The following standards shall govern in all districts:
A.
Along each side or rear property line of a commercial, industrial,
or multifamily housing use which directly abuts a residential district
in the Township or an adjoining municipality, a buffer yard shall
be provided. The width of the buffer yard shall be established in
accordance with the applicable commercial, industrial, or multifamily
zoning district standards. The buffer yard shall be landscaped with
a dense planting of evergreen trees, deciduous trees, shrubs and other
plant materials to serve as a barrier to visibility, airborne particles,
glare and noise. The following landscaping standards shall apply for
the required buffer yards:
(1)
The outer perimeter of the buffer yard shall be landscaped with
a double row of evergreen trees. The evergreen trees shall be a minimum
of 6.0 feet tall at the time of planting. The type of evergreen trees
shall be chosen considering soil conditions, longevity, aesthetic
quality, and resistance to deer impact. The spacing of the individual
trees shall be 12 feet on center. Trees shall be planted no closer
than 10 feet to the perimeter property line.
(2)
In addition to the evergreen trees, medium-to-tall-growth deciduous
trees shall be planted with an average spacing of one tree per 75
feet of the side and rear property lines. The deciduous trees shall
be planted between the double row of evergreen trees and the inside
limit of the required buffer yard.
(3)
Shrubs, evergreen bushes, and small flowering trees shall also
be planted at interspersed locations within the buffer yard at the
density of 20 trees/bushes per 100 feet of side and rear property
lines.
(4)
For subdivision and land development applications, financial
security shall be posted with the Township for the full value of the
required landscaping. The landscaping shall be covered by an eighteen-month
maintenance period following project completion acknowledged by the
Township.
(5)
The screen planting shall be maintained permanently by the owner
of the property.
(6)
A clear sight triangle shall be maintained at all street intersections and at all points where private vehicular accessways intersect public streets in accordance with § 480-135.
(7)
Reduction of the required number of plantings may be allowed
at the discretion of the Township Supervisors if a mature woods occupies
the required buffer yard.
(8)
Buffer plantings may be interrupted only by underground utility
lines that cross the buffer yards at or near right angles, and for
pedestrian or vehicular points of access.
(9)
Berming (in addition to the required landscaping) shall be provided
if topographically feasible and requested by the Township.
(10)
Special conditions may warrant the installation of privacy fencing
in addition to the required landscaping. Fencing shall be provided
if requested by the Township.
(11)
Landscape plans for buffer yards shall be submitted for review
and approval.
A.
No smoke shall be emitted from any chimney or other source a visible
gray greater than No. 1 on the Ringelmann smoke chart as published
by the United States Bureau of Mines.
B.
Smoke of a shade not darker than No. 2 on the Ringelmann chart may
be emitted for not more than four minutes in any 30 minutes.
C.
These provisions, applicable to visible gray smoke, shall also apply
to visible smoke of a different color, but with an equivalent apparent
capacity.
At no point on the boundary of a residential, industrial, or
commercial district shall the sound pressure level of any operation
exceed the decibel levels in the designated octave band shown below
for the districts indicated.
|
Octave Ban 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
|
There shall be no emission of odorous gases or other odorous
matter in such quantities as to be offensive at lot boundary line.
Any process, which may involve the creation or emission of any odors,
shall be provided with a secondary safeguard system, so that control
will be maintained if the primary safeguard system should fail. There
is hereby established as a guide in determining such quantities of
offensive odors Table III (Odor Threshold) in Chapter 4, Air Pollution
Abatement Manual, copyright 1951, current edition by Manufacturing
Chemists Association, Inc., Washington, D.C.
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 on the lot lines.
No vibration which is discernible to the human sense of feeling
and is perceptible at any point on the lot line shall be permitted.
There shall be no activities which emit dangerous radioactivity
at any point. There shall be no electrical disturbance (except from
domestic household appliances) adversely affecting the operation at
any point of any equipment other than that of the creator of such
disturbance.
A.
No flammable or explosive liquids, solids, or gases shall be stored
in bulk above ground; provided, however, that tanks or drums of fuel
directly connecting with energy devices, heating devices, or appliances
located on the same lot as the tanks or drums of fuel are excluded
from this provision.
B.
All outdoor storage facilities for fuel, raw materials and products
and all fuel and all raw materials and products stored outdoors shall
be enclosed by a fence adequate to conceal the facilities from any
adjacent properties.
C.
No materials or wastes shall be deposited upon a lot in such form
or manner that they may be transferred off the lot by natural causes
or forces.
D.
All materials or wastes which might cause fumes or dust or which
constitute a fire hazard or which may be edible or otherwise be attractive
to rodents or insects shall be stored outdoors only in closed containers.
Every use requiring power shall be so operated that the services
lines, substation, etc., shall conform to the highest safety requirements
known, shall be so constructed, installed, etc., to be an integral
part of the architectural feature of the plant, or if visible from
abutting residential properties shall be concealed by coniferous planting.
A.
Waste disposal. No use shall be conducted in such a way as to discharge
any treated or untreated sewage or industrial waste into any reservoir
or lake, or discharge any untreated sewage or industrial waste into
any stream. All methods of sewage, industrial waste treatment and
disposal shall be approved by the Township Engineer.
B.
Residential trash. Trash, including recyclables, must be stored behind
the front of the house and put curbside 24 hours prior to pickup and
no sooner.
C.
All commercial trash must be enclosed by fencing or other material
and kept no further forward than the front of the building.
