All uses shall be developed in a manner consistent with the preservation of the quality of the existing environment and of any natural amenities present on the site.

All uses shall provide for the preservation and the minimum destruction of natural drainage areas, minimum grading and destruction of the ground surface, the preservation of substantial stands of trees and forested areas and the preservation of attractive views and any other natural features existing on the site.

No land or structure in any zoning district shall be used or occupied in any manner that creates any:

As to unnecessary or excessive noise, no noises or sounds shall be permitted which are annoying to the comfort of any reasonable person or which are so harsh, prolonged, unnatural or unusual in their use, time and place as to occasion physical discomfort or cause unreasonable distraction from normal business operations, quiet enjoyment activities and/or sleep of inhabitants of the Borough.

The outdoor storage of flammable or explosive liquids, solids or gases shall be stored in bulk in above-ground tanks utilizing state-of-the-art tank technology which shall include a unitized secondary containment system to prevent environmental contamination in the event of a spill, overfill or leak. This requirement shall not apply to auto service stations, as defined in this Chapter, provided such facilities utilize state-of-the-art underground storage tank technology and comply with all regulations of the Pennsylvania Department of Environmental Protection.

All outdoor storage facilities for fuel, raw materials and products stored outdoors (including those permitted in subsection (1)) shall be enclosed by a fence of a type, construction and size as shall be adequate to protect and conceal the facilities from any adjacent properties.

Environmental Contamination.

Elimination of Hazards.

All methods of sewage and waste treatment and disposal shall be approved by the Pennsylvania Department of Environmental Protection and the Upper Montgomery Sewer Authority.

The standards of the regulations specified in subsection (1) or the following standards (whichever is more restrictive) shall apply:

No person shall operate or cause to be operated on private or public property any source of continuous sound (any sound which is static, fluctuating or intermittent with a recurrence greater than one time in any fifteen-second interval) in such a manner that the sound level exceeds the limits set forth below when measured at any boundary of the property:

For any source of sound which emits a pure tone, the maximum sound level limits set forth in Subsection 1 shall be reduced by 5 dBA.

The maximum permissible sound level limits set forth in Subsection 1 shall not apply to any of the following noise sources:

Noise levels may be measured according to American National Standards Institute Methods for the Measurement of Sound Pressure Levels, ANSI SI.4-1971, or other equivalent method.

No person shall operate or permit the operation of any device or conduct or permit any use to be conducted that creates vibration which is above the vibration perception threshold of an individual at or beyond the property boundary of the source (if on private property) or at 50 feet from the source (if on a public space or public right-of-way).

For the purposes of subsection (1), "vibration perception threshold" means the minimum ground-or-structure-borne vibrational motion necessary to cause a normal person to be aware of the vibration by such direct means as, but not limited to, sensation by touch or visual observation of moving objects.

Heat Control. Any operation producing intense heat shall be performed within a completely closed building in such a manner as not to create a public nuisance or a hazard along lot lines.

Glare Control. Any operation producing intense glare (such as or similar to arc welding) shall be performed in such a manner as not to be seen from any point beyond the property line.

Conform to the highest applicable safety requirements.

Be constructed and installed as an integral part of the architectural features of the plant.

Be concealed by evergreen planting from residential properties.

No person shall operate or permit the operation of any device or conduct or permit any use to be conducted which does not comply with the regulations of the Pennsylvania Department of Environmental Protection's Division of Radiology, the Federal Nuclear Regulatory Commission and the Federal Interstate Commerce Commission.

No person shall conduct or permit any use to be conducted which causes electrical disturbances (except from domestic household appliances) to adversely affect any equipment at any time other than the equipment creating the disturbance.