The floodplain districts (including floodway and flood-fringe areas), as established by Robinson Township Floodplain District Ordinance (Ordinance No. 1-1982, and any subsequent amendments or revisions thereto) (Chapter 140 of the Code), shall be an overlay to the underlying zoning districts shown on the Official Zoning Maps. The provisions for a floodplain district shall supplement the underlying district provisions contained in this chapter. No zoning approval permit, building permit or certificate of occupancy shall be issued to any use or structure unless the required floodplain building permit has been obtained.
Any property in Robinson Township which is located within the
area designated on the Greater Pittsburgh International Airport Notice
of Construction or Alteration Map is thereby subject to the regulations
promulgated by Allegheny County regarding said construction. The Greater
Pittsburgh International Airport Zoning Regulations of December 1977,
promulgated by the Allegheny County Airport Zoning Commission, and
any subsequent amendments or revisions thereto, are hereby made a
part of this chapter. Any construction or alteration within the applicable
zone must adhere to the procedures set forth in the above applicable
regulations.
A.
All excavation, fill and grading shall comply with the Robinson Township Grading Ordinance, Ordinance No. 13-1992 (Chapter 146 of the Code), and/or any amendments thereto.
B.
No structure may be built on an area known to be landslide-prone
as identified by the County Landslide Hazard Data or Soils Map, or
which has an average natural slope over 25%, or which is a previous
fill area, unless:
(1)
The foundation plans and proposed cuts and fills have been approved
and certified as to stability by a registered professional engineer
specializing in geotechnical engineering. Such plans shall be submitted
along with the application for a zoning approval permit.
(2)
Prior to issuance of the zoning approval permit, a contract or other
form of agreement, approved as to form by the Robinson Township Solicitor,
has been duly executed, indemnifying Robinson Township from any actions
taken because of soil movements during or after construction.
(3)
The minimum lot area required in the zoning district is increased
by 50%, and the minimum lot width required in the zoning district
is increased by 50%.
C.
Natural slopes in excess of 40% shall not be disturbed by alteration,
construction or removal of vegetation, other than the removal of dead
or diseased trees or other vegetation, except that any area within
a public or private right-of-way or easement may be disturbed to the
extent necessary to provide public or private streets or public essential
services.
D.
No slope shall be altered except in accordance with approved plans
to meet foundation, parking and the drainage requirements of this
chapter. Plans for development and construction shall minimize cut
and fill operations.
E.
Fills shall not encroach upon natural watercourses, their floodplains
or constructed channels in a manner so as to adversely affect other
properties.
F.
All finished cut and fill slopes shall have a slope of not more than
two feet horizontal for every one-foot vertical.
G.
All cut and fill slopes greater than 20 feet in elevation or depression
must be designed by a certified soils engineer or a certified geologist.
The soils engineer or geologist who designs the slope must certify
that it is stable upon completion. The Robinson Township Engineer
may require that a fence or other barrier be placed in a location
which will prevent anyone from nearby properties access to a cut or
fill slope.
H.
No cutting, fill or other disturbing of land or natural vegetation is permissible within 50 feet of the edge of perennial and intermittent streams, except as permitted by variance granted under Robinson Township Floodplain Management Ordinance (Chapter 140).
I.
All lands, regardless of their slope, from which structures or natural
cover has been removed or otherwise destroyed shall be appropriately
finished and seeded within a reasonable time of such clearance activity.
The phrase "a reasonable time" shall be interpreted to be within 30
days after construction activities are completed, unless those activities
are completed between November 1 and April 1. In such case, the required
sodding or seeding shall occur within 30 days of April 1.
J.
During nongrowing seasons, appropriate measures shall be taken, such
as, but not limited to, siltation dams to prevent erosion by wind
or water. In addition to the measures stated above, the developer/property
owner shall provide assurances that all requirements will be complied
with at the beginning of the next growing season.
K.
Development shall be accomplished so as to minimize adverse effects
upon the natural or existing topography and soil conditions and to
minimize the potential for erosion.
L.
Land shall be developed in increments of workable size which can
be completed during a single construction season. Erosion and sediment
control measures shall be coordinated with the sequence of grading,
development and construction operations. Control measures such as
hydroseeding, berms, interceptor ditches, terraces and sediment traps
shall be put into effect prior to the commencement of each increment
of the development/construction process.
M.
Sediment basins (debris basins, desilting basins, or silt traps)
shall be installed in conjunction with the initial site preparation
operations and maintained through the development process to remove
sediment from runoff waters draining from land undergoing development.
N.
Existing trees shall not be cut or otherwise damaged or destroyed
within portions of property where they are required to be preserved
by this chapter to meet the bufferyard and landscaping requirements.
O.
Damage to vegetation on stream banks shall be minimized such that all living trees shall be retained within 50 feet on each bank of any stream, except where road or utility right-of-way or stream retention ponds and related drainage improvements are proposed which meet the requirements of Robinson Township Floodplain Management Ordinance (Chapter 140).
P.
No paving with concrete, asphalt or other impervious material or
cutting or filling or other earth-disturbing activities shall be permitted
within the tree crown zone (area within the outside diameter of a
tree's branches) of any tree to be preserved.
Q.
Soil and other materials shall not be temporarily or permanently
stored in locations which would cause suffocation of root systems
of trees to be preserved.
Any landowner or any person engaged in the alteration or development of land which may affect stormwater management runoff characteristics shall comply with the Robinson Township Stormwater Management Ordinance, No. 6-1990, and/or any amendments thereto (Chapter 240).
All uses hereafter established, enlarged, extended, altered
or reconstructed in any zoning district shall comply with the performance
standards contained in this section:
A.
Fire and explosive hazards. All activities and all storage of flammable
and explosive material at any point shall be provided with adequate
safety devices against the hazards of fire and explosion and adequate
fire-fighting equipment as specified by the Department of Labor and
Industry and the laws of and regulations of the Commonwealth of Pennsylvania,
Allegheny County and Robinson Township.
B.
Radioactivity or electrical disturbances. There shall be no activities
which emit radioactivity at any point beyond the most recent threshold
limit values adopted by the American Conference of Governmental Industrial
Hygienists. There shall be no radio or electrical disturbance adversely
affecting the operation of equipment belonging to someone other than
the creator.
C.
Smoke, ash, dust, fumes, vapors and gases. There shall be no emission
of smoke, ash, dust, fumes, vapors or gases which violates applicable
federal, state or county laws and regulations.
D.
Liquid and solid wastes. There shall be no discharge at any point
into any public or private sewage system or watercourse or into the
ground of any materials in such a way or of such a nature as will
contaminate or otherwise cause the emission of hazardous materials
in violation of the laws and regulations of the Commonwealth of Pennsylvania
and Allegheny County and local authorities. All required discharge
and disposal permits shall be obtained.
E.
Glare. No direct or reflected glare, whether from any lighting source
or production operation, shall be visible from adjoining public streets
or adjacent lots when viewed by a person standing on ground level.
Glare shall be defined as direct or indirect light from such activities
of greater than 1/2 footcandle at habitable levels on any adjoining
property. All lighting devices located within 100 feet of a property
line adjoining residential use or zoning classification shall be designed
with shields, reflectors or refractor panels which direct and cut
off the light at a cutoff angle that is less than 90°. ("Cutoff
angle" is defined as the "angle formed by a line drawn from the direction
of light rays at the light source and a line perpendicular to the
ground from the light source above which no light is emitted.")
F.
Odor. There shall be no emission of odorous gases or other matter
in such quantities as to be offensive on adjoining streets or adjacent
lots. Odor thresholds shall be measured in accordance with ASTM d1391-57,
"Standard Method for Measurement of Odor in Atmospheres (Dilution
Method)."
G.
Noise.
(1)
No operation or activity shall cause or create noise in excess of
the sound levels prescribed below. For the purpose of this chapter,
the noise level shall be measured in decibels (dBA) which indicate
the sound pressure level obtained from a frequency weighing network
corresponding to the A-scale on a standard sound level meter.
(a)
Residential districts. At no point on or beyond the boundary
of any lot within these districts shall the exterior noise level resulting
from any use or activity located on such lot exceed a maximum of 60
dBA for four hours within a twenty-four-hour equivalent period.
(b)
Commercial districts. At no point on or beyond the boundary
of any lot within these districts shall the exterior noise level resulting
from any use or activity located on such lot exceed a maximum of 65
dBA for eight hours within a twenty-four-hour equivalent period.
(c)
Industrial districts. At no point on or beyond the boundary
of any lot within these districts shall the exterior noise level resulting
from any use or activity located on such lot exceed a maximum of 75
dBA.
(d)
Where two zoning districts in which different noise levels are
prescribed share a common boundary, the most restrictive of the noise
level standards shall govern.
(e)
The following uses or activities shall be exempted from the
noise regulations: noises emanating from construction and/or maintenance
activities between 7:00 a.m. and 9:00 p.m.; noises caused by safety
signals, warning devices and other emergency-related activities or
uses.
(2)
In addition to the above regulations, all uses and activities within
Robinson Township shall conform to any applicable county, state or
federal noise regulations. Wherever the regulations contained herein
are in variance with any other lawfully adopted rules or requirements,
the more restrictive shall govern.
H.
Storage of refuse. All garbage, trash and rubbish shall be stored
in enclosed vermin-proof containers. All rubbish containers for multiple-family
dwellings, commercial and industrial establishments shall be screened
from adjacent uses and streets by a six-foot-high hedge, fence or
other opaque structure.
I.
Determination of compliance with performance standards. During the
review of the zoning application, the applicant may be required to
submit data and evidence documenting that the proposed activity, facility
or use will comply with the provisions of this section. In reviewing
such documentation, Township officials may seek the assistance of
any public agency having jurisdiction or interest in the particular
issues, or Robinson Township may seek advice from a qualified technical
expert. All costs for the expert's review and report shall be
paid by the applicant. A negative report by the technical expert and
the applicant's refusal or inability to make alterations to ensure
compliance with this section shall be a basis for denying approval
of the zoning application.
J.
Continuing enforcement. The Zoning Officer shall investigate any purported violation in the performance standards and, subject to the approval of the Board of Commissioners, may employ qualified technical experts to assist in the determination of a violation. Costs for the services of such experts shall be paid by the owner or operator of the facility accused of the violation, if the facility is deemed to be in violation. If no violation is determined, the cost of such experts shall be paid by Robinson Township. If the facility is found to be in violation, the owner or operator shall be given written notice of the violation(s) in accordance with § 300-26 of this chapter and a reasonable length of time to correct the violation. Failure to correct the violation within the stated time shall be a violation of this chapter and shall result in a revocation of the occupancy permit for the facility.
B.
Permitted activities. Permitted activities include growing of crops;
breeding, raising and hatching of poultry, fowl, rabbits, fish, frogs
or bees; the raising and breeding (but not slaughtering) of cows,
sheep, horses, goats or hogs; stables for the above animals; a kennel
for dogs.
C.
A commercial feedlot operation shall not be permitted.
D.
No farm operations, with the exception of the farm residence, shall
be conducted within 50 feet of a residential use or within 50 feet
of a residential zoning district.
E.
No structure in which animals are kept shall be closer than 200 feet
from any adjoining lot line.
F.
No storage of manure or odor- and/or dust-producing substances shall
be permitted within 200 feet of any adjoining lot line.
Where allowed by the zoning district regulations, more than
one principal industrial, commercial, multiple-family or institutional
building may be erected upon a single zoning lot or parcel, provided
the following guidelines are met:
A.
All yards, open spaces and buffer areas required by the district
regulations shall be maintained around the boundaries of the tract.
B.
Unless otherwise specified in the district regulations, all principal
structures within a multiple-structure development must be separated
by at least 30 feet. Buildings over five stories shall maintain an
additional separation of 10 feet for every story over the fifth story.
C.
Adequate fire lanes, approved by Robinson Township or County Fire
Marshal, shall be provided for each structure along with on-site fireplugs.
D.
When more than one multiple-family dwelling building is erected upon
a single lot or tract, except within an approved planned residential
development, the minimum building spacing between principal structures
which shall be maintained is as follows:
E.
Buildings over five stories shall maintain an additional separation
of 10 feet for every story over five.
A.
Any single-family dwelling occupied by a family whose members are
related by blood, marriage or adoption may also accommodate not more
than two unrelated boarders. One off-street parking space shall be
provided on the premises for each boarder or roomer to be accommodated.
B.
Any single-family dwelling occupied by a family whose members are
related by blood, marriage or adoption, and containing no boarders
or roomers, may also accommodate foster persons, placed by court order.
A clear sight triangle, as defined by this chapter, must be
maintained at all intersections of public and/or private streets in
all zoning districts. Required sight distances along intersecting
roads shall be in accordance with the current applicable PennDOT standards.
A.
In all residential districts, the accumulation of waste, used or
secondhand materials, scrap materials, scrap metals, dismantled vehicles,
paper, rags, tires or construction materials is prohibited, except
where such materials are being immediately used in improvement or
construction of an approved use or structure. Garbage and rubbish
stored in appropriate containers originating from and stored upon
residential lots is permitted, provided that said garbage and rubbish
is removed from the premises at least once every two weeks.
B.
It shall be unlawful to park or store any commercial vehicle, as
defined herein, outside an enclosed building on any residential lot.
Recreational vehicles, as defined herein, shall be stored behind the
front building line of any residential lot. Recreational vehicles
shall not be used for dwelling purposes while parked or stored on
any residential lot.
No structure shall be built within or above an easement or public
right-of-way.
All areas of a developed property which are not covered by buildings,
structures, parking areas or other site improvements, except those
that are left in a natural, undisturbed state, shall be suitably landscaped
with trees, shrubs or other ground cover to prevent excessive stormwater
runoff, erosion, dust or mud conditions. Under no circumstances shall
any area be left uncovered to contribute to problems of dust, runoff,
erosion and similar conditions. Landscaping shall be provided in accordance
with the following specifications:
A.
Planting required in bufferyards, as outlined in § 300-72, shall not be substituted for any required planting mandated in this section.
B.
All trees which are required to be planted by this section shall
be a minimum of two inches in diameter at a point one foot above the
ground at the time of planting, measured along the trunk of the planted
tree, which tree shall be planted in accordance with accepted conservation
practices.
C.
For each tree which is a minimum of four inches in diameter at a
point one foot above the ground which is removed during site preparation
and building construction, one deciduous tree shall be planted on
the site.
D.
At least one deciduous tree shall be planted for each 500 square
feet of lot area occupied by the footprint in conjunction with any
development.
E.
Any existing trees which are not disturbed and are not located within
a required bufferyard and are a minimum of four inches in diameter
at a point one foot above the ground shall count towards the required
number of trees to be planted outside of the bufferyard.
F.
Landscaping of paved areas and parking areas. Areas devoted to parking
for more than 10 vehicles shall include interior landscaping of at
least 10 square feet per car space, and one tree for each 10 parking
spaces shall be installed.
G.
Landscaping of yard areas. All yard areas not utilized for structures,
parking facilities, driveways, bufferyards or planting strips shall
be seeded, sodded or landscaped within a reasonable period of time.
The phrase "a reasonable period of time" shall be interpreted to be
within 30 days after construction activities are completed, unless
those activities are completed between November 1 and April 1. In
such case, the required sodding or seeding must occur within 30 days
of April 1.
H.
Maintenance of landscaping. It shall be the responsibility of the
owner/applicant to assure the continued growth of all required landscaping,
including planting in bufferyards, and to replace the same in the
event of frost, vandalism, disease or other reasons for the discontinued
growth of the required trees, shrubs and bushes.
Whenever a bufferyard is required by this chapter, it shall
comply with the following standards and requirements.
A.
Bufferyard A.
(1)
No structures or uses, including, but not limited to, buildings,
accessory structures, parking spaces, access drives and lighting devices,
may be located closer than 35 feet to any side or rear lot line.
(2)
Bufferyard A shall contain two rows of planting. Each row shall consist
of a mixture of deciduous (30%) and evergreen (70%) trees spaced within
the row 10 feet apart, measured from the vertical center lines of
adjacent trees. The two rows shall be staggered in the manner shown
on the drawings which areincluded as an attachment to this chapter,
which shall result in adjacent trees in the two different rows being
no more than five feet apart, measured from the vertical center line
of the trees.
B.
Bufferyard B.
(1)
No structures or uses, including, but not limited to, buildings,
accessory structures, parking spaces, access driveways and lighting
devices, may be located any closer than 25 feet to any side or rear
lot line.
(2)
Bufferyard B shall contain a row of planting which shall be comprised
of a mixture of deciduous (30%) and evergreen (70%) trees. These trees
shall be spaced 10 feet apart, measured from the center of the trees.
C.
Bufferyard C.
(1)
No structures or uses, including, but not limited to, buildings,
accessory structures, parking spaces, access drives and lighting devices,
may be located any closer than 10 feet to any side or rear lot line.
(2)
Bufferyard C shall contain a row of planting which shall be comprised
of a mixture of deciduous (30%) and evergreen (70%) trees. These trees
shall be spaced 10 feet apart, measured from the center of the trees.
D.
Bufferyard D.
(1)
No structures or uses, including, but not limited to, buildings,
accessory structures, parking spaces, access drives and lighting devices,
may be located any closer than five feet to any side or rear lot line.
(2)
Bufferyard D shall contain a row of planting which shall be comprised
of a mixture of deciduous (30%) and evergreen (70%) trees. These trees
shall be spaced no more than 15 feet apart, measured from the center
of the trees.
E.
Low-level screen. In Bufferyards A, B and C, in addition to the plantings required by Subsections A, B and C above, a row of low-level evergreen shrubs or hedges shall be planted or earthen mounding shall be constructed in the bufferyard which shall provide a year-round visual screen capable of acting as a barrier to light beams emanating from the headlights of passenger cars. These low-level shrubs, hedges or mounds shall be of such height that anyone facing a passenger car with the shrubs, hedges or mounds between them and the car could observe the car's low-beam lights only as a result of the diffused or reflected light from the headlights and not because the main, direct beam from those lights was observable.
F.
Schedule of bufferyard requirements.
|
Required Bufferyard
| |||||
|---|---|---|---|---|---|
|
Development Proposed
|
A
|
B
|
C
|
D
| |
|
Multiple-family
| |||||
|
Adjoining single-family or two-family
|
X
| ||||
|
Adjoining multiple-family
|
X
| ||||
|
Adjoining undeveloped R district
|
X
| ||||
|
Adjoining any commercial
|
X
| ||||
|
Adjoining any industrial
|
X
| ||||
|
Adjoining any S-1 District
|
X
| ||||
|
Commercial
| |||||
|
Adjoining single-family or two-family
|
X
| ||||
|
Adjoining multiple-family use
|
X
| ||||
|
Adjoining undeveloped R district
|
X
| ||||
|
Adjoining any commercial use
|
X
| ||||
|
Adjoining any industrial use
|
X
| ||||
|
Adjoining any S-1 District
|
X
| ||||
|
Industrial
| |||||
|
Adjoining any R district
|
X
| ||||
|
Adjoining any undeveloped R district
|
X
| ||||
|
Adjoining any commercial use
|
X
| ||||
|
Adjoining any industrial use
|
X
| ||||
|
Adjoining any S-1 District
|
X
| ||||
(1)
When the bufferyard width specified above is in conflict with the
provisions of this chapter or any other ordinance of Robinson Township,
the greater distance shall apply. The planting requirement shall be
adhered to regardless of what the yard requirement is.
G.
Multiple buildings or multiple lots. In the instance where multiple
buildings are proposed on a single lot or where several lots are proposed
to be developed by a single owner, whether in a single or several
phases, the bufferyard requirements shall apply to the exterior perimeter
of the site proposed for development, provided a development plan
for the entire site is submitted initially which shows compliance
with the applicable bufferyard requirements.
H.
Exceptions to bufferyard requirements. The Planning Commission may
waive the requirement for planting in the required bufferyard where
existing vegetation or existing or proposed differences in elevation
exist along the property lines where a bufferyard is required which
duplicate the effect of the required bufferyard.
I.
Existing structures in bufferyards. In instances where any existing principal or accessory structure is located within any required bufferyard, a bufferyard of not less than the minimum distance from the existing structure to the property line shall be required. This reduced bufferyard width shall apply only to the yard area upon which the existing structure encroaches. If the existing structure is located within the required bufferyard on one side of the building, the required bufferyard as determined by Subsection F shall apply on all other yard areas. All planting requirements shall be adhered to regardless of the bufferyard width.
J.
Existing trees in bufferyards.
(1)
Any existing trees within the required bufferyard which are a minimum
of four inches in diameter at a point one foot above the ground shall
be preserved and shall count as a required tree within the bufferyard.
At no point, however, shall any existing trees and required trees
be separated at a distance greater than the distance specified in
the required bufferyard.
(2)
Where such trees already exist within the required bufferyard, these
trees shall remain undisturbed, except that diseased or dead material
may be removed. If it is determined that some healthy trees in the
bufferyard must be removed in conjunction with development, a written
request to remove such trees must be submitted to Robinson Township,
along with an explanation detailing the rationale for the request.
These trees shall not be removed until Robinson Township has given
written authorization permitting this.
(3)
When any trees, regardless of their physical condition, are removed
from the required bufferyard, they shall be replaced by trees suitable
to the environment, if needed to maintain the number of trees required
by this section. All such replacement planting shall be in accordance
with accepted conservation practices.
K.
Size of trees to be planted in bufferyards. All trees required to
be planted within the bufferyard shall be a minimum of two inches
in diameter at a point one foot above the ground, measured along the
trunk of the planted tree, which tree shall be planted in accordance
with accepted conservation practices. All required trees shall be
a minimum of six feet in height at time of planting, measured from
the ground adjacent to the planted tree to the top of the tree.
L.
Use of bufferyards.
(1)
Stormwater management facilities and structures may be maintained
within a bufferyard, but the existence of such facilities or structures
shall not be a basis for a failure to meet the planting requirements.
(2)
A bufferyard may be used for passive recreation or may contain pedestrian,
bike or equestrian trails, provided that no required plant material
is eliminated and the total width of the bufferyard is maintained.
A.
Permitted accessory uses. Accessory uses permitted by this chapter
include but are not limited to:
(1)
A child's playhouse, garden house, gazebo and private greenhouse
(used exclusively by the occupants to cultivate plants as an avocation).
(2)
A civil defense shelter for not more than two families.
(3)
A carport, shed or building for domestic storage, or storage of a
boat, trailer or camper.
(4)
Private residential swimming pool, tennis court or similar private
recreational facility.
(5)
In-home day care, as defined herein.
(6)
Fences, as regulated herein.
(7)
Signs, except billboards, as regulated herein.
(8)
Satellite dish antennas, as regulated herein.
(9)
Storage of merchandise normally carried in stock on the same lot
with any retail or commercial use, unless such storage is excluded
by the district regulations.
(10)
Storage of goods used in or produced by manufacturing activities
on the same lot or parcel with such activities, unless such storage
is excluded by the district regulations.
(11)
Off-street motor vehicle parking areas and loading facilities.
(12)
Restaurants, drugstores, gift shops, taverns/bars, or newsstands,
when approved as an accessory use to a permitted hotel, motel or office
building.
(13)
Employee restaurants and cafeterias, when located in a permitted
commercial or industrial building.
(14)
In the C-1 District, amusement arcades with no more than one
machine, device, table or other apparatus for the playing of games
of skill or amusement.
(15)
In the C-2 District, amusement arcades with no more than five
machines, devices, tables or other apparatus for the playing of games
of skill or amusement.
(16)
In the C-4 and C-5 Districts, on-site security facilities, including,
but not limited to, gatehouses or other controlled entrances and temporary
living quarters for a caretaker, watchman or other security personnel.
(17)
In the C-4 and C-5 Districts, facilities for maintenance of
the grounds and buildings on the site, including equipment storage
buildings.
(18)
In the C-4 and C-5 Districts, facilities which provide health
care, recreation and similar services or benefits for the employees,
provided the use of such facilities is restricted to employees and
their immediate families and is not made available to the general
public.
(19)
In the I-1 District, business or professional offices accessory
to the principal land use.
B.
Accessory uses not permitted. None of the following shall be permitted
as an accessory use:
(1)
Outdoor storage or overnight parking in a residential district of
trucks, buses or other vehicles exceeding 9,000 pounds in gross vehicle
weight or designated as Class III or above by the Pennsylvania Motor
Vehicle Code, excluding a recreational vehicle, as defined by this
chapter.
(2)
Outdoor storage of equipment, supplies or other materials, except
as specifically permitted by the applicable zoning district regulations.
C.
Location of accessory structures and uses. The following standards
shall apply unless otherwise specified in this chapter:
(1)
Accessory structures and uses, with the exception of authorized signs
and fences, shall not be located in the required front yard of any
lot in any residential district.
(2)
Accessory structures and uses in all zoning districts shall maintain
the same side yard as is required for the principal structure located
on the zoning lot.
(3)
Accessory structures and/or uses shall be permitted in a required
rear yard, provided they are located no closer than 10 feet to a rear
property line.
(4)
Accessory structures which are not part of the principal structure
shall not cover more than 30% of the required rear yard area; pools,
tennis courts, patios and similar open air facilities shall be excluded
from this coverage limitation.
(5)
Accessory structures or uses shall not be located within a required
buffer area except for fences or walls as regulated herein.
D.
Use limitations. All accessory structures and uses shall comply with
the use limitations applicable in the zoning district in which they
are located and with the following additional use limitations:
A.
B.
Commercial and industrial districts. Fences may be placed in any
yard in accordance with the following:
C.
General requirements.
(1)
No fence in any district shall be erected in such a manner so as to obstruct visibility at a street or driveway intersection, in accordance with § 300-68 of this chapter.
(2)
Fences for public or private tennis courts and similar outdoor recreational
facilities may be erected up to 10 feet in height, if constructed
of a chain link material.
(3)
A retaining wall of any height may be erected along any property
line or in any required yard where it is needed to prevent a landslide
or other hazardous condition.
(4)
Fences located along a property boundary shall be set back a minimum
of 12 inches from the property line.
(5)
The finished side of the fence or wall shall always face the abutting
properties or street.
(6)
The owner of any fence or wall is responsible for maintaining it in good repair. If a fence or wall is not being properly maintained, the Zoning Officer shall give written notice in accordance with § 300-26 to the owner to repair or remove the fence or wall within the time period stipulated by the notice. Failure to comply with the order shall be considered a violation of this chapter.
A.
As an accessory structure in a residential area, pools and accessory
deck areas shall be erected only in a rear yard, provided they are
no closer than 10 feet to any lot line, or the distance of the required
side yard for the zoning district in which it is located, or whichever
is greater.
B.
In-ground pools in all zoning districts shall be enclosed by a fence, constituting a barrier to small children, at least five feet in height and equipped with a gate and lock. Fencing for a pool shall comply with the requirements of § 300-74 of this chapter.
C.
Aboveground pools in all zoning districts having vertical walls over
five feet above ground level and removable steps are not required
to be fenced, provided the owner shall remove said steps when the
pool is not in use to prevent access by small children.
D.
Outdoor swimming pools constructed for public or semipublic use shall
be enclosed by an eight-foot-high fence equipped with a gate and lock.
E.
All pools must receive a building permit and certificate of occupancy/compliance.
F.
The owner assumes all liability for erecting, maintaining, and using
a swimming pool. Zoning approval by Robinson Township in no way ensures
safety of construction, maintenance or operation, but only attests
to compliance with the provisions of this chapter.
A.
Radio or television antenna.
(1)
A radio or television antenna structure is a permissible accessory
structure in any zoning district, subject to the requirements of this
section.
(2)
A radio or television antenna structure may be mounted on a roof
or installed in a rear yard area only, provided that no such structure
shall be located within 20 feet of any property line.
(3)
The maximum height for such structure shall not exceed that otherwise
allowed for accessory uses in the zoning district in which it is located
by more than 20 feet. The maximum height of an antenna placed on a
roof shall be six feet.
(4)
Any such structure shall comply with applicable Allegheny County
airport zoning and federal regulations.
(5)
Radio or television antenna structures located on the ground shall
be screened from adjacent properties by evergreen trees or other suitable
material, as approved by Robinson Township.
B.
Satellite dish antenna structure.
(1)
A satellite dish antenna is a permissible accessory structure in
any zoning district, subject to the requirements of this section.
(2)
A satellite dish antenna may be installed in a rear yard only, provided
that no such structure shall be located within 10 feet of any property
line.
(3)
When installed on the ground, the maximum height of a satellite dish
antenna shall not exceed 14 feet when positioned vertically and shall
have a maximum diameter of 10 feet.
(4)
A satellite dish antenna may be roof-mounted in R-4, R-5 and all
commercial and industrial districts, provided that the maximum height
shall not exceed 15 feet above the roofline when positioned vertically
and the maximum diameter shall not exceed 12 feet.
(5)
When installed on the ground, satellite dish antennas shall be screened
from adjacent properties by evergreen trees or other suitable materials,
as approved by Robinson Township, provided that Robinson Township
shall not require screening which obstructs the reception from the
transmitting satellite.
C.
Variances to requirements. Any applicant may apply to the Zoning
Hearing Board for a variance regarding the height, size or placement
of a radio, television or satellite dish antenna when it can be demonstrated
that the requirements of this section effectively preclude reception.
Should the Zoning Hearing Board require expert technical assistance
in making such a determination, the cost of such assistance shall
be borne by the applicant.
B.
Conditions of approval for temporary uses.
(1)
Adequate off-street parking areas must be provided.
(2)
Adequate traffic and pedestrian access must be provided.
(3)
Any licenses and permits required to sell products or food or approvals
from other governmental agencies shall be submitted prior to the issuance
of the certificate of occupancy by Robinson Township.
(4)
Robinson Township Fire Marshal and Chief of Police shall be notified
in writing of the temporary use.
(5)
If the applicant does not own the land on which the temporary use
is to be located, a letter of agreement and/or permission between
said applicant and the landowner shall be presented.
(6)
The applicant shall agree to indemnify and save harmless Robinson
Township from any claims, demands or suits of any kind or nature that
may arise as a result of the construction, installation, operation
or maintenance of said temporary activity.
(7)
The applicant shall be responsible for conducting the temporary use
or activity in a safe manner, within the conditions set forth by Robinson
Township. This includes, but is not limited to, provisions for security,
trash pickup and daily maintenance of the grounds.
C.
The Zoning Officer shall approve all applications for a temporary
use prior to the issuance of a certificate of occupancy and may attach
any reasonable conditions to the permission of said temporary use.
D.
The provisions of this section in no way shall be deemed to authorize
the outdoor display of automobiles, trailer and equipment rentals,
or the sale of used furniture, used appliances, used plumbing, used
building material or similar display or sale, in any district except
as specifically authorized by this chapter.
Temporary structures incidental to the construction of a development
project are permitted during construction but shall be removed as
soon as an occupancy permit is granted for the structure or structures.
In the case of a residential subdivision, temporary construction structures
must be removed when 25% of the homes are built.
