The following regulations for accessory buildings and uses shall
supplement the regulations set forth in this chapter in each zoning
district and shall apply throughout the Township unless otherwise
specified. If the zoning district regulations are determined to be
in conflict with the following general regulations, the most restrictive
regulations shall be applied, unless otherwise stated.
Accessory buildings and structures, such as but not limited
to detached private garages, barns, storage buildings, garden structures
and greenhouses not used for commercial purposes, may be erected in
accordance with the following requirements:
A.
Accessory buildings with a floor area not exceeding 250 square feet
and 12 feet in height shall not be located less than five feet from
the lot line and/or easement. All other accessory buildings shall
not be located less than the minimum required building setbacks and/or
easements. No accessory building shall be permitted to be placed within
a roadway, driveway clear sight triangle, over or on top of a property
line, easement or right of way.
[Amended 8-16-2016 by Ord. No. 5-2016]
B.
Nonagricultural and nonforestry accessory building(s) shall not cover
more than 10% of the net lot area in the Farming Zoning Districts,
except for any farm buildings or accessory buildings used to house
livestock, and/or store crops.
[Amended 6-1-2023 by Ord.
No. 2-2023]
C.
Accessory building or buildings shall not cover more than 10% of
the net lot area in the Residential and Suburban Residential Zoning
Districts, except for any farm buildings or accessory buildings used
to house livestock and/or crops.
D.
An accessory building shall be no less than 10 feet from the principal
building.
E.
Except for farm buildings which shall have no height limit, all other
accessory buildings in the Residential, Suburban Residential, and
Farming Zoning Districts shall not be higher than 1 1/2 stories
or 20 feet, whichever is less. In all other districts, accessory buildings
are permitted to be constructed to the maximum height requirements
of the principal buildings in the underlying zoning district.
[Amended 6-1-2023 by Ord.
No. 2-2023]
Dish antennas shall be a permitted accessory use in any district
and shall comply with the following requirements:
A.
All dish antennas shall meet the yard setback and height limitations
for the zoning district in which they are located.
B.
The distance of any guy anchorage or similar device shall be at least
10 feet from any property line.
C.
Dish antennas shall be limited to one per lot in the Residential
and Suburban Residential Zoning Districts.
D.
The dish antenna shall be maintained in a safe condition.
E.
If determined by the Code Enforcement Officer or his designee, a
structural engineering analysis may be required at the request of
the Zoning Officer.
F.
A dish antenna shall be five feet from any overhead electrical power
line.
G.
No dish antenna shall be permitted within a roadway or driveway clear
sight triangle.
Fences or walls may be erected, altered and maintained in accordance
with the following requirements:
A.
Any fence or wall shall not exceed six feet in height where the principal
use of a parcel or parcels is other than commercial or industrial.
Where the principal use of a parcel or parcels is commercial or industrial,
a fence or wall shall not exceed eight feet in height. Barbed wire
may be installed on top of fence or wall enclosing a commercial or
industrial use; provided, however, that the barbed wire shall be installed
at a height greater than six feet and when installed, the height of
both the fence or wall and the barbed wire shall not exceed 10 feet
in height. No razor or concertina wire shall be permitted.
[Amended 6-1-2023 by Ord.
No. 1-2023]
B.
Fences or walls may be located up to but not on a property line,
easement or right-of-way line; provided, however, that no part of
the fence or wall shall be permitted to extend over or across the
property line, easement or right-of-way line except that a fence may
be permitted to cross a utility easement or right-of-way if the property
owner secures a letter of approval or agreement from the owner of
the utility easement or right-of-way and provides the same to the
Township with its application for the fence permit.
[Amended 6-1-2023 by Ord.
No. 1-2023]
C.
Fences or walls shall not be located within a clear sight triangle
and shall not reduce the sight distance at intersections and driveways.
A.
Stacks of firewood maintained for personal, residential use shall
not be stored to a height in excess of six feet.
B.
Stacks of firewood shall be a minimum of six feet from any property
line.
C.
Stacks of firewood shall not be stored in the street right-of-way
or sight distance triangle of intersections and/or driveways.
A zoning and building permit shall be required for the installation
or construction of a private outdoor swimming pool on the same lot
as the principal residence subject to the following conditions:
A.
Such pool may be erected in the rear and side yard, but shall not
be located in the front yard.
B.
The water edge of such pool shall not be located nearer than 20 feet
to the rear lot line and/or easement and 10 feet to any side lot line
and/or easement for any pool. The walkway or patio area surrounding
the pool shall not be located nearer than five feet to the lot lines
and/or easements.
D.
No permanent swimming pool structure shall be permitted without an
operable filtration system utilizing chlorine, bromine or some other
antibacterial agent.
G.
No water from a pool shall be discharged directly onto or within
20 feet of any public right-of-way or adjacent property without the
owner's consent.
The routine maintenance, repair and servicing of personal motor
vehicles, owned and/or leased by the person performing such services
when performed outside of a completely enclosed building, is permitted,
subject to the following:
A.
All vehicles shall be maintained with proper licensure.
B.
All work shall be performed on the vehicle owner's (lessee's) property
of residence.
C.
All by-product or waste fuels, lubricants, chemicals, and other products
shall be properly disposed of.
D.
All such activities shall be conducted during daylight hours and
so as not to disturb abutting properties.
E.
All exterior repair, maintenance, and servicing activities shall
be completed within 72 hours.
[Amended 10-2-2014 by Ord. No. 1-2014]
Recreational vehicles, boats, campers and trailers. For residential
uses in any zone, recreational vehicles, travel trailers, trucks,
boats and trailers are not permitted to be parked on a public street
or highway, including those intended for dedication. They are permitted
only according to the following requirements:
A.
The storage
of one such vehicle shall be permitted. Such vehicle is permitted
to be parked in any yard as long as no portion of the vehicle (including
tongue) is located within any public right-of way, on or above any
public sidewalk or easement, or within a distance of five feet from
adjoining property lines.
(1)
The
storage of a second recreational vehicle shall be permitted if the
gross lot size is equal to or greater than 0.5 acre, as derived from
a recorded deed and/or recorded subdivision plan. The secondary vehicle
shall be permitted only in the side/rear yard, and no portion of the
vehicle (including tongue) shall be located within any public right-of-way,
on or above any public sidewalk or easement, or within a distance
of five feet from an adjoining property.
B.
All areas
used for storage shall be maintained so as to keep vegetation properly
trimmed and debris or litter disposed of regularly. Storage of a recreational
vehicle shall not exempt the property owner from any property maintenance
requirement of this chapter. All vehicles shall maintain valid registration
and inspection, and prevent the leakage of fuels and/or lubricants
into the ground; and
C.
In the
Residential, Suburban Residential, Business Center, and Farming Zones,
commercial vehicles over 14,000 pounds' gross vehicle weight,
truck tractors and/or trailers, commercial and/or construction trailers/equipment,
including, but not limited to, backhoes, dump trucks over 12,000 pounds'
gross vehicle weight, cranes and forklifts, and school buses (excluding
vans) shall not be parked or stored on or off a public or private
street or highway. The parking of such vehicles off a public or private
street or highway shall not apply to lots with a gross lot area of
one acre or greater; however, in no case shall such commercial vehicles
be parked within 200 feet of any adjoining property. This subsection
shall not apply to local deliveries, loading or unloading, or construction
equipment used at a construction job site. When loading or unloading,
said vehicles shall not be permitted to have their engines, generators
or refrigeration units of any sort in operation for a period exceeding
a total of 30 minutes in any twenty-four-hour period. Truck tractors
and/or trailers used for residential moving purposes shall be permitted
to park for a period not to exceed 24 hours. This subsection shall
not apply to farm vehicles not normally used as a means of conveyance
on a public highway.
[Amended 6-1-2023 by Ord.
No. 2-2023]
All permanent trash dumpsters shall be located within a side
or rear yard, screened from adjoining roads and properties, and completely
enclosed within a masonry or fenced enclosure equipped with a self-latching
door or gate. All trash must be stored within the dumpsters or otherwise
must be bundled and stored within the masonry or fenced enclosure.
Temporary trash dumpsters shall be permitted for use for a period
of 60 days, unless a greater time is granted by the Board of Supervisors.
Temporary dumpsters shall not be required to be provided with enclosures
as described above.
Airstrips/helipads are permitted as provided in Part 5, subject
to the following criteria:
A.
All facilities shall be designed and operated in strict compliance
with all applicable state and federal laws and regulations.
B.
The applicant shall furnish evidence of the obtainment of a license
from the PennDOT, Bureau of Aviation, prior to the approval of the
application.
C.
The approach zone to any of the proposed runways or landing strips
shall be in accordance with the regulations of the applicable federal
and/or state agencies.
D.
There shall be no existing flight obstructions such as towers, chimneys
or other tall structures or natural obstructions outside of the airport
and located within the proposed approach zones.
E.
Any building, hanger or structure shall be located a sufficient distance
away from the landing strip in accordance with the recommendations
of applicable federal and/or state agencies.
F.
The glide path shall be a plane surface laid out in accordance with
the operating characteristics of the aircraft for which the airport
is designed. The final 500 feet of the glide path shall be wholly
within the airport property.
Bed-and-breakfast inns are permitted as provided in Parts 4
and 5 subject to the following criteria:
A.
For the purposes of this chapter, a "bed-and-breakfast" shall be
defined as an owner-occupied, single-family detached dwelling, where
between one and five rooms are rented to overnight guests on a daily
basis for periods not exceeding 14 consecutive days.[1]
B.
No modifications to the external appearance of the building (except
fire escapes) which would alter its residential character shall be
permitted.
C.
All floors above grade shall have direct means of escape to ground
level.
D.
All parking areas shall be set back a minimum of 25 feet from all property lines and shall be provided with buffering, landscaping, screening in accordance with Part 10 of this chapter.
F.
Meals shall be offered only to registered overnight guests, employees
of the establishment, and residents of the dwelling.
G.
The applicant shall furnish evidence that an approved means of sewage
disposal and water supply shall be used.
H.
The applicant shall furnish proof of approval from the Pennsylvania
Department of Labor and Industry.
Family day-care facilities are permitted as provided in Parts
4 and 5 subject to the following criteria:
A.
All family day-care facilities shall be conducted within a single-family
detached dwelling.
B.
A family day-care facility shall offer care and supervision to no
more than six different nonresident minors during any calendar day.
C.
All family day-care facilities with enrollment of more than three
minors shall furnish a valid registration certificate for the proposed
use, issued by the Pennsylvania Department of Public Welfare.
D.
An outdoor play area no less than 390 square feet in area shall be provided. Such play area shall not be located within the front yard nor in any vehicle parking lot. Outdoor play areas shall be screened from any abutting existing residential use or residentially zoned properties with Level 1 screening in accordance with § 270-215 of this chapter, but no vegetative materials located within the outdoor play area shall be of a harmful type (plants that are poisonous, thorny, allergenic, etc.). All outdoor play areas must include a means of shade, such as a tree(s) or pavilion(s).
[Amended 10-2-2014 by Ord. No. 1-2014]
E.
Passenger "dropoff" and "pickup" areas shall be provided on site
and arranged so that passengers do not have to cross traffic lanes
on or adjacent to the site.
Farm occupations are permitted as provided in Part 5 subject
to the following criteria:
A.
For the purposes of this section, farm occupations may involve any
one of a wide range of uses, so long as it remains secondary to and
compatible with the active farm use. Retail sales shall only be permitted
incident to the production of goods on the site.
B.
Only residents of the farm property shall be employed by the farm
occupation, and the owner of the farm occupation must reside on the
site.
C.
The use must be conducted within one completely enclosed building.
Where practical, the farm occupation shall be conducted within an
existing farm building. However, any new building constructed for
use by the farm occupation shall be located no less than 100 feet
from any adjoining street right-of-way or property line.
D.
Any new building constructed for use by the farm occupation shall
be of a design so that it can be readily converted to agricultural
use, or removed, if the farm occupation is discontinued.
E.
The farm occupation shall occupy no more than 4,000 square feet of
gross floor area, nor more than one acre of lot area. However, any
driveway serving the farm occupation and the farm shall not be calculated
as land serving the farm occupation.
F.
No more than 50% of the land devoted to a farm occupation shall be
covered by buildings, structures, parking or loading areas, or any
other impervious surfaces.
G.
For purposes of regulation of signs for farm occupations, all signs shall be considered home occupation signs, and meet all applicable provisions of Part 8 of this chapter.
H.
For purposes of this section, any farm occupation which is not a
permitted principal use within the zoning district in which the principal
agriculture or farm use is occurring shall not be subdivided or separated
from the principal agriculture or farm use.
[Amended 10-2-2014 by Ord. No. 1-2014]
Home occupations are permitted as provided in Parts 4 and 5
subject to the following criteria:
A.
The use shall be clearly incidental to the principal use of the premises
as a single-family detached dwelling or single-family semidetached
dwelling for living purposes.
B.
No more than two persons, at least one of whom shall be a resident
of the dwelling, may be engaged in the home occupation use.
C.
No more than one home occupation may be located in any dwelling or
accessory building unit.
D.
The home occupation shall not alter the appearance of the building
as a dwelling unit.
E.
No mechanical equipment shall be employed in a home occupation, other
than that customarily utilized for hobby or domestic purposes.
F.
No retail sales or services, other than goods grown, produced or
assembled on the premises, shall be conducted on the premises; however,
retail sales of products not produced on the premises are permitted
when these sales are only incidental to and part of the primary function
of the business.
G.
No manufacturing shall occur on the premises other than the products
of customary hobbies and fabrication of garments by a seamstress.
H.
No goods shall be displayed so as to be visible from the exterior
of the premises.
I.
Home occupations shall be limited to not more than 400 square feet
of the gross floor area of the dwelling unit or accessory building.
[Amended 10-2-2014 by Ord. No. 1-2014]
A.
An accessory use to a principal detached single-family dwelling that
is not contained upon a farm, whereupon livestock are kept exclusively
by the residents of the site.
(1)
Group 1: Animals whose average adult weight is less than 10
pounds shall be permitted at an animal density of 12 per acre with
a maximum number of 50 animals.
(2)
Group 2: Animals whose average adult weight is between 10 pounds
and 100 pounds shall be permitted at an animal density of two per
acre, with a maximum number of 20 animals.
(3)
Group 3: Animals whose average adult weight is greater than
100 pounds shall be permitted at an animal density of one per acre,
with a maximum number of five animals.
B.
The keeping of a combination of animal types (Groups 1, 2, and 3)
shall require an animal density equal to the ratio of the number of
animals, by type. In no case shall a lot contain more than 50 total
animals. Should one structure be used to house a combination of animal
types, the most restrictive setback shall apply.
C.
Structures directly related to and used as part of keeping noncommercial
livestock shall not be permitted in the front yard.
D.
The following lists minimum setbacks (from all lot lines) imposed
upon the placement of any structure used in the raising or housing
of livestock. Should more than one structure be used in the raising
or housing of a combination of livestock types, the most-restrictive
setback shall apply:
E.
All outdoor pasture/recreation areas shall be enclosed with fencing
to prevent the escape of the animals. Such fencing must be set back
at least 10 feet from all property lines and/or easements.
F.
All animal wastes shall be properly stored and disposed of in compliance
with Pennsylvania's Manure Management Guidelines so as not to be objectionable
at the site's property line. All animals, their housing, and their
outdoor pasture/recreation areas shall be properly maintained so as
not to become a nuisance to abutting properties.
H.
J.
Animal density greater than listed is permitted as a conditional
use.
K.
A zoning permit shall be required for the noncommercial keeping of
livestock. The zoning permit may be revoked for any violation of this
section.
A.
No portable storage unit shall be located within 10 feet of any street
right-of-way, property line and/or easement. Portable storage units
shall not obstruct any street intersection or driveway clear sight
triangle.
B.
A portable storage unit shall not exceed a width of eight feet, length
of 16 feet, and height of eight feet if located less than 500 feet
from a dwelling not owned by the owner/renter of the portable storage
unit.
C.
No portable storage unit shall remain on a lot in excess of 60 consecutive
days, unless a greater time is granted by the Board of Supervisors.
Portable storage units shall not be placed on a lot in excess of 180
days in any calendar year.
D.
A portable storage unit shall be permitted during construction, reconstruction,
alteration or renovation of the principal building and for a period
of three days before and after such activity, provided a construction
and/or zoning permit has been issued by the Township. The portable
storage unit shall be removed from the premises before the Township
Zoning Officer issues a certificate of occupancy and/or use, or if
the construction activity ceases for a period of more than 14 consecutive
days.
E.
A portable storage unit may be located on a lot during an emergency
situation as declared by the appropriate federal, state, county or
Township agency. The portable storage unit shall be removed from the
lot within 14 days after the end of the emergency declaration by the
appropriate federal, state, county, or Township agency.
Roadside stands are permitted as provided in Parts 4 and 5 subject
to the following criteria:
A.
Maximum floor area of the structure used as a roadside stand shall
not exceed 300 square feet.
B.
There shall not be more than one roadside stand on any one property.
C.
A roadside stand may be located in any yard area, provided that it
is at least 10 feet from street rights-of-way, property lines, and
easements. Roadside stands shall not obstruct any street intersection
or driveway clear sight triangle.
D.
At least 50% of the products sold must be produced on site.
E.
Parking shall conform to the regulations in Part 9, except that paving
shall not be required.
F.
Following the harvesting seasons all structures and signage shall
be moved to an area to the side or rear of the principal building
and appropriately screened from view.
Rural occupations are permitted as provided in Part 5 subject
to the following criteria:
A.
Minimum lot size shall be two acres.
B.
Only one rural occupation may be conducted on the same property as
the owner's principal residence, and shall not exceed the area of
the principal residence's ground-floor area or 1,000 square feet,
whichever is less.
C.
A rural occupation shall only be conducted within one completely
enclosed building that satisfies at least one of the following:
(1)
The building will remain the same size and in the same location
as it existed on the effective date of this chapter.
(2)
The building is limited to one story in height, or 20 feet,
whichever is lesser.
(3)
The building shall comply with the minimum building setbacks
of the underlying zoning district.
D.
In no case shall any new rural occupation building be constructed
before the owner resides permanently on the subject property. In addition,
rural occupations may only be conducted so long as the owner of the
business resides on the site.
E.
In no case shall the required maximum lot coverage be exceeded by
those impervious surfaces associated with the principal residence,
rural occupation and/or other permitted accessory uses and structures.
F.
All off-street parking and loading spaces shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
G.
No outdoor storage or display shall be permitted.
H.
No rural occupation and its principal dwelling shall generate more
than 20 vehicle trips per day to and from the site. The applicant
shall furnish evidence regarding the expected numbers of vehicles
trips associated with the proposed use.
I.
Vehicular access to the rural occupation shall be limited to the
same driveway connection with the public street right-of-way that
serves the principal residence. No additional roadway connection shall
be permitted.
J.
The maximum number of employees that do not reside on the site shall
be equal to two full-time positions. For purposes of this section,
employees shall be defined as those involved in the on-site conduct
of the rural occupation.
K.
Rural occupations shall only be conducted between the hours of 6:00
a.m. and 9:00 p.m.
L.
No manufacturing, mechanical or industrial use shall be permitted
which causes any noise, glare, fumes, smoke, dust, vibration, electromagnetic
interference, or other hazard that is noticeable at any property line
of the rural occupation. No use that requires application or permitting
by the PA DEP for the handling of hazardous waste or other substances
shall be permitted.
M.
Any area devoted to retail sales display shall be limited to 20%
of the overall size of the rural occupation.
N.
The applicant shall furnish evidence that an approved means of sewage
disposal shall be utilized, and further that such means is part of
the same system in use for the principal residence.
A.
Intent. The alternative energy requirements are designed to recognize
the need for conservation of energy and natural resources and to facilitate
the utilization of renewable resources. These regulations are designed
to allow the installation of renewable energy devices and provide
the opportunity for individuals to reduce energy dependence by encouraging
the productive use of solar and wind energy components.
B.
Solar, wind and alternative energy standards. The use of solar, wind
and alternate energy systems is encouraged within these regulations
and permitted within any zoning district. Although the installation
of such systems is not mandatory, where they are utilized, the following
shall apply:
(1)
Active and passive solar systems, wind energy systems and similar
alternate energy systems, including customary energy storage accessories,
shall be permitted for the production, collection, movement, distribution
or storage of heated water, air or other medium that is intended for
conveyance to a principal or accessory use. Systems may include the
following, subject to the requirements contained herein:
(a)
Solar panels, with a combined glazing area of 65 square feet
or less may be placed in any required yard but shall not be closer
than five feet from any property line.
(b)
Solar panels with a combined glazing area in excess of 65 square
feet shall be provided in accordance with the following:
[1]
Solar panels attached to a principal structure shall comply
with the zoning setbacks prescribed for a principal structure in the
applicable zoning district. All solar panel systems may extend 10
feet above the highest point of a roof;
[2]
Solar panels that are freestanding or attached to an accessory
structure shall comply with the accessory structure requirements of
this chapter.
(c)
Solar greenhouses attached to principal structures shall meet
all yard requirements for a principal structure in the applicable
zoning district. Solar greenhouses attached to accessory structures
shall meet all yard requirements specified for accessory structures
in this chapter.
(d)
Detached solar greenhouses shall meet all yard requirements
specified for accessory structures in this chapter.
(e)
Wind energy conversion systems, provided that:
[1]
The structure shall have a minimum setback from all property
lines equal to the height of the longest extension of the rotor.
[2]
Towers may be ground- or roof-mounted and shall be securely
fastened as per manufacturer's specifications or a demonstrable equivalent
to achieve maximum safety and prevent collapse or fall. Any propeller
or turning device that reacts to wind velocity shall have a governor
to control the speed of revolutions. Such governor may include a rudder
that turns the propeller away from the wind, individually spring-mounted
paddles that turn away from the wind, or other suitable manufacturer's
device. Towers shall be locked or secured to prevent unauthorized
access, and in no case shall a permanently mounted ladder be affixed
less than 10 feet from grade level.
C.
Protection and maintenance. The improvements required and permitted
within this section shall be protected and maintained to ensure the
environmental benefits of nonpolluting, replenishable alternate energy.
The following requirements shall apply:
(1)
Protection.
(a)
Where a solar or wind energy system has been installed to serve
an existing structure, it shall be the responsibility of the property
owner to secure any easement or restrictive covenants necessary to
protect the sky space affecting the solar or wind energy system. Such
an agreement shall be negotiated between owners of affected properties,
but it is not a requirement for approval of a building and zoning
permit for the solar or wind energy system. Guidelines for establishing
sky-space easements are provided in Appendix C.[1]
[1]
Editor's Note: Said Appendix C is on file in the Township
offices.
(b)
Maximum height requirements of this chapter shall not apply
to roof-mounted solar collector systems.
D.
Plans and permits.
(1)
Plans depicting solar or wind energy installations shall be
submitted at the time of application for a building and proposed use
permit. Information may be included on the required plot plan specified
in this chapter or submitted on a separate plan. In addition to the
information required elsewhere within this chapter, plans shall include:
(2)
Building and proposed use permits. A building and proposed use
permit shall be required for installation of or expansion or alteration
to any of the energy systems described within this section. Applicable
procedures of this chapter shall apply during the processing of such
permit applications. Where desired, the Zoning Officer may refer plans
to any other applicable agencies for review and comment prior to formal
action on the permit application.
