Questions about eCode360? Municipal users Join us Monday through Wednesday between 12pm and 1pm EDT to get answers and other tips!
Township of Millcreek, PA
Erie County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
For the purposes of this chapter, Millcreek Township is divided into the following zoning districts, such zoning districts as set forth and shown on the Township Zoning Map, which is made a part of this chapter:
Use Districts
RR
Rural Residential District
R-1
Single-Family Residential District
R-2
Low-Density Residential District
R-3
Medium-Density Residential District
R-4
High-Density Residential District
C-1
Local Commercial District
C-2
General Commercial District
C-3
Highway Commercial District
C-4
Regional Commercial District
RC
Resort Commercial District
I-1
Light Industrial District
I-2
Heavy Industrial District
I-3
Industrial Park District
MO
Mixed Occupancy District
In addition to the zoning districts, this chapter establishes overlay districts (Article V) as follows:
Overlay Districts
FP
Floodplain Areas
LF
Lakefront Areas
OP
Office/Business Parks
TND
Traditional Neighborhood Development
A map entitled the "Millcreek Township Zoning Map" is hereby adopted as part of this chapter that identifies the boundaries of the zoning districts. The Township Zoning Map and all notations, references and other information shown thereon are a part of this chapter and have the same force and effect as if they were all fully set forth or described herein. The original, properly attested zoning district map shall be available for examination at the Township office and shall be reviewed annually by the Board of Supervisors and amended as deemed necessary by the said Board.
A. 
General intent. The district boundaries on the Township Zoning District Map are intended to follow property lines; center lines of streets, watercourses or railroads; other definable physical features; or measured distances from property lines, center lines or identifiable physical features.
B. 
Split lot zoning. Where a district boundary line divides a lot held in single or separate ownership, resulting in differing and nonuniform requirements for the lot, the following provisions shall apply:
(1) 
Where the lot is large enough to be subdivided into two or more lots, each within a single zoning district, no zoning approval will be given for any authorized use which would utilize any portion of the lot other than that portion of the lot in which the principal use is located. Further development will require a subdivision.
(2) 
In instances in which the Zoning Hearing Board, upon appeal being filed, finds that the above standards create an undue hardship, the Board has jurisdiction to grant such relief as deemed necessary in the circumstances.
The provisions of this chapter apply to all zoning districts and all lots and, excepting only where otherwise stated, to all uses.
A. 
No building or land shall be used or occupied and no building or part thereof shall be erected, moved or altered unless in conformity with the regulations specified for the zoning district in which it is located.
B. 
No yard or open space provided around any building to comply with the provisions of this chapter shall be considered as providing a yard or open space for any other building, and no yard or open space on one lot shall be considered as providing a yard or open space for a building on any other lot.
C. 
Uses in each zoning district shall be defined and interpreted according to the definitions set forth in Article II of this chapter. For those uses not specifically defined in this chapter, their meanings shall be according to the common meaning of the term(s).
D. 
Where regulations in this chapter are also set forth in Chapter 125, Subdivision and Land Development, or other ordinance, the Board of Supervisors, in acting on a development plan, shall have authority to enforce and grant modifications or variances from said regulations in accordance with that other ordinance.
E. 
Uses which are expressly authorized in the Municipalities Planning Code[1] are incorporated in this chapter by reference without being restated.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
Minimum lot sizes; density of development.
(1) 
Where the lot is served by public sewer and public water, the maximum density of development per developable acre of land and minimum lot size in the RR, R-1, R-2, R-3, MO Mixed Occupancy and R-4 Residential Zoning Districts are as follows:
[Amended 8-21-2012 by Ord. No. 2012-12; 5-14-2019 by Ord. No. 2019-6]
Zoning District
Minimum Lot Area Per Unit
Maximum Density Per Developable Acre
Rural Residential
100 feet x 150 feet
(15,000 square feet)
2.5
R-1 Residential
60 feet x 120 feet
(7,200 square feet)
4.25
R-2 Residential
4,500 square feet
9.0
R-3 Residential
50 feet x 100 feet
(5 acres total park area)
8.5
MO Mixed Occupancy
40 feet by 100 feet
(4,000 square feet)
8.0
R-4 Residential
80 feet by 120 feet
(9,600 square feet total)
See below
R-4 Residential District. The maximum allowed density per developable acre of land shall be as follows:
Where development has sole access upon one or more state highways or Township arterial or urban collector streets: 8.0 dwelling units.
Where an authorized high-rise apartment development has sole access upon one or more state highways or Township arterial or urban collector streets: 11.0 dwelling units.
Where development has access upon a Township street other than one developed as an arterial or urban collector street: 7.0 dwelling units.
(2) 
Nonresidential zoning districts. Minimum lot size in all nonresidential zoning districts, excluding the I-3 district, shall be 7,500 square feet of developable land. The minimum area of an I-3 Industrial Park shall be 50 acres, and the minimum size of any lot within an industrial park shall be one acre of developable land.
B. 
Minimum lot widths and depths. Where the lot will be served by public water and public sewer, absent modification in plan approval, the minimum width and depth of lots shall not be less than:
[Amended 8-21-2012 by Ord. No. 2012-12; 5-14-2019 by Ord. No. 2019-6]
Zoning District
Minimum Width
(feet)
Minimum Depth
(feet)
RR Residential
100
150
R-1 Residential
60
120
R-2 Residential
60
120
R-3 Residential
50
100
R-4 Residential
100
150
All commercial districts
50
120
Light and heavy industry
50
150
Industrial Park
200
218
MO Mixed Occupancy
40
100
C. 
Adjustments where private water and/or sewer provided.
(1) 
Where both water supply and sewage disposal is to be provided on a lot in any zoning district:
(a) 
The minimum lot area shall be 20,000 square feet; and
(b) 
The minimum lot width at the right-of-way line shall be 100 feet.
(2) 
Where public water will serve the lot in any zoning district but on-lot sewage disposal is provided:
(a) 
The minimum lot area shall be 15,000 square feet; and
(b) 
Minimum lot width shall be 80 feet; provided, however, that however measured, the lot width at the right-of-way line shall not be less than 60 feet.
(3) 
Where public sewer will serve the lot in any zoning district but on-lot water supply is provided:
(a) 
The minimum lot area shall be 10,500 square feet; and
(b) 
Minimum lot width shall be 70 feet; provided, however, that however measured, the lot width at the right-of-way line shall not be less than 60 feet.
D. 
Supplemental lot area and width regulations.
(1) 
With respect to manufactured home parks in the R-3 Residential District:
(a) 
The minimum area of the manufactured home park shall be five acres of developable land; and
(b) 
Where public water and public sewer will be provided to the lot, the minimum lot width shall be 50 feet.
(2) 
With respect to lots in Commercial, Light Industry and Heavy Industry Districts:
(a) 
The minimum lot area shall be 7,500 square feet of developable land; and
(b) 
Where public water and public sewer will be provided to the lot, the minimum lot width at the right-of-way line shall be 50 feet.
(3) 
With respect to lots in the Industrial Park District:
(a) 
The minimum industrial park area shall be 50 acres.
(b) 
The minimum lot area per unit shall be one acre of developable land.
(c) 
Minimum lot width shall be 200 feet.
E. 
Irregular lots.
(1) 
In measuring the depth of a yard, in cases where the front or rear line is not parallel with the street line, average dimension may be used.
(2) 
In all zoning districts, where lots front on a cul-de-sac or on a Township street having a center-line radius of 200 feet or less, the minimum width shall be measured on the building line.
F. 
Corner lots.
(1) 
In lots abutting public streets on more than one side in all zoning districts, the actual front yard shall be as per the regulations of this section and that for the second and any other front yard shall be 20 feet (25 feet in the I-3 Industrial Park District).[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
On a corner lot in a residential district, the required rear yard may be reduced in an amount equal to that which the similarly located side yard is increased over the required minimum.
G. 
Yard setbacks.
(1) 
Yard setback and building separation regulations.
[Amended 8-21-2012 by Ord. No. 2012-12]
Zoning District
Front Yard
(feet)
Rear Yard
(feet)
Side Yards
(feet)
Building Separation
(feet)
RR Residential
30
40
7
10
R-1 Residential
30
40
7
10
R-2 Residential
30
35
7
10
R-3 Residential
30
15
15a
25/15b
R-4 Residential
50
30
30e
14
C-1 Commercial
30
20
7
N/A
C-2 Commercial
30
20
7
N/A
C-3 Commercial
30
20
7
N/A
C-4 Commercial
30
10
7
N/A
RC Commercial
30
10
7
N/A
Light Industry
10
25
7
N/A
Heavy Industry
10
25
7
N/A
Industrial Park
100/50c
100/50c
100/25d
N/A
Mixed Occupancy
15
20
7
N/A
NOTES:
Yard setbacks do not include buffer yard regulations in this article.
Setback areas shall be appropriately landscaped and maintained.
a
Side and rear yard setbacks are from the park's property lines.
b
Per Ch. 125, Subdivision and Land Development, § 125-103F(2): 25 feet minimum clearance; 15 feet minimum end-to-end separation.
c
Greater setback applies where park abuts an arterial street.
d
Greater setback applies where park abuts a residential zoning district.
e
Where a non-high-rise R-4 development abuts another parcel zoned and/or used other than for an RR, R-1, R-2 or R-4 high-rise use, the Board of Supervisors may allow as a modification a reduced side yard setback subject to a planting screen meeting all requirements of § 145-21D of this chapter.
(2) 
Obstructions prohibited. No yards required to be provided by this chapter shall be obstructed by any building or structure except for accessory buildings in the rear and side yards and fences. No obstructions are allowed where a Light Industry district adjoins a residential district or within buffer yards and planting strips required by this article.
(3) 
Where land in an Industrial Park District adjoins land in a residential district, the first 50 feet of the one-hundred-foot side yard and the entire rear yard shall be landscaped and maintained as required by this article.
(4) 
Projections into yards authorized. The following may project into the required yards established in this section:
(a) 
Open or lattice-enclosed fire escapes, fireproof outside stairways and balconies opening upon fire towers;
(b) 
Ordinary projection of chimneys and flues into the rear or side yard not exceeding 3 1/2 feet in width and placed so as not to obstruct light or ventilation; and
(c) 
Sills, eaves, belt courses, cornices and ornamental features not wider than 18 inches.
H. 
Adjustments authorized. Front yard requirements established in this section may be adjusted in the following circumstances:
(1) 
When a residential dwelling is to be constructed on a parcel that is within 150 feet of an existing dwelling on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent structures on the two sides.
(2) 
When a residential dwelling is to be constructed on a parcel of land that is within 150 feet of an existing residential dwelling on one side only, such building may use the minimum setback the chapter allows.
(3) 
When a residential dwelling is to be constructed on a parcel of land that is beyond 150 feet of an existing residential dwelling, such building shall be allowed as close to the minimum setback the chapter allows.
(4) 
Where the Board of Supervisors approves modifications in a plan for a residential development having smaller lots with additional open space set aside permanently, the front yard setback may be reduced in circumstances deemed by the said Board to be appropriate, but in no event to less than 20 feet from the right-of-way line.
I. 
Maximum building and structure heights.
(1) 
Maximum height regulations. Maximum building and structure height in the various zoning districts shall not exceed:
Zoning District
Maximum Height
RR, R-1, R-2 and R-3 Residential
35 feet
R-4 Residential
3 stories or 40 feet, whichever is lessb
Commercial and industrial districts
35 feet a, b
Heavy Industry, Industrial Park
50 feetb
Mixed Occupancy
c
NOTES:
a
Maximum height may be increased to 50 feet; provided that yard setbacks are increased by one foot for each one foot of height in excess of 35 feet.
b
All buildings and structures exceeding 35 feet in height shall conform to applicable regulations of the Federal Aviation Administration and the Pennsylvania Bureau of Aviation regarding objects affecting navigable air space and to Ch. 70, Part 2, Airport Zoning.
c
See Lakefront Overlay District, § 145-61.
(2) 
Adjustment in height. In the R-4 District, all commercial and industrial districts and the Industrial Park district, all buildings and structures having a height in excess of the maximums set forth above may be increased, provided that:
(a) 
For each one foot the height of a building or structure exceeds the stated maximum height, the distance of its offset from front, side and rear property lines shall be increased by one foot over the required minimum; and
(b) 
Buildings and structures exceeding 35 feet in height shall conform to applicable federal regulations and Chapter 70, Land, Miscellaneous Activities and Regulations, Part 2, Airport Zoning, with respect to objects affecting navigable air space.
(3) 
Accessory structures and buildings. In all residential zoning districts, the maximum height of all accessory structures and buildings on the lot, measured as prescribed in Article II, shall not exceed 16 feet; provided, that if such increase is to accommodate a motor home or like vehicle to be stored therein and with written confirmation of the vehicle's registration and height, the maximum height of a garage storing such motor home or like vehicle may be increased to not greater than 20 feet.
J. 
Maximum lot coverage. The maximum percentage of developable land which may be occupied by buildings and structures in the respective use districts is as follows:
[Amended 8-21-2012 by Ord. No. 2012-12]
Zoning District
Maximum Percentage
RR and R-4 Residential
30%
R-4 Residential (High-Rise Apartment)
25%
R-1 and R-2 Residential
32%
R-3 Residential
N/A
All commercial districts
50%
Light Industry and Heavy Industry
75%
Industrial Park
50%
Mixed Occupancy
40%
K. 
Adoption of regulations. Regulations governing lots and improvements to lots as set forth in Chapter 125, Subdivision and Land Development, Article X, Design Standards, of the Code of the Township of Millcreek, are incorporated in and made a part of this section. In the event of a conflict, specific regulations of this chapter shall control. See also open space regulations in this article and in Chapter 125, Subdivision and Land Development.
A. 
All accessory buildings shall comply with all generally applicable lot and yard regulations in this chapter and with all lot and yard regulations specifically pertaining to such a building.
[Amended 6-17-2014 by Ord. No. 2014-8]
B. 
Structures that do not constitute buildings shall comply with applicable lot and yard regulations; provided, that only those setback regulations in this chapter which expressly refer to or include application to a structure or to a type of structure shall constitute "applicable" regulations.
[Added 6-17-2014 by Ord. No. 2014-8]
C. 
No accessory building shall be constructed upon a lot until construction of the principal building has been actually commenced and, except as provided elsewhere in this chapter, no accessory building shall be used for living space.
D. 
Unless otherwise provided in this chapter, no part of an accessory building or structure shall be located nearer than two feet from the lot boundary line; provided, that in residential zoning districts, an accessory building or structure may be located a minimum of two feet from the lot's boundary line so long as the building or structure is at least 10 feet to the rear of a dwelling and at least five feet from a porch, patio or deck attached to the dwelling. The measurement is to be taken in a radius from the nearest point of the residence. See Appendix.[1]
[1]
Editor's Note: The appendix is included as an attachment to this chapter.
E. 
No portion of a swimming pool may be located nearer than seven feet from the lot's property line.
F. 
An open porch may be erected in a front yard, extending for a distance of not more than 10 feet beyond the required building setback line, provided that it is located no closer to an adjoining lot's property line than the required width of the side yard.
[Added 6-17-2014 by Ord. No. 2014-8]
G. 
No accessory building or structure (including in-ground swimming pools, patios and decks) shall be located or erected within 10 feet of the boundary of any premises as to which an easement interest has been granted to the Township or to a municipal authority or of the boundary of any swale, stormwater detention or retention facility or like facility.
H. 
No more than two accessory buildings having an area of 100 square feet of floor area or less shall be authorized on any residential lot.
A. 
Residential uses. Individual lots or parcels shall have no building(s) in addition to the principal building on the same lot used for living purposes, except as may be expressly authorized in the zoning district.
B. 
Nonresidential uses. Where a lot or parcel is used for a nonresidential purpose, more than one principal building may be located upon the lot or parcel, provided that all such buildings conform to all open space, lot and yard requirements governing lots and parcels in the zoning district in which it is located.
Intent and purposes. These regulations in this section are intended to encourage preservation of existing trees and vegetation; identify landscape standards and plant classifications; reduce radiant heat from surfaces and conserve energy; to provide shade; reduce wind and air turbulence; minimize potential nuisances such as the transmission of noise, dust, odor, litter and glare of automobile headlights; provide visual buffering and for the separation of spaces; enhance the beautification of the Township; reduce the amount of impervious surfaces and stormwater runoff; safeguard and enhance property values; protect public and private investment and public health, safety and general welfare. Provisions of this section shall apply and supersede other general provisions of this chapter, including but not limited to area and yard regulations.
A. 
Whenever a commercial or industrial district of any nature abuts a residential district:
(1) 
Buffer yards and planting strips shall be provided for all land developments in accordance with the provisions of this section; and
(2) 
All land developments, whether commercial, industrial or residential, shall provide, at a minimum, side and rear yards determined by the nature of the adjacent commercial or industrial district, as specified in Table I, below.
[Amended 3-22-2016 by Ord. No. 2016-3]
Table I
Side and Rear Buffer Yard Requirements
Adjacent Use
Side Yard
(feet)
Rear Yard
(feet)
C-1 Local Commercial
20
20
C-2 General Commercial
40
40
C-3 Highway Commercial
50
50
C-3 Highway Commercial permitted uses listed in § 145-49B(1), (3) through (8), (10), (11) and (23) through (25) or equivalent
100
100
C-4 Regional Commercial
100
100
Resort Commercial (general)
50
50
Resort Commercial permitted uses listed in § 145-51C(1), (3), (7) and (9) or equivalent
100
100
I-1 Light Industrial
100
100
I-2 Heavy Industrial
100
100
I-3 Industrial Park
100
100
B. 
No building or other structure shall be constructed or placed on or within a buffer yard.
C. 
Where a C-1 District abuts a residential district, all land developments, whether commercial, industrial or residential, shall provide as screening in side yards and/or rear yards as abut the distinguished district a planting screen along the entire boundary of said yard, exclusive of public or private rights-of-way and easements, to be located not less than four feet and not more than 20 feet from the boundary line of the adjacent property(ies). Also, where a C-2, C-3, C-4, RC or Industrial District abuts a residential district, all land developments, whether commercial, industrial or residential, shall provide as screening in side yards and/or rear yards as abut the distinguished district a planting screen along the entire boundary of said yard, exclusive of public or private rights-of-way and easements, to be located not less than four feet and not more than 40 feet from the boundary line of the adjacent property(ies), subject to the following requirements:
[Amended 3-22-2016 by Ord. No. 2016-3]
(1) 
Planting strips. All developments subject to provisions of this section shall assure a planting strip to be located parallel to the boundary line of the side and/or rear yard, as applicable, said planting strip to begin at the applicable boundaries and extend the required width of the respective zoning district from the said boundary line(s), the entire planting strip to be covered properly and maintained as required by the provisions of Subsection D.
(2) 
Planting standards. All developments requiring planting strips shall show required plantings on the land development plan.
D. 
Minimum requirements for planting strips.
[Amended 3-22-2016 by Ord. No. 2016-3]
(1) 
Planting materials or trees used in the buffer yard and planting strip shall be at least six feet in height at the time as planting, as measured from the root collar to the top of the crown, and shall conform to species and spacing as described in the Township's landscaping planting standards in order to prevent direct views of the land development. However, if deemed appropriate to assure safety and visibility, the Zoning Officer may require that the visual screen extend only to a point not nearer than five feet from a public right-of-way to provide a clear sight triangle. Plantings shall be completed in the current planting season or within the first two months of the following season if construction takes place during the off season. In all cases, plantings shall be installed not later than six months following issuance of a certificate of occupancy.
(2) 
Trees, shrubs, fences, walls and other landscape features depicted on plans approved by the Township shall be considered to be elements of the project in the same manner as parking, stormwater management facilities and all other required improvements and other details are elements of the plan. The planting strip shall be maintained permanently. The landowner, or agents and/or successors in interest to the landowner, shall be jointly and severally responsible for the following:
(a) 
Regular maintenance of all landscaping materials in good condition and in a way that presents a healthy, neat and orderly appearance. All landscaping materials shall be maintained free from disease, pests, weeds and litter. This maintenance shall include weeding, watering, fertilizing, pruning, mowing, edging, mulching and/or other maintenance, as needed and in accordance with acceptable horticultural practices.
(b) 
The prompt repair or replacement of required landscape structures (e.g., walls, fences) to a structurally sound condition.
(c) 
The regular maintenance and prompt repair or replacement, where necessary, of any landscaping materials required by this chapter.
(d) 
Continuous maintenance of the site.
(3) 
Up to 50% of the required length of a planting strip may be comprised of walls or fences with a height of 72 inches from finished grade, to achieve the required screening. Walls or fences shall be compatible with architectural style and building materials; shall be constructed of appropriate materials, including but not limited to iron grating, wood, stone or brick; and shall provide the required degree of opacity, durability and aesthetic compatibility with the surrounding context. The finished side of a fence or wall shall be placed on the outside of the fenced area. Chain-link fencing, barbed wire and razor wire are not permitted. Walls greater than 30 feet in length shall incorporate some form of visual relief, including but not limited to pattern breaks, varying wall construction, vertical features such as columns, differing construction materials or a combination of the above.
(4) 
Screens and planting strips shall be broken only at points of vehicular or pedestrian access.
(5) 
The width of the planting strip shall not be used as a parking area and shall be occupied only by the required plantings and required ground cover.
E. 
Parking lot landscaping standards. The following landscaping requirements shall apply to parking lots that accommodate or may accommodate 15 or more parking spaces and are intended to increase pervious surfaces to increase groundwater recharge and mitigate runoff and encourage the planting of appropriate vegetation to enhance the built environment.
[Amended 3-22-2016 by Ord. No. 2016-3]
(1) 
Planting island. One planting island shall be provided for each 15 parking spaces, at a minimum, and at the end of each parking row, unless an end cap island is required.
(a) 
The pervious surface area of each island shall be 17 feet long and a minimum of 12 feet wide.
(b) 
Where two or more islands are required in a parking row, they shall be placed so that in no instance are the islands separated by more than 15 spaces.
(c) 
All planting islands shall contain, at a minimum, one deciduous street tree per planting island. The tree shall have a clear trunk at least six feet above the finished grade to allow vehicular circulation and visibility beneath the canopy.
(2) 
End cap planting island. An end cap planting island shall be required at the end of each row of parking to separate the rows of parking and drive aisles.
(a) 
End cap planting islands shall meet all of the minimum requirements for planting islands.
(3) 
Planting median. A planting median, meaning a strip of land landscaped as required by this subsection, shall be placed between every third parking bay of adjacent parking bays, at a minimum, to prevent traffic movement across parking aisles.
(a) 
All planting medians shall be a minimum of 15 feet wide and may include a sidewalk, where necessary or appropriate for pedestrian circulation.
(b) 
All planting medians, at a minimum, shall include the following vegetation:
[1] 
One deciduous tree, planted 35 feet on center, in a continuous or staggered row; and
[2] 
Ten shrubs for every tree required, planted in rows or clustered groups.
(c) 
All planting medians shall contain defined breaks, as necessary, to provide pedestrian circulation between bays of parking. The bays shall allow for handicap accessibility from one side of the planting median to the other and onto the any sidewalk located within the planting median.
(4) 
Ground cover. In addition to any other required plantings, all parking lot planting areas shall be planted with turf grass, ornamental grasses (not exceeding 24 inches at maturity) or other ground cover plant material. Mulch, stone or similar materials may be used sparingly.
(5) 
Pervious surface. In parking lots with an area of 1/2 acre or more, a minimum of 7% of parking lot area must be and remain pervious within the interior of the parking lot.
(a) 
Pervious surface calculations shall include all pervious area within planting islands, end cap islands and planting medians. Sidewalks within a planting median may be included in the pervious surface area calculation for the median.
(b) 
To calculate the amount of required pervious surface area, the impervious surface area shall include all parking spaces and drive aisles that access parking spaces.
(c) 
If the required minimum number and size of parking lot landscaping areas required above do not result in 7% of pervious surface, the 7% requirement shall be met by increasing the size and number of the required planting islands, end cap islands or planting medians.
In any district, driveway approaches shall be provided to serve off-street parking and/or service areas in accordance with the following regulations:
A. 
Standards governing driveways and driveway approaches as set forth in § 29-44 and referenced figures of Chapter 29, Part 2, Public and Private Improvements, and/or § 125-75 of Chapter 125, Subdivision and Land Development, as amended, shall control as they apply.
B. 
Approval of access to a Township street or to a state highway must be obtained from the Board of Supervisors or PennDOT prior to construction of a driveway intersecting with a street or highway.
Generally, no encroachment into the right-of-way of a public street or highway or into an easement area granted to the Township or to the public is authorized absent the prior approval of the Township or PennDOT as is applicable.
A. 
No sign, display, fence, hedge, enclosure wall or other obstruction shall be placed within a public right-of-way or maintained so as to obstruct the view across the corner of an intersecting street and/or so as to interfere with the free passage of pedestrians, motorists and others using the street, highway, sidewalk or other part of the right-of-way.
B. 
Except for street trees as authorized in this section, no tree, shrub, hedge, fence, enclosure wall or other item shall be placed within the limits of any public right-of-way, street, highway or easement.
C. 
Street trees may be placed within a public street right-of-way subject to the standards therefor set forth in § 29-46 of Chapter 29, Part 2, Public and Private Improvements, as may in the future be amended, provided that:
(1) 
They shall be located so as not to obstruct any part of a street, sidewalk or path;
(2) 
No such tree shall be located so as to obstruct or pose risk of obstruction to vehicles (including Township vehicles) using the street; and
(3) 
The owner of said lot at all times shall be responsible for the proper location and condition of said tree.
All exterior lighting of a premises shall adhere to the following standards:
A. 
Such lighting shall not create a traffic hazard by glare, direction, extent of illumination or other factor which disturbs vehicular traffic or motorists.
B. 
Where the premises abuts or is located in a residential use district, such lighting shall be directed toward the buildings on the subject property and shall be shaded or otherwise controlled so as not to direct glare toward surrounding uses.
C. 
In any district, such lighting shall not interfere with the reasonable quiet enjoyment of surrounding properties and uses.
D. 
Illumination of exterior lighting outside the owner or occupant's normal business hours shall be reduced to that required for security purposes.
E. 
Illumination shall be reduced after 9:00 p.m. daily to a level that protects adjacent and nearby properties and uses.
F. 
Where the premises abuts or is located in a residential use district or, by virtue of topography, exterior lighting would affect nonabutting residential properties and/or create "night sky" lighting, the Board of Supervisors shall have authority to impose limitations on number of lights, degree of illumination and hours of lighting operation as it deems necessary to protect interests of nearby properties.
G. 
In addition, all lighting used to illuminate any off-street parking area shall be arranged to reflect light away from adjoining properties and public rights-of-way.
H. 
Where required in a land development, a lighting schematic shall be provided to the Zoning Officer and accepted as meeting all applicable regulations prior to issuance of a zoning permit.
[Amended 6-17-2014 by Ord. No. 2014-8]
Subject to these standards, fences and hedges may be erected along boundaries of a lot:
A. 
Fences, hedges, plantings, structures or walls at or near street corners shall not be located, constructed or maintained so as to interfere with the clear sight triangle on corner lots. The height of all such objects within the clear sight triangle shall not exceed three feet above the center line of the adjacent street surface.
B. 
A solid fence, enclosure wall or similar item shall not exceed six feet; provided, that along a street line (the lot's front property line), the maximum height of any solid fence, enclosure wall, similar item or hedge in front of the building line shall not exceed four feet.
C. 
An ornamental fence exceeding the height specified in this section for a solid fence shall have a ratio of solid portion not in excess of one to four.
D. 
No fence, hedge or wall shall be placed or located nearer than two feet from an existing principal building on any lot.
E. 
Walls and fences constructed in accordance with this section shall be exempt from side and rear yard regulations.
This section shall apply generally and, where pertinent to an application for land development plan approval, shall be regulated by the Board of Supervisors in acting upon such application.
A. 
Loading and servicing.
(1) 
Location. Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of businesses by refuse collections, fuel and other service vehicles shall be located at the side or rear of all buildings, shall not face a street, shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of accessways or vehicle parking facilities.
(2) 
Loading docks must be of sufficient size to accommodate normal peak load requirements.
B. 
Interior circulation. The interior circulation of traffic in commercial and industrial areas shall be designed and designated so that no driveway or access lane providing parking spaces would be used as a through street.
C. 
Traffic control. No design shall be approved which is likely to create substantial traffic hazards endangering the public safety, nor which is inconsistent with the recommendations and findings of any traffic study adopted or approved by the Township. Traffic control devices may include traffic signals, overhead flashing lights and delineators, such as medial barriers, and not be limited to acceleration and deceleration lanes, turning lanes, one-way traffic flow, traffic and land markings and signs. The plan for traffic control shall provide off-site traffic flow and safety. The developer shall be responsible for the construction of any such traffic control devices.
A. 
In an R-1 or R-2 Residential District, no dwelling shall be erected, constructed or placed upon a lot that has a living area per family of less than 900 square feet.
B. 
In an RR Rural Residential District, no dwelling shall be erected, constructed or placed upon a lot that has a living area per family of less than 1,200 square feet.
C. 
Such living area shall be computed from the exterior dimensions of the dwelling, exclusive of basement, porches, patios, decks, breezeways, garages and accessory buildings or structures.
A. 
All nonresidential parking and loading areas and parallel circulation and service lanes shall be separated from the right-of-way line of a public street or state highway by a planting strip at least 10 feet in depth.
B. 
In parking areas of 1/2 acre or more, at least 5% of the required area shall be devoted to landscaping.
C. 
On any nonresidential premises which abuts a residential zoning district and/or a public right-of-way, receptacles for the storage of municipal waste, recyclable materials or other materials shall be entirely screened or enclosed by a complete visual barrier type of fence at least as high from ground level as the receptacle with its top lid open.
D. 
Servicing of receptacles/compactors. Receptacles and/or compactors for municipal waste, recyclable materials and other materials located on a nonresidential lot or parcel that is contiguous or adjacent to, or which abuts a residentially zoned property shall not be accessed for pickup, delivery or removal between the hours of 10:00 p.m. and 6:00 a.m.
A. 
General regulations.
(1) 
Off-street parking, loading and unloading facilities shall be provided to lessen congestion in the streets. The facilities required herein shall be available throughout the hours of operation of the particular business or use for which such facilities are provided. As used herein, the term "parking space" includes either covered garage space or uncovered parking lot space located off or beyond the public right-of-way.
(2) 
Each parking space shall have an area of not less than 171 square feet (a parking space nine feet by 19 feet), exclusive of aisle space, whether inside or outside of a structure, for the temporary parking of automotive vehicles to be used exclusively as a parking stall for one automobile vehicle plus 150 square feet used exclusively for turning and access to the parking stall. This latter provision (150 square feet of turning area) shall not apply to single-family and two-family residences.
(3) 
A garage or carport may be located wholly or partly inside the walls of the principal building, or attached to the outer walls. If separated from the principal building, the garage shall conform to all accessory building requirements.
(4) 
Surfacing. See Chapter 125, Subdivision and Land Development.
(5) 
There shall be adequate provision for ingress and egress to all parking and loading spaces designed for use by employees, customers, delivery services, sales people and/or the general public as approved by the Board of Supervisors.
(6) 
Combined spaces. When any lot contains two or more uses having different parking requirements, the parking requirements for each use shall apply to the extent of that use. Where it can be conclusively demonstrated that one or more such uses will be generating a demand for parking spaces primarily during periods when the other use or uses is not or are not in operation, the Zoning Hearing Board may reduce the total parking spaces required for that use with the least requirement.
(7) 
Land banking of spaces. Parking spaces can be land banked with the following conditions:
(a) 
Proof that the required number of spaces is more than what is needed;
(b) 
The spaces must be denoted as land banked;
(c) 
Stormwater management shall be provided for land banked spaces; and
[Added 3-22-2016 by Ord. No. 2016-3]
(d) 
The Board of Supervisors has authority to require that the said spaces be constructed in the future if the Board determines them to be needed.
(8) 
Multiple uses in single structure. When two or more uses that require off-street parking spaces are located in a single structure, the separate parking requirements for each use shall be applied.
(9) 
Residential districts. All vehicles within residential zoning districts shall be parked and/or stored only in garages and/or driveways (or, where permitted, in parking lots) on the subject premises.
(a) 
Parking or storage of vehicles on yards is prohibited; provided, that only on lots having no driveway or a single vehicle-wide driveway with no garage or a one-vehicle garage and/or having no other parking area, one vehicle otherwise authorized in this chapter may be parked on the lot, so long as it is parked off of the street's cartway and sidewalks and parallel to the street.
(b) 
Parking or storage of vehicles on streets is prohibited where the owner or occupant has failed to ensure sufficient off-street parking for those vehicles used by owners and occupants of the premises.
(c) 
This section is not intended to modify or revoke Township regulations governing weather events and other circumstances in which parking on streets is prohibited.
(10) 
Reduction of parking spaces. The Zoning Hearing Board may authorize the reduction of the number and size of the off-street parking spaces as a variance in cases where the applicant can justify a reduction and still provide adequate parking facilities to serve the proposed uses of the building and/or land. In such cases, land banking of spaces should be provided.
(11) 
Maximum parking. The maximum amount of permitted parking shall be 120% of the minimum required parking. Applicants who anticipate a need for additional parking in excess of the maximum number authorized by this subsection should design their developments with suitable area for additional parking that may, in the future, be needed. The land banked parking spaces may be constructed by the applicant if and when authorized and approved by the Board of Supervisors, on recommendation by the Zoning Officer.
[Added 3-22-2016 by Ord. No. 2016-3]
(12) 
No off-street parking space or area shall be located or arranged so as to permit or cause any vehicle to be backed out onto any public street or highway, except in the case of single-family or two-family detached dwelling units.
B. 
Parking facilities required; standards and calculations. Off-street parking facilities shall be provided to lessen congestion in the streets. Any structure or building hereafter erected, converted, or enlarged for any of the following uses, or any open area hereafter used for commercial purposes, shall be provided with not less than the minimum spaces, as set forth below. Said spaces shall be readily accessible to the uses served thereby. Fractional numbers of parking spaces shall be increased to the next whole number. The final number and arrangement of parking spaces and provision for ingress and egress shall be subject to review and approval of the Zoning Office.
Parking Angle
Space Depth
(feet)
Space Width
(feet)
Aisle Width
Travel
90°
19
9
25 feet
2 directions
60°
19
9
18 feet 6 inches
1 direction
45°
19
9
13 feet 6 inches
1 direction
30°
19
9
11 feet
1 direction
C. 
Minimum off-street parking requirements for uses. For purposes of this section, the following off-street parking space requirements shall apply:
[Amended 9-27-2016 by Ord. No. 2016-11; 3-14-2017 by Ord. No. 2017-5]
 
Type of Use
Minimum Off-Street Parking Requirements
(Number of Spaces)
Agricultural and Residential Uses
Agricultural activities
None except 1 per 200 square feet (SF) of gross leasable area of building used for sale of products produced on the premises
Cemetery/crematorium
1 per full-time employee and 0.25 per seat of chapel or assembly room capacity
Continuing care facility authorized in a residential zoning district (e.g., independent or assisted living)
1 per each 2 resident clients, plus 1 per employee on maximum shift, plus 1 per vehicle rented or leased by the facility's sponsor which is regularly located at the premises
Group residence facility
1 per each 2 resident clients plus 1 for each employee on maximum shift, plus 1 per vehicle rented or leased by the facility's sponsor which is regularly located at the premises
Manufactured home park (see Ch. 70, Part 4, Manufactured Home Parks)
2 per dwelling unit
Playground, park, athletic field or swimming pool not operated as a business for profit
1 per each 2 potential customers calculated at the maximum utilization, plus 1 per employee
Religious establishment (including church or other place of worship)
1 per every 3 seats
Residential dwelling (house, duplex, rental cottage, condominium unit)
2 per dwelling unit plus 1 additional for each bedroom in excess of 2 (including all sleeping quarters locations)
Apartment, multi-unit building and all other residential units except units for elderly under federal program
2 per dwelling unit
Residential building or apartment of 2 or more dwelling units constructed for the elderly under federal program
1 per dwelling unit
Riding academy
1 per each 2 horse stalls
Nonresidential Uses
Amusement park
1 per 200 square feet (SF) of gross floor area (GFA) plus 1 per every 3 persons that the outdoor facilities are designed to accommodate when used to maximum capacity
Animal hospital, pet grooming and/or animal boarding facility
1 per each 5 kennels; minimum of 3 spaces
Arena
1 per each 3.5 seats plus 1 per each 2 employees on peak shift
Assisted living, personal care and/or convalescent care facility
1 per every 2 beds plus 1 per emergency vehicle
Athletic, health and/or fitness facility
1 per each 2 potential customers calculated at the maximum utilization, plus 1 per employee
Automotive rental establishment
1 per 700 SF of GFA plus 1 per 300 SF of office, sales and other spaces to be used by customers and/or employees
Automotive, truck and/or heavy equipment sales, service, parts
1 per 700 SF of GFA plus 1 per 400 SF of office, sales and other spaces to be used by customers and/or employees
Automotive, truck and utility rental
1 per 700 SF of GFA plus 1 per 300 SF of office, sales and other space to be used by customers and/or employees
Bank and other financial institution
1 per 150 SF of office space plus 5 stacking spaces per each drive-in window
Bath house
1 per each 50 SF of GFA
Bookstore
1 per 100 SF of GFA
Building materials supply
Up to 50,000 SF: 5 per each 1,000 square feet of GFA
50,000 to 300,000 SF: 4.5 per each 1,000 SF of GFA
Over 300,000 SF: 4 per each 1,000 SF of GFA
Plus, in all cases, outdoor/exterior display areas shall be calculated at 1 space per each 400 SF of area
Bulk storage and/or distribution of petroleum products or by-products
1 per each 400 SF of GFA
Business and professional office; personal services office
1 per 150 SF of office space
Car or light truck wash facility
5 per each wash line
Cemetery/crematorium
1 per full-time employee and 0.25 per seat of chapel or assembly room capacity
Communications or other tower
2 per tower
Contracting operation (construction, electrical, heating, plumbing, etc.)
1 per each 1,000 SF of GFA and outside storage area
Convenience store/retail store selling vehicle fuel
1 per 200 SF of GFA plus 1 per each fueling position
Country club/golf course
3 per tee
Day-care center
1 per 150 SF of GFA
Distributing plant/beverage bottling and/or distribution plant
1 per 400 SF of GFA
Drive-in movie theater
1 per every viewing space
Eating and/or drinking establishment
1 per every 3 seats plus 1 per every 2 employees
Exploration, production and/or drilling for oil, natural gas, brine and other minerals, substances (including all related activities)
2 per well
Funeral home
1 per 75 SF of public area
General contracting operation
1 per 1,000 SF of GFA and outside storage area
Golf course, miniature golf facility and/or driving range
2 per tee
Group residence facility
1 per each 2 resident clients plus 1 for each employee on maximum shift, plus 1 per vehicle rented or leased by the facility's sponsor which is regularly located at the premises
Highway/heavy equipment construction operation
1 per each 300 SF of GFA
Hospital, medical and dental clinic
1 per every 2 beds plus 1 per emergency vehicle
Hotel or motel
1 per room plus 1 per every 2 employees
Indoor/outdoor commercial recreation facility
1 per each 2 potential customers calculated at the maximum utilization, plus 1 per employee
Industrial laundry/clothes cleaning and drying establishment
1 per 300 square feet of GFA
Industrial laundry supply
1 per each 200 square feet of GFA
Shopping center, consisting of one or more businesses involving uses in any C-1, C-2 or C-3 Zoning District
Less than 50,000 SF of GFA:
Minimum 5 spaces per each 1,000 SF of GFA
Between 50,000 and 300,000 SF of GFA:
Minimum 4.5 spaces per each 1,000 SF of GFA
Over 300,000 SF of GFA:
Minimum 4 spaces per each 1,000 SF of GFA
In addition: 1 per 400 SF of gross outdoor/exterior display area
Laundromat
1 per 75 square feet of GFA
Library or museum
1 per 250 SF of area open to the public
Manufacture of:
1 per each 400 SF of GFA
Chemicals and related products
Machinery, equipment and supplies
Paper, pulp and allied products
Petroleum-related products
Primary metal industries and products
Scientific/controlling instruments
Stone, clay and glass products
Transportation equipment
Rubber/synthetics/misc. plastics
Manufactured home sale and display lot(s)
1 per each 300 SF of GFA and outside display area
Marine sales, service, parts, repair and/or storage facility
1 per each 300 SF of GFA and outside display area
Medical marijuana grower/processor
1 per each 400 SF of GFA
Medical marijuana dispensary
1 per each 200 SF of GFA
Milling of grains
1 per each 500 SF of GFA
Mini motion-picture theater
1 per every 3 seats
Mini warehouse/storage facility for individual lease
1 per 100 storage units plus 3 for management staff
Motion picture, other video theater
1 per every 3 seats
Motor freight (truck) terminal, including warehousing and truck repair facility when conducted entirely within a building with outside parking for tractor-trailers and employees
1 per each 1,000 SF of GFA, plus 1 per each 350 SF of office and sales space
Municipal building/fire station
As determined by Board of Supervisors after a parking needs analysis
Neighborhood convenience store
1 per 200 square feet of GFA
Picnic area where admission charged
1 per each 2 potential customers calculated at the maximum utilization, plus 1 per each employee
Printing/publishing establishment
1 per 300 SF of GFA
Private social or fraternal club
1 per every 3 seats plus 1 per each 2 employees
Recreational vehicle park/camp site
1 per campsite plus spaces as required by other functions (e.g., restaurant, bar, etc.)
Recreation vehicle sales, service, parts, repair and/or storage facility
1 per each 400 SF of floor area of dealership buildings plus 1 per every 2 employees on maximum shift
Religious establishment (including church or other place of worship)
1 per every 3 seats
Retail commercial establishment
1 per each 200 SF of GFA
Research and testing laboratory devoted to research, testing, design and/or experimentation of products and processing and/or fabrication operations incidental to them
1.1 per number of employees on peak shift
Sanitary landfill/composting facility
No requirement for on-lot parking
School/college/post-secondary or trade school
1 per each 4 students per design building capacity
Towing and/or wrecker service
1 per 200 SF of GFA
Truck stop establishment providing eating, sleeping and/or washroom facilities and refueling and/or minor repair services
1 per each 50 SF of eating area plus 1.5 per each guest sleeping room plus 1 per each 300 SF of floor space devoted to repair plus 1 per each 200 SF of retail space
Utility operations, including electric and gas operations, sewer and water treatment and distribution and collection facilities
1 per each 150 SF of GFA of office, plus 1 per each 1,000 SF of GFA in other use
Vehicle repair, body, paint or glass replacement shop
1 per each 400 SF of GFA
Wholesale/warehouse facility
1 per each 500 square feet of GFA
A. 
Generally, the required open space to be set aside shall attempt to preserve natural areas such as wetlands, streams, scenic views, woodlands and similar areas, including primary and secondary conservation areas as defined in Chapter 125, Subdivision and Land Development.
B. 
Open space areas must be in the form of large contiguous tracts, with linear trails connecting larger tracts or parks adjacent to the open space development parcel, in accordance with an open space master plan which includes the development or in such other suitable configuration as is approved by the Board of Supervisors.
C. 
Open space required in a development plan may not include streets, private yards, minimum required spacing between buildings or any other public improvements (including stormwater detention facilities, parks) dedicated for public use. All open space must be accessible to those intended to benefit from it from a public street or a public pedestrian walkway.
General standards governing open space as set forth in §§ 125-58 and 125-64 of Chapter 125, Subdivision and Land Development, as may be amended, shall apply.
A. 
Future development, subdivision or sale of open space created as a condition on or term of development plan approval shall be prohibited. Third-party easement agreements shall be executed and recorded. A notation to this effect must be placed on the development plan as approved.
B. 
Open space required in a development plan may not include streets, private yards, minimum required spacing between buildings or any other public improvements (including stormwater detention facilities, parks) dedicated for public use. All open space must be accessible to those intended to benefit from it from a public street or a public pedestrian walkway.
C. 
Use of open space may include recreation equipment, pavilions, benches, paths and walkways, athletic fields and similar uses. Residential accessory uses such as sheds, garages, fences, etc. or any commercial or industrial use shall not be permitted in the open space area.
D. 
Maintenance. The developer must submit a detailed statement, including covenants, agreements or other specific documents showing the ownership and method of maintenance and utilization of the open space area within the development. The covenants and agreements shall be perpetual and be recorded prior to or simultaneous with the approved plan.
[Amended 8-21-2012 by Ord. No. 2012-12]
A. 
Whenever a lot is developed for multiple-family use, open space as defined in Article II of this chapter and comprising not less than 15% of the total developable land within the development (not less than 25% in the case of a high-rise apartment development) shall be set aside and provided permanently for the common enjoyment of the residents of the development.
B. 
Design standards for open space areas as set forth in § 145-30 of this chapter shall govern, with the exception that access to such open space by residents of the development shall be ensured from a street within the development and/or a pedestrian walkway to which all residents of the development have a right to use.
C. 
Such open space shall constitute developable land as defined in Article II of this chapter and in Chapter 125, Subdivision and Land Development.
D. 
Not less than 15% of the open space within a multifamily residential development (not less than 25% in the case of a high-rise apartment development) shall be developed, maintained, held and provided permanently as recreation open space for the recreational use and enjoyment of residents of the development. Such land shall be accessible to all residents of the development and shall be a single area or contiguous areas of the development. Plans for development of recreation open space shall be included within a development plan application and expenses of such development, including intended facilities, shall be deemed a required improvement. See definition of "recreation open space" in § 145-11.
A. 
No lot or parcel shall be used as a storage area for junk automobiles (e.g., an automobile graveyard), appliances, scrap or other materials, or for the storage or collection of any other miscellaneous items unless expressly authorized in the zoning district or other approval.
B. 
Storage of any outside materials on property which abuts any public right-of-way and/or any residential zoning district must be screened at all times.
C. 
Commercial equipment including trucks greater than one-ton capacity, tandems, tractor-trailers, school buses, tractors or other commercial construction, earthmoving or cargo-moving vehicles and/or equipment shall not be stored or parked overnight in any residential district; provided that farm tractors and other related farm equipment used for agricultural purposes on that lot in a Rural Residential District is excluded from this prohibition.
D. 
In commercial and industrial districts, such commercial equipment and vehicles shall not be stored or parked overnight on any public street, highway or right-of-way.
Except as otherwise provided in this chapter (see § 145-19), a patio or deck constructed at grade level and with no roof or walls may extend into any required yard space; provided, that at no time may a roof be constructed over or any walls constructed upon or around any portion of a patio or deck located beyond required building setback lines. Construction of a roof or walls over or upon a patio or deck shall not commence without issuance of zoning and construction permits.
A domesticated animal that normally is or generally can be kept and maintained safely within the immediate living quarters of a residential dwelling without risk of harm to occupants of the dwellings or others or to their property may be kept so long as the essential residential function is not disturbed.
A private garage or accessory building, separate from a dwelling shall be permitted as an accessory use in residential zoning districts, provided that:
A. 
Front, side and rear yards at least equal to those required for a dwelling on the same lot shall be provided, except that where said private garage or accessory building is located at least 10 feet radially from the nearest point of the dwelling proper, and at least five feet from a porch or patio attached to said dwelling, the minimum side yard clearance shall be two feet.
B. 
In no case shall a detached private garage or accessory building be located nearer than 10 feet to a dwelling on an adjoining lot.
C. 
No repair facilities are maintained and no repairs excepting those of a minor nature are made.
D. 
In the R-4 Residential District, a garage may be erected upon the same lot with a multiple dwelling for the housing of vehicles of those who reside in such dwellings, provided that no portion of a garage shall be nearer than 60 feet to the principal frontage of the block, unless located in a suitable room within such dwellings.
E. 
An accessory building having an area 100 square feet or less without a permanent foundation shall meet all other requirements of this chapter.
Where permitted, private swimming pools, including aboveground and in-ground pools, shall comply with the following conditions and requirements:
A. 
The pool shall be intended and used solely for the enjoyment of the occupants of the property on which it is located.
B. 
The pool may be located only in the rear yard or side yard of the property on which it is an accessory use.
C. 
The pool, including any aboveground decking, shall not be located closer than seven feet from any property line of the property and/or not closer than 10 feet from the boundary of any public easement affecting the property.
D. 
The pool area or the entire property on which the pool is located shall meet the barrier requirements as established in the Pennsylvania Construction Code.
A. 
Application of other regulations. Construction, grade, alignment, maintenance, repair and reconstruction of sidewalks generally shall be governed by Chapter 125, Subdivision and Land Development; Chapter 121, Article V, Sidewalk Construction and Maintenance; and Chapter 29, Part 2, Public and Private Improvements, and/or specifications adopted by PennDOT, as applicable and as may be amended. Sidewalks shall also be constructed in accordance with requirements of the Americans With Disabilities Act.[1] This section is not intended to modify any of said regulations.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
B. 
Except as provided to the contrary in another ordinance, sidewalks shall be installed along the abutting street(s) of any lot at the time any building is erected on said lot. All required sidewalks must be constructed in proper fashion prior to occupancy of any buildings and no UCC certificate of occupancy shall be issued until all sidewalks have been constructed.
C. 
When the building is to be constructed pursuant to a land development or subdivision application, the estimated costs of sidewalk construction shall be included within the developer's financial security tendered in accordance with Chapter 125, Subdivision and Land Development, and administered under that ordinance.
D. 
If a nonresidential building is not being constructed pursuant to a land development or subdivision application, the developer shall tender to the Zoning Officer financial security in a form authorized in Chapter 125, Subdivision and Land Development, in an amount equal to 110% of the estimated cost of construction as certified by a professional engineer. Such security shall be tendered prior to issuance of a zoning permit.
E. 
Failure to complete construction of required sidewalks within one year after issuance of the zoning permit or prior to occupancy of the constructed building, whichever first occurs, shall constitute a default by the applicant, in which event the financial security tendered for construction of sidewalks shall be taken by the Township and used to ensure the required sidewalk construction.
A. 
Sight distance regulations as established in § 125-77 of Chapter 125, Subdivision and Land Development, and in Chapter 29, Code Enforcement, Part 2, Public and Private Improvements, as the same may be amended, shall govern uses in all zoning districts.
B. 
To prevent the creation of a traffic hazard by limiting visibility at a street intersection, no structure, building, fence, wall, hedge, shrub, earthen bank, vegetation or other item exceeding four feet in height above the finished paved area at the center to the street or highway shall be allowed within the clear sight triangle on corner lots. The clear sight triangle shall be a triangular area of unobstructed vision on corner lots formed by a one-hundred-foot sight line along the center line of a collector or arterial street, by a seventy-five-foot sight line along the center line of a local street and by a line joining these two sight lines at the greatest distance from the intersection.
A. 
Recreational vehicles, camping equipment and recreational equipment, including but not limited to RV homes, travel trailers, pickup coaches, motorized homes, boats and boat trailers, may be stored and parked subject to the following requirements:
(1) 
At no time shall parked or stored recreational and/or camping vehicles or equipment be occupied or used for living or housekeeping purposes; and
(2) 
Parking or storage of recreational and camping vehicles and equipment shall be limited to the interior of garages or other available on-lot accessory buildings, driveways or that portion of the property located behind the principal building.
B. 
Mobile or manufactured homes may be parked, stored and/or occupied only in manufactured home parks.
All stormwater detention or retention facilities shall be designed and constructed in accordance with Chapter 29, Part 2, Public and Private Improvements, and Chapter 116, Stormwater Management, as they may in the future be amended. Such facilities must also meet the following requirements:
A. 
Setbacks. Detention and retention facilities shall comply with all setback regulations established in Chapter 116, Stormwater Management. Should regulations in this section conflict with those in Chapter 116, Stormwater Management, these regulations shall control. Setbacks, with distances measured horizontally from the berm of the facility and subject to compliance with Chapter 116, Stormwater Management, are as follows:[1]
(1) 
From adjacent properties: a minimum of 20 feet from all lot lines.
(2) 
From structures: a minimum of 20 feet from all existing and proposed structures, including porches, decks and similar structures.
(3) 
The berm of a detention or retention facility shall not be located within a required twenty-foot planting strip.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
Facilities along streets and within buffer areas. Except for underground facilities, any detention or retention facility located closer than 20 feet to a street or highway or within a required buffer yard or landscaping strip shall be designed as a wet basin or as a naturalized basin.
C. 
Landscaping. All facilities shall be landscaped in accordance with standards therefor established in Chapter 116, Stormwater Management.