A.
All significant natural amenities shall be considered
and respected in the design and construction of any use.
B.
All uses shall provide for the preservation and the
minimum destruction of natural drainage areas, the avoidance of excessive
grading and the preservation of substantial stands of trees and forested
areas. Substantial attractive areas should be preserved.
C.
A use shall not occur in such a way that can be clearly
proven on the basis of accepted engineering and environmental measures
to be clearly too intense or ecologically detrimental in relationship
to the natural features of the lot.
It is the responsibility of each landowner to
ensure that no land or structure in any zoning district shall be used
or occupied in any manner that creates any of the following uses,
activities or conditions:
A.
Communicable disease hazards, including activities
that encourage the breeding of disease-prone insects and rodents.
B.
Activity that would create physically dangerous conditions,
especially creation of hazards that would be easily accessible by
small children.
C.
Activity that would prevent a neighboring landowner
of ordinary sensibilities from making reasonable use of their property.
D.
Activity that would be a significant hazard to the public health and safety because of serious explosive, fire, biological or toxic hazards. See § 275-139.
E.
Activity that would seriously threaten or cause serious
pollution to groundwater.
F.
Activity that would seriously threaten a biogenetic
hazard to humans.
A.
If the proposed site for a nonagricultural use includes
land shown on the official Zoning Map or otherwise suspected as having
an average slope of greater than 15%, the Zoning Officer shall require
the applicant to submit a site plan.
B.
Site plan.
(1)
The required site plan shall include two-foot
slope contours (or another slope interval preapproved by the Zoning
Officer or Township Engineer), with all areas of slope greater than
15% and 25% identified.
(2)
The Zoning Officer may require a plan to be
drawn by a professional surveyor, professional engineer or landscape
architect. This site plan shall also show substantial areas and types
of vegetation.
(3)
For lots of more than three acres, only contours
for those lands being considered for any disturbance of soil shall
be required to be shown on the site plan.
C.
If a proposed building location and any areas within
25 feet of the proposed building location are within an area with
an average slope of greater than 15% and less than 25%, the following
regulations shall apply, wherever they would be more restrictive than
the regular regulations:
D.
If a proposed building location and any areas within
25 feet of the proposed building location are within an area with
an average slope of 25% or greater, the following regulations shall
apply; wherever they would be more restrictive than the regular regulations:
E.
Streets, access drives and driveways. See applicable slope standards in Chapter 230, Subdivision and Land Development.
F.
Erosion. In all areas of slope greater than 15%, care
shall be used in construction, beyond what is normally required, to
manage stormwater runoff and to prevent erosion. The Zoning Officer
may require that the site plan and a soil and erosion control plan
be submitted to the County Conservation District and/or the Township
Engineer for a review.
[1]
Note: Slopes in excess of 15% (15 feet vertical distance over
one 100 feet horizontal distance).
A.
If a reasonable doubt exists whether a portion of
a site would meet the federal and/or state definition of a "wetland,"
the applicant is required to provide a wetlands delineation study
by a qualified professional. A description of the qualifications of
the person who accomplished the delineation shall be provided to the
Township.
B.
All applicants are put on notice that federal regulations
may require a property owner to demolish newly constructed buildings
and to remove all fill if land meeting a definition of "wetland" is
altered.
C.
All permits of the Township are issued on the condition
that the applicant comply with federal and state wetlands regulations.
A.
Intent: to protect the water quality of surface waters
in the Township; to preserve physical access to surface waters in
case of future public acquisition; to minimize erosion and sedimentation;
to preserve the natural stormwater drainage system of the area and
to conserve sensitive wildlife and aquatic habitats. The areas within
these setbacks may be used for the required yard areas for a use.
B.
Setbacks from major surface waters.
(1)
No new structure, impervious surface, off-street parking or commercial or industrial storage or display area shall be located within 75 feet of the top edge of each closest bank of a major surface water. See the Township floodplain map in case a wider area is regulated under Chapter 135, Floodplain Management.
(2)
The exact location of the top edge of the bank
shall be determined by the Township Engineer. Major surface waters
are defined as the Lehigh River and the Monocacy Creek.
C.
Setbacks from minor surface waters. No new building,
impervious surface, off-street parking or commercial or industrial
storage or display area shall be located within 50 feet of the center
of the water of any minor surface waters. Minor surface waters are
defined as the Nancy Run Creek.
D.
Exemption. The setbacks of this section shall not
apply to public utility facilities or publicly owned recreational
facilities.
E.
Setback areas and construction. During any filling,
grading or construction activity, all reasonable efforts shall be
made to leave the setback areas of this section undisturbed.
A.
Definition. Alluvial soils are areas designated as
such by the U.S. Natural Resources Conservation Service County Soil
Survey.
B.
Applicability of Chapter 135, Floodplain Management. If construction or grading is proposed within an area that has been designated as alluvial soils along a creek or drainage swale segment that has not been included in the federal one-hundred-year floodplain study, the applicant shall complete a study to determine the extent of the one-hundred-year floodplain.
C.
Study. The study shall be accomplished to federal
floodplain methodology by a person who is clearly accomplished in
floodplain studies. The full cost of the study and any review by the
Township Engineer shall be borne by the applicant.
D.
Effect. Within any area determined to be within the one-hundred-year floodplain, the regulations of Chapter 135, Floodplain Management, as amended, shall apply.
E.
Option. The applicant may choose not to have a floodplain
study accomplished. In such case, the alluvial soils areas along unstudied
segments shall be required to meet the same requirements as the one-hundred-year
floodway.
For the one-hundred-year floodplain, the requirements of Chapter 135, Floodplain Management, as amended, shall apply.
A.
All nonagricultural activities which require the moving of earth or the filling or excavating of an area greater than one acre, or the removal of more than five trees with a trunk diameter of six inches or more (measured at a height of one foot above the original grade), shall submit a plan to the Township showing site grading and erosion control measures prior to start of such work. These plans shall be subject to reviews by the Township Engineer and the County Conservation District. See also § 275-138, Preservation of trees and forests.
B.
Grading regulations.
(1)
Slopes that would have the serious threat of
instability, in the determination of the Township Engineer, shall
not be created.
(2)
The surface area of any yard adjacent to a building
or structure shall be graded so that surface water will be drained
away from such structure.
(3)
The deposit of soils, rocks or other debris
(as a result of site preparation, grading, or excavating) shall not
be unsightly or detrimental to any property, street, sewer or natural
waterways.
(4)
The Zoning Officer or Township Engineer may
require that a sedimentation and erosion plan be prepared, submitted
to the County Conservation District for a review and complied with.
(5)
Materials used for fill as a future base for
construction shall be nonorganic and provide a suitable and secure
base. The Board of Commissioners may require appropriate underground
testing of a proposed building site if there is reasonable doubt in
the opinion of the Township Engineer that the subsurface is suitable
and secure for building.
(6)
Steep slopes. If the grading is not clearly being done for agricultural purposes only, the steep slope provisions of § 275-124 shall thereafter regulate the property based upon the contours prior to regrading.
(7)
Grading inspection and approval. The elevations of basement and garage floors, tops of foundation and finished first floor, primary on-lot sewage disposal systems, finished roads along the points of proposed ingress to a lot, and lot grading are subject to the requirements of § 275-9A(4)(c), and shall be subject to inspection and approval by the Township. The rough grading shall be compatible with the approved erosion and sedimentation control plan or support erosion control measures, and the application plot plan required by § 275-9A(4)(c).
[Amended 11-6-2000 by Ord. No. 07-00]
C.
Dumping. Dumping of any materials (except clean fill,
trees, shrubs and rock) that is not part of a sanitary landfill is
prohibited in all districts.
Any activity which involves the storage of gases,
liquids, solids and/or hazardous substances shall comply with current
federal, state and Township laws, rules, regulations and ordinances
as a condition of approval under this chapter.
A.
All methods of sewage and waste treatment and disposal
shall meet the requirements of the Pennsylvania Department of Environmental
Protection and in accordance with the Official Township Sewage Facilities
Plan, when applicable.
B.
On-lot systems. If an existing nonresidential principal
use is converted or expanded causing an increase in sewage flows or
the numbers of dwelling units are increased, the applicant shall provide
evidence to the Township that any on-lot septic system would be sufficient
in size to handle the increased flows.
C.
Alternate septic location. Any lot using an on-lot
septic system shall also include an open land area that would be suitable
for installing a second drain field if the first system failed. At
a minimum, such location shall include satisfactory soil probes, as
determined by the Township Sewage Enforcement Officer.
A.
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 15 second interval) in such a manner as to create
a sound level which exceeds the limits set forth in this section,
in the following table when measured at or within the property boundary
of the receiving land use.
B.
The following shall be the maximum sound levels for
the stated times. The sound levels shall be measured at the lot line
of the receiving dwelling or zoning boundary.
Sound Level Limits by Receiving Land Use
and Time
| ||||
---|---|---|---|---|
Receiving Land Use
|
Time
|
Sound Level Limit
(dBA)
| ||
Residential or AG District or lot line of an
existing dwelling or hospital
|
7:00 a.m. to 9:00 p.m.
|
57
| ||
9:00 p.m. to 7:00 a.m. Sundays and state holidays
|
53
| |||
Commercial or CR District
|
At all times
|
64
| ||
Industrial district
|
At all times
|
69
|
C.
For any source of sound which emits a pure tone, the maximum sound level limits set forth in Subsection B shall be reduced by five dBA.
D.
The maximum permissible sound level limits set forth in Subsection B shall not apply to any of the following noise sources:
(1)
The emission of sound for the purpose of alerting
persons to the existence of an emergency.
(2)
Repair or construction work to provide electricity,
water or other public utilities within the hours of 7:00 a.m. and
9:00 p.m., except for clearly emergency repairs which are not restricted
by time.
(3)
Household power tools and lawn mowers between
the hours of 8:00 a.m. and 9:00 p.m.
(4)
Construction operations (including the occasional
use of explosives in construction) and repairs of public facilities
(including sidewalks and streets) within the hours of 7:00 a.m. and
9:00 p.m. except for clearly emergency repairs which are not restricted
by time.
(5)
Agricultural activities, including livestock.
A commercial kennel shall comply with this section.
(6)
Motor vehicles traveling on state-owned streets.
(7)
Public celebrations, specifically authorized
by the Township.
(8)
Railroads.
(9)
Unamplified human voices.
(10)
Routine ringing of bells and chimes by a place
of worship.
E.
Impulsive sounds. For any source of sound which emits
an impulsive sound (a sound of short duration, with an abrupt onset
and rapid decay and an occurrence of not more than one time in any
fifteen-second interval) the excursions of sound pressure level shall
not exceed 20 dBA over the ambient sound pressure level, regardless
of time of day or night or receiving land use.
A.
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).
B.
For the purposes of Subsection A, "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.
A.
Air pollution. All uses shall comply with applicable
state and federal air pollution laws and regulations.
B.
Odors. No use shall generate odors that would be seriously
offensive to persons of average sensibilities beyond the boundaries
of a lot line. Tighter standards on what is seriously offensive shall
apply in the RR, LDR, MDR and MHDR Districts than in other districts.
C.
Manure, septage and sludge. Any storage or spreading of manure, septage or septic sludge shall follow good soil and water conservation and odor reduction practices recommended by the Pennsylvania State University Agricultural Extension Service. See also § 275-190D(21), Septage and/or sludge application.
A.
Streetlighting exempted. This section shall not apply
to streetlighting that is owned or maintained by the Township or the
state.
B.
All uses or sources, including signs, shall minimize
the production of light, heat or glare that is perceptible beyond
any property line of the lot on which the light, heat or glare is
produced.
C.
Height of lights. No luminaire, spotlight or other
light source that is within 200 feet of a dwelling or residential
district shall be placed at a height exceeding 30 feet above the average
surrounding ground level. This limitation shall not apply to lights
needed for air safety nor lights intended solely to illuminate an
architectural feature.
D.
Diffused. All light sources, including signs, shall
be properly diffused as needed with a translucent or similar cover
to prevent exposed bulbs from being directly visible from abutting
streets or lots. No spotlight shall be directed such that the bulb
itself is directly visible from a public street or dwelling.
E.
Shielding. All light sources, including signs, shall
be shielded around the light source and carefully directed and placed
to prevent the lighting from creating a nuisance to adjacent dwellings
or residentially zoned areas, and to prevent the lighting from shining
into the eyes of passing motorists.
F.
Maximum candlepower. No lighting source, including
signs, shall spill over a property line in such a way as to cause
an illumination of greater than the following amounts, measured on
the surface at the lot line of the receiving lot or street:
(1)
One-tenth footcandle spillover at a residential
lot line between the hours of 10:00 p.m. and 7:00 a.m.
(2)
Five-tenths footcandle spillover at a residential
lot between the hours of 5:00 p.m. and 10:00 p.m.
(3)
Four footcandles spillover at any lot line other
than a residential lot line or at a street right-of-way line.
G.
Flickering. Flashing, flickering or strobe lighting
is prohibited, except for Christmas lights between November 15 and
January 3.
H.
Measurement. The maximum illumination levels of this
section shall be measured with a photoelectric photometer having a
spectral response similar to that of the human eye. The standards
of the International Commission on Illumination shall serve as a general
guide in measurements in case of uncertainty. A "footcandle" is defined
as a unit of measurement equaling the illumination on a surface one
square foot in area where there is a distribution of light having
a candlepower of one candela.
A.
Noise. No outdoor machinery, such as exhaust fans, central air conditioning units, power generators or high-voltage electric transformers shall routinely produce noise that would violate the noise standards of § 275-132.
B.
Placement. Whenever reasonable, outdoor machinery
that could create a noise nuisance shall be placed on a side of a
commercial or industrial building that does not face an abutting existing
dwelling, residential district or other noise-sensitive use.
C.
Safety. Hazards involving outdoor machinery shall
be well-marked. Adequate fencing shall be provided as needed to keep
children away from hazardous machinery and equipment.
D.
Trash dumpster. All trash dumpsters shall be screened
on three of four sides from view from public streets by a solid wooden
fence, brick wall or evergreen plants. No dumpster shall be kept within
10 feet of a dwelling.
A.
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 outside of the property.
B.
No radioactive wastes shall be disposed of in any
district and no radioactive wastes shall be stored on a lot for longer
than 90 days after their permitted use is completed.
A.
Intent. To protect wildlife and bird habitats, encourage
groundwater recharge, avoid pollution of creeks by high temperature
runoff, maintain the attractive character of areas and conserve energy.
B.
Tree removal. All trees with a trunk diameter of six
inches or more (measured at a height 3.5 feet above original grade)
shall not be removed as part of the development of a use unless they
are located within a proposed vehicular cartway, stormwater detention
basin, parking area, sidewalk portion of the right-of-way, or driveway,
within the on-site sewage system, within 20 feet of the foundation
area of a structure or unless they are diseased, pose a clear danger
to a building or are excessive in number and thinning will clearly
promote and enhance the healthy development of the remaining trees.
C.
Protection of trees during construction. Reasonable
efforts shall be taken during any construction to ensure that trees
protected by this section are not accidentally injured or removed,
including root compaction by equipment and materials, mechanical damage
or change in grade level.
(1)
An area under the "dripline" of branches of
trees to be preserved should be designated as a tree protection area.
A substantial temporary fence with temporary signs and with a minimum
height of four feet should be used to surround such tree protection
area to prevent vehicles and equipment from damaging trees and compacting
roots.
D.
Applicability. This section shall not apply to an
owner of a residential use after a certificate of occupancy has been
granted.
E.
Forestry. This section is not intended to apply to
commercial forestry, which is regulated as a district land use.
F.
Preservation of trees within buffer areas. See § 275-171D(3)(c).
A.
Definition. Performance standards shall mean the requirements
of this article.
B.
Intent. To ensure that all uses, especially industrial
uses involving complex or unusual processes, comply with the performance
standards of this chapter and do not threaten the public health and
safety.
C.
Information required. The Zoning Officer or the Zoning
Hearing Board may require an applicant to submit sufficient information
on any storage, manufacture or processing of materials that might
involve explosive, toxic, hazardous or radioactive substances to determine
whether the use would meet the performance requirements of this chapter.
D.
Zoning Hearing Board review. If a reasonable doubt
exists whether a proposed use would meet the performance standards
of this chapter, the Zoning Officer may request a review by the Zoning
Hearing Board.
E.
Studies may be required. As part of a review by the
Zoning Hearing Board of a special exception use or a review requested
by the Zoning Officer, the Zoning Hearing Board may require an applicant
for a zoning permit to fund such reasonable and necessary studies
to determine the use's compliance with the performance standards.
Such studies shall be completed by expert(s) selected by the Zoning
Hearing Board, upon recommendation of the Township Staff. Such studies
should, whenever possible, be completed in written form within 45
days of the application for a zoning permit.
(1)
Cooperation. The applicant shall be required
to provide such information to the designated reviewer to allow an
accurate determination of potential hazards.
F.
Monitoring. If a reasonable doubt exists that a use
would violate the performance standards, the Zoning Hearing Board
may require a use to fund such reasonable and necessary monitoring
to ensure its compliance.
G.
Backup systems. The Zoning Hearing Board may require
a use to provide a separate secondary safeguard system to protect
the public from serious nuisances and hazards under the performance
standards.
The permanent stripping and removal of topsoil
from any lot is prohibited, except on portions of a lot for which
approval has been received to construct a building or paving. This
shall not restrict the temporary stockpiling of topsoil during construction,
nor routine crop farming practices.
A.
Applicability. This section shall apply to permit applications for the construction of a new principal building that will not be regulated under Chapter 230, Subdivision and Land Development. (Note: Separate provisions in Chapter 230, Subdivision and Land Development, require more involved review and approval for activities regulated by that ordinance.)
B.
Any person applying for a permit for a new principal
building shall identify the approximate location of any known or suspected
sinkholes on the property. Also, isolated low points on the site (known
as "closed topical depressions") shall also be identified.
C.
If the Zoning Officer has reason to believe that a
proposed building site may be vulnerable to sinkholes, the Zoning
Officer may, but is not required to, require that the applicant provide
evidence from a qualified professional that proper methods will be
used in the development of the site to minimize the threat of sinkholes
and subsidence.
D.
Stormwater shall not be redirected into a sinkhole.
E.
Disclaimer. Whereas the exact occurrence of sinkholes
is not predictable, the administration of these regulations shall
create no liability on behalf of the Township, the Township Engineer,
Township employees or any Township agency as to damages which may
be associated with sinkhole formation. Compliance with these regulations
represents no warranty, finding, guarantee or assurance that a sinkhole
will not occur on an approved property. The Township, its agencies,
consultants and employees assume no liability for any financial or
other damages which may result from sinkhole activity.