Park District: to permanently preserve public parks for recreation by the community.

R1 Low-Density Residential District: to provide for low-density residential neighborhoods that are primarily composed of single-family detached dwellings; to protect these areas from incompatible uses; to encourage owner-occupancy and neighborhood stability; to promote traditional patterns of development, extending the best features of older development into newer development; and to include the permanent preservation of significant open space as part of larger new developments.

R1A Residential/University District: to provide for residential uses, in addition to a range of higher education uses; and to serve as the primary location in the Borough for housing of university students.

R2 Medium-Density Residential District: to provide for medium-density residential neighborhoods; to protect these areas from incompatible uses; to encourage “one home on one lot" (which may be attached to another home) in order to promote home ownership and neighborhood stability; to make sure that infill development is consistent with neighboring development; and to provide opportunities for well-planned retirement housing.

R3 High-Density Residential District: to provide for high-density residential neighborhoods with a mix of housing types; and to protect these areas from incompatible uses.

RP Residential/Professional Office District: to provide for a mix of homes, offices and related light business uses that will reuse older buildings and be compatible with nearby homes; and to prohibit heavier commercial uses that are most likely to cause demolition and conflicts with homes.

NC Neighborhood Commercial District: to promote pedestrian-oriented commercial activities; to promote an appropriate mix of retail, service, office, public, institutional and residential uses; to avoid heavy auto-related commercial uses that are most likely to conflict with nearby homes and the pedestrian-orientation and which are most likely to cause demolition of historic buildings; and to primarily provide for smaller-scale uses that utilize existing historic buildings, as opposed to uses that would involve substantial demolition.

GC General Commercial District: to provide for a wide range of commercial uses, including auto-related uses that are prohibited in other areas of the Borough; to provide for limited types of industrial uses, while recognizing that there are no appropriate locations within the Borough of Millersville for most types of industrial uses, because of the proximity of homes to all areas of the Borough, the locations of creeks and other important natural features, the importance of preserving historic buildings, the congestion of the street system and the very limited amounts of undeveloped land; and to carefully control the types of industrial operations to avoid nuisances (such as excessive noise) and hazards.

TN Traditional Neighborhood District: See statement of purpose in § 380-39A.

LCO Limited Commercial Overlay District: This district is intended to allow mixtures of lower-intensity businesses and residential uses in a key area in the center of Millersville, while also protecting the livability of existing residential areas. These provisions also carry out the purposes of the Traditional Neighborhood Development (TND) provisions of the Pennsylvania Municipalities Planning Code, which are hereby included by reference. The goal is to encourage new uses that will be consistent with traditional patterns and scale of development, that create a sense of place, and that widen business opportunities for residents, students and persons working in the vicinity.

This table is divided into two sections:

See § 380-6B, 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 § 380-6B, any other principal use that is not specifically listed as "P," "C" or "SE" in the applicable district in this table is prohibited in that district.

For temporary uses, see § 380-4.

Standard antennas, including antennas used by contractors to communicate with their own vehicles. (See standard for each in § 380-35.)

Fence or wall. (See standard for each in § 380-35.)

Garage, household. (See standard for each in § 380-35.)

Garage sale. (See standard for each in § 380-35.)

Pets, keeping of. (See standard for each in § 380-35.)

Parking or loading, off-street, only to serve a use that is permitted in that district. (See standard for each in § 380-35.)

Recreational facilities, limited to use by residents of a development and their occasional invited guests. (See standard for each in § 380-35.)

Residential accessory structure (see definition in Article II). (See standard for each in § 380-35.)

Signs, as permitted by Article VII. (See standard for each in § 380-35.)

Swimming pool, household. (See standard for each in § 380-35.)

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.

Storage of fuels for on-site use or to fuel company vehicles.

The following accessory uses, provided that the use is clearly limited to employees, patients, residents, students and families of employees of the use and their occasional invited guests:

Bus shelters meeting § 380-35.

Automatic transaction machine.

Storage sheds meeting the requirements of § 380-28A.

The maximum height for structures shall be 3.5 stories or 40 feet, whichever is more restrictive, except as follows:

This § 380-28C shall apply within the R1, NC, GC and RP Districts for any lot that is adjacent to any of the following streets: Manor Avenue, North George Street, West Charlotte Street, Prince Street or West Frederick Street.

Vehicle access. If an existing alley exists to the rear or side of a lot, then any new driveway or vehicle garage for a residential use shall utilize such alley for its vehicle access as opposed to creating a new curb cut onto Manor Avenue, West Charlotte Street, North George Street, West Frederick Street or Prince Street.

New building placement. If a new principal building is proposed on a lot that is adjacent to George, Charlotte, Manor, Frederick or Prince Street, then the majority of the front wall of such building shall have a front yard building setback that is not more than 10 feet more than or less than the average setback of all existing principal buildings on the same side of the block.

Parking setback. If three or more new off-street parking spaces are proposed at least partially within 50 feet from George, Charlotte, Manor, Frederick or Prince Streets, they shall be separated from such streets by a planting area with a minimum width of 15 feet. Such planting area shall include a mix of shrubs intended to have a mature height of less than six feet and deciduous shade trees. Such planting area may also include a decorative masonry wall or decorative metal, vinyl or wood stockade fence with a maximum height of four feet on the inside of the plantings. Such planting area shall only be interrupted where necessary for an approximately perpendicular driveway, where such driveway may be allowed.

Garage doors. No new vehicle garage doors or truck loading docks located within 60 feet from the curbline of Manor, Charlotte, George, Frederick or Prince Street shall face onto such street.

Any principal commercial building shall have a primary pedestrian entrance and windows along George Street or Manor Avenue if the building is adjacent to such street. If desired for security purposes, the windows may be display windows or have curtains in front of an interior wall, without the windows opening directly to the inside of the building.

If a new principal building is constructed adjacent to George Street or Manor Avenue, it shall have two or more aboveground stories. If this height is not feasible, then the building shall be constructed with an appearance of having two or more aboveground stories. Such appearance may utilize parapet walls, fake windows and similar design features.

Encourage new development to occur in a manner that will be consistent with the traditional patterns and scale of development and mix of uses that occurred in Millersville Borough before 1946;

Promote a mix of diverse but compatible types of neighborhood development;

Avoid development that would be inconsistent with the character of the community and could cause inefficient patterns of sprawled development;

Encourage a blending of recreation areas, preserved natural features, compatible institutional uses, and a mix of housing at a medium density, including housing intended to be affordable to middle-income persons;

Provide for reasonably safe and convenient pedestrian, bicycle and vehicle circulation, with an emphasis on avoiding conflicts between vehicles backing out of garages across sidewalks;

Encourage persons to live, work, shop, attend religious services and enjoy recreation within the Borough;

Encourage the creation of a sense of place, feelings of belonging and a community spirit that promotes social interaction and volunteerism;

Encourage the location of places of worship and other principal nonresidential uses with distinguished architectural features at prominent locations around a central commons, to serve as a focal point for the development; and

Serve the purposes for Traditional Neighborhood Development (TND) as listed in the Pennsylvania Municipalities Planning Code, as amended (MPC).

Before any lot is subdivided or zoning permit is issued for a new principal use, the applicant shall submit an overall Master Plan for conditional use approval. Such Master Plan shall plan at a concept plan stage for all adjacent land owned, equitably owned or otherwise controlled by the applicant, even if all of the land is not currently proposed for development. If the applicant's land extends into an adjacent municipality or zoning district, then it is requested that the Master Plan also show such area to plan for a coordinated road and infrastructure system.

The overall Master Plan shall show proposed streets, alleys, cartway widths, lots, common open spaces, recreation areas, major pedestrian and bicycle pathways, parking areas, major detention basins and proposed types of housing and nonresidential uses. The Master Plan is intended to be similar in detail to what is commonly termed a "sketch plan." The Master Plan is not required, for the purposes of these zoning district regulations, to meet the minimum submission requirements for a preliminary or final subdivision/land development plan, which shall submitted later in the process.

The Master Plan and application for the traditional neighborhood development shall be reviewed by the Borough Planning Commission and require approval by the Borough Council as a conditional use. Once conditional use approval is granted for the traditional neighborhood development, then individual lots may be submitted for approval under Chapter 325, Subdivision and Land Development, and allowed uses may occur as permitted-by-right uses, provided that the lots and uses comply with the approved Master Plan.

Plan Revisions. If the Zoning Officer determines that a zoning or subdivision application represents a significant divergence from the approved Master Plan, then the differences in the Master Plan shall need conditional use approval. However, the Zoning Officer may permit minor deviations from the Master Plan, without needing a second conditional use approval, if the applicant proves to the Zoning Officer that such differences are minor changes that do not affect zoning ordinance matters and do not adversely affect matters of public concern. Examples of minor deviations include adjustments in street alignments and detention basin designs to reflect more detailed engineering.

Other requirements. All other requirements of this chapter and other Borough ordinances shall apply within the TN District, except for provisions that are specifically modified by this § 380-29.

Traffic impact study. As part of any conditional use application for a project that is expected to generate more than 500 additional trips per day on public streets, a traffic impact study shall be provided by the applicant at the time of conditional use submittal. The study shall be completed by registered professional engineer with substantial experience in transportation planning and traffic engineering. The study shall estimate anticipated impacts upon levels of service of adjacent streets from the proposed development, after considering any improvements or mitigation measures that are proposed to be funded by the applicant. The study shall also analyze traffic safety issues, including crash data along adjacent streets. The study shall also consider bicycle and pedestrian access. The traffic counts must be conducted during weeks when Millersville University and Penn Manor public schools are both in session. The traffic impact study shall meet published standards of PennDOT for a traffic impact study that would apply as if there was an application for a highway occupancy permit.

The Borough Council shall have the authority to determine whether any preexisting stub streets will be extended into the new development, or whether they will be limited to emergency vehicles, pedestrians and bicyclists. Streets shall be interconnected within the development.

A minimum of 60% of the principal residential buildings shall include a front door accessing onto an unenclosed front porch with a minimum depth of six feet and a minimum length of nine feet. Such porch shall be covered by a permanent roof. Such porch shall not be enclosed along the front or sides that are not abutting the walls of the dwelling, but may include screening to keep out insects and movable blinds.

As a condition of conditional use approval, the applicant shall prove that proper site planning and architectural design will be used to minimize visual impact of garages and garage doors as viewed from the front of the lot. The placement of garages along rear or side alleys or to the rear of the lot with a side driveway is encouraged. A vehicle garage shall not be located with a setback from the front lot line that is more than five feet closer than the living quarters of the dwelling are located from the front lot line. On-street parallel parking may be approved along an alley under other provisions of this § 380-29.

No principal building shall have the appearance of a flat roof or butterfly roof, as viewed from the street, except that a flat roof may be approved as part of a conditional use approval for townhouses or connected commercial buildings if the buildings have a decorative cornice. Significant roof pitches and variations in rooflines are specifically encouraged.

Sidewalks shall be provided along both sides of each street.

See Subsection F of this section concerning common open space.

Commercial. Allowed commercial uses and their parking areas shall occupy a maximum of 12% of the total land area of the TND. If a parking area serves a mix of uses, the portion of the parking area that is required to serve the commercial uses shall be counted within the maximum commercial land area.

Perimeter setback. The only principal buildings that shall be located within 150 feet from the lot line of a single-family detached dwelling that existed as of January 1, 2022, shall be new single-family detached dwellings. Any proposed new principal commercial building and its parking area shall be setback a minimum of 250 feet from the lot line of any single-family detached dwelling that existed as of January 1, 2022.

Any alleys shall be designed to discourage through traffic. All streets and alleys, whether public or private, shall be constructed to the same roadbed construction standards as would apply to a public street within the Borough.

New streets shall be sufficient in width to allow on-street parking along at least one side of each street and to provide room for bicycle riding, unless a separate bicycle pathway is provided.

Any commercial uses that are developed should be located adjacent to a central commons or other community focal point. One or more prominent sites adjacent to the central commons should be proposed for a principal nonresidential use. The conditional use approval for the TND may list a range of allowed business uses within approved business areas, to allow a developer with reasonable flexibility to attract different uses.

Public transit. An applicant for a TND shall provide evidence that he/she has contacted the provider of public transit services and requested the provision of service to the development once it is significantly complete. If public transit service is intended to eventually be provided, the applicant shall show that provisions have been made for convenient public transit stops and shelters. Any shelters should also be designed to be suitable for use as school bus stops.

Streetlights. The applicant shall install streetlights meeting minimum requirements of the Borough and the electric provider. Such streetlights shall be of sturdy construction, decorative design, be dark in color (such as black, dark gray or dark green), and have a maximum total height of 25 feet.

The applicant shall establish legally enforceable provisions controlling the styles of architecture, rooflines and the exterior materials in such a manner as to replicate the best features of pre-1946 architecture. Such provisions shall be prepared by a registered architect and be provided to the Borough in writing. At a minimum, such provisions shall address front porches, roof pitches, restrictions on flat roofs unless there is a decorative cornice, variations in rooflines, locations of vehicle garages, and prohibitions on blank walls along a street. Such provisions shall not be designed to require excessive uniformity in design nor to restrict home purchasers to a single design, but instead to encourage high-quality design with a consistent character. A process shall be established by the applicant to enforce such provisions, to approve reasonable modifications, and for the review of proposed exterior architectural plans, such as by establishing a design committee.

The TND shall include a pedestrian and bicycle pathway system. The pathway system shall connect common open spaces and other major destinations.

The applicant shall provide evidence that there is sufficient room for fire apparatus to negotiate the streets within the development. This shall include showing that there is sufficient turning radii for fire apparatus in locations where the trucks are likely to need to turn. This requirement shall not apply to approved alleys.

The following uses shall be allowed within an approved TND, provided that all the uses are consistent with the overall Master Plan that was granted conditional use:

The allowed business uses shall be clustered together in an arrangement that is similar to a historic main street, with shared off-street parking and with on-street parking. No outdoor business storage shall be permitted.

A minimum of 25% of the total lot area of the tract shall be permanently preserved as common open space. The common open space shall meet the definition of "open space, common" in § 380-21. This open space requirement shall be in place of any recreation land or fee requirements in Chapter 325, Subdivision and Land Development. A landscaping and tree preservation plan for the common open space shall be prepared by a registered landscape architect.

If a TND involves 30 or more dwelling units, then some or all of the required common open space shall be provided within at least one central commons.

Stormwater detention basins and drainage channels shall not be used to meet the minimum common open space requirements, except for areas that the applicant proves to the satisfaction of the Borough Council would be able to be attractively maintained and be reasonably dry and usable for recreation during storms less severe than a five-year storm. As part of the conditional use process, a stormwater retention basin may be approved to be part of the required open space if the applicant proves it will be designed to serve as an attractive scenic feature with landscaping and pathways around it.

Single-family detached dwellings:**

Twin dwelling unit:**

Townhouse dwelling unit:**

Principal nonresidential use (a lot may include more than one allowed nonresidential use):

Maximum coverage for all uses,** per lot:

Building setbacks for principal buildings** (along a street, minimum yards shall be measured from the proposed right-of-way):

Parking setback. No parking area of five or more spaces shall be located within 30 feet from a contiguous lot line of an existing dwelling on another lot that is outside of the TND.

Maximum overall density based upon buildable area. The maximum overall density of the TND shall be determined as follows, as calculated in acres (and decimals):

Density bonuses.

Maximum building height: 40 feet or three stories, whichever is more restrictive. See exceptions in§ 380-56 and definition in§ 380-21.

For spaces along the same side of a street along curb that is directly contiguous to the set of lots being served, or a new alley within a TND, and provided that the spaces are within 200 feet of each dwelling or business they serve; and

If the applicant proves to the satisfaction of the Borough Council that the street or alley would be sufficiently wide to allow the parking and that there are no unusual safety hazards involved, compared to typical on-street parking at other locations; and

If the applicant proves that such number of parking spaces could be legally accommodated along the street or alley, considering the locations of driveways, fire hydrants and street corners.

For example, the Borough Council may approve reduced street cartway widths, street right of-way widths and street curve radii.

The applicant shall submit a request for modifications in writing, which shall state the reasons why the modification would be consistent with the purposes for a traditional neighborhood development as stated in this chapter and the MPC and would be in the public interest while protecting public safety.

A live-work unit shall meet the sign requirements that would apply within the RP District.

Areas approved for principal commercial uses shall meet the sign requirements that would apply within the NC District.

All other areas and uses shall meet the sign requirements that would apply within the R2 District.

To promote the retention of community character through preservation of the local heritage by recognition and protection of historic, cultural and architectural resources;

To establish a clear process by which proposed changes affecting properties of architectural significance and/or historic structures are reviewed;

To mitigate the negative effects of proposed changes affecting historic properties;

To encourage the continued use of historic properties and facilitate their appropriate rehabilitation and adaptive reuse;

To encourage the preservation of historic streetscapes;

To discourage the demolition of historic resources;

To utilize historic preservation as a tool for economic revitalization, to promote the general welfare, education, and culture of the Borough; and

To implement the following sections of the Pennsylvania Municipalities Planning Code: Section 603(g)(2), which states that "zoning ordinances shall provide for protection of natural and historic features and resources;" Section 604(1), which states that "the provisions of zoning ordinances shall be designed to promote, protect and facilitate any or all of the following: . . . preservation of the natural, scenic and historic values. . .;" and Section 605(2)(vi), whereby uses and structures at or near places having unique historical, architectural or patriotic interest or value may be regulated.

Boundaries. The Historic Preservation Overlay District shall be an overlay district that overlaps and supplements underlying zoning districts. The Historic Preservation Overlay District shall include each lot containing an historic resource as shown on the Historic Preservation Overlay District Map.[1] To aid in interpretation, an Historic Resource List has also been prepared, which is available for review at Borough Hall.

Covenants and easements. It is not intended by this section to repeal, abrogate or impair any existing easements, covenants or deed restrictions.

Historic Commission. The establishment, organization, functions and duties, and operating procedures of the Historic Commission are set forth in the Code of the Borough of Millersville, Chapter 49, Historic Commission. The Historic Commission review process is set forth in § 380-30E(6).

Identification.

Compliance. A change to any Class I or Class II building shall occur only when in compliance with the terms of this section and other applicable regulations.

Revisions. The Historic Preservation Overlay District Map may be revised from time to time by amendment of this chapter by the Borough Council in accordance with the requirements of the MPC.[5]

General requirements. A Class I or Class II building shall not be demolished, removed or otherwise relocated unless a special exception approval has been granted under this § 380-30.

Application procedures. An applicant for a special exception to demolish a Class I or Class II building shall submit the required application fee and the required number of copies of the special exception application to the Zoning Officer, who shall forward a copy of the application to the Historic Commission for its review and comment. In addition to the requirements in § 380-4D of this chapter, the application shall include the following:

The applicant shall provide evidence that:

A permit for the proposed demolition, removal or relocation of any Class I or Class II building shall not be issued prior to, and where applicable:

General requirements.

No review shall be required for repairs or maintenance of any building, structure or grounds, provided that such repairs do not remove or alter architectural features of significance, nor change the use or otherwise violate the provisions of this section.

Standards for alterations, additions, reconstruction and rehabilitation. Any proposed alteration, addition, reconstruction or rehabilitation of an historic property shall be in substantial compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, published by the United States Department of the Interior, National Park Service. These 10 standards are reprinted in their entirety below:

Application procedures.

Administrative review. Permits for the activities listed below may be issued by the Zoning Officer without review by the Historic Commission.

Historic Commission review.

Encourage new traditional mixed-use downtown development to occur at the Manor-Leaman crossroads area that is consistent with historic small town development patterns and provides a scale and mix of uses appropriate for Millersville Borough;

Promote market-driven, mixed land uses compatible with the adjacent residential neighborhoods, as well as the nonresidential uses along the Manor Avenue gateway;

Provide for efficient pedestrian, bicycle and vehicular circulation, with an emphasis on avoiding automobile-centric sprawling commercial development; and

Break down the rigid use categories of traditional Euclidean zoning to build places of enduring value that allow a variety of market-driven housing types, a variety of uses and services, and a variety of transportation options.

Sketch plan required. The applicant for a Downtown District development under this section shall submit a sketch plan for the project prior to formal land development plan submission. Such sketch plan shall include all land owned, equitably owned or otherwise controlled by the applicant and all improvements proposed, whether initially or as phased.

If an existing Downtown District development exists adjacent to the subject parcel or is proposed or has been approved on an adjacent tract or across a public way, then the sketch plan shall be coordinated with that adjacent land use plan, whether existing or proposed.

The sketch plan shall show proposed streets, alleys, cartway widths, lots, common open spaces, pedestrian and bicycle pathways, parking areas, stromwater management facilities, and proposed types of housing and nonresidential uses, and it shall be consistent with the regulating plan. The sketch plan is not required, for the purposes of these zoning district regulations, to meet the minimum submission requirements for a preliminary or final subdivision/land development plan.

An applicant may not submit a preliminary subdivision or land development plan until the sketch plan has been reviewed by the Planning Commission and Borough Council, and written comments, if any, are received from these bodies. The preliminary land development plan may be submitted 30 calendar days after the meeting of the Borough Council whereby the sketch plan of the Downtown District development was on the agenda for discussion.

All other requirements of this chapter and other Borough ordinances shall apply within the Downtown District, except for provisions that are specifically modified by this § 380-30.1.

Crossroads Area: A.

Downtown Area: B.

Manor Avenue Frontage: C.

Residential Transition Area: D.

Rural Edge Area: E.

Street standards. In accordance with the Municipalities Planning Code, Borough Council shall have the authority to grant waivers for street requirements of the subdivision and land development, such as reduced street cartway widths, street right-of-way widths and street curve radii, when properly justified by the applicant and to result in a development that is pedestrian-oriented and that promotes low-speed traffic. Street standards provisions of this Zoning chapter may be modified by special exception granted by the Zoning Hearing Board.

Access controls. As part of the land development process, the applicant shall prove that the development involves a fully coordinated interior traffic access system that minimizes the number of streets and driveways entering onto a state or Borough-owned road.

General development standards.

The minimum net lot area for a Downtown District development is 20,000 square feet. The minimum lot area of all new lots platted within the Downtown District development shall be 2,000 square feet. All existing and proposed buildings will be platted with their own lot for planning and dimensional compliance purposes regardless of the final structure of ownership. Rights-of-way and ultimate rights-of-way shall be shown for all streets and alleys created as part of a Downtown District development whether or not said streets are intended for public dedication. Condominium form of ownership and multiple building uses are permitted, but each individual lot's dimensional characteristics, including lot area and setbacks, shall be calculated as part of the land development review process. In such case, the lots shall be laid out so that the dimensional requirements are met. However, the actual lot lines do not need to be legally established.

Minimum lot width at build-to-line: 25 feet.

Maximum building coverage for entire development site: 70%.

Maximum impervious coverage for entire development site: 85%.

Regulating plan specific area dimensional requirements:

Permitted uses: Form-based developments meeting the requirements of § 380-30.1 are permitted by right in the DD Overlay District. Only the uses listed below are permitted within the form-based development:

Parking.

The LCO Overlay District is a district that overlays the underlying zoning district. An applicant shall have the option of developing property under the LCO District or under the underlying district. Once a zoning application is approved under the LCO District, it shall be completed and occupied under the LCO District provisions, unless the applicant does not build the project and provides a written withdrawal of the approval to the Zoning Officer.

All provisions of Borough ordinances shall continue to apply in the LCO Overlay District, except for provisions that are modified by this section, such as allowed uses and dimensional requirements. If an application is submitted under the LCO provisions, and if there is a direct conflict between a provision of the LCO Overlay District and another Borough requirement, the provision of the LCO Overlay District shall govern the application.

Live work units shall be permitted by right if they meet § 380-34.

New apartments shall only be allowed on floors above the street level floor, and shall only be allowed in combination with a street level commercial uses or a street level college of university use that is allowed in the underlying zoning district. The street level of the building may also include a lobby, exercise facilities and common area facilities for upper story dwellings.

A commercial drive-through lane and window shall not be allowed, but there may include reserved parking spaces for picking up orders made off-site in advance.

The following additional regulations shall apply to the LCO Overlay District:

Pedestrian access. A lot shall have a suitable pedestrian hard-surfaced pathway from the front to the back of a building or an attached group of buildings if parking to the rear is intended to be used by customers.

Street trees. For every new principal building or parking lot built under the LCO Overlay provisions, a minimum average of one deciduous shade tree shall be planted or maintained for every 40 feet of abutting street right-of-way length. Such trees do not need to be evenly spaced, but may be varied in spacing to account for sight distances, driveways and similar features. Existing healthy street trees may be used to serve part or all of this requirement.

Additional off-street parking and loading regulations.

Sign regulations. Signs in the LCO District shall meet the same sign requirements as apply within the NC District.

Hours of operation. Special exception approval shall be required in order for a commercial use to be open to the public between the hours of 12:00 midnight and 6:00 a.m. The only standard for such special exception approval shall be that the applicant prove that such operations will be compatible with any dwellings within 300 feet. This requirement shall not apply if a particular use was already regularly open to the public in a lawful manner between 12:00 midnight and 6:00 a.m. prior to the enactment of this section.

Principal solar energy systems ("PSES").

PSES shall be permitted only in the Green Energy Overlay District.

PSES constructed prior to the effective date of this section shall not be required to meet the terms and conditions of this section. Any physical modification to an existing principal solar energy system, whether or not existing prior to the effective date of this section that materially alters the PSES shall require approval under this section. Routine maintenance or like-kind replacements do not require a permit.

The PSES layout, design and installation shall conform to applicable industry standards, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM),), Institute of Electrical and Electronics Engineers (IEEE), Solar Rating and Certification Corporation (SRCC), Electrical Testing Laboratory (ETL), Florida Solar Energy Center (FSEC) or other similar certifying organizations, and shall comply with the PA Uniform Construction Code as enforced by the Borough and with all other applicable fire and life safety requirements. The manufacturer specifications for the key components of the system shall be submitted as part of the application.

Plan requirements. A report and plan highlighting the existing conditions of the property shall be included in the submission to the municipality. The information should highlight existing vegetation, topography, and other existing natural features.

Upon completion of installation, the PSES shall be maintained in good working order in accordance with standards of the Borough codes under which the PSES was constructed.

All on-site transmission and plumbing lines shall be placed underground to the extent feasible.

Glare.

Dimensional requirements.

Environmental protection.

No portion of the solar energy system shall contain or be used to display advertising. The manufacturer's name and equipment information or indication of ownership shall be allowed on any equipment of the solar energy system provided they comply with the prevailing sign regulations.

Security.

PSES shall not be artificially lighted except to the extent required for safety or applicable federal, state, or local authority. This shall include any indicator lights/beacons, which shall not be visible beyond the property line of the project site, whether solid or flashing.

The owner of a PSES shall provide the Borough with written confirmation that the public utility company to which the PSES will be connected has been informed of the customer's intent to install a grid-connected system. The written confirmation shall include a statement of capacity and approval of the proposed location.

Roof-mounted and wall-mounted PSES.

Decommissioning.

Applicant acknowledges that the issuance of a zoning or land use permit for a PSES shall not and does not create in the property, its, his, her or their successors and assigns in title:

Stormwater requirements.

Agrivoltaics are permitted subject to the following:

Except as otherwise provided in this chapter or approved by the Borough, the owner of a PSES shall plant ground cover at the PSES site that includes native and naturalized perennial vegetation beneficial to native species and pollinators. Ground cover plantings shall be designed to provide a mixture of perennial grasses and wildflowers with a diversity of forbs or flowering plants that bloom throughout the growing season. Perennial vegetation should be native to Pennsylvania, but where appropriate may also include other naturalized and non-invasive species which provide habitat for pollinators and wildlife and/or other ecosystem services. No less than 20% of ground cover plantings shall be pollinator-friendly species.