Whether a new building or an adaptive reuse, the developer or owner shall maintain the attributes of the historical nature of the existing neighborhood, including but not limited to massing, building heights, and exterior historic characteristic.

Parking areas shall be located, arranged, constructed and designed to minimize the impact of vehicles and lighting on the right-of-way and adjoining residential lots.

A traffic impact study acceptable to the Borough Engineer shall be submitted where the proposed development will generate 100 trips in addition to the adjacent roadways' peak-hour volumes according to the Institute of Transportation Engineers (ITE) standard.

An adaptive reuse of a building for a residential conditional use shall submit with the application the following information:

New buildings for a residential conditional uses shall comply with the provisions of the Borough ordinance for land development.

No more than one exterior sign shall be permitted on the premises.

Service of meals shall be limited to breakfast only to overnight guests of the facility.

Overnight guests shall not occupy the facility for more than 14 consecutive nights in a thirty-day period.

The dwelling may not include a publicly accessible restaurant as a related use.

Overnight lodging shall occur within individual sleeping rooms, each of which is accessible from the interior of the principal structure and does not contain cooking facilities.

New construction, alteration or reconstruction of any structure shall also be governed by said chapter.

The owner of said use shall be a permanent resident on the site.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

No more than one exterior sign shall be permitted on the premises.

Overnight guests shall not occupy the facility for more than three consecutive months in a twelve-month period.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

The owner of said use shall be a permanent resident on the site.

The applicant of said use shall file a detailed statement of intent with the Borough Council describing the proposed use. The statement shall identify how said use satisfies a demonstrated need and shall be conducted in a responsible manner without detriment to the surrounding lots and neighborhood.

Twenty-four-hour supervision of residents by a facility employee approved by the Pennsylvania Department of Public Welfare shall be required.

The minimum lot size shall be 1/2 acre.

The applicant of said use shall file a detailed statement of intent with the Borough Council describing the proposed use. The statement shall identify how said use satisfies a demonstrated need and shall be conducted in a responsible manner without detriment to the surrounding lots and neighborhood.

Twenty-four-hour supervision of residents by a facility employee approved by the Pennsylvania Department of Public Welfare shall be required.

The minimum lot size shall be at least one acre.

A usable open space area of 100 square feet per bed shall be provided exclusive of the front setback, buffer yards and parking area.

The lot shall be served by frontage on a public street.

Off-street access and areas for discharging and picking up guests shall be provided.

Maximum height of lighting for any outdoor parking area and/or roadway shall be 20 feet from grade.

If the parking area adjoins a residential use or contains more than 10 parking spaces, the following shall apply:

The facility shall meet all state requirements for life care or nursing/convalescent care facilities (or the defined equivalent) in addition to those defined in this subsection.

An apartment's off-street parking area shall be located no more than 1,500 linear feet from the building's principal pedestrian entrance.

If the parking area adjoins a residential lot or use or contains more than 10 parking spaces, the following shall apply:

For a use proposed to occupy an existing residential structure, no exterior changes to the front facade(s) shall occur as part of said reuse unless otherwise required by the Building Code.

Along any lot line shared with a residential use, screening and buffering of parking areas and outdoor common spaces equivalent to eight feet must be provided to protect the existing neighborhood from inappropriate noise and other disturbances.

One-half off-street parking space for each nonstaff resident and one off-street parking space for each staff resident shall be provided. A minimum of two on-site parking spaces shall be paved.

Facility management and administration shall meet all federal, state and local health, welfare, safety and fire protection standards, including, but not limited to, standards established by the Pennsylvania Department of Labor and Industry and standards defined in the building and fire protection codes as adopted by the Borough as such standards apply to a personal care home if such standards are applicable and enforced.

The owner(s) and administrator(s) of a personal care home shall be responsible for the conduct and safety of the occupants and shall register with the police a manager or supervisor who at all times shall be available to respond to inquiries and promptly quell any disturbances caused by the occupants.

Any adaptive reuse of a building for a nonresidential conditional use shall submit with the application the following information:

New buildings for a nonresidential conditional uses shall comply with the provisions of the Borough ordinance for land development.[1]

An automotive service station's hours of operation and activities must be scheduled to protect the existing neighborhood from detrimental noise, dust, odor, vibration, light or other disturbance or interruption. Said hours shall be limited to 7:00 a.m. to 9:00 p.m., Monday through Saturday.

The owner(s) and operator(s) of an automotive service station shall provide the Zoning Officer and the Fire Chief notice of the equipment, materials storage and processes used as part of the service station activities.

A plan for product delivery and off-street parking for patrons shall be submitted and approved by the Borough to ensure conflicts can be minimized between customers, deliveries and land uses.

Dumpster locations shall be designed and accessed so as to not conflict with off-street parking areas.

The hours of operation shall be limited to 7:00 a.m. to 9:00 p.m.

Loading and unloading of all products shall occur on site.

Number permitted: one per lot.

Minimum lot size: 6,000 square feet.

Minimum lot width: 60 feet.

Setback requirements.

Maximum height of billboard: 12 feet above the ground level upon which the billboard is located or 12 feet above the elevation of the center line of pavement of the closest adjacent public street at the point nearest the sign.

Maximum size of billboard:

No billboard shall be located within 500 feet of any other billboard.

Any electronic billboard shall not be externally illuminated.

A nonelectronic sign face that rotates to display multiple sign face images shall be permitted, providing that each image is displayed for at least 30 consecutive seconds every time it is shown.

Lettering and other images on the billboard shall be displayed for at least 30 consecutive seconds every time it is shown.

Landscaping requirements.

No business office shall be located in a building's basement, first- and/or ground-floor levels when situated within the Village Overlay.

Unless shared parking is approved by Borough Council, a business office's off-street parking area shall be located no more than 1,500 linear feet from its principal entrance.

A telecommunications tower more than 12 feet in height or that is not mounted to an existing structure is only permitted as a conditional use in designated zoning districts.

Ground transformer, generator and related ground equipment are permitted on the same lot as said tower but ancillary uses such as business office, vehicular storage and maintenance buildings are prohibited unless otherwise permitted in said zoning district.

The height of any antenna on said tower shall not exceed the height of the structure by more than 12 feet. If the antenna is to be mounted on an existing tower, a permit shall not be required.

The owner of the communications tower must demonstrate by competent expert testimony and submitted, signed and sealed statement that the location of the tower (or antenna, whatever the case may be) is necessary to prevent a gap in reasonable and acceptable transmission or reception service under prevailing industry standards.

For all new tower installations.

Tower height.

Tower setbacks.

The communications tower must be erected to comply with manufacturer's requirements and accepted engineering standards, and the applicant must submit certification by a duly licensed engineer, competent in the field, that the tower is structurally sound for the purposes intended. The communications tower shall be securely anchored in a fixed location on the ground, and the applicant shall provide qualified documentary evidence that the proposed structure will withstand wind, snow, ice and other natural forces. The applicant shall also demonstrate that the proposed tower and support structure are safe and that adequate clear area, according to industry standards, is available in case of support structure failure, radio frequency, falling ice or other debris. The communications tower shall meet radio emission standards adopted by the FCC. All of the foregoing shall be certified by a duly licensed engineer, competent in the field, and by an expert competent in radio emission standards.

The communications tower or the yard area containing the communications tower shall be protected and secured to guarantee the safety of the general public. Fencing shall consist of galvanized chain link, eight feet in height, and installation of anti-climbing safety devices will be required at a minimum to demonstrate compliance with this chapter.

The applicant shall submit a site plan or survey of the lot certified by an engineer or architect.

Only one communications tower shall be permitted per lot.

The applicant shall have the burden of proof to demonstrate a high degree of probability that the placement and use of the tower will not endanger the health, safety and welfare of the public.

The applicant will provide, at the Borough's request, copies of FCC licenses for all users of the facility. Conditional use approval is contingent upon the maintenance of FCC licenses for all users. Any grant of conditional use hereunder will automatically expire if said license ever expires.

Communications tower owners shall be responsible for removing all antennas whose licenses have expired. Removal of the tower shall occur within six months following the expiration date of the license(s). Such activity shall be subject to bonding as defined by the Borough.

Landscaping. Outside of the required fencing, a landscaping screen of evergreen trees planted 10 feet on center and a minimum six feet in height shall be required on all sides of said fencing except where an opening/accessway exists.

In order to reduce the number of antenna support structures needed in the community in the future, the proposed support structure shall be required to accommodate other users, including other cellular phone companies, and police, fire and ambulance companies and other public and emergency management entities. The applicant, its successor(s) or assign(s) shall file written certification that said requirements will be complied with and agrees that, if the applicant fails to do so, the conditional use shall become null and void.

Communications tower and support structures less than 200 feet in height should be painted silver or have a galvanized finish retained in order to reduce the visual impact. Where a communications tower and support structure are located within an existing woodland setting, the communications tower and support structure shall be painted dark green.

Additional standards. In addition to the foregoing, the following standards shall also apply to communications towers and the applications for conditional use:

Hours of operation shall be 7:00 a.m. to 9:00 p.m.

All instruction associated with a commercial school shall be conducted indoors.

A site plan acceptable to the Borough Engineer shall be submitted to demonstrate that adequate delivery and associated circulation areas do not conflict with Borough development and circulation patterns or affect the health and safety of the community.

The primary visitor dropoff and pickup area shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

A use less than 100 square feet shall be exempt from these provisions.

Community agriculture-related roofed buildings shall be located a minimum of 20 feet from any lot line.

Community agriculture-related nonroofed structures, such as, but not limited to, raised-bed gardens or composting bins shall be located a minimum of six feet from any lot line.

Open-air composting piles shall be prohibited.

As regulated by Article XI, Performance Standards, no offensive noise, vibration, smoke or other particulate matter, heat, humidity, glare or other objectionable effects shall be produced. The impacts of traffic and environmental conditions shall also be considered as part of the Borough's evaluation.

At a minimum, a fence or hedge four feet in height shall be placed either on the side and rear lot lines or within the side and rear yards, if desired.

If more than one trash receptacle greater than 50 gallons is located on the site, the receptacle shall meet the minimum requirements for dumpsters and screening contained in § 330-605 and § 330-611, respectively.

Any new operation as part of an existing agricultural operation shall not be approved by the Borough until an erosion and sedimentation control plan has been prepared and found satisfactory by the Allegheny County Conservation District, if said plan is equal to or greater than 11,000 square feet.

No retail sales or the raising of poultry shall be permitted to occur on the lot where community agriculture occurs.

The applicant shall demonstrate that co-location of proposed and existing facilities is not feasible from a safety and health standpoint.

No drive-through window, customer automated teller machine (ATM), or the like shall be located in a front yard.

The drive-through shall have direct access to a public right-of-way.

A minimum of three stacking spaces shall be provided for each drive-through lane.

Stacking shall not interfere with the normal traffic flow within the lot nor shall it cause the stopping of vehicles on any public right-of-way.

There shall be no crematory or receiving vaults, nor any external display of merchandise on the premises.

One off-street loading space shall be provided for every 10,000 square feet of GFA.

No loading and unloading of merchandise and cadavers shall occur, under any circumstances, on public property or shall be visible from the public right-of-way.

An occupancy or building permit shall not be issued unless they are filed with the written consent of 60% of the residential lot owners within 200 feet of the proposed structure. Lot(s) owned by the applicant shall not be included in such consents.

The maximum number of rental rooms or suites permitted in any one hotel is 150.

If provided, whether for customers of the hotel or the general public, service of meals and/or beverages (alcoholic and nonalcoholic) must be secondary to the principal use of hotel guest suite/room rental.

Accessory eating establishments serving alcoholic beverages or secondary taverns must be licensed by the Pennsylvania State Liquor Control Board.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

Rental of rooms or suites shall not be based on an hourly rate but shall be based upon a per night rate.

Off-street loading spaces shall be designed to accommodate vehicles without the need for maneuvering within public rights-of-way.

A primary visitor dropoff and pickup area shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

The owner(s) and operator(s) of a hotel shall be responsible for the conduct and safety of the renters or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the renters or guests.

No medical and dental offices shall be located in a building's basement, first- and/or ground-floor levels when situated within the Village Overlay.

All off-street parking spaces must be within 1,500 linear feet of said use.

A site plan acceptable to the Borough Engineer shall be submitted to demonstrate that adequate delivery and associated circulation areas do not conflict with existing Borough development and circulation patterns.

No medical and dental offices shall be located in a building's basement, first- and/or ground-floor levels when situated within the Village Overlay.

All off-street parking spaces must be within 1,500 linear feet of the main entrance of the office building.

A site plan acceptable to the Borough Engineer shall be submitted to demonstrate that adequate delivery and associated circulation areas do not conflict with Borough development and circulation patterns or affect the health and safety of the community.

If residential dwelling units are constructed in conjunction with a nonresidential use, the residential land use shall not be located on the first floor.

Each residential dwelling unit shall have separate access from any other use or unit either through an internal hallway or directly to the outside.

Residential dwelling units shall be supplied with dedicated parking stalls as required by Article X, Off-Street Parking and Loading, and shall not share spaces with other uses. Parking for residential uses shall not be further than 1,500 linear feet from the primary entrance of the dwelling units; parking for nonresidential uses shall not be further than 1,500 linear feet from the primary entrance of the dwelling units.

Loading required for the mixed use shall conform to the provisions of Article X, Off-Street Parking and Loading.

The maximum number of rental rooms or suites permitted in any one motel is 75.

If provided, whether for customers of the motel or the general public, service of meals and/or beverages (alcoholic and nonalcoholic) must be secondary to the principal use of the room or suite rental.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

Rental of rooms or suites shall not be based on an hourly rate but shall be based upon a per night rate.

Off-street loading spaces shall be large enough to accommodate the type of vehicles that will serve the motel without the need for maneuvering within public rights-of-way.

A primary visitor dropoff and pickup area shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

Outdoor swimming pools shall be completely surrounded by a fence, designed to prevent unauthorized access, a minimum of five feet in height with self-closing, self-latching gates. Said fence shall maintain a minimum distance of 10 feet from the edge of the pool.

A hedge shall also be provided around the perimeter of said pool fencing and shall be designed to grow to a minimum of 3.5 feet in height within one year of planting. Hedge material shall be of the type and variety and planted close enough to each other in order to provide one continuous barrier within two years of planting.

The owner(s) and operator(s) of a motel shall be responsible for the conduct and safety of the renters or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the renters or guests.

The primary visitor dropoff and pickup area shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

The points of ingress/egress shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

A nonprofit institution may utilize a portion of the first or ground floor of a building in the Village Overlay for office or administrative needs, so long as:

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

Private off-street parking shall not be the principal use of any lot in the VO District.

The area shall meet all setbacks and be sufficiently screened and buffered from adjacent uses. Along any lot line shared with a residential use, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided.

No drive-through window or the like shall be located in a front yard.

The drive-through shall have direct access to a public right-of-way.

A minimum of three stacking spaces shall be provided for each drive-through lane.

Stacking shall not interfere with the normal traffic flow within the lot nor shall it cause the stopping of vehicles on any public right-of-way.[2]

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

A private club may operate between 7:00 a.m. and 11:00 p.m. to protect the existing neighborhood from detrimental noise, disturbance or interruption.

The owner(s) and operator(s) of a private membership club shall be responsible for the conduct and safety of the members or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the members or guests.

No professional office shall be located in a building's basement, first- and/or ground-floor levels when situated within the Village Overlay.

Off-street parking shall be provided in accordance with the provisions of Article X, Off-Street Parking and Loading. Parking shall be located no more than 1,500 linear feet from said use.

Buffering of parking and loading areas shall be provided in accordance with this chapter.

A site plan acceptable to the Borough Engineer shall be submitted to demonstrate adequate delivery and associated circulation areas do not conflict with existing Borough development and circulation patterns.

The principal building shall be located not less than 50 feet from the street line.

Sufficient setback, screening and buffering of off-street parking and loading areas or outdoor service and storage spaces must be provided to protect the existing neighborhood from inappropriate noise, dust, odor, vibration, light or other disturbance or interruption. If the parking, loading, outdoor service or storage areas are adjacent to a residential use, the following shall apply:

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids is permitted. In addition, the owner(s) and operator(s) of a public utility facility shall provide the Zoning Officer and the Fire Chief notice of the type, quantity and storage on the premises, as well as the equipment, materials and processes used as part of the activities, by including such information as part of any land development application or any permit application for new construction.

The principal building shall be located a minimum of 20 feet from the street line.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

The storage of Borough owned vehicles shall only be permitted within areas for off-street parking.

These provisions shall apply to both indoor and outdoor facilities.

To protect the surrounding uses from detrimental noise, dust and other disturbances, screening and buffering of parking areas and outdoor common spaces equivalent to 120% of the base zoning standard must be provided along any respective lot line shared with a residential use.

If the parking area is adjacent to a residential use or any parking areas contain more than 10 automobiles, the following shall apply:

Any activity not included within a fully enclosed structure shall have hours of operation limited to 7:00 a.m. to 9:00 p.m. Monday through Saturday.

No drive-through window or the like shall be located in a front yard.

The drive-through shall have direct access to a public right-of-way.

A minimum of three stacking spaces shall be provided for each drive-through lane.

Stacking shall not interfere with the normal traffic flow within the lot nor shall it cause the stopping of vehicles on any public right-of-way.

A tavern, bar or pub shall comply with the minimum distance separation requirements as defined by the Pennsylvania State Liquor Control Board (PA LCB).

The owner(s) and operator(s) of a tavern/bar/pub shall be responsible for the conduct and safety of the patrons and shall be available to respond to inquiries and promptly quell any disturbances caused by the patrons.

The landowner and/or developer shall demonstrate that the primary visitor dropoff and pickup area is located in a manner that does not cause undue traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.

Any additional standards that are needed to protect public health, safety and welfare or to address unique characteristics of a particular lot defined by the Borough shall be complied with by the lot owner and/or developer.

Stacking shall not interfere with the normal traffic flow within the lot nor shall it cause the stopping of vehicles on any public right-of-way.

No parking shall be located between the front facade of the principal building and the front lot line.

Impacts the neighborhood and adjacent streets, circulation and lots equal to or less than any use specifically listed in the zoning district. In making such determination, the following characteristics shall be considered:

Will not endanger the public health and safety if located where proposed and that the use will not deteriorate the environment or generate nuisance conditions, such as traffic congestion, noise, dust, smoke, glare or vibration.

Is in general conformity with the adopted ASO Joint Comprehensive Plan and in harmony with the area in which it is proposed.

Complies with any applicable standards and criteria specified in this article for the most nearly comparable conditional uses or use by special exception specifically listed in the zoning district in which it is proposed and is in compliance with all other standards of this chapter and all other applicable Borough ordinances.