarters, the rooms may be incorporated back into the original single-family residence.

Additions. Additions to an existing single-family detached dwelling designed to allow the creation of an in-law quarters in that dwelling shall be permitted; provided that yard and building coverage requirements of this chapter are maintained and the addition will facilitate the creation of an otherwise allowed in-law quarters in a logical manner considering design, layout and safety factors.

Exterior alterations.

(1)

Alterations to the exterior of the existing dwelling, other than those to improve the maintenance and attractiveness of the dwelling, shall be minimized; after creation of the in-law quarters, the building shall maintain the usual appearance of a single-family detached dwelling and shall remain compatible with the character of the surrounding neighborhood.

(2)

The converted dwelling shall have no more than the existing number of entrances along the front of the building. All other entrances to either the principal or accessory dwelling units shall be located on the side or rear of the building.

(3)

No new unenclosed exterior stairways shall be allowed on the front of the converted dwelling.

(4)

Necessary changes in the number or placement of windows to provide adequate light and air will be allowed but shall be minimized; any changes which occur must be done in a manner consistent with the architectural character of the dwelling.

Parking. A minimum of one all-weather off-street parking space, with unrestricted ingress and egress to the street, shall be provided for the in-law quarters, in addition to that required for the original single-family detached dwelling unit.

Health and safety code requirements.

(1)

The single-family detached dwelling and the in-law quarters shall conform to all requirements of the applicable building, health, fire and sanitary codes which regulate structural soundness, overcrowding, fire protection, sewage disposal and water supply.

(2)

If an on-site sewer or water system is to be used, the applicant shall submit evidence to the Zoning Officer showing that the total number of occupants in the single-family detached dwelling and the in-law quarters will not exceed the maximum capacities for which the original single-family detached dwelling was designed, unless those systems are to be expanded, in which case the Expansion approvals are to be submitted. Any connection to or addition to an existing on-site sewer system shall be subject to the review and approval of the Sewage Enforcement Officer.

Recording. The owner of the property shall execute an agreement with the Borough, which shall be recorded with the Office of the Recorder of Deeds in and for York County, Pennsylvania, which shall require the immediate removal of all food preparation facilities from the in-law quarters at such time as the unit is no longer being utilized as an in-law quarters and shall set forth the limitations in this section as to the use and occupancy of the in-law quarters.

[1]

Editor's Note: This ordinance also redesignated former §§ 224-67 through § 224-88 as §§ 224-68 through § 224-88.1, respectively.

§ 224-68 Indoor commercial recreation establishment.

In a C-S or C-H Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties because of hours of operation, noise, light, litter, dust and pollution.

§ 224-69 Industrial park.

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

Permitted uses. All uses permitted in the Borough's Industrial-General Zone shall be permitted.

Lot area. Minimum lot area must be provided equal to that total required if individual lots were to be subdivided and sold to tenants.

Lot width shall be 200 feet minimum. Individual parcels within the park shall have a lot width of at least 100 feet.

Individual parcels within the park shall have minimum setbacks as follows: front, 25 feet; each side, 20 feet; rear, 20 feet.

Access. Primary access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

Buffers and screens. When adjacent to a residential zone, a buffer yard of not less than 100 feet shall be maintained on each side adjoining the residential zone. The buffer yard shall be naturally landscaped, have no impervious cover and shall not be used for buildings or loading; however, parking is permitted within the interior 25 feet of the one-hundred-foot buffer. Screening shall be provided as necessary to protect neighboring properties in a residential zone (i.e., to screen from view the industrial uses.)

All internal streets providing access to parcels within the park shall be constructed to Borough specifications.

§ 224-70 Medical clinic.

In the R-O, R-T or C-S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

Accessory services, including laboratories and pharmacies for the use of patients visiting medical practitioners in the clinic, may be permitted as part of the clinic facility, subject to the following specific conditions:

(1)

All entrances to parts of the building in which these accessory services are provided shall be from within the building and any direct access from the street is prohibited.

(2)

The hours during which these services are provided shall be the same as those during which medical practitioners are receiving patients.

(3)

In the R-O and R-T Zones signs or other evidence advertising or indicating the provision of these services visible from outside the building are prohibited; except that there may be erected one sign not exceeding two square feet in area attached to the building, any illumination thereof being white, nonflashing and limited to an enclosed lamp design.

§ 224-71 Mini-storage facility.

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

Parking for the individual storage units shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 20 feet wide where access to storage units is only on one side of the aisle and at least 30 feet wide where access to storage units is on both sides of the aisle.

If a manager/business office is established on the site, at least four parking spaces must be provided adjacent to the office.

The servicing or repair of stored equipment shall not be conducted on the premises. Also no business activities, other than rental of storage units, shall be conducted on the premises.

The storage of flammable liquids, highly combustible or explosive materials or hazardous chemicals is prohibited.

If a parking area is to be provided for the outdoor storage of recreational vehicles, such parking shall be in addition to any required parking.

All outdoor lights shall be shielded to direct light onto the uses established and away from adjacent property.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

All loading areas must be paved or covered with crushed stone so as to render such areas dust-free and passable in all weather conditions.

§ 224-72 Mobile home park.

In the R-O Zone and subject to the requirements of that zone except as herein modified and provided:

The minimum lot area shall be three acres.

Each mobile home lot (not including street right-of-way) must not be less than 10,000 square feet in area and not less than 80 feet wide at the street right-of-way line.

Public water facilities and public sewer facilities approved by the Pennsylvania Department of Environmental Protection must be utilized.

The setback of all buildings and structures within the mobile home park shall comply with the setback requirements for the zone in which located (i.e., where setbacks on street frontage and adjoining property lines are concerned, the setbacks for the zone apply to the mobile home park as a single lot). Setbacks for each individual mobile home lot within the mobile home park are listed in Subsection E of this section.

Setback requirements for individual mobile home lots. Each mobile home lot within the mobile home park shall adhere to the following minimum setback requirements (however, in no case shall the distance between any two mobile homes be less than 30 feet in any direction).

(1)

Front setback: 20 feet.

(2)

Rear setback: 10 feet.

(3)

Side setback: 15 feet.

The Zoning Hearing Board may require suitable screen planting or may further restrict the proximity of mobile homes or other improvement to adjoining properties or may attach such other conditions or safeguards to the use of land for a mobile home park as the Board may deem necessary to protect the general welfare.

A mobile home park and extension thereof shall also comply with all applicable state and/or municipal regulations now in effect or hereafter enacted.

§ 224-73 Mobile home sales lot.

In the C-H Zone and subject to the requirements of that zone except as herein modified and provided:

Lot area shall be 20,000 square feet minimum.

Lot width shall be 100 feet minimum.

The lot shall be improved with a building containing any office, display room and appurtenant facilities.

All displayed mobile homes must comply with setback requirements.

§ 224-74 Motel; hotel.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

Access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

All structures shall be setback at least 20 feet from the side property lines.

Where the use abuts a residential use, buffers and screens shall be provided as necessary to adequately protect the residential neighboring property. This includes but is not limited to fences, walls, plantings and open spaces.

§ 224-75 Multifamily dwelling (no conversion from single-family dwelling).

In an R-O or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Lot area shall be 20,000 square feet minimum.

Lot width shall be 100 feet minimum.

Height shall be three stories maximum, but no more than 35 feet.

Density. A maximum of six dwelling units per acre shall be permitted in the R-O Zone. A maximum of eight dwelling units per acre shall be permitted in the R-T Zone.

Paved area. Not more than 25% of the lot area shall be paved with an impervious surface, e.g., driveways, parking areas, walkways.

Public sewer and public water approved by the Pennsylvania Department of Environmental Protection must be utilized.

Distance between buildings. Where two or more multifamily dwellings are located on a single lot, the minimum distance between principal buildings shall be 40 feet.

All parking areas shall be located at least 10 feet from any property line or street line.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

Setbacks. A minimum setback of 25 feet is required from all property lines.

§ 224-76 Nonconformity, expansion of.

In any zone and subject to the requirements of the zone in which located except as herein modified and provided:

Expansion of the nonconformity shall be confined to the lot on which it is located on the effective date of this chapter or any amendment thereto creating the nonconformity.

The total of all such expansion shall not exceed an additional 35% of the area of those buildings, structures or land area devoted to the nonconforming use as they existed on the date on which such buildings, structures or use first became nonconformities.

Provision for access drives, off-street parking and off-street loading shall be consistent with standards required by this chapter.

Provision for yards, building height and building area shall be consistent with the standards required for permitted uses in the zone in which the nonconformity in question is located.

Appearance should be harmonious with surrounding properties. This feature includes but is not limited to landscaping, enclosure of principal and accessory uses, height control, sign control and maintenance in good condition of all improvements and open spaces.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

The expansion shall not create new dimensional nonconformities or further increase existing dimensional nonconformities.

§ 224-77 Outdoor commercial recreational establishment.

In an R-O, C-S or S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

A minimum lot size of one acre is required.

A minimum lot width of 150 feet is required.

The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties because of hours of operation, noise, light, litter, dust and pollution.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

§ 224-78 Park or other recreation area of a nonprofit nature.

In the R-O, R-T or S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The Zoning Hearing Board shall review and decide upon the appropriateness of the design of parking, lighting and similar features of the proposed use to minimize adverse impacts on adjacent properties.

Existing trees and vegetation shall be preserved, to the extent possible, to maintain the area in a natural state.

§ 224-79 Personal care boarding home.

In the R-T or C-S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

The applicant must secure a license from the Pennsylvania Department of Public Welfare and submit a copy of said license to the Borough prior to occupancy approval by Dallastown Borough.

No kitchen or dining facilities shall be permitted in individual rooms or suites.

The facility must meet all applicable fire, health, safety and building codes.

At least one parking space for each employee plus one parking space for each bedroom shall be provided.

§ 224-80 Public buildings and facilities.

In the R-O, R-T or C-S Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Outdoor storage of materials shall be prohibited within the residential zones. Outdoor storage in other zones shall be completely enclosed with a six-foot-high fence and screened from adjoining streets and properties.

The storage of maintenance vehicles and related apparatus shall be within wholly enclosed buildings.

The use may be exempted from lot coverage and open area requirements, provided that the Borough Engineer has approved the stormwater management plan and other design aspects of the site.

All off-street parking shall be at least 10 feet from all property lines.

§ 224-81 Public or semipublic parking lot or building.

In the R-T, C-S, C-H or I-G Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Not more than 90% of the lot area shall be covered with impervious surfaces.

No sale, rental, service or repair operation is permitted.

The design of the parking facility must be approved by the Borough Engineer with regards to layout, access, drainage and dimensions of aisles.

Except along access drives, a concrete curb which provides a curb reveal of eight inches in height must be placed along all street right-of-way lines.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls, plantings and open spaces.

If intended for night use, adequate lighting must be provided. The lighting provided must be directed down and onto the parking area.

§ 224-82 Public utility building or service structure.

In any zone and subject to the requirements of the zone in which located except as herein modified and provided:

The permitted building or structure shall not include the storage of vehicles or equipment used in the maintenance of any utility, and no equipment causing unreasonable noise, vibration, smoke, odor or hazardous effect shall be installed.

Unhoused equipment shall be enclosed with a fence or wall not less than six feet in height which shall be so constructed as not to have openings, holes or gaps larger than two inches in any dimension. Such fence must be surrounded by evergreen plantings.

There shall be no specific minimum lot size; however, each lot shall provide front, side and rear setbacks which comply with the requirements of the zone in which located. Such uses shall be exempt from lot coverage and open area requirements of the zone in which located, provided that the stormwater management plan is approved by the Borough Engineer.

§ 224-83 Rooming house.

In a C-S or R-T Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Any structure proposed as a rooming house or boardinghouse shall have a habitable floor area in addition to that required for the person or family operating the facility of at least 250 square feet for each roomer or boarder.

No facilities for cooking or dining shall be provided in individual rooms or suites.

All rooming houses and boardinghouses shall comply with all applicable local regulations, including but not limited to fire, health, safety and building codes.

§ 224-84 Service station or convenience store dispensing fuel.

In the C-S or C-H Zone and subject to the requirements of the zone in which located except as herein modified and provided:

Lot area shall be 12,000 square feet minimum.

Buildings must be set back at least 40 feet from the street line.

Gasoline pumps and all service equipment must be set back at least 20 feet from any lot line or street right-of-way line and located so that vehicles stopped for service will not extend over the property line.

All lights must be diverted toward the facility or downward on the lot.

No outdoor stockpiling of tires or outdoor storage of trash is permitted. An area enclosed by a wall, fence or vegetative material and screened from view of adjoining properties shall be provided whenever outdoor storage is required. No materials may be stored so as to create a fire hazard.

At least 10% of the lot on which the facility is situated must be devoted to natural landscaping.

All merchandise, except vending machines and oil racks, shall be displayed within a building.

Access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

§ 224-85 Shopping center, shopping mall or shopping plaza.

In the C-S or C-H Zone and subject to the requirements of the zone in which located except as herein modified and provided:

All buildings must be setback at least 25 feet from any property line and 40 feet from a street line.

Access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

A buffer yard at least 20 feet wide must be provided on the site in all instances where the site adjoins a residential zone or use. The buffer yard shall be naturally landscaped, have no impervious cover and shall not be used for building, parking, loading or storage purposes. In addition, screening shall be provided as necessary to adequately protect neighboring properties. This includes but is not limited to fences, walls and plantings.

§ 224-86 Single-family attached dwelling.

In the R-T Zone and subject to the requirements of that zone except as herein modified and provided:

Lot area shall be 3,000 square feet minimum.

Lot width shall be 20 feet minimum.

There shall be no more than eight dwelling units in any one row and no building, i.e., row, shall exceed 200 feet in length.

§ 224-87 Solid waste processing facility.

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

Any processing of solid waste, including but not limited to incineration, compaction, material separation, recycling, refuse-derived fuel and pyrolysis, shall be conducted within a wholly enclosed building.

No refuse shall be deposited or stored and no building or structure shall be located within 50 feet of any property line.

A buffer yard at least 50 feet wide shall be located along all property lines. No structures, storage, parking or any other related activity or operation shall be permitted within this area. The buffer shall be naturally landscaped and have no impervious cover.

Any area used for the unloading, transfer, storage, processing or incineration of refuse must be completely screened from ground-level view at the property line. In addition, such areas must also be completely enclosed by an eight-foot-high fence, with no openings greater than two inches in any direction.

All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting to be weighed will not back up onto public roads.

Access to the site shall be limited to those times when an attendant is on duty. In order to protect against indiscriminate and unauthorized dumping, all areas of the site shall be protected by locked barricades, fences, gates or other means designed to deny access to the area at unauthorized times or locations.

Hazardous waste as described by the Department of Environmental Protection shall not be accepted at the proposed facility.

The unloading, processing and transfer of solid waste shall be continuously supervised by a qualified facility operator.

Any waste that cannot be used in any disposal process or material that is to be recycled shall be stored in leakproof and vectorproof containers. Such containers shall be designed to prevent their being carried by wind or water.

All storage of solid waste shall be indoors in a manner that is leakproof and vectorproof. During normal operation, no more solid waste shall be stored on the property than is needed to keep the facility in constant operation.

A contingency plan for the disposal of solid waste during a facility shutdown shall be submitted to the Borough.

The applicant shall submit an analysis of raw water needs indicating the quantity of water required. The applicant shall also submit documentation that the public water authority will supply the water needed.

The applicant shall provide an analysis of the physical conditions of the primary road system serving the proposed use. The analysis shall include information on current traffic flows on this road system and projections of traffic generated by the proposed use. Improvements to the road shall be provided by the applicant to ensure safe turning movements to and from the site and safe through movement on the existing road.

The applicant shall submit proof that the proposed facility complies with the regulations of the Department of Environmental Protection and has been permitted in writing by said agency.

§ 224-88 Tavern.

In the C-S Zone and subject to the requirements of that zone except as herein modified and provided:

Buffers and screens shall be provided as necessary to adequately protect neighboring properties from any adverse effects of the use or vehicular traffic. This includes but is not limited to fences, walls, plantings and open spaces.

The use shall not constitute a public or private nuisance.

The use must be more than 200 feet from any church, hospital, charitable organization, school or public playground.

The use must be more than 200 feet from any other facility licensed by the Pennsylvania Liquor Control Board.

§ 224-88.1 Truck or motor freight terminal.

In the I-G Zone and subject to the requirements of that zone except as herein modified and provided:

Access shall be via an arterial or collector street as designated in the Borough's Thoroughfare Classification Plan.

Satisfactory provision shall be made to minimize harmful or unpleasant effects such as noise, odors, fumes, glare, vibration or smoke.

A buffer yard at least 50 feet wide must be located on the terminal site in all situations where the site adjoins a residential zone. This yard shall be naturally landscaped, have no impervious cover and shall not be used for parking, building, loading or storage purposes.