All uses in all districts shall be subject to the following
standards of operation.
The developer and/or landowner shall determine the presence
of environmental or natural features on any site proposed for land
development. Any land development not within the Natural Resource
Protection Overlay as shown on the Township's Official Zoning
Map[1] or land development on one single-family lot or a subdivision in which only one additional lot is created within the Natural Resource Protection Overlay shall meet the requirements of this section. Any other subdivision of land or land development within the Natural Resource Protection Overlay as shown on the Township's Official Zoning Map shall meet the requirements set forth in §§ 400-27, Natural Resource Protection Overlay, and 400-28, Cluster lot development. Site alterations, regrading, filling or clearing of vegetation prior to approval of the plans for development shall be a violation of this article.
A.
Floodplains. All such lands shall remain as permanent open space,
except that roads may cross the floodplain where design approval is
obtained from the Pennsylvania Department of Environmental Protection.
B.
Steep slopes. In areas of steep slopes, i.e., those above 25%, the
following standards shall apply:
(1)
No more than 50% of such areas shall be developed and/or regraded
or stripped of vegetation.
(2)
A geotechnical report shall be submitted with the earth disturbance
plan, which report shall document load-bearing capacities, soil stability
and interim and long-range erosion and sedimentation control measures.
C.
Forest. No more than 50% of any forest, as defined, shall be cleared
or developed. Where planted buffer yards are required, existing vegetation,
including forested areas, may be considered as the requisite planting
and shall be excluded from those areas identified as forests.
D.
Ponds, watercourses or wetlands. These areas shall be left as permanent
open space. No development, filling, piping or diverting shall be
permitted except for required roads, except upon the approval of the
Pennsylvania Department of Environmental Protection.
E.
Stormwater drainage and management. Stormwater drainage and management plans shall be developed in accordance with the provisions of Chapter 350, Subdivision and Land Development.
F.
Soil erosion and sedimentation. All developments shall protect streams
and ponds from sedimentation damage and control erosion, in accordance
with the Clean Streams Law, P.L. 1987,[2] 25 Pa. Code Chapter 102, and the current publication of
the "Soil Erosion and Sedimentation Control Manual," Pennsylvania
Department of Environmental Protection, or its approved equivalent.
All required permits for discharge of stormwater shall be obtained
prior to the commencement of grading activities.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq.
[1]
Editor's Note: The Zoning Map is included as an attachment
to this chapter.
Buffer yards. Buffer yards are required for all new mobile home
parks, hospitals, nursing homes, continuing care retirement communities
and commercial districts on sites abutting any residential use or
district. Said buffer yard shall be provided by the developer or applicant
of the subject parcel during the initial phase of construction.
A.
The buffer yard shall be measured from the district boundary line
or from the nearest property line.
B.
The buffer yard may be coterminous with the required side or rear
yards, and in case of conflict, the larger yard requirements shall
apply.
C.
Buffer yard location and width. Buffer yard widths may be averaged,
where physical constraints prevent the provision of the standard width,
with the narrowest portion of the yard being 70% of the minimum established
width.
|
Table 3: Buffer Yards
| |||||
|---|---|---|---|---|---|
|
Adjacent Use
| |||||
|
Subject Use
|
Single-Family Residential
(feet)
|
Multifamily Residential
(feet)
|
Commercial
|
Industrial
|
Institutional
|
|
Single-family residential
|
—
|
—
|
—
|
—
|
—
|
|
Multifamily residential
|
10
|
—
|
—
|
—
|
—
|
|
Commercial
|
20
|
15
|
—
|
—
|
—
|
|
Industrial
|
20
|
15
|
—
|
—
|
—
|
|
Institutional
|
5
|
5
|
—
|
—
|
—
|
|
NOTES:
| ||
|---|---|---|
|
—
|
=
|
Not required; installation at applicant's discretion.
|
D.
No structure or manufacturing or processing activity or storage of
materials shall be permitted in the buffer yard.
E.
All buffer yards shall include a dense screen planting of trees,
shrubs or other plant materials, or both, to the full length of the
lot line to serve as a barrier to visibility, airborne particles and
glare. Such screen planting shall be in accordance with the following
requirements:
(1)
All buffer yards shall be planted with shrub and tree plantings and/or
installed with walls/fencing as permitted by this chapter in a pattern
that creates no less than 20% transparency, unless otherwise specified
by this chapter. Plant materials used in buffer yards shall be at
least three feet in height when planted, shall be planted no more
than three feet apart, and be of such species as will produce within
three years a complete year-round visual screen of at least six feet
in height. Trees that are used in the planting of a buffer yard and
elsewhere on the lot shall be in accordance with Township standards.
In addition, grass or ground cover shall be planted on the ground
surface of the buffer yard. Buffer yards shall be maintained and kept
free of all debris and rubbish.
(2)
The screen planting shall be maintained permanently, and any plant
material which does not live shall be replaced within one year.
(3)
The screen planting shall be so placed that, at maturity, it will
not overhang any street or property line.
(4)
In accordance with the provisions of § 400-19, a clear sight triangle shall be maintained at all street intersections and at all points where private accessways intersect public streets.
(5)
The screen planting shall be broken only at points of vehicular or
pedestrian access.
(6)
Buffer width and planting material shall be laid out to respect existing
or proposed off-site uses. The minimum width may be used where compatible
single-family uses adjoin or where the property abuts nonbuildable
land. The object of the planting shall be defined in the plan as visual
screening or to prevent access to hazardous areas.
(7)
Where hazardous conditions exist, hedgerow planting shall be provided
to make access difficult.
(8)
Where the buffer yard width is less than the required building setback,
self-maintaining ground cover or grass shall be planted to the edge
of the buffer yard.
F.
Screening.
(1)
A planted visual barrier or landscape screen shall be provided and
maintained on any property in a commercial, industrial or special
district which is contiguous to any residential district, except where
natural or physical barriers exist which are deemed adequate by the
Planning Commission, and except where such contiguity has resulted
from an amendment to the zoning district boundaries after the passage
of this provision. This screen shall be composed of plants and evergreen
trees arranged to form both a low-level and a high-level screen. The
high-level screen shall consist of evergreen trees planted to a height
of six or more feet and planted at intervals no greater than 10 feet.
The low-level screen shall consist of shrubs or hedges planted at
an initial height of not less than two feet and spaced at intervals
of not more than five feet. A low-level screen shall be placed in
alternating rows to produce a more effective barrier.
(2)
Any part or portion of the site which is not used for building, other
structures, loading or parking spaces and aisles, sidewalks and designated
storage areas shall be planted and maintained with an all-season ground
cover and shall be landscaped with trees and shrubs in accordance
with an overall landscape plan and shall be in keeping with natural
surroundings. Any off-street parking area with five or more spaces
shall retain at least 5% of the total parking area for landscaping
and shall be graded for proper drainage and paved, or at least one
shade tree of at least two-inch caliper shall be provided per five
parking spaces, or portions thereof, within the parking area, the
grouping or spacing of which shall be reviewed as part of the landscape
plan.
(3)
Any off-street parking area located in a required front yard shall
be set back at least five feet from the road right-of-way, with the
area between the right-of-way and parking maintained with mulch, gravel
or other appropriate ground cover and landscaped with trees, shrubs
or boulders and in accordance with the landscape plan. In lieu of
landscaping the above five feet, the applicant may elect to similarly
landscape only that area between the road shoulder or berm and the
right-of-way line.
Those standards for the control of odorous emissions established
by the Allegheny County Department of Health shall be applied in all
zoning districts. Where an odor is deemed offensive, a duly authorized
Township representative shall refer the matter to the County Health
Department.
A.
No highly flammable, explosive or toxic liquids, solids or gases
shall be stored, except as certified by the Allegheny County Fire
Marshal and permitted by the Pennsylvania Department of Environmental
Protection.
B.
All outdoor storage facilities for fuel, raw materials and products,
and all fuel, raw materials and products stored outdoors, shall be
enclosed by an approved safety fence.
C.
Any article or material stored outside an enclosed building as an
incidental part of the primary commercial or industrial operation
shall be so screened by opaque ornamental fencing, walls or evergreen
planting that it cannot be seen when viewed by a person standing on
ground level during any season of the year. All organic rubbish or
storage shall be contained in airtight, verminproof containers, which
shall also be screened from public view.
D.
No materials or wastes shall be deposited upon a lot in such form
or manner that they may be transported off the lot by natural causes
or forces; nor shall any substance which can contaminate wells, watercourses,
or potable water supplies otherwise render such wells, watercourses,
or potable water supplies undesirable as sources of water supply or
recreation; nor shall any substance which will destroy aquatic life
be allowed to enter any wells, watercourses, or potable water supplies.
E.
Any materials or wastes which might cause fumes or dust or which
constitute a fire hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored outdoors only if enclosed in
containers adequate to eliminate such hazards.
F.
All nonconforming storage and waste disposal uses must be brought
into conformity with this article within three years of the adoption
of this chapter.
No emission at any point from any chimney or otherwise of visible
smoke in excess of that permitted by the air pollution control regulations
of Allegheny County and the Pennsylvania Department of Environmental
Protection shall be permitted.
The emission of dust, dirt, fly ash, fumes, vapors or gases
which can cause any damage to human health, to animals, to vegetation,
or to property or which can cause any soiling or staining of persons
or property at any point beyond the lot line of the use creating the
emission is herewith prohibited as per the air pollution control regulations
of Allegheny County and the Pennsylvania Department of Environmental
Protection.
No use shall produce a strong, dazzling light or a reflection
of a strong, dazzling light beyond its lot lines or onto any public
road. Manufacturer's catalog cut sheets shall be provided as
part of any application.
No use shall cause earth vibrations or concussions detectable
beyond its lot lines without the aid of instruments, with the exception
of vibration produced as a result of temporary construction activity.
No discharge at any point into any private sewage disposal system
or stream or into the ground of any materials in such a way or in
such nature or temperature as can contaminate any water supply or
otherwise cause the emission of dangerous or objectionable elements
or the accumulation of solid wastes conducive to the breeding of rodents
or insects is permitted as per Pennsylvania Department of Environmental
Protection regulations for solid waste disposal.
No activities producing heat, cold, dampness or movement of
air are permitted which shall produce any material effect on the temperature,
motion or humidity of the atmosphere at the lot line or beyond.
No activities which emit dangerous radioactivity at any point
are permitted, and no electrical disturbance adversely affecting the
operation at any point of any equipment other than that of the creator
of such disturbance shall be permitted.
The owner or lessee of the property, whether occupied or vacant,
located within or adjacent to any developed area shall maintain such
premises so that:
In industrial and commercial areas, all vehicles and movable
equipment maintenance and repair done on the property must be performed
within an enclosed building.
