Lansford City Zoning Code
ARTICLE VIII
Supplemental Regulations
§ 465-801 Purpose and intent.
Certain uses of land and/or buildings, as specified herein, whether permitted by right, special exception and/or conditional use, shall be subject to supplemental regulations in addition to those of the district in which the use is located.
§ 465-802 Use regulations.
A.
Animal hospital. An animal hospital shall maintain all activities within a completely enclosed soundproof building, and no objectionable odors shall be vented outside the building. No animal hospital shall be located less than 100 feet from any property line.
B.
Animal kennels. Animal kennels in which animals are kept, boarded or trained may be either enclosed buildings or a combination of buildings and open runways. If all activities are maintained within a completely enclosed building, no objectionable odors shall be vented outside the building. If open runways are used, the building and runways shall be located not less than 100 feet from all property lines. Where the property abuts a district having residences as a principal permitted use, the building and runways shall be not less than 200 feet from such property lines.
C.
Automobile related activities.
(1)
Automobile car wash. Car wash operations abutting upon side or rear property lines of a district having residences as a principal permitted use shall provide a solid wall or substantial, attractive fence six feet in height and well maintained along such boundary. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height. Appropriate drainage facilities shall be provided. The site shall be of sufficient size to accommodate cars awaiting washing during peak periods so that lines along public roadways are avoided. The proposed use shall have adequate ingress and egress to prevent adverse effects to either vehicular or pedestrian traffic. Such operations shall also comply with any regulations of the Pennsylvania Department of Environmental Protection.
(2)
Gasoline service stations. When a service station abuts on the rear or side lot line of a district having residences as a principal use, a solid wall or substantial attractive fence six feet in height shall be constructed and maintained in good condition along such boundary. When a service station occupies a corner lot, the access driveways shall be located at least 60 feet from the intersection of the front and side street lines of the lot. All access driveways shall not exceed 25 feet in width. Gasoline pumps or other service appliances may be located in the required front yard not to exceed 10 feet. All repairs, service, storage or similar activities in connection with the use shall be conducted within the building where adequate measures shall be taken to minimize noise, fumes and glare. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
(3)
Automotive repairs (major). Activities including the repair of automobiles, trucks, snowmobiles and motorcycles shall be conducted within a completely enclosed building where adequate measures shall be taken to minimize noise, vibrations, fumes and glare. Only vehicles to be repaired on the premises or picked up by the vehicle owner may be stored in the yard area. Where the operation abuts on the side or rear property line of a district having residences as a principal permitted use, a solid wall or substantial attractive fence six feet in height shall be constructed and maintained in good condition along such boundary. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
(4)
Automotive sales. The outdoor display of new or used automobiles, panel trucks or vans, trailers, recreational vehicles, all terrain vehicles, motorcycles, snowmobiles, mobile homes or boats shall meet the appropriate yard requirements for the zoning district in which such use is located. Uses that are normally accessory to such sale establishments, such as engine repairs, body repairs, painting, radiator repair and undercoating, shall be permitted, provided such uses are clearly incidental and subordinate to the principal use and further provided that such uses are conducted within a completely enclosed building designed and constructed to minimize noise, fumes, vibrations and glare. Where an automotive sales use abuts a rear or side lot line of any district having residences as a principal permitted use, a solid wall or substantial, attractive fence six feet in height shall be constructed and maintained in good condition along such boundary. Outside lighting shall be directed away from adjacent properties.
(5)
Tire retreading and recapping. Tire retreading and recapping operations shall be conducted within a completely enclosed building where adequate measures shall be taken to minimize noise, fumes, and glare. New, worn and recapped tires shall be stored within the building, and yard areas shall be neatly maintained. Where the operation abuts on the side or rear yard of property lines of a district having residences as the principal permitted use, a solid wall, or a substantial, attractive fence six feet to eight feet in height shall be constructed and maintained in good condition along such boundary. Outside lighting such be directed away from adjoining activities. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
D.
Banks. Banks and other similar financial offices shall provide sufficient space to accommodate parking, vehicular circulation areas for drive-in tellers, access areas for parking lots separated from drive-in areas, and areas for pedestrian traffic separated from vehicular traffic for safety. Access driveways shall be no more than 25 feet in width. Canopies over drive-through areas shall meet all yard setback requirements.
E.
Boardinghouse/rooming house. The property shall be limited to providing lodging for not more than four persons, excluding the owner of the property.
F.
Cemeteries. The property shall be not less than 25 acres. A structure, grave or place of permanent burial shall be set back from the property line not less than 50 feet. The cemetery shall have a fence, wall or shrubbery at least three feet in height along its boundaries. Interior roads shall be at least 20 feet wide and well maintained.
G.
Contractors' storage yards. Commercial or industrial uses utilizing outdoor storage space of more than 1,000 square feet shall be located on a tract of land not less than two acres. Supplies stored outdoors shall be neatly arranged, and no required yard areas shall be used for storage. Where operations abut upon the rear line or side lot line of a district having residences as a principal permitted use, a solid wall or substantial fence, eight feet in height, shall be constructed and maintained in good condition along such boundary. Outside lighting shall be directed away from adjoining properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
H.
Convenience store with gasoline pumps. The principal structure as well as the canopy over gasoline pumps shall meet all the minimum setback requirements for all yards in the zoning district in which it is located. Where the operation abuts on the rear or side lot line on the side or rear property line of a district having residences as a principal permitted use, a solid wall or substantial attractive fence not less than six feet in height, designed to conceal and screen the use from adjoining properties, shall be constructed and maintained in good condition along such boundary. The provision of any outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height. A parking area accommodating all spaces required by Article XI shall be provided. Access driveways shall be no more than 25 feet wide at the street line, and in the case of a corner lot, access driveways shall be at least 60 feet from the intersection of the two roads, as measured from the right-of-way line. All lighting shall be directed away from adjoining property.
I.
Day-care facilities. All day-care facilities shall comply with the following:
(1)
The applicant or owner shall provide evidence of certification of compliance with all appropriate regulations of any designated state agency whose approval is required by the laws of the commonwealth.
(2)
Noise and all other possible disturbing aspects connected with such use shall be controlled to the extent that the operation of such use shall not unduly interfere with the use and enjoyment of properties in the surrounding area.
(3)
All day-care facilities shall have an outdoor play area, which shall be completely enclosed with a fence being six feet in height. Outdoor play activities shall be limited to the hours between 10:00 a.m. to 5:00 p.m. local time. Minimum area shall be 200 square feet or 10 square feet per child, whichever is greater.
(4)
The applicant shall provide evidence that vehicular traffic congestion will be avoided in pick-up and drop-off points utilized in transporting children to and from the facility.
J.
Eating and drinking establishments (including taverns). All eating and drinking establishments shall be serviced by and connected to an off-site water supply system and an off-site sewage disposal system. All eating and drinking establishments shall meet the parking requirements as set forth in Article XI of this chapter. Access drives shall not exceed 25 feet in width, and for those establishments located on a corner lot, no access drive shall be located less than 60 feet, as measured from the right-of-way lines, from the intersection of the two abutting streets. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
K.
Entertainment facilities. Entertainment facilities, as defined in Article II of this chapter, shall provide proper parking areas with vehicular circulation and access designed to minimize any potential traffic congestion. Such facilities shall not be closer than 50 feet from any boundary of a district having residences as a principal permitted use, shall provide adequate screening from any residential district and shall be conducted entirely within an enclosed structure. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
L.
Dwelling over or attached to a business establishment. Dwellings units over or attached to business establishments shall have private access and the required residence parking spaces in addition to commercial parking spaces as required by Article XI and shall comply with all fire, safety and building codes.
M.
Group residence. Any party wishing to establish and/or operate a group residence, in addition to all other applicable zoning regulations and/or requirements, shall be subject to the following supplemental requirements:
(1)
The maximum occupancy of a group residence shall not exceed eight persons, excluding staff. The occupancy of said group residence shall be governed by the standards and requirements as provided for within the most recent housing code standards of the Pennsylvania Uniform Construction Code.
(2)
The group residence shall be under the jurisdictional and regulatory control of a governmental entity (county, state and/or federal).
(3)
The applicant and/or operator of a group residence shall provide written documentation from the applicable governmental entity, which certifies said group residence complies with the location, supervised services, operation, staffing and management of all applicable standards and regulations of the subject governing program.
(4)
The applicable requirements and standards which govern off-street parking for a single-family dwelling shall also govern a group residence; however, two additional off-street parking spaces shall be provided if there is any required staffing associated with the management and operation of a group residence.
N.
Home occupations. A home occupation which is conducted within a dwelling unit or an existing accessory building to the dwelling shall be subject to the following provisions:
(1)
The occupation shall be carried on wholly indoors, within the principal building or within a building accessory thereto.
(2)
There shall be permitted a sign, not to exceed two square feet in surface area, placed flat against the building as a wall sign, and shall not be permitted above the first-story level. No other exterior display or exterior storage of materials or any other exterior indication of the home occupation shall be permitted.
(3)
There shall be no maintenance of a stock-in-trade or show windows or displays or advertising visible outside the premises.
(4)
There shall be no repetitive servicing by trucks.
(5)
No offensive noise, vibration, smoke, dust, odors, heat or glare shall be produced.
(6)
The home occupation shall be carried on only by members of the immediate family residing in the dwelling unit, plus not more than two additional employees. Licensed medical practitioners and attorneys may have more than two additional employees, subject to approval by the Zoning Hearing Board.
(7)
The floor area devoted to a home occupation, regardless of where located on a lot, shall be equivalent to not more than 20% of the floor area of the dwelling unit.
O.
Industrial activities. In addition to the applicable requirements of this chapter, all industrial activities and uses permitted by right, special exception and/or conditional use within the I-1 District shall comply with all regulations governing odors, fumes, dust, smoke, vibration, noise, sewage, industrial waste, fire hazards and any other of the activities and uses with side effects which are deemed injurious to the public health, safety and welfare by Lansford Borough, the United States Environmental Protection Agency (EPA), the Pennsylvania Department of Environmental Protection (DEP) and the Pennsylvania Department of Labor and Industry. It shall be the responsibility of the applicant to provide the Zoning Officer with a complete listing of all state and federal regulations governing the proposed use and to show intended compliance therewith. All industries are required to supply the Borough emergency management agency and fire department with all applicable MSDS sheets, emergency operations and evacuation plans.
P.
Motels and hotels. Motels/hotels shall require a minimum lot size of not less than three acres with a lot width of not less than 200 feet. The following requirements shall also apply:
(1)
The motel/hotel shall be serviced by central sewers.
(2)
There shall be more than 10 sleeping rooms.
(3)
50% or more of the gross floor area shall be devoted to sleeping rooms.
(4)
There may be club rooms, ballrooms, and common dining facilities.
(5)
In the case of a corner lot, access drives shall be not less than 60 feet from the intersection of any two streets as measured from the intersection of their right-of-way lines.
(6)
Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
Q.
No-impact home-based business. A no-impact home-based business, as defined in Article II of this chapter, shall be permitted by right in all residential zoning districts, except that such permission shall not supersede any deed restriction, covenant, or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.
(1)
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(2)
The business shall employ no employees other than family members residing in the dwelling.
(3)
There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(4)
There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
(5)
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors, or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
(6)
The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with a residential use in the neighborhood.
(7)
The business activity shall not occupy more that 25% of the habitable floor area.
(8)
The business may not involve any illegal activity.
R.
Outdoor storage. Outdoor storage, as defined in Article II, when proposed as a principal use of land shall be enclosed with a chain link fence not less than six feet in height. A soil erosion and sedimentation control plan and stormwater drainage plan shall be required for all areas of impervious surface to be provided for such storage. A complete listing of all types of machinery, material and items to be stored therein shall be attached to the required zoning application. No hazardous substances, as so defined in Article II of this chapter, shall be permitted upon the site.
S.
Place of worship. A parking area shall accommodate all parking spaces as required in Article XI of this chapter. Access driveways shall be not greater than 25 feet in width. In the case of a corner lot, access driveways shall be not less than 60 feet from the intersection of the two streets, as measured from the intersection of their right-of-way lines.
T.
Public recreational facilities (outdoors). All such facilities shall conform to the following regulations:
U.
Public uses, municipal, police and fire buildings. Where the parking area abuts the side or rear property lines of an adjoining residential use, a fence being not less than six feet in height along with a planting of shrubbery or evergreen trees shall be provided.
V.
Public utility buildings and structures. Public utility facilities, as defined in Article II, shall conform to the following regulations for properties containing such uses:
(1)
Access and parking shall be provided only for maintenance and servicing of such facilities.
(2)
A chain-link fence and locked gate not less than eight feet in height shall surround the building or structures of such facilities.
(3)
A buffer area not less than 10 feet in depth and comprised of trees and/or shrubs shall be designed to conceal such buildings or structures of such facilities.
(4)
Outside lighting shall be directed away from adjacent properties.
(5)
The location, design and operation of such facilities shall not adversely affect the character of any adjacent residential properties.
W.
Townhouses. Townhouses shall be subject to the following provisions and all applicable provisions of the Lansford Borough Subdivision and Land Development Ordinance:[1]
(1)
Minimum lot size for the development of townhouses shall be two acres.
(2)
Minimum lot width shall be 150 feet.
(3)
Maximum percentage of building coverage on a lot per dwelling unit, exclusive of common or public open areas, shall be not greater than 45%.
(4)
Minimum lot width for each townhouse unit shall be not less than 20 feet.
(5)
Minimum lot depth for each townhouse unit shall be not less than 100 feet.
(6)
Minimum lot area for each townhouse unit shall be not less than 2,000 square feet.
(7)
Minimum front yard setback for each townhouse unit shall be not less than 35 feet.
(8)
No side yard setbacks shall be required for attached interior townhouse units. A minimum side yard setback of not less than 30 feet shall be required only at the ends of rows of attached townhouse units.
(9)
Minimum rear yard setback for each townhouse unit shall be not less than 30 feet.
(10)
Minimum width for each townhouse unit shall be not less than 20 feet.
(11)
Maximum building height shall be three stories or 40 feet.
(12)
Minimum distance between principal structures shall be not less than 30 feet.
(13)
Minimum front yard setback for off-street parking areas shall be not less than 20 feet.
(14)
Minimum rear yard setbacks for off-street parking areas shall be not less than 15 feet.
(15)
Two off-street parking spaces shall be provided for each townhouse unit.
(16)
Unattached accessory structures such as pools, garages, carports and sheds shall be prohibited in the front yard. Unattached accessory structures located in the side or rear yard shall have five feet side and rear yard setbacks. Attached accessory structures shall have the same setbacks as required for principal structures.
[1]
Editor's Note: The Borough has adopted the Carbon County Subdivision and Land Development Ordinance by reference.
X.
Warehouse and distribution facilities. All materials shall be stored within a completely enclosed building, and yard areas shall be kept clear of junk, trash or other types of debris. Access drives shall not exceed 25 feet in width; parking and loading areas shall conform with the regulations of Article XI of this chapter. No warehouse activities, including parking and/or loading areas, shall be allowed within 20 feet of any property line. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.
Y.
Warehouse (self-storage). These facilities may be a building or group of buildings in a controlled-access and fenced compound, containing varying sizes of individual compartmentalized and controlled-access stalls or lockers for dead storage of customers' goods and personal property, with storage space available for rental to the general public. All storage shall be contained within a completely enclosed building or buildings. There shall be a minimum spacing of 25 feet between buildings for traffic circulation, parking and fire lane purposes. All outside lighting shall be directed away from adjacent properties. Outside lighting shall be directed away from adjacent properties. Outdoor trash dumpsters shall be concealed within an area surrounded by a solid fence not less than six feet in height.