The regulations contained in this article shall apply to the entire Township for the subjects covered herein. However, if a conflict occurs between the standards of the general regulations and any other standards of this chapter, then the more restrictive standards shall apply. Subdivision and land development proposals are further regulated by Chapter 145, Subdivision and Land Development. The following activities, among others, are considered land development:
A.
Addition of one or more buildings (except accessory
buildings) to a lot which contains an existing building.
B.
Division of one or more buildings into spaces for
leasehold, ownership, or other forms of tenancy (except for residential
conversions resulting in three or less dwelling units).
C.
Construction or expansion of one nonresidential building
on a lot.
All development in the Township shall be served
by water supply and sewage disposal facilities which are appropriate
for the type of land use, physical characteristics of the land, location
in the Township, and availability of existing water and sewage systems,
and shall be further regulated by the requirements below:
A.
Individual on-lot facilities. Individual on-lot water
supply and sewage disposal facilities shall be used in all zoning
districts where central water and/or sewer facilities are not available.
Written proof of compliance with the applicable state and/or county
regulations must be provided to the Zoning Officer before occupancy
permits will be issued.
B.
Facilities serving more than one lot, dwelling, use,
or building. Facilities under this heading may be classified as "common,"
"shared," or "central," and include public water supply and public
sewage disposal, and shall comply with the following:
(1)
These facilities shall not be located on building
lots, but shall be located on a separate lot used only for these utilities,
or for utilities and open space.
(2)
Written proof of compliance with the applicable state
regulations must be provided to the Zoning Officer before occupancy
permits will be issued for development served by these facilities.
(3)
These facilities shall comply with the requirements of § 170-17 herein regarding ownership and maintenance of common elements.
(4)
Off-site central water and/or sewage facilities must
be used for development when they are available.
Unless otherwise specified in the specific district
regulations of this chapter, each and every lot shall abut a public
street for at least 50 feet at the right-of-way line of the public
street; and said 50 feet must be usable for purposes of ingress and
egress to the lot.
A front yard setback shall be measured from
the ultimate right-of-way for each lot line abutting a public or private
right-of-way. The lot lines intersecting ultimate rights-of-way shall
be treated as side lot lines. All other lot lines shall be considered
rear lot lines.
Regardless of the zoning district, all developments
involving nonresidential uses, multifamily development (including
garden apartments), single-family attached development (including
townhouses), and mobile home parks must have refuse collection facilities
provided by the applicant, either inside the building(s) or within
an area enclosed by either walls or opaque fencing.
A.
These facilities shall be architecturally compatible
with the building(s).
B.
Walls or fencing shall be designed to shield the refuse
facilities from direct view from adjacent properties, to a height
of at least six feet.
C.
These facilities shall be designed in a manner which
can accommodate large collection trucks.
D.
Landscaping is encouraged around these facilities.
E.
Refuse facilities attached to, detached from, or within
buildings shall be subject to the same building setback requirements.
All proposals subject to the requirements of this chapter shall be landscaped and buffered from adjacent properties in compliance with the requirements of Chapter 145, Subdivision and Land Development.
When open space or open land is required to
be permanently preserved for common benefit and use by the requirements
of this chapter, the regulations of this section shall apply.
A.
Open space characteristics. Open space shall be characterized
by one or more of the following:
(1)
Active and/or passive recreation areas.
(2)
Environmentally sensitive and attractive areas such
as:
(a)
Woodlands.
(b)
Lakes, ponds, streams.
(c)
Floodplain as defined in this chapter.
(d)
Slopes exceeding 15% as delineated by the Montgomery County Soil Survey, by accurate contour mapping on the applicant's plan, or otherwise in accordance with Article XVI, Steep Slope Conservation District, of this chapter.
(e)
Farmland which is to be continued in agricultural
use.
B.
Open space design requirements. Permanently preserved
open space shall:
(1)
Be designed as a continuous system of usable areas,
interspersed among groupings of residential dwelling units, wherever
practicable.
(2)
Be interconnected with common open space areas on
abutting parcels wherever possible.
(3)
Be provided with safe and convenient access by adjoining
public road frontage or other rights-of-way or easements capable of
accommodating pedestrian, bicycle, and maintenance vehicle traffic,
and containing appropriate access improvements.
(4)
Be provided with sufficient perimeter parking when
necessary, as in public recreation areas.
(5)
Be comprised of areas not less than 50 feet in width
and not less than 10,000 square feet of contiguous area, except that
individual tot lots shall be included in the total required open space
area.
(6)
Be designed so that not more than 25% of the open
space is used as buffers between development and existing roads, and
no more than 50% is floodplain, as defined herein.
(7)
Not be divided by crossing of public or private roads
except where necessary for proper traffic circulation.
C.
Offer of dedication. All common open space and recreation facilities required by this chapter shall be subject to the regulations for dedication to the Township, contained in Chapter 145, Subdivision and Land Development.
D.
Required recreation facilities. Recreation facilities provided in required open space shall be subject to the recreation facilities regulations contained in Chapter 145, Subdivision and Land Development.
E.
Height limitation of fences and walls.
Common elements including, but not limited to,
open space, recreation, sewer, water, and stormwater management facilities
which will not be publicly owned, shall be subject to a form of ownership
established in private agreements acceptable to the Board of Supervisors.
Such private ownership includes but is not limited to corporate, individual,
condominium, landlord, or fee-simple homeowners' or landowners' association,
and shall be governed by the following:
A.
Access to and use of these common elements may be
restricted to the property owners or tenants within the development
and their guests, unless the Township accepts public dedication of
all or any part of any open space.
B.
Perpetual maintenance shall be guaranteed by trust
indenture or similar instrument, or by deeding the open space to a
land trust or conservancy or similar organization, as approved by
the Board of Supervisors, which instrument or deed shall be referenced
on the final plan and:
(1)
Shall be recorded with the Montgomery County Recorder
of Deeds simultaneously with the final plan.
(2)
Shall restrict the open space from development, by
deed restriction, granting the Township the right to enforce the restrictions.
(3)
Shall include provisions for:
(a)
Bonds posted by the developer to cover expenses
incurred before formation of a homeowners' association.
(b)
Adjustment of association fees to account for
inflation and increased costs.
(c)
A reserve fund to cover capital improvement
and/or unforeseen major maintenance requirements.
(d)
Funding of professional management, expert consultants,
and supplies.
(e)
Township review and approval of revisions to
any part at any time.
(4)
Shall authorize the Township to maintain the common
elements and assess the private ownership 100% of such maintenance,
or foreclose on said bonds or funds to cover said maintenance, if
private ownership fails to function as required in the private agreement.
(a)
The Township may, at the discretion of the Board
of Supervisors, decide to relieve the private ownership organization
of some or all of its maintenance responsibilities in the event of
a functional failure that has or threatens to have undesirable impacts
on surrounding properties or the general public.
(b)
The necessity for continued Township maintenance
shall be reviewed at a public hearing within one year of the Township
having assumed the responsibility, and if the private ownership is
demonstrated to have resumed the capability of maintenance, the responsibility
shall revert to the private ownership. If the private ownership cannot
demonstrate capability, a public hearing shall be held on an annual
basis until maintenance can be resumed by the private ownership or
until dedication of the common elements is accepted by the Township.
(c)
Any administrative, capital, labor, or operating
costs incurred by the Township in assuming the maintenance responsibilities
of the private ownership organization shall be recoverable from the
owners of property, individually or collectively, in the subject development.
C.
Review of maintenance budget. At the time a preliminary
plan for subdivision or land development is submitted, the developer
shall submit to the Township a budget for the maintenance of open
space, and reimburse the Township for the cost of a professional to
assess the budget for future adequacy.
No building and no part of a building shall
be erected within or shall project into any required yard in any zoning
district, except for the following:
A.
An unenclosed porch, not more than 14 feet in height,
may be erected to extend into a required front or rear yard setback
a distance of not more than 10 feet, provided that in no case shall
it extend into such front or rear yard more than 1/2 the required
depth of the yard.
B.
A terrace, patio, deck, platform, hot tub, or landing place, not
covered by a roof, canopy or trellis, and which it does not extend
above the level of the first floor of the building, may be erected
to extend into a required side or rear yard a distance of not more
than 12 feet provided that it shall not extend into such yard more
than 1/2 of the required depth or width of the yard.
[Amended 6-2-2015 by Ord.
No. 15-04]
C.
A carport may be erected over a driveway in a required
side yard, provided that such structure meets the following requirements:
D.
A buttress, chimney, cornice, pier, or pilaster of
a building may project not more than 18 inches into a required yard.
E.
Open, unenclosed fire escapes, steps, bay windows,
and balconies may project no more than three feet into a required
rear yard.
No lighting of private property shall be permitted
that shall cause a hazard or a nuisance to abutting roads and properties.
A.
When lighting is observed to be a potential hazard
or nuisance regarding public roads, the Township Zoning Officer shall
make a determination as to the need to relocate, diminish, reorient,
or remove the light fixtures in question, with the advice of the Township
Engineer. The determination shall be made mainly in terms of the effect
of the lighting on traffic safety, such as from glare or brightness
interfering with a driver's ability to see safely.
B.
When lighting is observed to be a potential hazard
or nuisance to an abutting property, the Zoning Officer shall make
a determination as above, when requested by the affected property
owner. The following shall be used as criteria:
[Amended 7-5-2005 by Ord. No. 05-08]
Consistent with the provisions of the Multimunicipal
Comprehensive Plan, Lower Frederick Township prohibits adult entertainment
uses as defined in this chapter.
Kennels, where specified as a permitted use
in the district regulations, are subject to the following provisions:
A.
A minimum lot size of five acres shall be provided.
B.
No animal shelter or run shall be permitted within
100 feet of any property line or 200 feet of any other dwelling.
C.
A total screen buffer shall be provided along property
boundaries with residential uses, to control noise and odor.
D.
The total number of dogs shall not exceed five per
acre, excluding dogs under six months old.
The provisions of this chapter shall not be
so construed as to limit or interfere with the construction, installation,
operation and maintenance of public utility structures, or facilities
in existence at the time of passage of this chapter, or which may
hereafter be located within public easements or rights-of-way designated
for such purposes. The location of any such construction not within
a public easement or right-of-way, however, unless specifically provided
for in this chapter, shall be subject to approval of the Zoning Hearing
Board, which shall give consideration to the effect of such constructions
or installation upon the public safety and the character of the adjacent
neighborhood.
Nothing herein contained shall be construed
to render inoperative any enforceable restriction established by covenants
running with the land, and which restrictions are not prohibited by
or are not contrary to the regulations herein established.
[Amended 11-8-2000 by Ord. No. 00-04]
The following accessory uses shall be permitted,
subject to the additional requirements specified for each use. Such
uses shall comply with the additional dimensional regulations of this
article, as appropriate.
A.
Uses accessory to agriculture.
(1)
Greenhouses, barns, machine sheds, and other agricultural
buildings, and preparation of products produced on the premises for
sale and/or use at other locations.
(2)
Keeping of livestock in conjunction with agriculture,
in accordance with the following:
(a)
Livestock and/or other animals may be kept as
part of an agricultural operation provided that the property on which
they are kept is at least 10 acres in size.
(b)
The number of animals permitted shall be two
per acre used for such purposes. Such an operation shall be completely
enclosed by fencing.
(c)
Operation of an animal feed lot shall not be
permitted in any district.
(3)
Setbacks.
(a)
Any areas where livestock or other animals are
kept (including barns, corrals, pastures, etc.) shall be set back
a minimum of 100 feet from a residence on an adjacent lot.
(b)
No farm building or other structure for the
keeping or raising of livestock or poultry, for storing of farm or
other products regardless of kind, or for storing of farm or other
machinery shall be erected within 100 feet of any ultimate right-of-way
(public or private), well, property line, or lot line.
(4)
Retail sale of agricultural and/or horticultural products
on a minimum tract of five acres in compliance with the following:
(a)
At least 75% of such products shall have been
grown on the property on which they are offered for sale.
(b)
At least three parking spaces shall be provided,
plus one additional space for each 200 square feet of building area
over 600 square feet.
(c)
Buildings, whether permanent or seasonal, shall
meet the required setbacks of the district in which they are located,
and no parking area, sign, display, or other structure shall intrude
into the legal right-of-way of any public road. This includes stands,
carts, wagons, sheds, or other movable structures.
(d)
Maximum building coverage to house retail sales
shall be 1/2 of 1% of the gross acreage of the property, with a maximum
building coverage as an accessory use of 5,000 square feet.
[1]
A building larger than 5,000 square feet shall
be considered a primary use and shall be permitted only within the
VC Village Commercial, CC Community Commercial, or LI Limited Industrial
districts, as appropriate.
[2]
All structures, including stands, sheds, barns,
etc., with customer access shall be included in calculating building
coverage.
B.
Uses accessory to dwellings. The following uses are permitted by right in compliance with Subsection C herein. However, approval as a special exception by the Zoning Hearing Board shall be required for uses that exceed the stated capacities or sizes, or that would involve the use or storage of items other than those listed.
(2)
Private garage.
(3)
Private parking spaces, not to exceed four per dwelling
unit (not counting garage spaces).
(4)
Shelter for not more than four traditional house pets,
none of which will grow to be larger than a large dog.
(5)
Noncommercial greenhouse.
(6)
Storage sheds for garden equipment, household goods,
and/or sporting goods owned and used by the residents of the dwelling.
(7)
Noncommercial swimming pools, man-made ponds, or other outdoor recreational
facilities, excluding facilities for use of motorized recreation vehicles,
are subject to the front yard setbacks required for principal buildings
in the district in which they are located and a twenty-five-foot setback
for side and rear yards. The square footage of swimming pools does
not count toward the total floor area of accessory buildings.
[Amended 1-5-2009 by Ord.
No. 09-01; 6-2-2015 by Ord. No. 15-04]
(8)
Barn, stable, or other building whether or not used for livestock, on a lot at least two acres in area, subject to the requirements of Subsection A(3) herein.
(9)
Keeping of horses and other large animals such as
cattle, sheep or goats, not in conjunction with agriculture, in accordance
with the following:
(a)
A minimum lot size of two acres is required
to keep such animals.
(b)
Such animals may be kept at the following rates:
|
Type of Animal
|
On a Minimum Two-Acre Lot
|
For Each Additional Acre
| |
|---|---|---|---|
|
Horses, cows, or other animals of a similar
size
|
One animal
|
One animal
| |
|
Sheep, goats, or other animals of a similar
size
|
Four animals
|
Four animals
|
|
These regulations shall be interpreted to mean
one horse or one cow, or four goats per unit of land, not one or four
of each.
| |||
C.
Size and setbacks for buildings accessory to dwellings.
[Amended 1-5-2009 by Ord.
No. 09-01; 6-2-2015 by Ord. No. 15-04]
(1)
Total area permitted by right. The total area of all floors of the
accessory buildings on any one lot permitted by right shall be no
more than the following:
(2)
Floor area permitted by special exception. The area of all accessory buildings on any one lot may be permitted to exceed the maximums in Subsection C(1), above, when approved by the Zoning Hearing Board as a special exception.
(3)
Setbacks and height. Accessory buildings shall not be permitted within
the front yard or any yard abutting a road ultimate right-of-way,
and side and rear yard setbacks shall be as follows:
(a)
Buildings less than 250 square feet in area: minimum setback
five feet; maximum height 12 feet.
(b)
Buildings 250 square feet to 750 square feet in area: minimum
setback 10 feet; maximum height 15 feet.
(c)
Buildings more than 750 square feet in floor area shall satisfy
the setbacks required for principal buildings in the district in which
they are located, and the maximum height shall be 23 feet.
(d)
Accessory buildings on estate lots shall comply with the setbacks in § 170-46E(1)(c) of this chapter.
(4)
The distance between the primary structure and the accessory unit
must be a minimum of 10 feet.
D.
Uses accessory to noncommercial recreational use. Customary recreation, refreshment and service uses and buildings may be permitted in any noncommercial recreational area, provided that the accessory building shall not exceed 750 square feet in ground floor area. These buildings shall not be permitted within the front yard or any yard abutting a road ultimate right-of-way, and side and rear yard setbacks shall be as listed in § 170-94A of the Institutional and Recreational Overlay District of this chapter.
E.
Uses accessory to nonresidential uses. These uses
shall be regulated by the standards in the nonresidential districts.
Home occupations are an accessory use of a residence
involving the conduct of an art or profession, the offering of a service,
the conduct of a business, or the production of handicrafts on a residential
site. The use shall be incidental and subordinate to the use of the
dwelling for residential purposes, and shall not change the character
of the residential use or adversely affect the uses permitted in the
residential district in which it is located.
A.
All home occupations shall be registered with the
Township and be subject to an annually renewable permit secured from
the Zoning Officer.
B.
Home occupations shall be divided into two classes,
and regulated as follows:
(1)
Minor home occupations. Minor home occupations satisfy
the following performance standards and are permitted by-right in
all residential dwellings:
(a)
These uses shall be conducted only by residents
of the dwelling in which the occupation is permitted.
(b)
These uses shall not include any profession
or occupation which requires a license to practice in the Commonwealth
of Pennsylvania.
(c)
These uses shall not receive visitors, customers,
students, patients, or clients of any type.
(d)
Pick-up or delivery for business purposes shall
be limited to those services that routinely serve homes, such as United
Parcel Service, Federal Express, or the U.S. Postal Service.
(e)
These uses shall not generate the need for any
more parking spaces than normally required for the residence.
(2)
Major home occupations. Major home occupations satisfy
the following performance standards and are permitted only in single-family
detached dwellings:
(a)
These uses may employ persons who are not residents of the dwelling in which the occupation is permitted, in compliance with Subsection C(15) herein.
(b)
These uses include barbershops, beauty parlors,
and any profession or occupation which requires a license to practice
in the Commonwealth of Pennsylvania.
(c)
Visitors, customers, students, patients, or
clients shall be permitted only between the hours of 8:00 a.m. and
9:00 p.m.
(d)
Pick-up or delivery for business purposes shall
be limited to those services that routinely serve homes, such as United
Parcel Service, Federal Express, or the U.S. Postal Service.
(e)
These uses may require additional parking spaces which shall comply with Subsection C(9) herein.
(f)
These uses must be located on lots with primary
vehicular access from a collector or higher classification road.
C.
All proposed home occupation uses, including the expansion
or replacement of an existing use or structure, shall conform with
the performance standards below, as well as all other applicable Township,
state, and federal regulations:
(1)
The home occupation and its associated structures
shall conform with all applicable dimensional standards for the zoning
district.
(2)
Home occupations shall be conducted entirely within
the residence, and the area used for the home occupation shall not
exceed 25% of the gross floor area of the residence.
(3)
The home occupation shall in no way cause the residential
appearance or character of the premises to differ from the surrounding
residential area.
(4)
Home occupations shall not produce noise, dust, vibration,
glare, smoke or smell, electrical interference, fire hazard, traffic,
or any other nuisance not typically experienced in the zoning district
where the property is located.
(5)
No use shall require internal or external construction
features or the use of electrical, mechanical, or other equipment
that would change the fire rating of the structure or in any way significantly
increase the fire danger to neighboring structures or residences.
(7)
No outside storage or display of material, goods,
supplies, or equipment related to the operation of the home occupation
shall be allowed. All storage shall take place within a walled structure.
(8)
Merchandise shall be limited only to products manufactured
or substantially altered on the premises, or to incidental supplies
necessary for the conduct of the home occupation. Items shall not
be purchased off-site for resale.
(9)
Vehicular access improvements or any need for additional parking generated by a major home occupation, over what would normally be expected for a residence, shall be provided off-street and in the side or rear yard of the structure, in accordance with Article XVII of this chapter, the regulations of the district in which it is located, and Chapter 145, Subdivision and Land Development. Need for access improvements or additional parking shall be determined by the Board of Supervisors with the advice of the Township Engineer. Landscaped buffers are required for all additional parking spaces for home occupations.
(10)
A resident of the dwelling must be a principal
of the home occupation.
(11)
Any use, except professional offices, which
involves building alterations requiring approval of the Pennsylvania
Department of Labor and Industry shall not be permitted as a home
occupation.
(12)
Home occupations shall not use noxious, combustible,
explosive, or other types of materials that could endanger the health
and safety of the occupants and the surrounding residents.
(13)
Home occupations shall not include auto related
services, clinics, hospitals, animal hospitals, restaurants, cafes,
hotels, or boarding houses, as defined in this chapter, or similar
uses.
(14)
Direct sale of goods on the premises shall not
be permitted routinely, but may be permitted on an infrequent, occasional
basis.
(15)
No employees, assistants, helpers, subcontractors,
etc., shall be permitted except for persons residing on the subject
property with the practitioner, unless authorized as a conditional
use by the Board of Supervisors. The cumulative total of all home
occupations in any one dwelling unit shall be no more than two nonresident
employees.
(16)
There shall be no routine, regular, or recurring
deliveries to or from a home occupation from a vehicle with more than
two axles.
(17)
Trash removal shall not be permitted in excess
of that normally occurring in residential areas.
(18)
Family day-care homes, group day-care homes, and day-care centers are not home occupations and are regulated by § 170-28 herein.
(19)
Garage sales, yard sales, tag sales, and other
similar events are not home occupations and are regulated by other
Township requirements.
Bed-and-breakfast accommodations may be operated
only in single-family detached, owner-occupied buildings, subject
to the following regulations:
A.
Conditional use approval is required from the Board of Supervisors in accordance with § 170-31, Conditional use applications, of this chapter.
B.
There shall be no more than four guest bedrooms, accommodating
no more than eight guests at any one time; no paying guest shall stay
on any one visit for more than 14 days.
C.
Guest bedrooms shall not contain kitchen facilities
and shall not constitute individual dwelling units.
D.
One off-street parking space for each guest bedroom
shall be provided in a side or rear yard, in addition to any other
required parking. Guest parking shall be set back a minimum of 15
feet from any side or rear property lines. Additional setbacks and/or
landscaping, berming, or fencing may be required by the Board of Supervisors
if conditions so warrant.
E.
Meal service is limited to one daily meal (breakfast
or brunch), available only to paying overnight guests and shall not
include the sale of alcoholic beverages. Owners shall comply with
all federal, state, and local requirements for the preparation, handling,
and serving of food.
F.
Owner shall maintain a current guest register, subject
to inspection by the Township.
G.
Each bed-and-breakfast facility shall be equipped
with smoke detectors and fire extinguishers in accordance with the
requirements of the Pennsylvania Department of Labor and Industry
and with all applicable Township codes. Guests shall be provided with
information regarding the floor plan of the building and the location
of emergency exits.
H.
All bed-and-breakfast accommodations shall be connected
to public water and public sewer systems if available. If no public
utilities are available, the application for conditional use shall
include an approval from the Montgomery County Department of Health
that the on-lot sewage disposal system and well have the capacity
to accommodate the additional guest rooms.
I.
A bed-and-breakfast use shall not be permitted on
a lot with an area less than 20,000 square feet.
J.
No exterior additions or alterations shall be made
to the building, other than those necessary to meet health, safety
and sanitation requirements. Such additions or alterations shall meet
all applicable zoning and building code[1] requirements.
K.
One sign shall be permitted for each bed-and-breakfast.
The sign shall comply with the standards for home occupation signs
in this chapter. The nameplate shall be compatible with the style
and character of the building.
L.
The sale and/or display of merchandise or services
to nonguests is prohibited. Social functions, where the owner receives
payment for the use of the building, are prohibited.
M.
The lot for a bed-and-breakfast use must have access
from an arterial or collector road.
[Amended 11-8-20/00 by Ord. No. 00-04]
A single-family detached dwelling unit may be
converted to contain no more than one accessory apartment in addition
to the principal dwelling unit, when authorized by the Code Enforcement
Official in compliance with the regulations of this section.
A.
Accessory apartment size.
(1)
Floor area. The accessory apartment floor area shall
be no more than 30% of the total floor area of the first and second
stories of the single-family detached dwelling, or 750 square feet,
whichever is smaller.
(2)
Calculation. The total floor area of the first and
second stories shall be based on an accurate floor plan of the single-family
detached dwelling at the time the application is filed for conversion.
(a)
Inclusions. The total floor area may include
the floor areas of all heated internal space consisting of rooms,
hallways, stairways, closets, and similar spaces.
(b)
Exclusions. Basements and cellars, unfinished
attics, open and/or unheated porches, and garages shall be excluded
from the total floor area calculations.
B.
Minimum required lot area.
(1)
The minimum required lot area needed to permit a principal
dwelling unit plus an accessory apartment shall be 1.75 times the
minimum lot size required for a single-family dwelling in the zoning
district where the dwelling is located (175% of the standard minimum
lot size).
(2)
On large parcels, surplus land area may be subdivided in compliance with the standards of the district in which the property is located while the minimum required lot area [Subsection B(1), above] shall be permanently maintained as the lot for the single-family detached dwelling with the accessory apartment.
(3)
The applicant shall prepare a deed restriction, easement, or private covenant, that permanently prohibits further subdivision or land development of the minimum required lot area needed to permit an accessory apartment [Subsection B(1), above]. This document must be acceptable to the Township Solicitor and be recorded with the Montgomery County Recorder of Deeds prior to obtaining a use and occupancy permit for the accessory apartment.
C.
Location.
(1)
Accessory apartments shall be permitted only within
the building in which the principal dwelling unit is located and shall
not be permitted in buildings accessory to the principal dwelling.
(2)
An attached garage may be converted into an accessory
apartment, but a detached garage may not. A garage may be considered
"attached" by a breezeway connection, provided that the space between
the house and garage walls does not exceed 15 feet.
(3)
An accessory apartment may be located in a basement,
but shall not be located in a cellar, as defined in this chapter,
unless at least 25% of the cellar apartment's exterior wall area is
above grade and access is provided to the outside at grade through
a standard size exterior doorway.
D.
Access and building alterations.
(1)
Access. The principal dwelling unit and accessory
apartment shall each have separate outside access.
(2)
Outside stairways and fire escapes. These are prohibited
along any wall of the building that faces a street. Instead, these
shall be located along a side or rear wall of the building that faces
away from the street. The determination of which wall(s) faces the
street shall be made by the Township Code Official.
(3)
Exterior building alterations. Alterations for an
accessory apartment shall reflect the architectural character of the
existing building, maintain its appearance as a single-family detached
dwelling, and be compatible with the surrounding neighborhood.
(4)
Building additions. Additions shall not be permitted
except when necessary for safety or improved access purposes. When
permitted, the additional building coverage (footprint) of the addition
shall not exceed 100 square feet and shall not violate any of the
zoning setback requirements.
F.
Utilities. If on-site sewage and water systems are
to be used, the applicant must submit evidence to the Code Enforcement
Official showing that the total number of occupants in the principal
dwelling unit and accessory apartment will not exceed the capacities
of the existing sewage and water systems. The Sewage Enforcement Officer,
Township Engineer, and/or other appropriate individual or agency,
shall review and approve any proposed expansion or addition of systems.
G.
Application, permits, plan submission, and code requirements.
(1)
Application. Applicants shall apply to the Lower Frederick
Township Code Official to obtain a building permit to create the accessory
apartment and a use and occupancy permit to occupy the accessory apartment.
The Code Official may seek the advice of the Township Planning Commission
and/or Township Engineer in reviewing the application.
(2)
Plan submission. Applications shall include accurately
drawn site plans and floor plans that provide the following information:
(a)
Location of the existing principal dwelling
and any other buildings on the lot, driveways, parking areas, sidewalks,
underground utilities, easements, building setback lines, and any
man-made or natural features that may affect the proposed conversion.
(b)
Location of proposed additional parking spaces,
building additions, external stairways and/or fire escapes, and sidewalks.
(c)
Floor plans for the existing principal dwelling,
proposed accessory apartment, and principal dwelling as it will be
modified by adding the apartment.
(d)
Building elevations for any building facade
to which changes are proposed, including exterior stairways and/or
fire escapes.
(3)
Code requirements.
(a)
Both dwelling units shall conform with all requirements
of the applicable building, health, fire, and sanitary codes which
regulate structural soundness, overcrowding, fire protection, sewage
disposal, and water supply.
(b)
Both dwelling units shall have centrally wired
smoke detectors and fire extinguishers.
(c)
Depending on the design of the accessory apartment
and its relationship to the principal dwelling unit, the Township
Code Official may require the applicant to seek approval from the
Pennsylvania Department of Labor and Industry before issuing a building
permit. It may also be necessary to install a firewall between the
two dwelling units.
No structure or premises shall be used for the
provision of child day care except in accordance with the provisions
of this section.
B.
A family day-care home or group day-care home shall
be a permitted use in any zoning district, provided a copy of the
certificate of compliance issued by the Department of Public Welfare
is provided to the Zoning Officer prior to the initiation of day-care
use.
C.
A day-care center is permitted only in those zoning
districts so specified, and a copy of the certificate of compliance
issued by the Department of Public Welfare shall be provided as a
part of the special exception application.
D.
Child day-care facilities shall meet the parking requirements found in Article XVII of this chapter.
E.
General safety. No portion of a child day-care facility
shall be located within 300 feet of any potentially hazardous land
use or activity which could pose a threat to the safety and welfare
of the children, staff, or other occupants of the facility. Hazardous
land uses include, but are not limited to, gasoline service stations,
heavy industrial operations, storage of flammable or explosive materials,
high pressure underground pipelines, truck loading areas, etc.
F.
Hours of outside play. Outside play shall be limited
to the hours of 8:00 a.m. and sunset, as defined by the National Weather
Service.
G.
Outdoor play area. An outdoor play area shall be provided
adjacent to child day-care buildings, with adequate separation, safety,
and protection from adjoining uses, properties, and roadways.
(1)
These areas shall not be located in a yard area adjacent
to a road or heavily traveled driveway. Where play areas are located
adjacent to on- or off-site parking, loading, or driveway facilities,
physical barriers shall be installed sufficient to guard against vehicles
entering the play area.
(2)
For group day-care homes and day-care centers, the
play area shall meet the setback requirements for a principal building
in the district in which they are located, and a landscaped buffer
shall be provided between the play area and adjacent residential properties.
(3)
Outdoor play shall be limited to the hours between
8:00 a.m. and 7:00 p.m.
(4)
The play area may be off-site, according the standards
of the Department of Public Welfare, when approved by the Zoning Hearing
Board as a special exception.
[Amended 11-8-2000 by Ord. No. 00-04]
The following provisions apply to all satellite
dishes, antennas, antenna support structures, and cellular communications
antennas and towers:
A.
Purposes.
(1)
To accommodate the need for satellite dishes, antennas
and cellular communications towers while regulating their location
and number in the Township.
(2)
To minimize adverse visual effects from roads, public
corridors, residential areas, villages, and historic, cultural and
scenic resources of the Township of satellite dishes, antennas and
antenna support structures through proper design, siting, and vegetative
screening.
(3)
To avoid potential damage to persons and adjacent
properties from satellite dish and antenna support structure failure
and falling ice, through engineering and proper siting of satellite
dishes and antenna support structures.
(4)
To encourage the joint use of any new antenna support
structures, to reduce the number of such structures needed in the
future.
(5)
To limit potential exposure to or interference from
nonionizing electromagnetic radiation emitted from satellite dishes
or antennas.
B.
Permitted uses.
(1)
A noncommercial satellite dish (hereinafter referred to as a dish) or other antenna is permitted in any zoning district, according to the provisions of Subsections C and F. Only a private noncommercial radio and television antenna or dish is permitted and only as an accessory use to the primary use on the lot. Private noncommercial uses include dishes and antennas for home use, ham radio, citizen band (CB) radio, and two-way or one-way radio for public safety. Fixed point microwaves used by telephone or other companies, two-way radio from a base to land-mobile antennas (such as radio dispatched taxis), commercial AM and FM radio antennas, commercial UHF and VHF television antennas, and cellular communications antennas are specifically excluded. Except as permitted in this section, no dish or antenna may be used for commercial purposes if it is located in a residential district.
(2)
A satellite dish or antenna for commercial purposes is permitted only in the VC Village Commercial, CC Community Commercial, LI Limited Industrial, BD Business Development, and OI Office Institution Districts, according to the provisions of Subsections D and F. Commercial dishes and antennas include, but are not limited to, the following: fixed point microwaves used by telephone or other companies; two-way radio from a base to land-mobile antennas (such as radio dispatched taxis); commercial AM and FM radio antennas; commercial UHF and VHF television antennas; and antennas and dishes used for restaurants, offices, industries, or other business. Cellular communications antennas are specifically excluded.
(3)
New cellular communications towers and support structures. New cellular communications towers and support structures are permitted in the following districts, according to the provisions of Subsections E and F. Site plans shall be required for all new cellular communications towers and support structures.
(a)
Cellular communications towers are permitted
by conditional use in the CC Community Commercial, LI Limited Industrial,
OI Office Institution, and VMU Village Mixed-Use Districts.
[Amended 7-25-2006 by Ord. No. 06-11]
(b)
Cellular communications towers are permitted
by conditional use on lots of eight acres or greater in the R-1 Rural
Residential and R-2 Low-Density Residential districts.
(4)
New cellular communications antennas installed on
existing structures (collocation).
(a)
Any new cellular communications antenna may be installed on an existing cellular communications tower or support structure and any new cellular communications antenna may be installed on an existing tall building or structure according to the following provisions and in compliance with all provisions of this § 170-29.
(b)
If a new cellular communications antenna is installed on an existing structure in accordance with the following provisions and in accordance with all other applicable provisions of this § 170-29, neither a site development plan nor a land development plan is required.
[1]
Existing cellular communications towers and
support structures.
[a]
A new cellular communications antenna
is permitted by right in any zoning district if said cellular communications
antenna is collocated on an existing approved cellular communications
tower or support structure.
[b]
Any existing approved cellular
communications tower or support structure may be increased in height
or width by conditional use in any zoning district where a cellular
communications tower or support structure is permitted.
[2]
Other structures or buildings. A new cellular communications antenna is permitted by right in any zoning district if said cellular communications antenna is installed on an existing tall building or structure. In this section, said tall building or structure does not include a building or structure classified or labeled as a cellular communications tower or support structure and addressed in Subsection B(4)(b)[1] of this section. The height of the cellular communications antenna shall not increase the height of the existing tall building or structure by more than 10 feet.
C.
Standards for private, noncommercial satellite dishes
and antennas.
(1)
No dish or antenna shall be located in the front yard
setback in any district. If ground-mounted, the dish or antenna shall
be located in the side or rear yard of the lot. If roof-mounted, the
dish or antenna shall be located on the rear portion of the building.
In general, the dish or antenna shall be installed in the location
that will best shield the view of the dish or antenna from the street
or from neighboring properties.
(2)
No dish or antenna shall be permitted within that
portion of a yard required to be a landscaped buffer area by any provision
of this chapter.
(3)
When ground-mounted, the dish or antenna shall be
screened from public streets or adjoining residential districts or
uses by the installation of a fence, or by planting evergreen trees
or shrubs which are the height of the dish or antenna when planted,
and which will form a complete visual barrier.
(4)
No dish shall exceed eight feet in diameter. No roof-mounted
dish shall project more than eight feet from the roof. No ground-mounted
dish shall exceed eight feet in height.
(5)
No more than one dish shall be permitted on any lot.
If more than one antenna is required, it shall be placed on a shared
tower with other antennas.
D.
Standards for commercial satellite dishes and antennas.
(1)
The dish or antenna shall be installed in the location
that will best shield the view of the dish or antenna from the street
or from neighboring properties.
(2)
No dish or antenna shall be permitted within that
portion of a yard required to be a landscaped buffer area by any provision
of this chapter.
(3)
When ground-mounted, the dish or antenna shall be
screened from public streets or adjoining residential districts or
uses by the installation of a fence, or by planting evergreen trees
or shrubs which are the height of the dish or antenna when planted
or six feet (whichever is lower), and which will form a complete visual
barrier.
E.
Standards for cellular communications antennas.
(1)
The cellular communications company is required to
demonstrate, using technological evidence, that the antenna must go
where it is proposed in order to satisfy its function in the company's
grid system.
(2)
If the cellular communications company proposes to
build a tower (as opposed to mounting the antenna on an existing structure),
it is required to demonstrate that it contacted the owners of existing
tall structures within a one-half-mile radius of the site proposed,
asked for permission to install the antenna on those structures, and
was denied for reasons other than economic ones. This would include
smoke stacks, water towers, tall buildings, antenna support structures
of other cellular communications companies, other communications towers
(fire, police, etc.), and other tall structures. The Township may
deny the application to construct a new tower if the applicant has
not made a good faith effort to mount the antenna on an existing structure.
(3)
Shared use. 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 communication companies, and local police, fire, and
ambulance companies.
(4)
If the proposed cellular communications tower or support
structure will have a negative visual impact on the surrounding roads,
public corridors, residential areas, villages, or historic, cultural
and scenic resources of the Township, the Township may require that
the applicant camouflage the cellular communications tower or support
structure as a tree, grain silo, church steeple, or utilize another
method that will significantly reduce this negative visual impact.
F.
Standards for all satellite dishes, antennas, and
cellular communications towers.
(1)
Height. Dishes, antennas and towers shall be the minimum
height needed to function satisfactorily. No dish, antenna or tower
that is taller than this minimum height shall be approved.
(2)
Setbacks for all satellite dishes and antennas up
to 40 feet in height.
(a)
If the satellite dish or antenna is mounted
on the ground, the building setbacks required by the underlying zoning
district shall apply, except that in no case shall the setback be
less than five feet.
(b)
If the satellite dish or antenna is mounted
on a roof, it shall be no less than five feet from any property line
or party wall.
(3)
Setbacks for all cellular communications towers, and
all satellite dishes and antennas 40 feet in height or taller.
(a)
Setbacks from property lines.
[1]
Minimum setbacks for cellular communications
towers, dishes and antennas located in the CC Community Commercial,
LI Limited Industrial, OI Office Institution, and VMU Village Mixed-Use
Districts shall be the largest of the following:
[Amended 7-25-2006 by Ord. No. 06-11]
[2]
Minimum setbacks for cellular communications
towers in the R-1 Rural Residential District and R-2 Low-Density Residential
District shall be two times the height of the tower.
(b)
Setbacks from roads. In addition to the setback from property lines, all cellular communications towers and satellite dishes and antennas that are 40 feet in height or taller shall meet the following minimum setbacks from the ultimate right-of-way lines of all public roads. The classification of roads shall be according to Chapter 145, Subdivision and Land Development.
(4)
Antenna and support structure safety. The applicant
shall demonstrate that the proposed antenna and support structure
are safe and the surrounding areas will not be negatively affected
by support structure failure, falling ice or other debris, electromagnetic
fields, or radio frequency interference. When required by the Township,
all support structures shall be fitted with anti-climbing devices,
as approved by the manufacturers.
(5)
Fencing. A fence shall be required around the antenna
support structure and other equipment, unless the antenna is mounted
on an existing structure. The fence shall be a maximum of eight feet
in height. This requirement shall apply to all antennas, satellite
dishes and cellular communications towers that are mounted on the
ground and meet either of the following criteria:
(6)
Landscaping.
(a)
All antennas and satellite dishes that are mounted
on the ground and are more than six feet in height or diameter shall
be landscaped using one of the following methods:
[1]
Evergreen or deciduous shrubs. Shrubs shall
be placed three feet on center in a minimum five-foot-wide bed surrounding
the antenna or satellite dish arranged to provide a continuous hedge-like
screen at a minimum height of 3 1/2 feet at maturity.
[2]
Opaque fence with ornamental trees and shrubs.
A six-foot opaque fence surrounding site element on at least three
sides with additional plantings at the minimum rate of three shrubs
and two ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to fence.
(b)
All cellular communications towers shall be landscaped according to the provisions of Chapter 145, Subdivision and Land Development.
(c)
Existing healthy trees, shrubs, or woodlands
may be substituted for part or all of the required landscaping at
the discretion of Township Board of Supervisors. The minimum quantities
and/or visual effect of the existing vegetation shall be equal to
or exceed that of the required buffer.
(d)
No plantings shall impede the function of the
antenna, satellite dish, or cellular communications tower.
(7)
Required parking. If the antenna, tower or cell site
is fully automated, adequate parking shall be required for maintenance
workers. If the site is not automated, the number of required parking
spaces shall equal the number of people on the largest shift.
(8)
Painting, surface treatments and lighting. Antenna
support structures under 200 feet in height should be painted silver
or have a galvanized finish retained, in order to reduce the visual
impact. Support structures may be painted green up to the height of
nearby trees. Proposed buildings, support structures and fences shall
receive color coatings and/or surface treatments that will minimize
the visual effects of the facilities. Support structures 200 feet
in height or taller, or those near airports, shall meet all Federal
Aviation Administration regulations. No antenna support structure
may be artificially lighted except when required by the FAA.
(9)
Licensing. The applicant must be licensed by the Federal
Communications Commission, if necessary.
(10)
Township identification. An identification tag
with the Township permit number shall be attached to all antennas,
towers, and dishes.
(11)
Advertising. No advertising shall be affixed
to any dish, antenna or tower.
(12)
Demolition. Any satellite dish, antenna or cellular
communications tower that is mounted on the ground and is more than
eight feet in height or diameter shall be demolished within six months
of the date it is no longer in use.
(a)
The owner of a satellite dish, antenna or cellular
communications tower or support structure meeting the above specifications
shall obtain a demolition permit from the Township to demolish the
satellite dish, antenna or cellular communications tower or support
structure per the requirements of the BOCA National Building Code,
1999, as amended, or any other building codes which may subsequently
be adopted by the Township.[2]
(b)
The owner shall follow the specifications for
demolition as specified in the BOCA National Building Code, 1999,
as amended, or any other building codes which may subsequently be
adopted by the Township.
(13)
Site plan. When required, the site plan shall
show the following information:
(a)
Property lines, building setbacks required by
this chapter, zoning district(s) of all adjacent lots, and areas subject
to easements and deed restrictions.
(b)
Existing buildings and other structures, streets,
sidewalks, parking areas, and large trees.
(c)
The proposed antenna or satellite dish, including
any proposed fencing, guy lines, landscaping, or other related features.
(d)
Any other information deemed necessary by Township
Board of Supervisors.
G.
ANTENNA HEIGHT
ANTENNA SUPPORT STRUCTURE
CELL SITE
CELLULAR COMMUNICATIONS
SATELLITE DISH ANTENNA
TRANSMISSION TOWERS AND/OR ANTENNAS, AND ACCESSORY FACILITIES
Definitions. For the purposes of this section, the
following definitions shall apply:
The vertical distance measured from the base of the antenna
support structure at grade to the highest point of the antenna support
structure or antenna. If the support structure is on a sloped grade,
then the average between the highest and lowest grades shall be used
in calculating the antenna height. If the antenna or satellite dish
is mounted on the roof of a house or other building, the height shall
be measured from the peak of the roof to the top of the antenna or
satellite dish.
Any pole, telescoping mast, tower, tripod, or any other structure
which supports a device used in the transmitting or receiving of radio
frequency energy.
A tract or parcel of land that contains the cellular communication
antenna, its support structure, accessory building(s), and parking,
and may include other uses associated with and ancillary to cellular
communication transmission.
Communications for voice, fax or data using wireless, handheld
devices or a grid system of antennas and towers. Also includes digital
wireless, PCS and other similar systems.
A structure consisting of three main components [the concave
dish, a low-noise amplifier (LNA), and a receiver] that is designed
to receive television broadcasts relayed by microwave signals from
communications satellites orbiting Earth. Satellite dish antennas
serve only the needs of the occupants of a single building or a single
development, except when used as a master dish for a cable TV franchise.
A structure principally intended to transmit or receive broadcast
signals [monitoring electromagnetic radiation (NIER)] for either private
communications for the users of the site or for use by the general
population, on or off-site. Accessory facilities include transmitting
and other equipment needed to send or receive transmissions, but does
not include offices, long-term vehicle storage, other outdoor storage
or broadcast studios, except for emergency purposes.
[Amended 10-2-2012 by Ord. No. 12-04]
A.
The parking
of vehicles that may be legally operated under a standard Pennsylvania
Class C license (defined below) is permitted within all residential
districts. Any vehicle requiring special endorsement or a license
class other than "C" is not permitted in any residential district
unless it is approved by the Supervisors by a grant of a conditional
use. Exceptions to the regulation are motorcycles, handicap vehicle
endorsement, local delivery (as permitted), utility installation,
repair and maintenance vehicles, emergency response vehicles, public
conveyance vehicles and school buses. The parking of vehicles transporting
hazardous materials requiring placarding are not allowed in residential
areas.
B.
Class
C license defined. A Class C driver’s license is issued to persons
18 years of age or older. A Class C license is required to operate
any single vehicle with a gross vehicle weight rating of less than
26,001 pounds.
C.
Factors
to be considered for a conditional use are:
D.
The above
list of conditional use factors is not exclusive and the Supervisors
may consider any evidence presented which affects the health, safety
and welfare of the community.
An application for any conditional use as specified
in the various articles of this chapter shall be considered by the
Township Board Supervisors according to the following procedure:
A.
Application.
(1)
The application shall be submitted in writing to the
Township Manager, on a form to be supplied by the Township, and shall
include sufficient information to document compliance with the applicable
standards of this chapter. A tentative sketch plan of the proposed
development shall also be included.
(2)
The application shall include a fee, which shall be
set by resolution of the Board of Supervisors.
(3)
The Township Manager shall submit one copy of the
application to the Montgomery County Planning Commission for its advisory
review, one copy to the Township Planning Commission, one copy to
the Township Board of Supervisors, one copy to the Township Zoning
Officer, and other copies to agencies and/or technical consultants
whose review may be relevant.
B.
Public hearing.
(1)
The Board of Supervisors shall commence the hearing
on conditional use within 60 days of the receipt of the applicant's
application, unless the applicant has agreed in writing to an extension
of time. Each subsequent hearing before the Board shall be held within
45 days of the prior hearing, unless otherwise agreed to by the applicant
in writing or on the record. An applicant shall complete the presentation
of his case-in-chief within 100 days of the first hearing. Upon the
request of the applicant, the Board shall assure that the applicant
receives at least seven hours of hearings within the 100 days, including
the first hearing. Persons opposed to the application shall complete
the presentation of their opposition to the application within 100
days of the first hearing held after the completion of the applicant's
case-in-chief. Applicant may, upon request, be granted additional
hearings to complete his case-in-chief provided the persons opposed
to the application are granted an equal number of additional hearings.
Persons opposed to the application may, upon the written consent or
consent on the record by the applicant and municipality, be granted
additional hearings to complete their opposition to the application
provided the applicant is granted an equal number of additional hearings
for rebuttal.
[Amended 7-2-2002 by Ord. No. 02-03; 7-5-2005 by Ord. No.
05-08]
(2)
The Township Board of Supervisors shall consider the
comments and recommendations of the Township and County Planning Commissions,
other advisors, and those present at the public hearing prior to deciding
to approve or deny the proposed use. In allowing a conditional use,
the Board of Supervisors may attach such reasonable conditions and
safeguards, in addition to those expressed in the chapter, as it may
deem necessary to implement the purposes of this chapter.
(3)
The applicant shall demonstrate at the public hearing
that the proposed use shall not be contrary to the public health,
safety, and welfare of the community. In particular, the applicant
shall demonstrate the adequacy of the proposed vehicular circulation
system and other roadway improvements, pedestrian circulation system,
utilities, buffering and screening, and protection of floodplains
and steep slopes. These requirements are in addition to any other
regulations required by this chapter.
(4)
The Board shall render a written decision 45 days
after the last hearing before the Board. Where the application is
contested or denied, each decision shall be accompanied by findings
of fact and conclusions based thereon together with reasons. Conclusions
based on any provision of statute, ordinance, rule or regulation shall
contain a reference to the provision relied on and the reasons why
the conclusion is deemed appropriate in the light of the facts found.
A copy of the final decision or, where no decision is called for,
of the findings shall be delivered to the applicant personally or
mailed to him not later than the day following its date. The Board
shall provide to all other parties by mail or otherwise brief notice
of the decision or findings and a statement of the place at which
the full decision or findings may be examined within 10 days of the
decision.
[Added 7-5-2005 by Ord. No. 05-08]
(5)
Any person affected by the application may only become
a party by filling out an entry of appearance form in writing provided
by the Board. Any person or entity whatsoever filing this form and
desiring party status must have the entry of appearance filed not
later than the conclusion of the final hearing. A person or entity
not directly affected by the application may become a party if such
person or organization files an entry of appearance form and receives
permission from the Board to proceed as a party on the record.
[Added 7-5-2005 by Ord. No. 05-08]
[Amended 11-8-2000 by Ord. No. 00-04]
Unless specified otherwise, the following maximum
height limitations shall apply:
A.
For barns, silos, or other major agricultural buildings:
60 feet.
B.
For any other nonresidential building or structure:
40 feet, except that such height may be increased to a maximum of
60 feet or such increased height as may be warranted, when approved
by the Zoning Hearing Board as a special exception, for such unoccupied
structures such as water towers, antennas, chimneys, and steeples,
provided that the minimum setback of the structure from ultimate rights-of-way,
property lines, and/or other structures shall be not less than the
height of the tall structure, measured to its highest point.
All permitted uses in this chapter shall comply
with the performance standards contained herein.
A.
Air pollution controls. All uses shall comply with
the standards of the Air Pollution Control Act, 35 P.S. 4001 to 4015,
as amended, and the following standards:
(1)
Smoke. Visible air contaminants shall not be emitted
in such a manner that the opacity of the emissions is equal to or
greater than 10% for a period or periods aggregating more than three
minutes in any one hour; or equal to or greater than 30% at any time,
and shall comply with Pa. Code Title 25, Chapter 127.A(7), or its
most recent update.
(2)
Particulate, vaporous, and gaseous emissions.
(a)
No emission shall be made which can cause any
damage to health, to animals or vegetation or other forms of property,
or which can cause any excessive soiling at any point.
(b)
No emission of particulate matter shall exceed
0.0115 grams per dry standard cubic foot, corrected to 7% oxygen.
Provisions must be made to reduce dew point cycling and resulting
damage to particulate control devices.
(c)
For measurement of the amount of particles in
gases resulting from combustion, standards correction shall be applied
to a stack temperature of 500° F. and 50% excess air.
(3)
Hazardous air emission. All emissions shall comply
with National Emissions Standards for Hazardous Air Pollutants promulgated
by the United States Environmental Protection Agency under the Federal
Clean Air Act (42 U.S.C.S. § 7412) as promulgated in 40
CFR Part 61, or its most recent update.
(4)
Odor.
(a)
No person shall cause, suffer, or permit the
emission into the outdoor atmosphere of any malodorous air contaminants
from any source in such a manner that the malodors are detectable
outside the property of the person where the source is being generated.
(b)
The prohibition on odors shall not apply to
odor emissions arising from the premises of a farm operation.
(c)
Any process which causes an odor emission shall
be operated in a manner such that escaping odors are eliminated. Backup
odor reduction equipment shall be maintained to support primary odor
reduction equipment.
B.
Noise control. At no point on a lot boundary shall
the sound level of any operation exceed the described levels of the
designated octave bands shown below for the districts indicated. Objectionable
noises, due to intermittence, beat frequency, or shrillness, shall
be muffled so as not to become a nuisance to adjacent uses.
|
Octave Band in
Cycles per Second
|
Along Residential District Boundaries:
Maximum Permitted Sound Level in Decibels
|
At Any Other Point on the Lot Boundary:
Maximum Permitted Sound Level in Decibels
| |
|---|---|---|---|
|
0 to 75
|
72
|
79
| |
|
75 to 150
|
67
|
74
| |
|
150 to 300
|
59
|
66
| |
|
300 to 600
|
52
|
59
| |
|
600 to 1,200
|
46
|
53
| |
|
1,200 to 2,400
|
40
|
47
| |
|
2,400 to 4,800
|
34
|
41
| |
|
Above 4,800
|
32
|
39
|
C.
Vibration control. No vibration which is discernible
to the human sense of feeling shall be perceptible without instruments
at any point beyond the lot line.
D.
Glare or heat control. Any operation producing intense
glare or heat shall be performed within an enclosed building or behind
a solid fence in such manner as to be completely imperceptible from
any point beyond the lot line.
E.
Control of radioactivity or electrical disturbance.
There shall be no activities which emit dangerous or harmful radioactivity.
There shall be no electrical disturbance (except from domestic household
appliances) adversely affecting the operation of any equipment located
beyond the property boundary of the creator of such disturbance.
F.
Fire and explosive hazards. Flammable and explosive
materials shall be stored, used, and transported in accordance with
the applicable state and federal regulations regarding such materials
and associated storage vessels.
A.
Where permitted by district regulations, surface mining
and quarrying shall be permitted only on sites of more than 25 acres.
B.
No quarrying or mining activity shall take place within
500 feet of any property boundary.
C.
Mining and quarrying activities shall take place only
between the hours of 7:00 a.m. and 7:00 p.m., and shall not take place
on Sundays or legal holidays.
D.
Trucks shall be covered when leaving the site, and
shall not create dusty conditions beyond the boundaries of the subject
property.
E.
The perimeter of the property shall be sufficiently
fenced to prevent entry of unauthorized personnel.
F.
The mining or quarrying operation shall be surrounded
by a vegetative buffer sufficient to provide year-round screening
from view from any public road.
Heliports shall be permitted when authorized
by the Board of Supervisors as a conditional use in the R-1 Rural
Residential or LI Limited Industrial Districts, only when licensed
by the Pennsylvania Department of Transportation (PADOT), Bureau of
Aviation, and otherwise in compliance with applicable federal regulations.
A.
No portion of a heliport, including buildings, storage,
maintenance, and landing area, may be within 250 feet of a property
line of a lot used for residential or institutional purposes.
B.
Appropriate fencing shall be provided by the applicant
to restrict pedestrian and vehicular access to the heliport.
C.
Development shall otherwise be in accordance with
the requirements of the district in which the heliport is located.
D.
A heliport may not be used unless a valid Township
conditional use permit is in effect.
(1)
Helicopter, balloon, ultra-light, or other aircraft
landing or takeoff from non-heliport, non-airport, or any other site
without a valid conditional use permit may only be allowed when it
is done:
(2)
The applicant shall apply to the Board of Supervisors
for a tentative approval of the conditional use.
(3)
Following tentative approval, the applicant shall
secure all necessary state and federal licenses and permits. The applicant
may submit plans for land development approval for the heliport at
the same time.
(4)
After securing all necessary state and federal licenses
and permits, and receiving land development approval for the heliport
plan, the Board of Supervisors will grant final approval to the conditional
use application.
(6)
The permit shall be renewable annually.
(7)
The permit shall be automatically revoked:
(a)
If the Bureau of Aviation, PADOT, revokes the
heliport's license or refuses to re-license the heliport after one
of its periodic inspections; or
(b)
If the FAA withdraws or revokes its approval,
if initially required; or
(c)
Thirty days after the Zoning Officer has notified
the permit holder in writing that the heliport is no longer in compliance
with the Township permit's requirements, provided that the noncompliance
has not been corrected within those 30 days.
(8)
When the heliport's permit and/or license has been
revoked, the operator shall close the site by publishing and posting
notices to that effect, and employing such visual markers as are customary
for this purpose.
(9)
Other aircraft. Other aircraft such as balloons, ultra-lights,
etc., may take off and land only at properly licensed airports or
heliports. Heliport use for these purposes shall be permitted only
when authorized by the Board of Supervisors as a conditional use.
The Board of Supervisors may limit the hours of operation and number
of aircraft involved as part of their approval.
A.
Intent. A traffic impact study is intended to enable
the Township to assess the traffic impacts of a proposal. Specifically,
its purpose is to:
(1)
Identify any traffic problems that may be created
in the existing highway network as a result of the proposal.
(2)
Delineate solutions to potential problems and to present
improvements to be incorporated into the proposal or into the highway
and/or public transit systems within the study area.
(3)
Assist in the protection of air quality and the conservation
of energy, and to encourage the use of public transit where available.
B.
Preparation of study. The traffic impact study shall
be prepared by a qualified traffic engineer and/or transportation
planner with the cost borne by the applicant. The procedures and standards
for the traffic impact study are set forth below.
C.
Applicability.
(1)
A traffic impact study shall be submitted with all
requests for change of zoning, special exception, conditional use,
and as part of the preliminary plan application for all subdivisions
and/or land developments and/or planned residential developments when
the proposed use and/or development involves 30 or more dwelling units
or 25,000 square feet of nonresidential floor area.
(a)
Proposals which would not be required to produce
a traffic impact study by reason of size, above, must produce a study
if the expected number of trips generated per day exceeds 1,000.
(b)
The anticipated number of trips per day shall
be determined through the use of Institute of Transportation Engineers'
(ITE) Trip Generation Report (most recent edition, as amended). The
proposed use or development shall be identified using the appropriate
ITE land use code. Where doubt exists, the applicant shall seek guidance
from the Township Planning Commission and Township Engineer.
(2)
An application which requires a traffic impact study
shall not be considered complete until the traffic impact study is
submitted to the appropriate review body in accordance with the provisions
of this section.
(3)
The appropriate review body, at its discretion, may
require any other subdivision, land development, zoning change, special
exception or conditional use application to be accompanied by a traffic
impact study.
(4)
Waiver or modification.
(a)
The Board of Supervisors may waive or modify the requirement for a traffic impact study, the extent of the study area, or any of the requirements and standards of this § 170-36, provided that such waiver or modification will not be contrary to the public interest and that the purposes of the impact study are adequately served.
(b)
In considering a waiver or modification, the
Board of Supervisors may consider such factors as the location of
the subject property, its proximity to intersections and major roadways,
the size and intensity of the proposed subdivision or land development,
the number and location of proposed access to the subject property,
the nature of the use proposed, and the advice of the Township Engineer.
D.
General requirements and standards.
(1)
Site description. The site description shall include
the size, location, proposed land uses, construction staging and completion
date of the proposed land development. If the development is residential,
types of dwelling units shall also be included. The general site description
shall also include probable socioeconomic characteristics of potential
site users to the extent that they may affect the transportation needs
of the site, e.g., number of senior citizens. A brief description
of other major existing and proposed land development within the study
area shall be provided.
(2)
Transportation facilities description. The description
shall contain a full documentation of the proposed internal and existing
external transportation system:
(a)
This description shall include proposed internal
vehicular, bicycle and pedestrian circulation, all proposed ingress
and egress locations, all internal roadway widths and rights-of-way,
parking conditions, traffic channelizations, and any traffic signals
or other intersection control devices at all intersections within
the site.
(b)
The report shall describe the entire external
roadway system within the study area. Intersections in the study area
shall be identified and illustrated. Any existing and proposed public
transit services and facilities within a one-mile radius of the site
shall also be documented.
(c)
All future highway improvements, including proposed
construction and traffic signalization, shall be indicated. This information
shall be obtained from the Pennsylvania Department of Transportation's
Twelve-Year Highway and Bridge Program and from the Township. Any
proposed roadway improvements associated with surrounding proposed
development shall be noted.
(3)
Existing traffic conditions. Existing traffic conditions
shall be measured and documented for all roadways and intersections
in the study area and shall include:
(a)
Current average daily traffic volumes, peak
highway hour(s) traffic, and peak development-generated hour(s) traffic.
(b)
Manual traffic counts at all intersections in
the study area, encompassing the peak highway and development generated
hour(s), with documentation included as a technical appendix to the
report.
(c)
Delay analysis based upon existing volumes,
performed during the peak highway hour(s) and the peak development-generated
hour(s) for all roadways and intersections in the study area.
(d)
Volume/capacity (v/c) analysis for all intersections
having a level of service D, E, or F or which should be reasonably
expected to have such a level of service after the proposed development.
Volume/capacity ratios and delay levels of service shall be determined
for each location according to the 1994 Highway Capacity Manual, as
amended.
(e)
The date or dates when any and all traffic counts
were made.
(f)
Analysis of the adequacy of the existing roadway
system to serve the current traffic demand. Roadways and/or signalized
intersections experiencing levels of service E or F, and v/c ratios
greater than or equal to 1.0, shall be noted as deficient. Unsignalized
or undersignalized intersections with levels of service E or F shall
be noted as deficient.
(4)
Impact of development.
(a)
Estimation of vehicular trip generation to result
from the proposal shall be completed for the average daily peak highway
hour(s) and peak development-generated hour(s). All turning movements
shall be calculated.
(b)
These generated volumes shall be distributed
to the study area and assigned to the existing roadways and intersections
throughout the study area. Provide documentation of all assumptions
used in the distribution and assignment phases. Traffic volumes shall
be assigned to individual access points.
(c)
Pedestrian volumes shall also be calculated,
if applicable. If school crossings are to be used, pedestrian volumes
shall be assigned to each crossing.
(d)
Note any characteristics of the site that will
cause particular trip generation or distribution problems.
(5)
Analysis of impact.
(a)
The total future traffic shall be calculated
and shall consist of the existing traffic volume expanded to the project
completion year using an annual background growth factor plus the
development-generated traffic and the traffic generated by other proposed
developments in the study area.
(b)
The annual background growth factor shall be
determined using the projected rates of population and employment
growth as determined by Montgomery County Planning Commission and
the average annual traffic growth of the area's roadways as determined
from the Delaware Valley Regional Planning Commission's "Highway Network
Coverage Traffic Counts" and current twenty-four-hour traffic counts.
(c)
Delay analysis shall be conducted using the
total future demand and the future roadway capacity. If staging of
the proposed development is anticipated, calculations for each stage
of completion shall be made.
(d)
Analysis shall include the peak highway hour(s)
and peak development-generated hour(s) for all roadways and intersections
in the study area. Delay calculations shall be completed for all intersections
and proposed access points to the development. A volume/capacity (v/c)
analysis shall be conducted for all intersections having a future
level of service D, E or F.
(e)
All access points and pedestrian crossing shall
be examined as to the feasibility of installing traffic signals. This
evaluation shall compare the projected traffic and pedestrian volumes
to the warrants for traffic signal installation.
(6)
Conclusions and recommendations.
(a)
Levels of service (LOS) and volume/capacity
(v/c) ratios shall be listed for all roadways and intersections. All
roadways and intersections showing a level of service E or F, and
v/c rations equal to or greater than 1.0, shall be considered deficient.
(b)
The proportion of site-generated traffic to
total future traffic shall be identified at each lane group that is
considered deficient. Specific recommendations for the elimination
of all deficiencies shall be listed and shall include: internal circulation
design, site access location and design, external roadway intersection
design and improvements, traffic signal installation and operation
including signal timing, and transit design improvements.
(c)
All physical roadway improvements shall be illustrated.
(d)
Signal timing shall be evaluated for any intersection
with a level of service D, E or F, but a volume/capacity (v/c) ratio
less than 1.0. Warrants for signalization shall be examined for unsignalized
or undersignalized intersections with levels of service E or F.
(e)
Existing and/or future public transit service
shall also be addressed and any transportation management techniques
which would be available to the proposed development shall be identified.
A listing of all actions to be taken to encourage public transit usage
for development generated trips and/or improve existing service, if
applicable, shall be included.
E.
CAPACITY ANALYSIS
LEVEL OF SERVICE
MAJOR INTERSECTION
OFF-SITE TRANSPORTATION IMPROVEMENTS
ON-SITE TRANSPORTATION IMPROVEMENTS
PUBLIC TRANSIT
STUDY AREA
(1)
(2)
(3)
(4)
TRIP
(1)
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Traffic-related definitions. As used in this section,
the following terms shall have the meanings indicated:
Intersection approach capacity is the maximum rate of vehicular
flow that can pass through an intersection under prevailing roadway,
traffic and signalization conditions. The analysis compares the actual
or projected traffic volume to the intersection capacity and results
in a volume/capacity (v/c) ratio.
Level of service (LOS), as described in the 1994 Highway
Capacity Manual (Special Report 209, Transportation Research Board,
as amended), is a qualitative measure of the operational conditions
within a traffic stream and their perceptions by motorists. Levels
of service are defined in terms of delay for signalized intersections
and reserve capacity for unsignalized intersections. Six levels of
service (A through F) are defined for each type of facility, with
LOS "A" representing least congested operating conditions and LOS
"F" representing a breakdown in operating conditions.
The intersection of any arterial or collector street with
any other arterial or collector street as defined by the Highway Classification
Map of the Township or the equivalent document of adjacent municipalities
where appropriate. The transportation engineer shall seek guidance
from the Planning Commission prior to the initiation of the traffic
impact study to insure agreement on the location of major intersections.
Other transportation-related improvements which are generally
not contiguous with the property being developed and not required
as an on-site improvements but found to be necessary, partly or wholly
as a result of the proposed development.
All improvements on or adjacent to the development site in
the public right-of-way required to be constructed by the developer
pursuant to any ordinance, resolution or requirement of the Township.
Transportation services for the general public provided by
a common carrier of passengers generally but not necessarily on a
regular route basis, by a public authority or a private operator offering
service to the public.
The study shall be defined by two concentric circles at each
access point:
The first circle shall have a radius of 1/2
mile from each access point and shall include all intersections along
all roadways on which the tract has frontage and all major intersections
on all other roadways.
The second circle shall have a radius of one
mile from each access point and include all major intersections on
all roadways on which the tract has frontage. In the case that no
major intersections are encountered on frontage roadways within either
the 1/2 mile or one mile radius areas, the study area shall be extended
along frontage roadways to at least the first major intersection in
each direction.
Proposals that will generate more than 2,500
new average daily trips shall expand the first concentric circle to
a one-mile radius and the second circle to a two-mile radius.
All intersections identified in the study area
should be examined, even if the intersections are located outside
of the Township. The transportation engineer shall seek guidance from
the Planning Commission prior to the initiation of the traffic impact
study to insure agreement on the study area boundaries.
A one way trip into or out of the premises, and not what
is commonly referred to as a "round trip."
TRIP GENERATION RATESThe total count of trips to and from a study site per unit of land use, as measured by parameters like dwelling units or acres. The Institute of Transportation Engineers (ITE) Trip Generation Report (Third Edition, as amended) shall be referenced to determine specific rates.
A series of tests which detail the minimum traffic or pedestrian
volumes or other criteria necessary for the installation of a traffic
signal. These warrants are contained in the PennDOT Manual 201.
A.
DEP Chapter 75. Title 25, Rules and Regulations of the Pennsylvania Department of Environmental Protection, Subpart C, Protection of Natural Resources, Article I, Land Resources, Chapter 75 Solid Waste Management Rules and Regulations adopted August 1, 1971, amended May 24, 1977, effective June 27, 1977, and all subsequent amendments thereto is hereby adopted as the controlling rules and regulations governing all solid waste activities in Lower Frederick Township. In the event of any conflict between the said rules and regulations of the Department of Environmental Protection and the provisions of this chapter, the Department of Environmental Protection regulations will take precedence.
B.
Permit required. A permit issued by the Lower Frederick
Township Board of Supervisors shall be required for any person or
entity to use or continue to use land or to conduct or continue to
conduct through the use of land or otherwise, within Lower Frederick
Township, for any waste activity including, but not limited to, storage,
transfer, processing, collection, treatment, or disposal. Provided,
however, this requirement shall not be applicable to on-site septic
systems or any other activity regulated by Chapter 73 of Act 537,
the Pennsylvania Sewage Facilities Act.[1]
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
C.
Application requirements. No application for any waste
activity permit, using, in any way, land in Lower Frederick Township,
whether for sanitary landfill or for any other waste operation or
activity, storage, transfer, processing, treatment, or disposal, will
be considered by the Board of Supervisors until a special exception
for the proposed use is first obtained from the Township Zoning Hearing
Board as required by Lower Frederick Township Ordinance No. 83-3,
an ordinance amending the Lower Frederick Township Zoning Ordinance.[2] Applications for a waste activity permit must be submitted
in writing to the Board of Supervisors of Lower Frederick Township
and shall be accompanied by all information required for the activity
by the Department of Environmental Protection, which requirements
are hereby incorporated herein as fully as though set forth at length.
All required information shall be certified by the applicant to be
a true and correct copy of the original thereof as submitted to Department
of Environmental Protection. At the time of application, the applicant
shall submit to the Board of Supervisors evidence of coverage by environmental
impact liability insurance to take effect prior to the commencement
of any waste activity for which the permit application is being made.
The extent and amount of such insurance shall be as recommended by
the Township Engineer with respect to the particular waste activity
to be undertaken.
[2]
Editor's Note: Said ordinance is on file in
the Township offices.
D.
Fees.
(1)
Application fee. Each application for a permit renewal
shall be accompanied by a nonrefundable application fee and an escrow
deposit to be applied against the cost to the Township for a technical
survey of the application. A refund of the excess of the deposit above
the actual cost of a technical survey will be made to the applicant.
If the technical survey costs exceed deposits, the Township will cease
the survey until additional funding is received from the applicant.
The application fee and escrow shall be established by resolution.
(2)
Operating fee. The Board of Supervisors shall levy
an operating fee based on the amount of waste stored, processed, treated,
or disposed of. This fee shall be established by resolution. Operating
fees shall be collected by the permittee and submitted to the Township
monthly.
E.
Revocation or suspension of permit. Any permit granted
by the Board under the provisions of this section shall be revocable
or subject to suspension, at any time, upon the determination by the
Board that the landfill or landfill site:
F.
Standards. The following standards shall apply to
the various waste activities as indicated. In the event of any conflict
between these standards and any other standards of this chapter, the
standards herein shall take precedence.
(1)
All waste activities shall be governed by the standards
contained in DEP Chapter 75.
(2)
All waste activities, with the exception of land application
of sludges for normal farming operations, shall be subject to the
following:
(a)
Setbacks. The proposed waste activity shall
be located a minimum of 200 feet from any right-of-way or property
line.
(b)
Screening. The proposed activity shall be screened
with suitable vegetation or fencing, so that the activity, excluding
the immediate entry and exit of vehicles, cannot be viewed from a
public road.
(c)
Access. Site entrances other than access routes, limited to emergency vehicles, shall be located only on a principal arterial, according to the classification of Chapter 145, Subdivision and Land Development.
(d)
Cleaning areas. An equipment cleaning area shall
be provided on site, and all heavy equipment used to store, process,
treat, or dispose of waste shall be cleaned at sufficient intervals
so as to prevent odor, the spread of disease, or other nuisances.
In addition, a tire cleaning area shall be reserved on site, and all
tires on all trucks shall be cleaned prior to leaving the waste activity
site in the same manner.
(e)
Trucks. All trucks in transit and entering or
exiting the site shall be covered to prevent shifting or spilling
of any waste.
(f)
Hours of operation. Waste activities shall be
limited to 8:00 a.m. through 5:00 p.m., prevailing time, Mondays through
Saturdays. A qualified employee shall be present at the site during
business hours.
(g)
Final grade. For any waste activity involving
excavation or landfilling, the final grade shall not exceed the highest
point of the natural elevation of the site, as it was prior to commencement
of the activity.
G.
Collectors, trash and rubbish services. Pursuant to
authority vested by Section 202 of the Pennsylvania Solid Waste Management
Act of 1980, Act 97,[4] any person or entity collecting municipal or any other
solid waste in Lower Frederick Township from any residential, commercial,
or industrial generator thereof shall quarterly on January 1, April
1, July 1, and October 1 submit to the Township a list of customers
served during the previous quarter year, type of waste collected,
manner of transportation thereof, and manner and location of ultimate
disposal thereof, including, but not limited to, any processing, transfer,
or temporary storage thereof, in the interim. Submission of said information
shall be upon the form established by resolution of Lower Frederick
Township. No person or entity may engage in collection of waste in
Lower Frederick Township without providing said information and unless
all of said information conforms to the officially adopted plan for
municipal waste management system serving Lower Frederick Township.
[4]
Editor's Note: See 35 P.S. § 6018.101
et seq.
H.
Severability. The provisions of this section are severable
and if any portion thereof shall be declared illegal, unconstitutional,
or invalid by any court of competent jurisdiction, such findings shall
not affect the remaining portion of this section and it is hereby
declared the intention and purpose of the Board of Supervisors of
Lower Frederick Township that this section would have been enacted
without such illegal, unconstitutional, or invalid provision.
I.
Penalties. Any person who violates any of the provisions
of this section shall, upon conviction thereof, in addition to any
other charges or penalties imposed by this section, pay a fine or
penalty of not less than $100 nor more than $300 and the cost of prosecution
and, in default in the payment thereof, shall undergo imprisonment
in the Montgomery County Prison for not more than 30 days. A new and
separate offense shall be deemed to have been committed for each day
said violation exists.
J.
DISPOSAL
HAZARDOUS WASTE
(1)
(2)
LAND APPLICATION OF SLUDGES
MANAGEMENT
MUNICIPAL WASTE
NORMAL FARMING OPERATIONS
PROCESSING
SANITARY LANDFILL
SLUDGE
STORAGE
TREATMENT
WASTE or SOLID WASTE
Definitions. The following definition of terms shall
apply in interpretation of this section:
The incineration, disposition, injection, dumping, spilling,
leaking, or placing waste into or on the land or water in a manner
that the waste or a constituent of the waste enters the environment,
is emitted into the air, or is discharged to the waters of Lower Frederick
Township.
A waste which because of its quantity, concentration, or
physical, chemical or infectious characteristics may:
Cause or significantly contribute to an increase
in mortality or an increase in serious, irreversible, or incapacitating
reversible illness; or
Pose a substantial present or potential hazard
to human health or the environment when improperly treated, stored,
transported, disposed of, or otherwise managed.
The utilization of agricultural lands for the disposal of
sludges generated off site.
The act or art of managing; control; skill in direction;
administration.
Any refuse generated within a municipality.
The customary and generally accepted activities, practices,
and procedures that farms adopt, use, or engage in year after year
in the production and preparation for market of poultry, livestock,
and their products; and in the production, harvesting and preparation
for market of agricultural, agronomic, horticultural, silvicultural,
and aquiculture crops and commodities; provided that such operations
are conducted in compliance with applicable laws and provided that
the use or disposal of these materials will not pollute the air, water,
or other natural resources.
Any technology used for the purpose of reducing the volume
or bulk of waste, or converting or separating waste for off-site reuse.
Processing facilities include, but are not limited to, transfer, composting,
and resource recovery facilities.
A site on which engineering principles are utilized to bury
waste without creating environmental degradation.
Residual, semisolid material generated from, but not limited
to, septic tanks, wastewater treatment plants, or food processing
facilities.
The containment of any waste on a temporary basis (to be
determined by the Township Engineer), in such a manner as not to constitute
disposal.
Any method, technique, or process, including neutralization,
designed to change the physical, chemical, or biological character
or composition of any waste, so as to render such waste nonhazardous,
safer for transport, suitable for recovery or storage, or reduced
in volume.
Any refuse.
A.
Fence orientation.
(1)
All fences shall be erected with the finished side
facing adjacent properties. The finished side shall be considered
the side without the structural supporting members.
(2)
Each fence shall be installed and maintained so that
it is straight and does not sag or lean over the property line outward
from the lot on which it is located.
(3)
Fences shall be painted muted colors, or left in a
natural color. Fences shall not be inscribed with bright or bold designs
on the outside.
(4)
Fences shall be erected only at the finished grade
shown on the approved final plan for subdivision and/or land development.
If there is no approved final plan for a lot, fences shall be erected
only at the natural grade of the property, and shall not be erected
on berms or artificial mounds.
B.
Boundary fences and walls.
(1)
Location. Boundary fences and walls shall be located
within five feet of the property line. They shall be located as close
as possible to, but not on, the property line.
(2)
Height. Along the front lot line and along side lot
lines for the depth of the minimum required front yard, boundary fences
shall be a maximum height of four feet. Along side and rear lot lines,
boundary fences shall be a maximum height of six feet for residential
uses and eight feet for nonresidential uses. Boundary fences shall
be no more than 50% opaque, evenly spaced at all points on the fence,
when viewed at a right angle.
C.
Decorative fences and walls. Decorative fences and
walls may be located anywhere within a parcel and shall have a maximum
height of three feet. Examples of decorative fences and walls include
picket fences, iron fences, and stone walls.
D.
Privacy fences are not permitted in front yards. The
maximum height of privacy fences shall be six feet. Where privacy
fences are attached to a structure, there shall be at least one access
point (such as a gate or opening) at least three feet wide, for rapid
access to and from the yards enclosed by the fence.
[Amended 1-5-2009 by Ord. No. 09-01]
E.
Swimming pool fences. All in-ground swimming pools
shall be fenced in compliance with the Township's regulations for
installation of swimming pools.
F.
Temporary fences. Temporary fences shall be constructed
with wire, rolled plastic, or wood lath material. Maximum height shall
be six feet. The Township Zoning Officer shall establish the time
duration for a temporary fence.
G.
Height limitation of fences and walls in open space.
No fence or wall over six feet in height, except a retaining wall,
or a wall of a building permitted under the terms of this chapter,
shall be erected within any of the open spaces required by this chapter
unless that portion of the fence or wall which exceeds six feet in
height has a ratio of open area to solid area of at least 4:1. The
Zoning Hearing Board may authorize by special exception the erection
of walls or fences of greater height in such cases as may be necessary
to provide adequate protection, shielding, or screening of open storage
or equipment areas.
H.
Regulations for all fences.
(1)
The tops of fence posts or vertical supports shall
not exceed the maximum permitted height for the fence.
(2)
Gates and doors in fences shall not swing outward
across a property line. Gates across driveways require a Knox®
box.
[Amended 1-5-2009 by Ord. No. 09-01]
(3)
All fences and walls shall be constructed of durable
materials, structurally sound, able to withstand high winds, resistant
to rust or rot, and adequately maintained.
(4)
No fence or wall shall impede the natural flow of
water in any watercourse, swale or ditch.
(5)
No fence with barbed wire, spikes, nails, or other
sharp objects shall be permitted, except when used to enclose livestock
or for security purposes for industrial or commercial uses, electrical
substations, or other hazardous areas. No fence with electrical current
is permitted except when used to enclose livestock. The electrical
current shall be low enough so that is poses no hazard to people,
animals, or property.
(6)
Fences within utility, stormwater, and/or access easements
are discouraged. A landowner requesting such a fence shall first execute
a fence easement agreement with the Township and demonstrate that
the fence meets all requirements of the easement's restrictions. Such
fences shall be designed to be removed easily.
I.
Permits required. The landowner shall submit a plan
showing the location of the proposed fence, its height, opacity, design,
materials of construction, etc. The Township shall issue a permit
if the proposed fence complies with the provisions of this chapter.
The Township shall also have the authority to inspect the fence once
it is built, to ensure that it was constructed according to the approved
plan.
[Added 7-25-2006 by Ord. No. 06-09]
A.
Permanent installation. A manufactured home may be
permanently installed for use as a single-family detached dwelling
on an individual, privately owned lot that complies with the dimensional
standards of the zoning district in which the lot is located. The
manufactured home shall be installed on a permanent foundation in
compliance with the building code standards applicable to a conventional,
site-built home.
B.
Temporary installation. A manufactured home may be
temporarily installed for use as a single-family detached dwelling
during construction of a permanent single-family detached dwelling.
The temporary installation shall not exceed a period of one year and
the manufactured home shall be removed no later than 60 days after
an occupancy permit has been issued for the permanent dwelling.
[Added 9-6-2011 by Ord. No. 11-06]
A.
Solar energy systems.
(1)
Legislative intent. The purpose of this subsection is to provide
a regulatory framework for the construction and operation of solar
energy systems in Lower Frederick Township, subject to reasonable
restrictions, which will preserve the public health, safety, and welfare,
while also maintaining the character of Lower Frederick Township.
(2)
GROUND-MOUNTED
OFF-GRID
ON-GRID/GRID-CONNECTED
PHOTOVOLTAIC (PV) SYSTEM
SOLAR ENERGY
SOLAR ENERGY SYSTEM
SOLAR STORAGE BATTERY
Definitions. For the purposes of this section, the following
words, terms, and phrases, when used in this section, unless the context
clearly indicates otherwise, shall have the following meanings ascribed
to them:
Directly installed in the ground and not attached or affixed
to an existing structure.
An energy system not connected to the public electric utility.
An energy system connected to the public electric utility.
A solar energy system that produces electricity by the use
of semiconductor devices, called photovoltaic cells, that generate
electricity whenever light strikes them.
Radiant energy (direct, diffused, or reflected) received
from the sun at wavelengths suitable for conversion into thermal,
chemical or electrical energy.
An energy system which converts solar energy to usable thermal,
mechanical, chemical or electrical energy to meet all or a significant
part of a structure's energy requirements.
A device that stores energy from the sun and makes it available
in an electrical form.
(4)
General regulations.
(a)
All PV systems shall be subject to electrical, mechanical, and
structural permits.
[1]
The permit application shall include electrical,
mechanical and structural plans bearing the seal(s) of professional
engineer(s) licensed in the Commonwealth of Pennsylvania unless part
or all of this requirement is waived by the Building Code Official.
[2]
The meter base must be labeled with the type of
system (micro inverter or regular inverter) and the location of the
inverter.
[3]
All conductors or conduit carrying DC current must
be labeled "DC current carrying conductor" every five feet.
[4]
Battery installation must comply with the applicable
Current National Electric Code and Building Code. Plans need to be
signed and sealed by a design professional licensed in the state of
Pennsylvania.
(b)
Roof- or wall-mounted solar energy systems shall comply with
the following:
[1]
A solar energy system shall not project vertically
above the peak of the roof to which it is attached, as viewed from
the property line.
[2]
No PV system components shall be placed within
five feet of any chimney wall or opening. A three-foot clear path
shall be provided and maintained from the roof eave or gutter line
to the chimney, or the roof edge to allow access to the chimney.
(c)
Ground-mounted solar energy systems shall be categorized as
accessory structures meeting all setbacks and height requirements.
(d)
The design of solar energy systems shall, to the extent reasonably
possible, use materials, colors, textures, screening and landscaping
that will blend the facility into the natural setting and existing
environment.
(e)
When an owner of a solar energy system has been notified to
remove same and has not done so six months after receiving said notice,
then the Township may remove such system and place a lien upon the
property for the cost of the removal. If removed by the owner, a demolition
permit shall be obtained and the facility shall be removed. Upon removal,
the site shall be cleaned, restored, and revegetated to blend with
the existing surrounding vegetation at the time of abandonment.
(f)
A solar energy system shall comply with all applicable state
construction and electrical codes, and the National Electrical Code.
Prior to the issuance of a building/zoning permit for installation
of a solar energy system, the applicant must submit to the Township
all documentation required by the Township to verify that the design
of the device complies with the Pennsylvania Uniform Construction
Code, including, but not limited to, documentation of the structural
integrity of the structure(s) and electrical design.
B.
Wind energy systems.
(1)
Legislative intent. The purpose of this subsection is to provide
a regulatory framework for the construction and operation of wind
energy systems in Lower Frederick Township, subject to reasonable
restrictions, which will preserve the public health, safety, and welfare,
while also maintaining the character of Lower Frederick Township.
(2)
APPLICANT
OCCUPIED BUILDING
OPERATOR
OWNER
TURBINE HEIGHT
WIND ENERGY SYSTEM
WIND TURBINE
Definitions. For the purposes of this section, the following
words, terms, and phrases, when used in this section, unless the context
clearly indicates otherwise, shall have the following meanings ascribed
to them:
The person or entity filing an application under this section.
Residence, school, hospital, church, public library or other
building used for public gathering that is occupied or in use when
the permit application is submitted.
The entity responsible for the day-to-day operation and maintenance
of the wind energy system.
The entity or entities having an equity interest in the wind
energy system, including their respective successors and assigns.
The distance, including all moving and rotating parts, measured
from the undisturbed ground elevation at the base of the device, to
the highest point of the arc of the blade, or to the top of the tower,
whichever is greater.
Equipment that converts and then stores or transfers energy
from the wind into usable forms of energy. This equipment includes
any base, blade, foundation, generator, nacelle, rotor, transformer,
vane, wire, inverter, batteries, or other component in the system.
A wind energy conversion system that converts wind energy
into electricity through the use of a wind turbine generator, and
includes the nacelle, rotor, tower, and pad transformer, if any.
(3)
Applicability.
(a)
Residential wind energy systems, including but not limited to
roof installations, off-grid installations, and on-grid installations,
shall be allowed in any zoning district when meeting the qualifications
for residential wind turbine systems and which meet the dimensional
regulations.
(b)
Commercial wind energy systems including those over 72 feet
in height, multiple turbines, or those generating more than 1.25 times
the consumption used on a residential property (kwh), will be allowed
upon approval of a conditional use on publically owned properties,
agricultural properties over 10 acres, and commercially zoned properties
that meet the requirements.
(4)
General regulations.
(a)
Permitting.
[1]
Permit requirement.
[a]
No wind energy system, or addition of a wind turbine
to an existing wind energy system, shall be constructed or located
within Lower Frederick Township unless a permit has been issued to
the system owner or operator approving construction of the system
under this section.
[b]
The permit application or amended permit application
shall be accompanied with a fee as set by Lower Frederick Township's
fee schedule.
[c]
Any physical modification to an existing and permitted
wind energy system that materially alters the size, type and number
of wind turbines or other equipment shall require a permit modification
under this section. Replacements with like-kind equipment shall not
require another conditional use hearing, but shall require building
permits in accordance with the UCC and NEC.
[2]
Permit application.
[a]
The permit application shall demonstrate that the
proposed wind energy system will comply with this section.
[b]
The application shall contain the following:
[c]
A narrative describing the proposed wind energy
system, including an overview of the project; the project location;
the approximate generating capacity of the wind energy system; the
approximate number, representative types and height or range of heights
of wind turbines to be constructed, including their generating capacity,
dimensions and respective manufacturers, and a description of ancillary
facilities.
[i]
A plot plan showing property line, building locations, setbacks,
floodplains, wetlands, steep slopes, easements, and rights-of-way.
[ii]
Other relevant studies, reports, certifications
and approvals as may be reasonably requested by Lower Frederick Township
to ensure compliance with this section. Within 30 days after receipt
of a permit application, Lower Frederick Township will determine whether
the application is complete and advise the applicant accordingly.
[3]
Conditional use applications.
[a]
In addition to the materials required to be submitted
for the permit application, installations under this section requiring
conditional use approval shall submit the following:
[i]
An affidavit or similar evidence of agreement between the property
owner and the system owner or operator demonstrating that the system
owner or operator has the permission of the property owner to apply
for necessary permits for construction and operation of the wind energy
system.
[ii]
Identification of the properties on which the
proposed wind energy system will be located, and the properties adjacent
to where the wind energy system will be located.
[iii]
A site plan showing the planned location of each
wind turbine, property lines, setback lines, access road and turnout
locations, substation(s), electrical cabling from the wind energy
system to the substation(s), ancillary equipment, buildings, and structures,
including permanent meteorological towers, associated transmission
lines, and layout of all structures within the geographical boundaries
of any applicable setback as well as floodplains, wetlands, steep
slopes, easements, and rights-of-way.
[iv]
Within 60 days of a completeness determination,
Lower Frederick Township will schedule a public hearing. The applicant
shall participate in the hearing and be afforded an opportunity to
present the project to the public and municipal officials, and answer
questions about the project. The public shall be afforded an opportunity
to ask questions and provide comment on the proposed project.
[v]
Within 120 days of a completeness determination, or within 45
days after the close of any hearing, whichever is later, Lower Frederick
Township will make a decision whether to issue or deny the permit
application.
[vi]
Changes to the pending application that do not
materially alter the initial site plan may be adopted without a renewed
public hearing.
(b)
The base of the tower shall be set back from all property lines,
public rights-of-way, and public utility lines a distance equal to
1.25 times the turbine height.
[1]
For occupied buildings, wind turbines shall be
set back from the nearest occupied building a distance of not less
than 1.25 times the turbine height. These setback distances shall
be measured from the center of the wind turbine base to the nearest
point on the foundation of the occupied building.
(c)
The minimum lot area shall be two acres.
(d)
The turbine height, including all moving and rotating parts,
shall be a maximum of 72 feet as per the definition. If a device is
attached to an existing structure, then the maximum height of the
attached wind energy device shall not exceed 72 feet, including the
height of the existing structure.
(e)
The minimum distance between the undisturbed ground at the base
of the device and any protruding blade shall be 15 feet, as measured
at the lowest point of arc of the blades.
(f)
No wind energy system, or addition of a wind turbine to an existing
wind energy system, may be erected, altered or used in a way that
is noxious or offensive by reason of vibration or noise.
(g)
A clearly visible warning sign concerning voltage must be placed
at the base of all pad-mounted transformers and substations. Visible,
reflective, colored objects, such as flags, reflectors, or tape shall
be placed on the anchor points of guy wires and along the guy wires
up to a height of 10 feet from the ground. Wind turbines shall not
be climbable up to 15 feet above ground surface. All access doors
to wind turbines and electrical equipment shall be locked or fenced,
as appropriate, to prevent entry by unauthorized persons.
(h)
The applicant shall not disrupt or cause a loss of any radio,
telephone, television or similar signals, and shall mitigate any harm
caused by the wind energy system.
(i)
All wind energy systems shall be equipped with a redundant braking
system. This includes both aerodynamic overspeed controls (including
variable pitch, tip, and other similar systems) and mechanical brakes.
Mechanical brakes shall be operated in a fail-safe mode. Stall regulation
shall not be considered a sufficient braking system for overspeed
protection.
(j)
The owner of the property where the wind energy system is located
shall be responsible for maintaining the wind energy system in good
operating condition. Such maintenance shall include, but not be limited
to, painting, structural integrity of the foundation and support structure,
the wind turbine, and all associated parts and equipment.
(k)
All components, including electrical of the wind energy system
shall conform to the current adoption revision of the NEC and the
IBC and other rules and regulations that apply to wind energy systems.
(l)
The design of the wind energy system shall conform to applicable
industry standards, including those of the American National Standards
Institute. The applicant shall submit certificates of design compliance
obtained by the equipment manufacturers from Underwriters Laboratories,
Det Norske Veritas, Germanishcer Llloyd Wind Energies, or other similar
certifying organizations.
(m)
Demolition of a residential wind energy system requires a demolition
permit in accordance with the current adopted Uniform Construction
Code.
(5)
Conditional use criteria.
(a)
Aesthetics.
[1]
Wind turbines shall be an unobtrusive color such
as white, off-white or gray.
[2]
Wind energy systems shall not be artificially lighted,
except to the extent required by the Federal Aviation Administration
or other applicable authority that regulates air safety.
[3]
Wind turbines shall not display advertising, except
for reasonable identification of the turbine manufacturer, system
owner or operator.
[4]
On-site transmission and power lines between wind
turbines and/or primary structure shall, to the maximum extent practicable,
be placed underground.
(b)
Towers shall be designed and located to minimize adverse visual
impacts from neighboring residential areas, to the greatest extent
feasible.
(c)
Recertification. The wind energy system shall be recertified
after six months of dormancy. The wind energy system shall be fixed
or removed if determined to not operate correctly.
(d)
New ownership. If a property containing a wind energy system(s)
changes ownership, the new property owners shall get the company that
originally installed the wind energy system(s) for a full inspection
to ensure it operates correctly. If the wind energy system is determined
to not operate correctly, the new owner has six months to either fix
or remove it.
(e)
Decommissioning. Any wind energy system shall be demolished
within six months of the date it is no longer in use and/or when there
is intent to abandon the wind energy system.
[1]
The owner of a wind energy system shall obtain
a demolition permit from the Township to demolish the wind energy
system per the requirements of the Pennsylvania Uniform Construction
Code, as amended, or any other building codes which may subsequently
be adopted by the Township.
[2]
The owner shall follow the specifications for demolition
as specified in the Pennsylvania Uniform Construction Code, as amended,
or any other building codes which may subsequently be adopted by the
Township.
[3]
When an owner of a wind energy system has been
notified to remove same and has not done so six months after receiving
said notice, then the Township may remove such system and place a
lien upon the property for the cost of the removal. If removed by
the owner, a demolition permit shall be obtained and the system shall
be removed. Upon removal, the site shall be cleaned, restored, and
revegetated to blend with the existing surrounding vegetation at the
time of abandonment.
(f)
The owner/operator of the wind energy system shall be required
to maintain general liability insurance covering bodily injury and
property damage with coverage limits of not less than $1,000,000 per
occurrence and $1,000,000 in the aggregate. Certificates evidencing
such coverage shall be delivered.
(g)
Noise. The audible sound from a wind energy system shall not
exceed 60 dBA, as measured at the property line.
(h)
Land development. Commercial wind energy systems will require
land development.
