Where a zoning district boundary line is shown as following a street, alley, or utility right-of-way, or watercourse, it shall be construed as following the center line of the right-of-way or watercourse.

Where a zoning district boundary line appears to follow or approximately coincide with a lot or property ownership line, it shall be construed as following such line.

Where a public street or alley is officially vacated, the zoning designation applicable to abutting property on each side of the center line shall apply up to the center line of such street or alley.

All property lines and dimensions shown on the Official Zoning Map[1] shall be construed to be those property lines and dimensions described in the proper deeds of record for the subject property.

Where district boundary lines divide a lot, the more restrictive district regulations shall apply.

In the case of further uncertainty, the Zoning Hearing Board shall interpret the intent of the Zoning Map as to the location of the district line in question.

The tower operator shall be licensed by the Federal Communications Commission and shall comply with all applicable regulations.

The cumulative height of the antenna and tower shall not be greater than the minimum distance between the base of the tower and the edge of the parcel of land on which the tower is located.

Where possible, co-location of antennas on existing towers shall be sought, and the applicant must show proof that it has attempted to share antennae space with another tower and that those attempts have not been successful.

No more than one tower shall be located on a lot.

All supports for the tower (guy wires and anchors) shall be located on the parcel occupied by the tower, or located on an adjacent parcel if under the same ownership.

The base of the tower shall be surrounded by a chain link fence at least six feet high with secured access.

Access to the tower property shall be from an existing street or easement at least 20 feet wide.

The tower shall be licensed by the Federal Communications Commission prior to construction and shall be designed by a registered engineer licensed within the Commonwealth of Pennsylvania.

Prior to the construction of any base, tower, antenna or equipment, the plans and specifications for such placement shall be presented to the Borough Council for review and approval.

Towers shall be screened from adjacent properties to the greatest degree practicable.

In the event the tower is no longer in use or is abandoned, the property owner shall cause the tower to be removed within one year of such abandonment or termination of use.

Advertisements of any type shall not be permitted on a communications tower or a communications antenna.

The mobile home shall meet all requirements of this chapter for single-family dwelling units.

The mobile home shall be supported directly on a periphery masonry foundation carried at least three feet below grade. The area below the floor shall be ventilated but completely enclosed by a masonry wall.

The mobile home shall be placed on its foundation not later than 30 days after arrival on the lot.

No mobile home shall be occupied until the Code Enforcement Officer verifies that connections have been made to approved water, sewer, electrical and gas services.

The mobile home shall be securely tied down to its foundation by exterior over-the-top or built-in steel straps.

A mobile home lacking bathroom or kitchen facilities shall not be permitted for occupancy.

A mobile home shall not be removed from the Borough until the owner has secured certification that all Borough, school district and county taxes have been paid in full.

A mobile home brought into the Borough shall comply with the National Manufactured Housing Construction and Safety Standards Act, as amended.[1]

Facilities shall be set back a minimum of 75 feet from any property line or street right-of-way line.

An outdoor landscaped sitting area shall be provided. The sitting area shall not be located on slopes of 5% or greater nor shall it be adjacent to parking lots, detention basins, or collector or arterial streets unless adequate screening is provided.

Facilities shall be licensed and operated in accordance with the Pennsylvania Department of Health. Licenses shall be clearly displayed and made available for inspection at all times. A license shall be obtained from the Department as a condition of issuing a use and occupancy permit by the Borough.

Adult day care service centers shall hold a valid license from the Pennsylvania Department of Aging, meet the regulations of the Pennsylvania Older Adult Living Centers Licensing Act of 1993 (6 Pa. Code § 11.1 et seq.), and the applicable requirements of all other state and county agencies. Where any of the requirements in this section conflicts with state requirements, the more restrictive requirement shall apply.

Each operator of an adult day care service center shall register with the Borough prior to the initiation of such use. The operator must certify compliance with all aspects of Borough requirements as well as Commonwealth of Pennsylvania requirements for adult day care service centers.

Adult day care service centers shall not be permitted as an accessory use in private homes.

Proposed structures and appurtenances shall be architecturally compatible with surrounding structures. Additional conditions, including buffers, may be imposed to mitigate any potentially adverse impact relating to the site or surrounding areas, and further such designs will allow the reversion to compatible permitted uses with the district, should the adult day care service center cease to exist.

Uses shall be located a minimum of 1,000 feet from another existing adult commercial use.

Uses shall be located a minimum of 500 feet from any residential zoning district, church, school, day care facility, or public playground or park.

Signs and visible messages based on the allowable sign area within the applicable zoning district shall be permitted, provided:

Uses shall require application for a conditional use permit from the Borough Council, with such application consisting of:

Should any sexually oriented business cease or discontinue operation for a period of 90 or more consecutive days, it shall not resume, nor may it be replaced by another adult commercial use, unless said use complies with all the requirements of this chapter.

A maximum of four boarders shall be permitted in a boardinghouse.

Each boarding unit shall have a minimum floor area of 200 square feet. A maximum of two boarders may share a boarding unit.

Each boardinghouse shall contain a communal kitchen with full cooking facilities. Cooking facilities shall not be permitted within individual rooms.

A complete bathroom facility shall be provided for every three boarding units.

The operator of a boardinghouse shall reside on the property.

The boardinghouse shall be in compliance with all applicable state and county requirements and proof of required inspections and valid permits indicating compliance with the applicable standards shall be provided to the Borough upon request.

Each operator shall register with the Borough prior to the initiation of such use. The operator must certify compliance with all aspects of Borough requirements as well as Commonwealth of Pennsylvania requirements.

Such use shall hold an approved Pennsylvania Department of Public Welfare registration certificate or license, as appropriate, and meet all current Department regulations, including those standards governing adequate indoor space, accessible outdoor play space and any applicable state or local Building and Fire Safety Codes.

Such use shall be fully protected by smoke detectors and fire extinguishers and shall be inspected and approved by the Borough Code Enforcement Officer prior to the initial use and periodically thereafter to ensure that all safety requirements are actively maintained.

The requisite outdoor play area as defined by the Department of Public Welfare standards shall be surrounded by a safety fence or equivalent natural barrier.

Outside play shall be limited to hours between 8:00 a.m. and 7:00 p.m. or sunset, whichever occurs earlier.

The amount of floor area devoted to the use shall not exceed 25% of the total floor area of the dwelling.

A zoning permit is required before the use can be initiated.

The business or commercial activity administered or conducted as an accessory use shall be clearly secondary to the use as a residential dwelling and shall involve no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use.

The business or commercial activity must satisfy the following requirements:

All installations of a support structure and antenna shall comply with the UCC.

All installations shall conform to the applicable regulations of the Federal Communications Commission.

The support structure for such antennas shall not be located within any required front or side setback of a lot.

The support structure for such antennas shall be located behind the principal structure or building on the property.

A guy wire shall not extend into the front yard of any lot. The anchor point for any guy wire shall not be located closer than three feet to any side or rear property line, unless such anchor point is located in an area which is enclosed by an opaque wall or opaque fence of not less than six feet in height.

No element, part or portion of any antenna or supporting structure shall extend closer than five feet to an easement or street right-of-way; nor shall any element, part or portion of any antenna or supporting structure or self-supporting ground-mounted antenna extend closer than three feet to any property line which does not abut an easement or street right-of-way.

The maximum cumulative height of the support structure and antennas shall be no greater than the minimum distance between the base of the tower and the nearest property line of the property on which the structure is located. The purpose of this restriction is to ensure that the structure, should it collapse, falls wholly within and on the property on which it is located.

A chain-link fence at a minimum height of six feet with secured access shall be installed around the base of the structure.

An application for a zoning permit shall be accompanied by plans and specifications demonstrating compliance with the provisions of this chapter. Such plans and specifications shall clearly delineate and identify the dimensions, size, type and location of the support structure and, if applicable, guy wires; the location, depth and type of guy anchors, if applicable; the type, size, number and weight of the maximum antennas or apparatus to be attached to, or supported by, the support structure; or any other information deemed necessary by the Borough Council to ensure compliance with this chapter, and provide for the health, safety and welfare of the surrounding property and residents.

In the event the tower is no longer in use or is abandoned, the property owner shall cause the tower to be removed within one year of such abandonment or termination of use.

Advertisements of any type shall not be permitted on a communications tower or a communications antenna.

Variances from these provisions may be granted by the Borough Council in accordance with § 290-186 of this chapter.

Bed-and-breakfast inns shall only be permitted in single-family detached dwelling units. The owner/operator shall be the primary occupant of the establishment.

No more than six bed-and-breakfast rooms shall be permitted in any bed-and-breakfast establishment located in a residential district.

Meals may be served to guests as part of the room fee, but in no case shall meals be served to persons not staying in a bed-and-breakfast room.

No cooking facilities shall be permitted in any bed-and-breakfast room.

There shall be no external alteration to the building except as may be necessary for safety facilities, such as fire escapes.

Signs shall comply with Article XVII.

Rooms shall be rented on a nightly basis for periods not to exceed one week.

Off-street parking shall be provided in accordance with Article XV.

The applicant for a zoning permit shall demonstrate that adequate public sewer and water service will be provided to the establishment.

The applicant shall submit evidence that all required application materials have been submitted to the PA Department of Environmental Protection.

The applicant shall submit cross sections of the proposed access where it meets Borough streets.

The applicant shall submit site distance measurements for access, whether proposed or existing.

The applicant shall submit a plan showing the access route (of Borough or state roads) over which heavy equipment will travel to the site.

The applicant shall meet all current minimum driveway site distance standards and shall demonstrate that the point of access to any Borough street will not cause the erosion of mud or debris onto said street.

The applicant shall post all necessary street bonding as approved by the Borough Engineer.

The duration of the temporary period is stated hereinafter; provided, however, renewal of the permit may be requested. The Code Enforcement Officer is not obligated to renew such permits if doing so leads to a de facto permanent use.

Temporary uses shall be subject to all the regulations of the applicable district in which they are located.

Temporary office, model home or model apartment, and related signs, both incidental and necessary for the sale, rental, or lease of real property in the district. Maximum duration: 30 days after the completion of the last unit.

Temporary building or yard for construction materials and equipment, both incidental and necessary to construction in the district. Maximum duration: 30 days after the completion of the project.

Parking lot designated for a special event in a district. Maximum duration: three days.

Other similar uses deemed temporary by the Borough Council and attached with such time period, conditions and safeguards as the Borough Council may deem necessary.

Adequate access and off-street parking facilities shall be provided which shall not interfere with traffic movement on adjacent streets.

Any floodlights or other lighting shall be directed upon the premises and shall not be detrimental to adjacent properties.

The lot shall be put in clean condition devoid of temporary use remnants upon termination of the temporary period.

No temporary use shall create a nuisance for surrounding property owners.

Minimum front setback: 25 feet.

Minimum side setback: 15 feet.

Minimum rear setback: 25 feet.

Minimum front setback: 15 feet.

Minimum side setback: five feet.

Minimum rear setback: 25 feet.

Minimum lot size: 6,000 square feet.

Minimum lot area per dwelling unit: 6,000 square feet.

Minimum lot width: 60 feet. The frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way. For lots fronting on a cul-de-sac, the minimum lot width shall be measured at the front building line.

Maximum lot coverage: 60%.

Minimum lot size: 8,000 square feet.

Minimum lot area per dwelling unit: 4,000 square feet.

Minimum lot width: 60 feet. The frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way. For lots fronting on a cul-de-sac, the minimum lot width shall be measured at the front building line.

Maximum lot coverage: 60%.

Minimum lot size: 12,000 square feet.

Minimum lot area per dwelling unit: 1,200 square feet.

Minimum lot width: 60 feet. The frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way. For lots fronting on a cul-de-sac, the minimum lot width shall be measured at the front building line.

Maximum lot coverage: 80%.

Minimum front setback: 25 feet.

Minimum side setback:

Minimum rear setback: 25 feet.

Minimum front setback. Each mobile home shall be set back from any internal road serving the mobile home park at least five feet from the edge of the street cartway where no right-of-way exists. No building, mobile home, or other structure shall be located closer than five feet from the street right-of-way of a street that is not internal to the mobile home park.

Minimum side setback. Each mobile home shall be set back at least five feet from the side lot/space lines.

Minimum rear setback. Each mobile home shall be set back at least five feet from the rear lot/space line.

Accessory structures shall be set back at least five feet from all rear and side property lines.

The above setbacks shall also apply to any office, laundry, recreation, social or other buildings contained within the mobile home park.

Minimum front setback: 25 feet.

Minimum side setback: 10 feet.

Minimum rear setback: 10 feet.

Accessory structures shall be set back at least six feet from all rear and side property lines.

Minimum front setback: 25 feet.

Minimum side setback: 15 feet.

Minimum rear setback: 25 feet.

Accessory structures shall be set back at least 15 feet from all rear and side property lines.

Restore and enhance the natural systems of a site;

Provide living environments that respond to natural and cultural features;

Ensure economic viability through efficient use of land and market feasibility;

Provide residential development that is economically feasible;

Provide residential development that is environmentally oriented by encouraging the use of alternative forms of household energy and transportation;

Protect surface and groundwater quality by managing, regulating and protecting stormwater;

Ensure the highest architectural quality possible related to building methods and construction details;

Consider lifecycle costs, durability and flexibility in building design; and

Provide an interconnected system and hierarchy of streets and shared open spaces.

Preapplication conference. The intent of the preapplication conference is to discuss with the applicant the compatibility of the proposed PRD with existing and anticipated land uses in the vicinity and the Borough's PRD procedures. At the preapplication conference, the Code Enforcement Officer and the Borough Engineer shall meet with the applicant to review a sketch plan of the proposed PRD which schematically shall illustrate proposed land uses, major structures, type and density of development, major site amenities, general street layout and configuration of all open space. The size and complexity of the PRD shall be discussed at the conference. The preapplication conference is mandatory and must be completed prior to the submission of a preliminary PRD plan.

Preliminary PRD plan submission.

Final PRD plan submission.

The location of the site in relation to the surrounding neighborhood and identification of adjacent zoning districts.

Map data such as North point, scale and date of preparation.

The name of the proposed development, with the words "preliminary PRD plan" in the title block. Property lines of the overall tract with all bearings and distances.

Calculation of the total area of the site.

Proposed circulation system, including general access, roadways, driveways, curb cuts, parking areas, bikeways and walkways.

Proposed division of property by general land use category with approximate dimensions of each land use type.

Total number of residential units proposed.

Calculation of the area of land per dwelling unit.

Type and total square footage of all nonresidential land uses.

General area, location, setbacks and height of all existing and proposed structures.

Location of all watercourses, wetlands and the 100-year floodplain.

Facilities plan for water, sanitary sewer, public utilities.

Open space and recreation plan showing approximate area, location and configuration.

Any additional documentation which the Code Enforcement Officer or Borough Engineer determine to be necessary in order to perform a complete and thorough review of the plan in accordance with this section of this chapter.

Scheduling plan indicating the stages in which the project will be built, including the area, density, use, and open space to be developed with each stage. Each stage shall be described and mapped and projected dates provided for beginning and completion of each stage of land development.

Agreements and covenants which govern the use, maintenance, and continued protection of the PRD and its common spaces, shared facilities, and private roads.

Guarantee of performance for completion of improvements. A bond or other guarantee acceptable to the Borough shall be provided for all proposed public improvements and shall be executed at time of permit application or platting, whichever comes first. Improvements that must be guaranteed include facilities that shall become public, and may include other facilities or improvements as may be specified in the preliminary or final PRD plan approval. If the project is to be built in phases, the guarantee shall be posted prior to the commencement of work on each phase. The guarantee shall specify the time for completion of improvements, and shall be in an amount equal to 110% of a verifiable estimated cost of the improvements, as determined by the project contractor or engineer, and as approved by the Borough Engineer.

Type I: single-family detached dwelling unit.

Type II: single-family attached dwelling unit or two-family dwelling unit.

Type III: townhouse dwelling units.

Property demarcation. The quality of a property's demarcation, which indicates the edge of the front yard, plays an important role in establishing a neighborhood's character.

Parking lot landscaping. Parking lots larger than 18 spaces and/or 5,500 square feet shall provide at least one shade tree for every nine parking spaces. Trees shall be located in internal planting islands or along the perimeter of the parking lot.

Common and open space in a PRD shall be equivalent to or greater than 10% of the total tract area. All common open space shall be set aside and improvements made no later than the date on which the first 20% of either 1) the total number of dwelling units are constructed or 2) the total gross floor area of a nonresidential building is constructed, whichever is applicable.

Acreage within the 100-year floodplain, as defined by the Flood Insurance Rate Map (FIRM), may be included as part of the common open space but shall not amount to more than 25% of the total common open space requirement.

Conveyance of open space. Permanent open space shall be conveyed in or owned by one of the following forms:

Improvements within common open space. Improvements shall be made within any common open space, provided that such improvement shall comply with the following:

Increases of 3% or more in density;

Changes in the proportion or allocation of land uses equal to 3% or more of the original calculations;

Change in the list of approved uses;

Changes in the locations of uses;

Changes in functional uses of open space, where such change constitutes an intensification of use of the open space; and/or

Changes in the final governing agreements where such changes conflict with the approved preliminary PRD plan.