The supplemental regulations in this article supplement the
requirements of Articles IV through XII governing each zoning district
and shall apply to all uses in all zoning districts.
The following performance standards shall apply to all permitted
uses, conditional uses and uses by special exception in the B-1, B-2
and M-1 Districts. All conditional uses and uses by special exception
in all districts shall comply with the requirements of this section.
In order to determine whether a proposed use will conform to the requirements
of this chapter, the Board of Commissioners or Zoning Hearing Board
may require a qualified consultant to testify, whose cost for services
shall be borne by the applicant.
1501.1
Fire Protection. Fire prevention and fire-fighting
equipment acceptable to the Board of Fire Underwriters shall be readily
available when any activity involving the handling or storage of flammable
or explosive materials is carried on.
1501.2
Electrical Disturbances. No activity shall cause
electrical disturbance adversely affecting radio or other equipment
in the vicinity.
1501.3
Noise. No operation or activity shall cause or create
noise in excess of the sound levels prescribed below:
A.
Residential Districts: At no point 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 more than four hours during 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 more than eight hours during 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 for more than eight hours during a twenty-four-hour equivalent
period.
D.
Where two or more zoning districts in which different noise levels
are prescribed share a common boundary, the most restrictive noise
level standards shall govern.
E.
The following uses or activities shall be exempted from the noise
regulations:
F.
In addition to the above regulations, all uses and activities within
the Township shall conform to all applicable county, state and federal
regulations. Whenever the regulations contained herein are at variance
with any other lawfully adopted rules or requirements, the more restrictive
shall govern.
1501.4
Vibrations. Vibrations detectable without instruments
on neighboring property in any zoning district shall be prohibited.
1501.5
Odors. No use shall emit odorous gas or other odorous
matter in such quantities as to be offensive at any point on or beyond
the lot lines. The guide for determining such quantities shall be
the 50% response level of Table 1 (Odor Thresholds in Air), "Research
on Chemical Odors: Part I - Odor Thresholds for 53 Commercial Chemicals,"
October, 1968, Manufacturing Chemists Association, Inc., Washington,
D.C.
1501.6
Smoke, Ash, Dust, Fumes, Vapors and Gases. There
shall be no emission at any point for longer than five minutes in
any hour of visible gray or other color smoke, ash, dust, fumes, vapors
or gases with a shade darker than No. 3 on the Standard Ringlemann
Chart issued by the U.S. Bureau of Mines; nor shall there be any emission
at any point from any source which can cause damage to health, to
animals or vegetation or other forms of property or which can cause
excessive soiling at any point.
1501.7
Glare. All lighting devices shall be designed with
shields, reflectors or refractor panels which direct and cut off light
at a cut-off angle that is less than 60°. (See illustration in
Appendix B[1].)
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
1501.8
Erosion. No erosion by wind or water shall be permitted
which will carry objectionable substances onto neighboring properties.
1501.9
Water Pollution. Water pollution shall be subject
to the standards established by the Pennsylvania Department of Environmental
Protection (PA DEP).
1501.10
Determination of Compliance with Performance Standards.
During the review of an application for zoning approval, 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, the Township may seek the
assistance of any public agency having jurisdiction or interest in
the particular issues and the Township may seek advice from a qualified
technical expert. All costs of 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 application.
1501.11
Continuing Enforcement. The Zoning Officer shall
investigate any purported violation of 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 of the services of such experts shall be paid by the owner or
operator of the facility or use accused of the violation if the facility
or use is found to be in violation. If the facility or use is found
to be in compliance with the performance standards, said costs shall
be borne by the Township.
1502.1
Buffer Areas Described. Buffer areas, as defined by this chapter
and required by § 1502.2, shall meet all of the following
criteria (See Appendix C for illustrations of buffer areas[1]):
A.
Buffer Area "A" shall contain two rows of plantings. Each row shall
consist of a mixture of 30% deciduous and 70% evergreen plantings
spaced within the row a minimum of 15 feet apart, measured from the
vertical centerlines of adjacent trees. The two rows shall be staggered
in a manner which shall result in adjacent trees on two different
rows being no more than 10 feet apart, measured from the vertical
centerlines of the trees. The depth of Buffer Area "A" shall be 35
feet as measured from the property line.
B.
Buffer Area "B" shall contain one row of plantings which shall consist
of a mixture of 30% deciduous and 70% evergreen spaced within the
row a minimum of 10 feet apart, measured from the vertical centerlines
of adjacent trees. The depth of Buffer Area "B" shall be 25 feet as
measured from the property line.
C.
Buffer Area "C" shall be comprised of a continuous, compact evergreen
hedge or line of evergreen trees that will grow together when mature
and that are a minimum of six feet in height at the time of planting.
The depth of Buffer Area "C" shall be 15 feet as measured from the
property line.
D.
None of the required plantings shall encroach across any property
line. All plantings shall be located so that, at maturity, all parts
of the tree shall be a minimum of 2 1/2 feet from any public
street right-of-way or any property line which constitutes the exterior
boundary of the buffer area.
E.
In the event that existing vegetation and/or existing topography
provides screening which is adequate to meet the intent of the required
buffer area to screen the buildings, activities and parking areas
from adjoining residential properties, the Board of Commissioners,
upon recommendation by the Planning Commission, may determine that
the existing topography and/or vegetation constitutes all or part
of the required buffer area. If such a determination is made, the
applicant may be required to record a conservation easement of the
depth specified by the Board of Commissioners to guarantee that the
existing topography and/or vegetation will not be disturbed or removed
from the approved buffer area.
F.
In the event that a public street right-of-way, dedicated and accepted
by the Township, separates the two dissimilar uses specified, the
buffer area shall not be required.
G.
Openings for driveways shall be permitted to cross a required buffer
area. Plantings in required buffer areas shall be located so as to
not obstruct visibility for traffic entering or leaving the site and
shall be subject to the clear sight triangle requirements of § 1503.4
of this chapter.
H.
No structures or uses shall be permitted in the required buffer area,
other than active or passive recreation facilities and stormwater
management facilities, provided the structures or uses do not interfere
with the required plantings in the buffer area and provided all plantings
are located outside any stormwater management structure. Structures
or uses not permitted within the required buffer area include, but
are not limited to, buildings, accessory structures, parking spaces,
access driveways and lighting devices.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
1502.2
Buffer Areas Required. Buffer Areas "A," "B" and "C" listed
in § 1502.1 above shall be required under the following
circumstances:
A.
Buffer Area "A." Buffer Area "A" shall be required:
(1)
Along all property lines where any development in the B-2 or
M-1 District adjoins property in an S-C, R-C, R-1, R-2, R-3 or R-4
District.
(2)
Where the express standards and criteria for a conditional use
or use by special exception in § 1403 of this chapter specify
that Buffer Area "A" is required.
(3)
Along all property lines where a planned residential development
adjoins property in an S-C, R-C, R-1, R-2 or R-3 District.
(4)
Along all property lines where multifamily dwellings adjoin
property in an R-1, R-2 or R-4 District.
B.
Buffer Area "B."
(1)
Along all property lines where any development in the B-1 District
or any legal nonconforming nonresidential use in an S-C, R-C or R
Zoning District adjoins property in an S-C, R-C, R-1, R-2, R-3 or
R-4 District.
(2)
Where the express standards and criteria for a conditional use
or use by special exception in § 1403 of this chapter specify
that Buffer Area "B" is required.
(3)
Along all property lines where a planned shopping center adjoins
property in an M-1 District.
(4)
Along all property lines where a planned industrial park adjoins
property in a B-1 or B-2 District.
C.
Buffer Area "C."
(1)
Where the express standards and criteria for a conditional use
or use by special exception in § 1403 of this chapter specify
that Buffer Area "C" is required.
(2)
On developed nonresidential properties in the B-1 or B-2 District
where existing conditions such as building location and existing paving
of the parking lot make it impossible to meet the requirements for
Buffer Area "B" along a property line which adjoins property in an
S-C, R-C, R-1, R-2, R-3 or R-4 District.
1502.3
Conflict Between Buffer Area and Yard Requirements. When the
width of a required buffer area is in conflict with the minimum yard
requirements of Articles IV through XII, the greater distance shall
apply. The buffer area planting requirement shall be adhered to regardless
of the yard requirement.
1502.4
Existing Structures in Buffer Areas. In instances where an existing
structure is located within any required buffer area, the buffer area
may be reduced, provided the buffer area is not less than the minimum
distance between the existing structure and the property line. This
reduced buffer area width shall apply only to the side of the existing
structure which encroaches on the required buffer area. The required
buffer area, as determined by § 1502.1, shall apply on all
other sides of the existing structure.
1502.5
Existing Trees in Buffer Areas.
A.
Where trees already exist within the required buffer area, these
trees shall remain undisturbed, except that diseased or dead material
may be removed. If it is determined that some healthy trees must be
removed in conjunction with development, a written request to remove
such trees must be submitted to the Township, along with an explanation
detailing the rationale for the request. These trees shall not be
removed until the Township has given written authorization permitting
said removal. This permission will not be unreasonably denied; however,
those who violate this section shall be subject to the maximum penalties
authorized by this chapter.
B.
When any trees, regardless of their physical condition, are removed,
they shall be replaced by trees suitable to the environment. (See
Appendix D for a suggested list of plant materials[2].) All such replacement planting shall be in accordance
with accepted conservation practices.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
1502.6
Size of Trees in Required Buffer Areas.
A.
Any existing trees within the required buffer area 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 buffer
area. At no point, however, shall any existing trees and required
trees be separated at a distance greater than the distance specified
in the required buffer area.
B.
All trees required to be planted within the buffer area 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.
1502.7
Responsibility for Maintenance. It shall be the responsibility
of the landowner or lessee to assure the continued growth of all required
landscaping and/or 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.
1502.8
Stormwater Management Facilities in Buffer Areas. Stormwater
management facilities and structures may be maintained within a buffer
area, but the existence of such facilities or structures shall not
be a basis for failure to meet the planting requirements.
1502.9
Landscaping of Open Areas. All yard areas not utilized for parking
facilities, driveways, gardens, the planting of trees or shrubs, flower,
vegetable or herb beds or similar uses shall be seeded, sodded or
landscaped within a reasonable period of time. The phrase "reasonable
period of time" shall be interpreted to be within two weeks 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 by April 15.
1502.10
Additional Landscaping Specifications. Landscaping shall be
provided in accordance with the following specifications:
A.
Planting required in buffer areas as outlined in § 1502.2
shall not be substituted for any required planting mandated in this
section.
B.
A landscaping plan, with detailed drawings, shall be submitted with
the final application for approval of the land development plan required
by the Township Subdivision and Land Development Ordinance[3] and this landscaping plan shall contain and show the following
information:
(1)
All required buffer areas with proposed plantings (identifying
each proposed tree, bush or shrub) drawn to scale and identifying
the height and width of any proposed mounds.
(2)
All required planting independent of any buffer area requirements
(identifying each tree, bush, shrub, the use of sod or seeding, etc.)
drawn to scale.
(3)
Any planting in excess of the requirements in § 1502.1
and § 1502.2 of this chapter.
(4)
Any existing trees or vegetation which are to be preserved,
accurately identifying their relative location.
(5)
Any existing trees or vegetation which will be removed, accurately
identifying their relative location.
C.
Parking areas shall be landscaped in accordance with the following
requirements:
(1)
In the event that a parking area containing 20 or more spaces
is not already separated from property in an S-C, R-C or R Zoning
District by a buffer area, then Buffer Area C, as defined by § 1502.1,
shall be provided along any property line where the parking area adjoins
property in an S-C, R-C or R Zoning District.
(2)
If parking is located in a required front yard, the parking
area shall be located at least 10 feet from the public street right-of-way
and the area between the street right-of-way and the parking area
shall be landscaped with a mix of landscaping materials from the List
of Suggested Plant Materials in Appendix D,[4] including ground cover, trees and shrubs. The location
of these landscaping materials shall not obstruct visibility for traffic
entering or leaving the site and shall comply with the clear sight
triangle requirements of § 1503.4.
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
In parking areas containing 100 or more parking spaces, one
deciduous tree shall be planted for each 20 parking spaces or portion
thereof. The trees shall be located within the paved area and shall
be selected from the List of Suggested Plant Materials in Appendix
D.[5]
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
D.
In any nonresidential development, deciduous trees shall be planted
in accordance with the following schedule. These trees shall be in
addition to the trees provided in any required Buffer Area or parking
area:
|
Building Footprint
(square feet)
|
Requirement
|
|---|---|
|
1,000 to 30,000
|
1 tree for each 1,000 square feet of building footprint
|
|
30,001 to 75,000
|
A minimum of 30 trees plus 1 tree for each 3,000 square feet
of building footprint in excess of 30,000 square feet
|
|
Over 75,000
|
A minimum of 45 trees plus 1 tree for each 5,000 square feet
of building footprint over 75,000 square feet
|
(1)
The required trees shall be planted in clusters on the site
and shall be distributed throughout the site to enhance the green
space on the site. The final location of the plantings shall be subject
to approval by the Township depending on the size of the site, the
magnitude of the required buffer area and the amount of paving and
building coverage proposed.
E.
In any development which contains multifamily dwellings, deciduous
trees shall be planted in accordance with the following schedule.
These trees shall be in addition to the trees provided in any required
buffer area or parking area:
|
Number of Dwelling Units
|
Required Trees
|
|---|---|
|
First 25
|
1 tree for each dwelling unit
|
|
26 to 100
|
25 trees plus 1 tree for each 2 dwelling units in excess of
25 dwelling units
|
|
101 to 200
|
62 trees plus 1 tree for each 3 dwelling units in excess of
100 dwelling units
|
|
201 +
|
95 trees plus 1 tree for each 4 dwelling units in excess of
200 dwelling units
|
(1)
The required trees shall be planted as front yard trees or may
be clustered in groups around the dwelling units and shall not be
located within any public street right-of-way.
F.
All trees which are required to be planted as per the regulations
of this § 1502.10 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.
G.
In conjunction with the development of property for any use, the
applicant shall show that the removal of any trees or natural vegetation
is necessary for the imminent and orderly development of the property.
Imminent development shall be considered to be development which is
reasonably expected to commence, and for which there are realistic
plans to commence, on a minimum eight hours per pay, 40 hours per
week basis (utilizing a five-day on, two-day off, standard work week
basis) within 30 days of the removal of trees or vegetation and for
which a land development plan and landscaping plan have been submitted
and approved by the Township.
H.
Any existing trees which are not disturbed and are not located within
a required buffer area 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 buffer area.
I.
Following the completion of construction in any zoning district,
all yard areas, including those on single-family lots, not utilized
for structures, driveways, planting strips or parking facilities shall
be seeded, sodded or landscaped within a reasonable period of time.
The phrase "reasonable period of time" shall be interpreted to be
within two weeks after construction activities are completed, unless
those activities are completed between November 1 and April 1. In
such cases, the required seeding or sodding shall occur by April 15.
1502.11
Posting of Bond for Landscaping. A maintenance bond in the form
of cash, certified check or letter of credit shall be posted with
the Township in the amount of 15% of the total cost of landscaping
shown on the approved landscaping plan for a period of 18 months from
the date of installation of the landscaping materials. The maintenance
bond shall guarantee replacement of the required landscaping materials
during the term of the bond.
In addition to the yard requirements specified in each zoning
district, the following yard requirements shall apply in all zoning
districts to the applicable circumstances described below:
1503.1
Corner Lots. Corner lots shall provide front yards on each street
frontage. The remaining two yards shall constitute side yards. There
shall be no rear yard required on a corner lot.
1503.2
Nonconforming Lots of Record. See § 1803 of this chapter.
1503.3
Accessory Structures. In all zoning districts, the following
regulations shall apply to accessory structures:
A.
Private Swimming Pools Accessory to a Dwelling.
(1)
Swimming pools accessory to a dwelling shall be located at least
10 feet from any property line. Swimming pools shall not be permitted
in the front yard.
(2)
Pools shall be fenced and secured in accordance with the requirements
of the Uniform Construction Code (UCC). The minimum height of the
fence shall be four feet and the maximum height shall be six feet.
B.
Private Sports Courts Accessory to a Dwelling. Sports courts accessory
to a dwelling shall be located only in a side or rear yard and shall
be no closer to the side or rear property line than 20 feet. Lighting
of the sports court shall be permitted, provided the lighting is shielded
and there shall be no spillover lighting on any adjacent residential
property. All sports courts shall be enclosed by a fence which is
a minimum of 10 feet in height and a maximum of 12 feet in height
and which shall contain openings equal to 50% or more of the surface
area of the fence. The area of the sports court shall not exceed 50%
of the total area of the yard behind the dwelling bounded by the side
and rear lot lines and the rear wall of the dwelling.
C.
Fences and Walls.
(1)
In Residential Zoning Districts, fences and walls no greater
than six feet in height shall be permitted in the required rear or
side yards, provided they are located at least one foot off the property
lines.
(2)
In Residential Zoning Districts, fences shall not be erected
between the minimum required front yard setback and the public street
right-of-way.
(3)
In the S-C and R-C, Special Conservation Districts, and the
B-1 and B-2, Commercial Districts, the maximum height of a fence or
wall shall be eight feet.
(4)
In the M-1, Industrial District, the maximum height of a fence
or wall shall be 10 feet.
D.
Fences, Walls and Buffer Areas. All walls, fences and buffer areas
or landscaping material shall be located so as to not obstruct pedestrian
access or visibility for traffic on adjacent streets or traffic entering
or leaving the property or adjacent properties and shall comply with
the clear sight triangle required by § 1503.4 of this chapter.
E.
Satellite Dish Antennas. Satellite dish antennas, for personal use
by private citizens, not including communications antennas, as defined
by this chapter, shall be permitted as an accessory use subject to
the following requirements:
(1)
Satellite dish antennas that have a diameter of one meter or
less shall be exempt from these regulations.
(2)
Only one satellite dish antenna with a diameter in excess of
one meter shall be permitted on a residential lot. In all zoning districts,
such satellite dish antennas shall not be permitted in front yards.
In Residential Zoning Districts, the maximum diameter of any satellite
dish antenna installed on any lot or on any roof or above any building
shall be 12 feet.
(3)
In zoning districts other than residential, the maximum diameter
of any satellite dish antenna with a diameter in excess of one meter
installed on any lot or on any roof or above any building shall not
exceed 20 feet. In all zoning districts, the maximum height of any
such freestanding satellite dish antenna shall be 20 feet.
(4)
In all zoning districts, no part of any satellite dish antenna
with a diameter in excess of one meter shall be located closer than
10 feet to any property line.
F.
Radio or Television Antennas. A radio or television antenna for personal
use by private citizens shall be permitted as an accessory use, subject
to the following requirements, except as these provisions may be superceded
by any applicable Federal Communication Commission (FCC) ruling:
(1)
A radio or television antenna structure may be mounted on a
roof or installed in a rear yard only, provided that no such structure
shall be located within 20 feet of any property line.
(2)
The maximum height for such structure shall not exceed that
otherwise allowed in the zoning district in which it is located by
more than 20 feet. If placed on a roof, any antenna exceeding eight
feet in height shall be mounted with guide wires.
(3)
Any such structure shall comply with applicable Airport Zoning
and Federal Communications Commission (FCC) regulations.
(4)
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 the Township.
G.
Canopies and Similar Structures. Canopies and similar permanent freestanding
roofed structures without walls shall be permitted to cover outdoor
seasonal display and sales areas or fuel dispensing areas accessory
to authorized uses in the B-1, and B-2, Commercial Districts, provided
that:
(1)
Such structure shall not be attached to the principal building;
(2)
Such structure shall be located at least 10 feet from any property
line or street right-of-way;
(3)
Such structure shall not be enclosed; and
(4)
Such structure shall be removed immediately once the principal
use or the use of the accessory structure is discontinued.
H.
Residential Accessory Storage Structures and Detached Garages.
(1)
No detached garage or storage structure accessory to a dwelling
shall be located in the minimum required front yard. The maximum gross
floor area of a detached garage or storage structure shall be 750
square feet.
(2)
In all R Zoning Districts and in S-C and R-C Districts, storage
structures accessory to a dwelling shall be located at least five
feet from the rear property line and at least 10 feet from the side
property lines.
I.
Structures Accessory to Nonresidential Structures and Buildings.
(1)
No structure accessory to a nonresidential building or structure,
other than a fence, sign or off-street parking area, shall be located
in the front yard. Signs and off-street parking areas shall be subject
to the requirements of Articles XVI and XVII. Fences shall be subject
to the requirements of § 1503.3C.
(2)
Structures accessory to nonresidential buildings or structures
shall not be located within any required buffer area.
(3)
Where a buffer area is not required, all structures accessory
to nonresidential buildings or structures shall be located at least
10 feet from the rear property line and at least 20 feet from the
side property line.
J.
Distance from Principal Building. All accessory storage structures
and garages shall be located at least 10 feet from any principal building;
however, a detached garage may be connected to the principal building
by contiguous side walls, breezeways or similar connections that enclose
the minimum required spacing between the structures.
1503.4
Visibility at Intersections. No object, including, without limitation,
fences, hedges, trees and other plantings, buildings, structures,
walls, signs and motor vehicles, exceeding a height of three feet
as measured from the lowest elevation of the centerline of any abutting
street, shall be temporarily or permanently placed, erected, installed
or parked within the clear sight triangle required at the intersection
of two streets or the intersection of a nonresidential driveway with
a public street. The required clear sight triangle is illustrated
in Appendix A.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
The following shall be permitted to project into the required
yards in any zoning district as described:
A.
Typical architectural features, including, but not limited to, bay
windows, window sills, chimneys, cornices and eaves, shall be permitted
to project into required front, side or rear yards no more than 18
inches.
B.
Decks and their stairs, stoops and unenclosed porches without enclosed
habitable foundation and without a roof shall be permitted to project
into required front and side yards no more than three feet and shall
be no closer to the rear property line than 20 feet. Porches that
have a roof or that are enclosed or have enclosed habitable foundations
shall be subject to the yard requirements for the principal structure.
C.
Steps attached to the principal building and open fire escapes shall
be permitted to project into required front, side or rear yards no
more than three feet.
The height limitations of this chapter shall not apply to the
following structures: church spires, chimneys, elevator bulk heads
and other mechanical equipment that are part of the principal structure,
conveyors, flagpoles, silos, standpipes, elevated water tanks, derricks,
public utility structures and other structures not intended for human
habitation which do not exceed the height limitations of the zoning
district by more than 15 feet.
All businesses that propose drive-through facilities, as defined
by this chapter, as accessory uses or principal uses shall meet all
of the following requirements:
1506.1
Drive-through facilities proposed on parcels within a planned
shopping center shall have access only from the interior circulation
system within the planned shopping center site. All other properties
proposing drive-through facilities shall have frontage on and direct
vehicular access to an arterial or collector street, as defined by
this chapter.
1506.2
In addition to the parking spaces required for the principal
use, a minimum of five standing spaces, in one lane, with a total
length of 100 feet, in direct line with each window or stall shall
be provided for vehicles to wait in line. The standing space shall
not interfere with the use of any required parking spaces and shall
not inhibit the free flow of traffic on the property. The standing
spaces shall be designed so that waiting vehicles shall not stand
in any right-of-way or overflow onto adjacent properties, streets
or berms.
1506.3
Entrances, exits and standing spaces shall be adequately indicated
with pavement markings and/or directional signs.
1506.4
Parking areas and circulation patterns shall be adequately striped
and marked to facilitate traffic circulation on the property.
Temporary construction trailers, model homes or sales offices
shall be permitted in any zoning district subject to the following
conditions:
1507.1
Temporary construction trailers shall be permitted only during
the period that the construction work is in progress under a valid
building permit or under Township approval to install public improvements.
The temporary construction trailer shall be removed upon completion
of the construction authorized under a building permit or upon completion
of the installation of the public improvements in a plan of subdivision.
In the event that construction is phased, the temporary construction
trailer shall be moved from the completed phase to the next phase
when 90% of the required improvements in the completed phase have
been installed as determined by the Township Engineer.
1507.2
Model homes or sales offices shall be permitted only until 90%
of the lots or dwelling units in the development are sold. In the
case of a phased development, the use of a model home or sales office
shall be permitted to continue only if the subsequent phase is initiated
within six months of the completion of 90% of the lots or dwelling
units in the prior phase. The use of the model home or sales office
shall be discontinued within 90 days of the sale of the last unit.
1507.3
A temporary use permit for the temporary structure or use shall
be obtained from the Zoning Officer in accordance with the requirements
of § 2006 prior to the commencement of construction and
shall be renewed every six months, if necessary, until the project
is completed.
1507.4
Temporary construction trailers shall be located on the lot
on which the construction is progressing and shall not be located
within 25 feet of any property line adjoining residential use.
1507.5
Temporary construction trailers shall be used only as temporary
field offices and for storage of incidental equipment and supplies
and shall not be used for any dwelling use, whatsoever.
1507.6
No signs or other advertising materials for the project shall
be attached to the temporary construction trailer; however, the name
of the construction company may appear on the trailer.
1507.7
"Class 3" materials as classified by the National Fire Protection
Association (NFPA) shall not be stored in temporary construction trailers.
1507.8
Model homes shall be located on a separate lot and shall meet
all the requirements for permanent dwellings in the zoning district
in which they are located. Sales offices may be located in a model
home or may be located in a trailer located on a vacant lot in the
plan or on the site of construction. If the sales office is located
in a trailer, the trailer shall not be located within 25 feet of any
property line adjoining residential use. No signs or other advertising
information shall be located on the outside of the trailer or sales
office.
1507.9
Model homes or sales offices located in a trailer shall not
be utilized for any dwelling use, whatsoever, during the time they
are approved as a temporary use or structure in accordance with the
provisions of this section.
1507.10
Model homes or sales offices shall be used primarily for sales
associated with the development in which they are located and shall
not be used as the only place of business for the listing realtor.
In the S-C and R-1 Districts, agricultural activities, including
greenhouses, stables, kennels and animal husbandry, where authorized
by this chapter, shall be subject to the following requirements:
1508.1
Storage of manure, odor or dust producing substances shall be
located at least 200 feet from any property line.
1508.2
Any building used for the keeping, raising or feeding of livestock
shall be located at least 200 feet from any street line and from any
adjacent landowner's well or dwelling and not less than 100 feet from
the landowner's well or property line.
[Amended by Ord. No. 935, 2/5/2018]
1508.3
Animal shelters, including indoor kennels, shall be located
no closer than 200 feet to any property line.
1508.4
Outdoor kennels shall be located at least 300 feet from any
occupied dwelling on an adjacent lot and at least 200 feet from any
property line which adjoins an R-1, R-2, R-3 or R-4 District.
1508.5
Commercial greenhouses heating plants shall be at least 100
feet from any property line. The retail sales area for a greenhouse
shall not exceed 1,200 square feet. The growing area shall not be
considered sales area.
1508.6
The minimum lot area for a private stable shall be three acres.
On properties that are 10 acres or less, the minimum lot area required
for each horse or pony shall be two acres per animal. For farms over
10 acres there shall be no minimum lot area per horse or pony.
1508.7
No stable shall be located within 200 feet of any property line
or occupied dwelling, other than the stable owner's dwelling.
1508.8
All grazing and pasture areas shall be adequately fenced.
1508.9
Retail sales of agricultural products, including garden nursery
or greenhouse sales, shall be permitted accessory to a farm, subject
to the following regulations:
A.
All sales shall be conducted on the premises of a farm, as defined
and regulated by this chapter.
B.
Products sold shall include products raised, grown or produced on
the farm.
C.
All permanent structures shall comply with the yard requirements
for principal structures in the district in which the property is
located.
D.
Seasonal roadside stands shall be located no closer than 15 feet
to any street right-of-way or property line, and shall be removed
at the end of each growing season.
E.
Buildings used for retail sales of agricultural products shall not
exceed 1,000 square feet of sales floor area for every 10 acres of
land farmed. No building used for agricultural products shall exceed
5,000 square feet of sales area.
F.
Off-street parking for permanent structures shall be provided in
accordance with the requirements of § 1602 for retail businesses.
Off-street parking for permanent structures shall be designed in accordance
with the requirements of § 1601.
G.
Off-street parking for seasonal roadside stands shall be designed
in accordance with § 1601; however, the requirements for
surfacing, marking, screening and landscaping shall not apply.
H.
Off-street parking for seasonal roadside stands shall be provided
in accordance with the requirements of § 1602 for retail
businesses; however, in no case shall less than 10 spaces be provided.
I.
Adequate ingress, egress and traffic circulation shall be provided
so that vehicles do not back onto the street right-of-way and do not
park or stand on any street or berm.
J.
One nonilluminated freestanding sign shall be permitted to announce
the agricultural sales, provided the maximum surface area of the sign
shall not exceed 24 square feet, the height of the sign shall not
exceed eight feet and the sign shall be located no closer than 10
feet to any property line or street right-of-way.
1508.10
Seasonal activities such as hayrides, spring and fall festivals
and similar activities related to the farm shall be subject to all
applicable requirements of § 1403.41 for temporary uses,
provided adequate parking is provided in a temporary parking area
based on the ratio specified in § 1602.3 for "all other
uses."
1508.11
Poultry.
[Added by Ord. No. 935,
2/5/2018]
A.
The keeping maintain or slaughtering of poultry (i.e., ducks, chickens,
swans, geese, turkeys, guinea, fowl, pheasants, pea fowl and pigeons)
shall be permitted only on a lot with a land area equivalent to 40,000
square feet or more. In no event shall more than five poultry birds
be permitted on each 40,000 square feet of area. The pen, shelter,
or enclosure shall be set no closer than 75 feet to the front lot
line nor closer than 75 feet to any side or rear line and may not
be located in a front yard.
B.
No male chickens (roosters) are permitted.
C.
No chickens may run at large within the corporate limits of the municipality.
D.
All chickens must be contained within the owner's boundary lines.
E.
Any coop or enclosure for the chickens must be a covered, predator-proof
chicken house that is thoroughly ventilated, of sufficient size to
admit free movement of the chickens and kept clean. No enclosure shall
exceed 20 square feet for each 40,000 square feet of area.
F.
A coop that is not occupied for a period of one year must be removed.
G.
All feed must be kept in a vermin-proof, air-tight container.
H.
Selling of eggs shall be prohibited.
1509.1
Outdoor Storage in Commercial and Industrial Districts.
A.
Except for nurseries, garden supply, building supply, custom crafting
and similar businesses which require outside storage of products offered
for sale, storage and display of materials outside a completely enclosed
structure shall not be permitted. In the case of nurseries, garden
supply, building supply, custom crafting and similar businesses, outside
display and storage areas shall be completely enclosed by a security
fence and shall be screened by an opaque fence or hedge which is at
least six feet in height along any property line that adjoins residential
use or zoning classification.
B.
In the M-1 District, any material or equipment stored outside an
enclosed building shall be incidental to the principal use of the
lot and shall be stored to the rear of the building or an alternative
location which screens the storage area from public view from the
street or adjacent residential property located at similar elevations
within 500 feet of the property. If existing buildings do not screen
the storage area from public view from the street or adjacent residential
property located at similar elevations within 500 feet of the property,
the area shall be screened by a hedge or opaque fence at least six
feet in height.
1509.2
Refuse Collection and Waste Disposal. All organic rubbish and
discarded materials shall be placed in tight vermin-proof containers
on the property and shall be secured in side or rear yards screened
from public view by means of a solid-face fence or wall at least six
feet in height. Containers shall be emptied not less frequently than
once a week. On properties where food is served in paper containers,
covered waste receptacles shall be conspicuously located on the premises
for use by patrons. The management shall be responsible for maintaining
the property free of litter.
No-impact home-based businesses, as defined herein, shall comply
with the following:
1510.1
The business activity shall
be compatible with the residential use of the property and surrounding
residential uses.
1510.2
The business shall employ no employees other than family members
residing in the dwelling.
1510.3
There shall be no display or sale of retail goods and no stockpiling
of inventory of a substantial nature.
1510.4
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs or lights.
1510.5
No on-site parking of commercially identified vehicles shall
be permitted.
1510.6
The business activity shall not use any equipment or process
which creates noise, vibration, glare, fumes, odors or electrical
or electronic interference, including interference with radio or television
reception, which is detectable in the neighborhood.
1510.7
The business activity shall not generate any solid waste or
sewage discharge, in volume or type, which is not normally associated
with residential use in the neighborhood.
1510.8
The business activity shall be conducted only within the dwelling
and shall not occupy more than 25% of the habitable floor area of
the dwelling.
1510.9
The business shall not involve any illegal activity.
Forestry, as defined herein, shall be conducted in accordance
with the following provisions:
1511.1
The minimum site shall be five acres.
1511.2
All operations shall be located at least 300 feet from any existing
dwelling.
1511.3
All operations shall be discontinued between 7:00 p.m. and 7:00
a.m., provided further that such operations shall not take place during
any hours on Sundays or legal bank holidays.
1511.4
Routes to be used by the hauling trucks shall be approved by
the Township and the operator shall demonstrate that there shall be
no negative impact on Township roads from the proposed operation.
1511.5
A performance bond shall be posted in favor of and in the amount
required by the Township to guarantee restoration of Township roads
used as hauling routes.
1511.6
The applicant shall submit a copy of the state and/or county
permit for hauling on state and/or county roads.
1511.7
The applicant shall show compliance with the following laws
and regulations of the commonwealth and all necessary permits shall
be maintained during the operation:
1511.8
A logging plan shall be submitted which shows, at a minimum:
A.
The design, construction, maintenance and retirement of the
access system, including haul roads, skid roads, skid trails and landings;
B.
The design, construction and maintenance of water-control measures
and structures such as culverts, broad-based dips, filter strips and
water bars;
C.
The design, construction and maintenance of stream and wetland
crossings, if any;
D.
The general boundaries of the proposed operation in relation
to Township and state or county roads, including any accesses to those
roads;
E.
The site location, including boundaries of the property and
boundaries of the proposed harvest area;
F.
Significant topographic features;
G.
The location of all earth-disturbance activities, such as roads,
landings and water control measures and structures;
H.
The location of all crossings of waters of the commonwealth.
1511.9
Felling or skidding on or across any public street is prohibited
without the express written consent of the Township, Allegheny County
or the Pennsylvania Department of Transportation (Penn DOT), whichever
is responsible for maintenance of the street.
1511.10
No tops of trees or debris shall be left within
25 feet of any public street or any private road providing access
to adjoining residential property.
1511.11
All tops of trees and debris within 50 feet
of a public street or residential property line shall be cut to a
maximum of four feet above the adjacent ground level.
1511.12
No tops of trees or debris shall be left on
any adjoining property or across any property line without the consent
of the adjoining owner.
1511.13
Upon completion of the timber removal, haul
roads shall be restored to their original condition.
[Added by Ord. No. 940, 12/20/2018]
Natural gas electric power generating systems, as defined herein
and notwithstanding anything to the contrary contained herein, shall
comply with the following:
1512.1
The lot area of the lot on which a natural gas electric power generating
systems facility is constructed shall be a minimum of 50 acres.
1512.2
The lot coverage for a natural gas electric power generating systems
facility shall be a maximum of 30 acres, which lot coverage calculation
shall not include any streets or driveways, any related underground
facilities such as utility lines, piping, water intake structures,
or any aboveground or underground stormwater facilities.
1512.3
The impervious surface coverage of the lot on which a natural gas
electric power generating systems use is located shall be a maximum
of 30%.
1512.4
The maximum height of structures for natural gas electric power generating
systems structures is 145 feet except there may be a single stack
exceeding a height of 145 feet, but said stack shall not exceed a
height of 200 feet.
1512.5
Only one principal natural gas electric power generating systems
use may be constructed on a lot.
1512.6
No portion of a natural gas electric power generating systems structure
shall be located closer than 10,000 feet from the nearest portion
of any other natural gas electric power generating systems structure
located in the Township.
1512.7
Outdoor storage of materials or equipment, if located less than 200
feet from the nearest property line, shall be permitted only if the
storage area is completely enclosed by a minimum eight-foot-high fence
with a locking gate and is screened by opaque screening material placed
in the fencing or by a minimum six-foot-high dense, compact evergreen
hedge.
1512.8
The number of required parking spaces shall be the greater of one
parking space for each 5,000 square feet of gross floor area or one
space for each employee on the peak working shift.
1512.9
All driveways accessing the natural gas electric power generating
systems use shall be secured by a gate with a locking mechanism, and
means of access shall be provided to Township Police and Fire Departments
for emergency response.
1512.10
All driveways accessing the natural gas electric power generating
systems use shall be improved with a dust-free, all-weather surface
in such a manner that no water, sediment or debris will be carried
onto any public street.
