[Amended 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393]
The requirements applying to all districts regulate activities, uses, structures, conditions and treatments that may be present on a property whether or not a principal building or use is present. These requirements contribute to and promote the health, safety, comforts, conveniences, and/or necessities of the property's occupants, the immediate neighborhood and the entire Township community. Federal or state laws or regulations preempt certain ordinance requirements that conflict with federal or state statutes or regulations. The Township acknowledges that it is so preempted from regulating certain of the operational methods of the oil and gas industry and, accordingly, the provisions of this Article VI shall not be deemed applicable to oil and gas development, oil and gas wells, oil or gas well sites, natural gas compressor stations, and natural gas processing plants, except for those specific provisions (contained in §§ 84-107, 84-110, 84-124, and 84-125) which have been specifically incorporated by reference thereto in § 84-70.1 of this chapter.
A.
Minimum requirements. In addition to other requirements
outlined in this chapter, all permitted uses, permitted uses subject
to land development review, and conditional uses and structures thereon,
shall comply with the following minimum requirements. All uses and
structures shall:
(1)
Be carried on only in buildings and structures in
such a manner so as not to create a fire hazard.
(2)
Comply with the Pennsylvania Uniform Construction
Code most recent standards.
(3)
Be conducted wholly within an enclosed building, except
where specifically exempt in this chapter or as expressly permitted
by action from the governing body.
(4)
Adhere to the design standards and requirements for
all districts specified in this chapter as they relate to, but not
limited to, building and site design, noise limitations, vibration,
odors, erosion, water pollution, steep slope controls, restoration
of sites after clearing and construction, vegetation preservation
and buffer yards and landscape plan.
(5)
Be accessible to disabled persons in accordance with
the Americans with Disabilities Act; and
(6)
Maintain adequate parking and provide for disabled
persons in accordance with the Americans with Disabilities Act.
(7)
Maintain buffer yards and landscaping as required
in this chapter.
(8)
Maintain the lighting standards as required in this
chapter.
(9)
Maintain and limit signs as required in this chapter.
(10)
No building shall contain any provision for incineration
of garbage or rubbish by any method whatsoever.
B.
Design purpose. The following regulations are established
to, through the review and regulation of design characteristics, preserve
and promote the unique character of the Township of Pine. Buildings,
structures, sites, signs, and public spaces in the Township of Pine
shall be designed to:
(1)
Retain, reflect, and enhance the dominant aesthetic
or visual qualities of the neighborhood.
(2)
Appropriately relate proposed development to existing
designs, styles, building forms, and land uses.
(3)
Encourage and promote the sensitive and contextual
design through the use of design elements, details, styles and architectural
features as well as other amenities, materials or treatments that
may be appropriate to further the design standards.
(4)
Encourage a pedestrian-oriented and human-scaled right-of-way,
public realm, and streetscape and promote safe pedestrian movement,
access, and circulation.
(5)
Define access from streets, sidewalks, and public
rights-of-way, and specify a minimum of two vehicular entrances/exits
from developments which contain 50 or more residential units; provided,
however, that the Township's Board of Supervisors may, in appropriate
circumstances, waive, modify, or specify an alternative to the aforementioned
minimum vehicular entrances/exits.
(6)
Protect, respect and expand the design of green space,
landscaping and open space within the neighborhood and encourage development
that enhances this character with landscape design details such as
trees, lawns, plantings, fountains, and malls.
(7)
Encourage and promote direct visual access to views
and vistas within Pine.
C.
Determination of compliance with requirements.
(1)
During the review of an application for zoning approval,
the applicant shall be required to submit data and evidence documenting
that the proposed activity, facility, or use will comply with the
provisions of this section.
(2)
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.
(3)
All costs of the expert's review and report shall
be paid by the applicant.
D.
Continuing enforcement.
(1)
The Zoning Officer shall investigate any purported
violation of these requirements and, subject to the approval of the
Board of Supervisors, may employ qualified technical experts to assist
in the determination of a violation.
(2)
Costs of the services of such experts shall be paid
by the owner or operator of the facility accused of the violation
if the facility or use is found to be in violation.
(a)
If the facility or use is found to be in compliance
with this article, said costs shall be borne by the Township.
(b)
If the facility or use is found to be in violation, the owner or operator shall be given written notice of violation in accordance with § 84-150 of this chapter and a reasonable length of time to correct the violation. Failure to correct the violation shall be subject to the penalty provisions of this chapter and shall result in the revocation of the occupancy permit for the facility or use.
A.
In all districts, air-conditioning units shall be
at least 15 feet from any lot line.
B.
All building mechanical systems such as air-conditioning
units, exhaust systems, satellite dishes, fire escapes, elevator housings,
and other similar elements shall be integrated into the overall design
and character of the building.
C.
Screening.
(1)
Mechanical equipment shall be fully screened from
public streets, paths, private streets, and abutting lots.
(2)
Ground-mounted mechanical equipment shall be screened
from public streets and abutting lots to a height sufficient to screen
the equipment. When solid screening is used, the materials shall be
compatible with the building materials.
(3)
All roof-mounted mechanical equipment shall be screened
from view or isolated so as not to be visible from any public right-of-way,
measured from a point five feet above grade.
(4)
Roof screens, when used, shall be coordinated with
the building to maintain a unified appearance.
A.
Nonresidential. New nonresidential development shall
be constructed to be generally compatible with buildings on the same
block frontage within 500 feet. This provision shall be satisfied
by constructing the subject structure so that at least three of the
following features are similar to the majority of other structures
within 500 feet on the block frontage on both sides of the street:
B.
Residential. New infill attached single-family dwellings
shall be constructed to be generally compatible with other existing
dwelling units on the same block frontage. This provision shall be
satisfied by constructing the subject dwelling unit so that at least
three of the following features are similar to the majority of other
dwelling units within 200 feet on the block frontage (both sides of
the street):
(1)
Roof style/overhang (e.g., gable, mansard, hip, A-frame);
(2)
Garage orientation and access (e.g., attached/front-loaded,
attached sideloaded, detached/alley-loaded);
(3)
Building massing (e.g., ranch with two-story attached
garage; two-story with attached garage; bungalow);
(4)
Floor area: The floor area of the proposed dwelling
units shall be no less than 80% of the average floor area of other
dwellings;
(5)
Front porches (existence of);
(6)
Exterior building material;
(7)
Pattern of window and door openings (e.g., central
door and four windows; offset door and three windows).
A.
Any facade facing a sidewalk, public right-of-way
or public street shall have an active building elevation. Active building
elevations shall include windows, building entrances and other architectural
features that enhance the pedestrian scale and experience of the building
facade.
B.
New construction shall respect existing building widths
by providing a division of the facade into distinguishable building
increments.
C.
All structures shall:
[Amended 11-16-2009 by Ord. No. 352[1]]
(1)
Incorporate
fascias, canopies, arcades, building setbacks or other design features,
so as to break up large wall surfaces on the street-facing elevations.
[1]
Editor's Note: This ordinance also repealed former Subsection
D, Structures with building elements above 35 feet in height, which
immediately followed this subsection.
A.
All buildings; residential and nonresidential.
(1)
Every portion of any exposed exterior wall of every
principal structure shall be composed of brick, stone, glass, metal,
marble, wood siding, or imitation siding.
(2)
The governing body may approve alternative materials
if, and only if, such material is determined to be equal or superior
in quality and aesthetic character compared to approved materials.
(3)
An addition to an existing structure, which is nonconforming
with respect to this section, may be constructed in conformance with
the materials of original construction of the existing portion of
the structure with approval by the Zoning Officer.
B.
Additional requirements for residential buildings.
Building facades shall include:
(1)
A visual structural break either in roofline or front
facade shall be provided between every attached single-family dwelling
unit.
(2)
A visual structural break in facade shall be provided
between garden apartment dwelling units to eliminate long flat walls.
[Amended 11-16-2009 by Ord. No. 352]
(3)
The requirements determining the spacing of buildings
shall be flexible so as to encourage imaginative site design. The
spaces between buildings shall be of sufficient size to guarantee
adequate light, air, and emergency access and shall comply with minimum
building separation requirements of the duly adopted Fire Code of
the Township of Pine.
[Amended 11-16-2009 by Ord. No. 352]
A.
Loading docks, trash collection, and similar facilities
shall be incorporated into the overall design of buildings and the
site and include landscaping so that the visual and acoustic impacts
of these functions are contained and out of view from adjacent properties
and public streets.
B.
Loading dock facilities may include a solid masonry
wall that is compatible with the building materials and shall be at
least six feet in height.
C.
Refuse areas and similar facilities shall be completely
enclosed within a masonry wall or fence that is compatible with the
building materials and shall be at least six feet high, on three sides
maintaining a one-hundred-percent visual blockage on all three sides
and a self-closing gate on the fourth side.
D.
Refuse areas shall have hardened, stabilized surfaces
constructed to prevent accumulation of stormwater runoff.
A.
Excluding windows, no more than three principal exterior
building materials shall be used on any one side of a building.
B.
All exterior building walls and structures shall be
constructed with durable materials such as masonry, natural or decorative
stone, brick, finishing wood, or glass.
Roofs must have at least one of the following
features.
Design standards for commercial and mixed-use
buildings shall follow the design standards for nonresidential uses.
A.
Dumpsters. Dumpsters must be completely screened from
view from any residential district or public street or walkway with
screening that is at least as tall as the dumpster. This provision
shall apply to all dumpsters, including those used for the collection
and storage of recyclable materials, whether public or private.
C.
Refuse collection areas in all commercial districts.
(1)
All refuse collection areas shall be located in the
side or rear of the buildings.
(2)
Deposited refuse shall not be visible from outside
the refuse enclosure.
(3)
All refuse collection areas shall be effectively designed
to contain all refuse generated on site and deposited between collections.
(4)
Screening shall be of sufficient height and density
to completely hide the storage from public view. All screening shall
be maintained in such manner as to present a neat and orderly appearance
at all times.
(5)
Refuse collection areas shall be so located upon the
lot as to provide clear and convenient access to refuse collection
vehicles.
(6)
No trash or garbage shall be stored in any unenclosed
exterior property area of any multifamily dwelling in any zoning district.
No activity shall cause electrical disturbance
adversely affecting public safety, radio or other equipment or cause
harm to wildlife or vegetation in the vicinity.
The following requirements for fencing and walls
apply to all districts in Pine:
A.
No fence or wall exceeding six feet in height shall
be erected, replaced, or altered unless an application has been made,
and a permit issued by, the Zoning Officer.
B.
Fences may be permitted on lots with no principal
use subject to the requirements of this section.
C.
Fence location.
(1)
Unless otherwise stated, no fence exceeding four feet
in height shall be allowed within the otherwise applicable front yard
setback area of the zoning district in which the fence is located.
(2)
Fences and all supporting structures must be entirely
on the property of the party erecting the fence and shall not encroach
upon a public right-of-way.
D.
Fence heights.
(1)
The height of all fences or walls shall be measured
from the finished grade to the top of the fence.
(2)
Unless otherwise stated, no fence or wall shall exceed
six feet in height.
(3)
A fence of no more than 10 feet in height shall be
allowed to enclose a private or public tennis court, basketball, or
sports courts provided that the fence is not more than 60% solid.
(4)
A fence enclosing a private swimming pool shall be
allowed, provided that the fence is not more than 60% solid.
(5)
Unless otherwise stated, fences or walls in nonresidential
districts abutting residential districts shall not exceed six feet
in height.
(6)
A fence no more than 10 feet shall be allowed to enclose
a school, playground or park provided that the fence is not more than
60% solid.
(7)
A fence height may be increased to eight feet in height
when the installation of the fence is intended to restrict deer from
a property. However, the top two feet of any such fence shall be no
more than 60% solid.
E.
Fence design.
(1)
All fences shall be so installed so that the finished
side shall face outward; all bracing shall be on the inside of the
fence.
(2)
Where walls and fences are desired, they shall be
of a material compatible with the building materials utilized on the
principal structure.
(3)
All fences and walls shall be maintained and, when
necessary, repaired, removed or replaced.
F.
Street intersections. No fence shall be installed
that obstructs sight distance at street intersections or interferes
with the required clear sight triangle.
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. Such handling and storage shall
be subject to the requirements of the Township Fire Code.
Junk vehicles must be stored within a completely
enclosed building.
Junkyards are prohibited in the Township of
Pine.
A.
No activities in the Township of Pine shall emit radioactivity
at any point.
B.
No activities in the Township of Pine shall emit radio
or electrical disturbance adversely affecting the operation of equipment
belonging to someone other than the creator of the disturbance.
C.
No hazardous materials shall be discharged at any
point into any public or private sewerage system, watercourse or the
ground.
D.
No liquid or solid materials shall be discharged in
such a way as to contaminate or otherwise cause the emission of hazardous
materials in violation of the laws of the County of Allegheny and
Commonwealth of Pennsylvania.
A.
For purposes of this section, the landscaped area
shall include the area required or permitted, under this section,
to be devoted to landscaping and environmental improvement, which
may include existing and new vegetation, berms, lighting, street furnishings
and ornamental features which are integrated with the vegetation.
B.
The following minimum standards shall be observed
for all development or redevelopment subject to this section. The
Board of Supervisors may waive these requirements if the overall objectives
of the ordinance are met and the general character of the area and
community goals are protected.
(1)
Total landscaped area.
(a)
Residential.
[1]
All residential lots less than 100 feet in width
shall be landscaped with at least three trees with a minimum of 2 1/2
inch caliper DBH for every dwelling unit on such lot.
[2]
Residential lots in excess of 100 feet in width
shall be landscaped in accordance with the requirements of this chapter.
Cluster subdivisions, townhomes, or multifamily developments shall
be landscaped in accordance with the applicable provisions of the
landscape and buffer yard guidelines contained in this chapter.
[3]
Minimum lot percentage; single-family attached,
multifamily and garden apartments: 15%.
(b)
Nonresidential uses.
[1]
For all nonresidential developments, one tree
with a minimum of 2 1/2 inch caliper DBH shall be planted for
every 1,000 square feet of floor area or fraction thereof of structures
to be erected.
[2]
Preserving existing trees that are of equivalent
size and number to those required hereunder shall satisfy this requirement.
[3]
Minimum lot percentage, nonresidential uses:
15%.
(2)
Buffer yards. The purpose of this section is to screen
and minimize the potential impact of new development adjacent to existing
developments or to future developments.
(a)
In addition to standard setbacks and the planting requirements outlined in § 84-111B(1), additional landscaped areas, or buffer yards, shall be used to establish a greater separation where dissimilar land uses are located adjacent to each other. Careful site planning can minimize the need for constructed buffer yards by the preservation of natural topographic features, preservation of vegetation and sensitive location of site improvements and land uses.
(b)
Standards. The type and extent of plantings
or screening required for buffer yards shall be proportionally related
to the degree of incompatibility or difference in use of the adjacent
land uses, as defined below:
[1]
Minor separation shall be required between similar
land developments or compatible land uses. Minimum buffer yard in
such instance shall be 10 feet.
[2]
Moderate separation shall be required between
single-family residential that is adjacent to more dense, smaller
lot single-family, multifamily housing or rural business centers.
Minimum buffer yard in such instance shall be 20 feet.
[3]
Substantial separation shall be required between
single-family residential or multifamily housing that is adjacent
to commercial areas, schools, institutional, cultural facilities or
active recreation areas. Minimum buffer yard in such instance shall
be 30 feet.
[4]
Major separation shall be required between single-family
residential that is adjacent to planned residential developments,
regional commercial areas, hotels, motels and office parks. Minimum
buffer yard in such instance shall be 40 feet.
(c)
Buffer yard types.
[1]
Buffer plantings or screens shall not be planted
so as to encroach upon the street right-of-way.
[2]
Buffer screens shall contain one of the following
plant materials options per every 100 linear feet for a ten-foot-wide
minor separation buffer yard:
[a]
Option one: five large trees, 2 1/2
inches minimum caliper DBH or larger, or seven medium trees, 1 1/2
inches minimum caliper DBH.
[b]
Option Two: 10 small trees, 1 1/2
inches minimum caliper DBH.
[c]
Option Three: 50 shrubs, minimum
30 inches in height and spread at the time of planting.
[d]
Option Four: 10 evergreen trees,
minimum five feet in height at the time of planting.
[e]
Alternate buffer yard planting
options may be proposed so long as a mix of the above options and
required quantities of plant materials are provided.
(d)
Deciduous plant materials shall comprise no
more than 50% of the required buffer yard plantings.
(e)
A minimum of 50% of the buffer yard surface
area shall be planted with new plantings or existing vegetation preserved
on the site.
(3)
General landscape requirements.
(a)
All landscaped areas shall be permanently landscaped
and maintained in good condition.
(b)
All areas of a site, not occupied by buildings
or paving, shall be landscaped with trees, shrubs, ground covers,
grasses and other plantings of the type(s) specified as recommended
plant materials.
(c)
All landscaped areas must be within an excavated
area and not placed in containers on top of a hard surface.
(d)
Unless otherwise provided, a landscaped area
shall have a minimum width of six feet excluding curbs, retaining
walls, or similar enclosing structures.
(e)
Landscaped areas may include mulched planting
beds.
(f)
Landscaping materials shall be contained so
as not to spill or intrude into the public right-of-way.
(g)
All areas not utilized for structures, driveways,
planting strips or parking shall be seeded, sodded or landscaped within
30 days of construction completion.
(4)
Plant material specifications.
(a)
All trees shall be planted and maintained to
grow upright and plumb and the tree pit mulched.
(b)
Planting shall be in accordance with the recommended
practice of American Society of Nurserymen. Plants shall be maintained
and guaranteed for one planting season.
(c)
The use of synthetic vegetation (turf, plastic
plants, etc.) shall not be allowed for any required landscaping.
(d)
Tree and plant species provided must meet the
landscaping and screening standards of this section.
(e)
The applicant shall show that the removal of any trees or natural vegetation is necessary for the imminent and orderly development of the property, unless such removal is part of a forestry operation as regulated by § 84-51.
(f)
When a combination of trees and shrubs are proposed,
one tree may be substituted by three shrubs.
(g)
Trees.
[1]
The minimum size for a tree shall be 1 1/2
inch caliper DBH.
[2]
Canopy/street trees shall be provided along
the entire length and on both sides of all streets within the subdivision
or land development.
[3]
Canopy/street trees shall be spaced a maximum
of 50 feet on center for large trees, 35 feet on center for medium
trees and 20 feet on center for small trees, providing a minimum of
two such trees per lot for lots with frontages of 100 feet or less
and a minimum of three such trees per lot for lots with frontages
greater than 100 feet. Trees shall be planted within the right-of-way
or within a band of 25 feet parallel to the right-of-way line.
[4]
Canopy/street trees shall be spaced as above
on each side of all common internal streets where there are no private
lot frontages.
[5]
Canopy/street trees plantings can be in uniform
rows or in clusters or groupings.
[6]
Canopy/street trees shall be classified as follows:
[a]
Large trees: ultimate height exceeding
40 feet and shall have a minimum caliper of 2 1/2 inch or larger
caliper DBH at planting.
[b]
Medium trees: ultimate height exceeding
25 feet and shall have a minimum two inch caliper DBH at planting.
[c]
Small trees: ultimate height not
to exceed 25 feet and shall have a minimum caliper of 1 1/2 to
two inches DBH at the time of planting.
[7]
Existing mature trees or woodlands of high quality
which remain undisturbed adjacent to the street right-of-way may be
used in place of or in conjunction with the requirements of this subsection.
(i)
Ground covers.
[1]
Ground covers planted to satisfy the standards
of this section shall have a minimum container size of one gallon.
[2]
Turf areas shall be planted with species suitable
as permanent lawns in the region. Turf areas shall be sodded or seeded.
Turf on impermeable surfaces shall be prohibited. Additional maintenance
shall be provided until coverage is complete.
[3]
Other ground covers suitable for the soil and
climate conditions of the area may be approved within required landscape
areas.
[4]
Mulch shall be installed and maintained at a
minimum depth of three inches on all planted areas except where ground
cover plants are fully established.
(5)
Recommended plant list and sizes.
(a)
The following list specifies plant types that
are required for use in landscaping plans proposed for in the Township
of Pine:
|
Scientific Name
|
Common Name
| ||
|---|---|---|---|
|
Deciduous Trees
| |||
|
Acer x freemanii
|
Freeman Maple Varieties
| ||
|
Acer rubrum
|
Red Maple
| ||
|
Acer sacharum
|
Sugar Maple
| ||
|
Aesculus glabra
|
Ohio Buckeye
| ||
|
Asimina triloba
|
Pawpaw
| ||
|
Betula nigra
|
River Birch
| ||
|
Betula populifolia
|
Gray Birch
| ||
|
Carpinus caroliniana
|
American Hornbeam
| ||
|
Carya ovata
|
Shagbark Hickory
| ||
|
Celtis occidentalis
|
Hackberry
| ||
|
Cercis canadensis
|
Eastern Redbud
| ||
|
Cornus mas
|
Corneliancherry
| ||
|
Crataegus species
|
Hawthorn
| ||
|
Fagus grandifolia
|
American Beech
| ||
|
Fraxinus americana
|
White Ash
| ||
|
Fraxinus pennsylvanica
|
Green Ash
| ||
|
Gleditsia triancanthos inermis
|
Thornless Honey Locust
| ||
|
Gymnocladus dioicus
|
Kentucky Coffeetree (male preferred)
| ||
|
Larix laricina
|
Eastern Larch
| ||
|
Liquidambar styraciflua
|
American Sweetgum
| ||
|
Liriodendron tulipifera
|
Tulip Tree
| ||
|
Platinus occidentalis
|
American Planetree
| ||
|
Magnolia acuminata
|
Cucumbertree
| ||
|
Malus species
|
Crabapple (disease resistant varieties)
| ||
|
Nyssa sylvatica
|
Black Gum
| ||
|
Ostrya virginiana
|
American Hophornbeam
| ||
|
Populus grandidentata
|
Bigtooth Aspen
| ||
|
Populus tremuloides
|
Quaking Aspen
| ||
|
Prunus serotina
|
Black Cherry
| ||
|
Prunus virginiana
|
Chokecherry
| ||
|
Pyrus calleryana
|
Callery Pear
| ||
|
Quercus species
|
Oak
| ||
|
Robinia pseudoacacia
|
Black Locust
| ||
|
Sassafras albidium
|
Sassafras
| ||
|
Sorbus decora
|
Showy Mountainash
| ||
|
Taxodium distichum
|
Baldcypress
| ||
|
Tilia americana
|
American Linden
| ||
|
Ulmus americana hybrids
|
American Elm Hybrids
| ||
|
Scientific Name
|
Common Name
| ||
|---|---|---|---|
|
Evergreen Trees
| |||
|
Abies concolor
|
White Fir
| ||
|
Abies fraseri
|
Fraser Fir
| ||
|
Picea glauca
|
White Spruce
| ||
|
Picea pungens
|
Colorado Spruce
| ||
|
Pinus resinosa
|
Red Pine
| ||
|
Pinus rigida
|
Pitch Pine
| ||
|
Pinus strobus
|
White Pine
| ||
|
Pseudotsuga taxifolia
|
Douglas fir
| ||
|
Tsuga canadensis
|
Canadian Hemlock
| ||
(b)
In addition to the foregoing tree and plant
list, the Township may consider suggested plantings by the owner or
developer.
(6)
Landscaping plan guidelines and requirements.
(a)
General guidelines. The following guidelines
shall be used in developing all landscaping plans:
[1]
The landscaping plan shall be prepared by a
licensed landscape architect.
[2]
Plants selected shall be suited to the climate
and region as well as the geologic and topographic conditions of the
site. Protection and preservation of native plant materials and natural
areas are encouraged.
[3]
Water intensive ornamental plant materials shall
not exceed 10% of the total landscaped area.
[4]
To the greatest extent possible, decorative
water features shall use recirculating water.
[5]
When providing for privacy and screening for
adjacent land uses, visual, noise and air quality factors shall be
considered.
[6]
All plant materials located in snow storage
areas shall be selected to withstand the conditions associated with
these areas. Additionally, all parking lot landscaping shall be salt
tolerant.
(b)
Landscape plan contents. Landscaping plans shall
be drawn to scale, including dimensions and distances, and shall clearly
delineate:
[1]
Plant materials, including trees, shrubs, ground
cover, turf, and other vegetation, shall be shown clearly on the plan.
In addition, plants shall be labeled by botanical name, common name,
caliper, or container size, spacing, and quantities in each group.
[2]
Property lines and street names.
[3]
Streets, driveways, walkways, and other paved
area.
[4]
Pools, ponds, water features, lighting fixtures,
fences, and retaining walls.
[5]
Existing and proposed buildings and structures,
including elevation, if applicable.
[6]
Natural features, including, but not limited
to, rock outcroppings, existing plant materials that will be preserved.
[7]
Tree staking, plant installation, soil preparation
details and all other applicable planting and installation details.
[8]
Calculation of the total landscaped area.
[9]
Designation of recreation areas, if applicable.
(c)
Design and construction.
[1]
Specify in cut areas to be treated as lawn that
rock shall be covered with 12 inches minimum of suitable subsoil below
topsoil.
[2]
Specify that depth of topsoil be a minimum of
four inches and desirable minimum six inches. The maximum shall be
12 inches, placed in a uniform depth to prevent uneven settlement.
[3]
Specify that topsoil shall not be stripped,
placed, or worked while frozen or wet.
[4]
Specify and/or detail that finished grade of
topsoil shall be 1/2 inch to 3/4 inch below top of walks and curbs
to provide positive drainage off walks.
(d)
Maintenance plan.
[1]
A landscape maintenance plan must accompany
every land development plan.
[2]
All required planting shall be permanently maintained
in good condition, and, when necessary, replaced with new plant material
to ensure continued compliance with these standards.
[3]
For the purpose of enforcement, the property
owner shall be responsible for maintenance.
[4]
Maintenance shall include watering, weeding,
and pruning.
(7)
Protected areas during grading and construction.
(a)
During grading and construction, a protected
area extending outward to the drip line of each tree shall be provided
within which paving, grading, or the storage of dirt, building materials,
debris, or any other materials or any other equipment shall not be
allowed.
(b)
Each protected area shall be enclosed by a barrier
constructed in a manner required and approved by the Zoning Officer.
[1]
The required barriers shall be constructed by
the property owner and approved by the Zoning Officer prior to issuance
of a building permit.
[2]
Protective barriers shall be maintained until
issuance of a certificate of occupancy.
[3]
The Zoning Officer may reduce the protected
area if they determine a larger area is not necessary to the survival
and health of the tree.
[4]
Failure to maintain barriers may result in revocation
of the building permit.
(c)
Permanent soil stabilization to prevent soil
loss and protect water quality shall be required and include:
[1]
Permanent soil stabilization treatments include
establishment of lawn cover or ground cover, mulch or retaining wall
as appropriate to the slope and use.
[2]
Permanent restoration or stabilization of swales,
drainage channels, stream, canal, riverbanks, and shoreline disturbed
by construction shall be required. Soil retention treatments include
use of stone, geotextile, and/or vegetative cover.
[3]
Determination of the structural stability and/or
required stabilization of existing or proposed slopes steeper than
50%, rock cuts or river gorge shall be required.
(8)
Landscaping as screening — residential and nonresidential
uses.
(a)
Landscape strip.
[1]
In all commercial zoning districts, a landscape
strip shall be provided at the property line adjacent to all public
rights-of-way.
(b)
Screening shall be required for any nonresidential
use where it abuts an area zoned or used residentially on the ground
floor.
(c)
All parking shall be screened from adjacent properties and the street as outlined in § 84-116, Off-street parking.
(d)
Unless a perimeter landscaped open space, a
minimum of 10 feet in depth, is provided, a durable and well-maintained
solid wall, fence or other screening device, not less than four feet
nor more than six feet in height, shall be provided along every lot
line shared in common by a parking lot and a lot devoted to any residential
use.
(9)
Alternative landscaping plan. The applicant may submit an alternative landscaping plan that includes an alternate way of meeting the landscaping requirements that may include masonry or stone street walls, more mature plant materials, hedges, public art or other similar amenities to improve the aesthetics of the site. Such alternative landscaping plan shall require a land development review as outlined in Chapter 78. The alternative landscaping plan shall be prepared by a licensed landscape architect.
A.
No use shall produce a strong, dazzling light or reflection
of a strong, dazzling light or glare that is visible from any point
along a lot line.
B.
All lighting or illumination, including electric or
otherwise, indoors or outdoors, shall be located, directed and of
an intensity that does not:
C.
Any illumination or lighting, which is located, directed
or of an intensity that causes a hazardous condition or causes danger
to the person or property of others or interferes with or restricts
the lawful use and enjoyment of property by others is hereby declared
to be a public nuisance.
D.
All light fixtures shall be concealed source fixtures
except for pedestrian-oriented accent lights.
E.
Feature lighting, such as uplighting of trees or other
plant material, seasonal lighting, etc., shall be so arranged to reflect
away from any residential structure.
F.
All illuminations constructed, installed, changed
or remodeled shall include cutoff lighting, so that the candlepower
does not exceed 2 1/2% of the total lamp lumens at an angle of
90° above horizontal and the candlepower does not exceed 10% of
the total lamp lumens at an angle of 80° above horizontal. These
requirements apply to any lateral angle around the light.
G.
The light intensity at any lot line shall not exceed
0.5 footcandles. Where light is reflected in a street area, the intensity
measurement shall be made on the right-of-way line across the street
from where the light emanates and shall not exceed 0.5 footcandles
at such point of measurement.
H.
Pedestrian lighting.
(1)
Pedestrian lighting fixtures, in accordance with the
specifications for the same found in the standard details adopted
by the Township,[1] shall be located along all streets within the Town Center
Design Overlay District (TCDO), and along all streets within the Traditional
Village Overlay District (TVO).
(2)
Pedestrian lighting fixtures, in accordance with the
specifications for the same found in the standard details adopted
by the Township, shall also be required to light pedestrian areas,
plazas, walkways, steps and changes of grade so that these areas are
suitably lighted for public safety.
(3)
Pedestrian lighting fixture spacing shall be approximately
every 160 feet on each side of the street within the Town Center Design
Overlay District (TCDO) and approximately every 130 feet on each side
of the street within the Traditional Village Overlay District (TVO).
Lighting fixtures should be staggered approximately one-half the distance
from the lighting fixture on the opposite side of the street. Details
of proposed lighting fixtures and supports and the locations thereof
shall be submitted as required by this chapter.
I.
Security lighting.
(1)
Security lighting fixtures may be permitted, when
such security lighting is in addition to the otherwise required lighting,
however such security lighting shall not project above the facade
or roofline of any building and are to be shielded so the light source
is not visible from any adjacent property line.
(2)
Lighting shields shall be painted to match the surface
to which they are attached.
(3)
Security lighting fixtures shall not be substituted
for parking lot or walkway lighting fixtures and are restricted to
lighting only loading and storage locations or other similar areas
requiring security lighting.
J.
Nonresidential uses.
(1)
Parking lot lighting shall be in accordance with the
same found in the standard details adopted by the Township[2] and shall be contained within the parking area boundary.
No light spillover shall occur outside the parking area in excess
of the light levels prescribed elsewhere in this chapter; the light
source shall not be visible from any street.
(2)
Exterior wall-mounted floodlights or "wall-pack" lighting
fixtures shall be prohibited.
(3)
Soft lighting of building faces is encouraged. Building
lighting shall be indirect in character. Indirect wall lighting or
"wall-washing" overhead down lighting or interior illumination that
spills outside is encouraged. Architectural lighting articulates the
particular building design and provides required functional lighting
for safety and clarity of pedestrian movement.
K.
Overhead wiring is prohibited.
L.
Unless otherwise approved, light-emitting diode (LED) light sources
shall have a correlated color temperature (CCT) that does not exceed
4000K.
[Added 3-15-2021 by Ord. No. 393]
A.
Points of measurement to determine compliance with
any of the performance standards shall be the property line nearest
the source that is the subject of measurement unless otherwise specified.
B.
Except as provided in this subsection below, no person
shall cause, suffer, allow or permit sound from the premises of any
permitted use that, when measured at any point on the property line
of any property located within or abutting any residential use, is
in excess of any of the following:
(1)
From 7:00 a.m. to 7:00 p.m.:
(a)
Continuous or frequently repeating airborne
sound which has a sound level in excess of 66 dB; or
(b)
Continuous or frequently repeating airborne
sound which has an octave band sound pressure level in decibels which
exceeds the values listed in the accompanying table in one or more
octave bands; or
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
| |
|---|---|---|
|
31.5
|
96
| |
|
63
|
82
| |
|
125
|
74
| |
|
250
|
67
| |
|
500
|
63
| |
|
1,000
|
60
| |
|
2,000
|
57
| |
|
4,000
|
55
| |
|
8,000
|
53
|
(c)
Impulsive sound in air that has a peak sound
pressure level in excess of 80 dB.
(2)
From 7:00 p.m. to 7:00 a.m.:
(a)
Continuous or frequently repeating airborne
sound which has a sound level in excess of 45 dB; or
(b)
Continuous or frequently repeating airborne
sound which has an octave band sound pressure level in decibels which
exceeds the values listed in the accompanying table in one or more
octave bands; or
|
Octave Band Center Frequency
(Hz)
|
Octave Band Sound Pressure Level
(dB)
| |
|---|---|---|
|
31.5
|
86
| |
|
63
|
71
| |
|
125
|
61
| |
|
250
|
53
| |
|
500
|
48
| |
|
1,000
|
45
| |
|
2,000
|
42
| |
|
4,000
|
40
| |
|
8,000
|
38
|
(c)
Impulsive sound in air that has a peak sound
pressure level in excess of 80 dB.
(3)
In addition, if the sound level at any point on the
property line of an existing use exceeds such standards and the existing
use is modified, changed, altered, enlarged or extended in a lawful
manner in accordance with this chapter, then the sound level at any
point on the property line of such modified, changed, altered, enlarged
or extended use may continue to exceed the sound standards set forth
above, but only up to the sound level in existence immediately prior
to such modification, change, alteration, enlargement or expansion.
C.
Outdoor paging systems and speakers shall be prohibited
in the Township of Pine.
D.
Noise resulting from alarms, sirens, emergency work,
normal lawn and landscaping care, traffic and agricultural use shall
be exempt from the requirements of this section. Noise resulting from
temporary construction activity that occurs between 7:00 a.m. and
7:00 p.m. shall be exempt from the requirements of this section, except
that such activity that occurs on Sundays shall be exempt from the
requirements of this section from 9:00 a.m. to 7:00 p.m.
E.
No noise from recordings, loudspeakers, or public-address
systems shall be allowed which interferes with the reasonable enjoyment
of adjacent residential properties.
F.
Exclusions, permitted variations and variances to
noise limitations.
(1)
The governing body is empowered to hold public hearings
and to grant variances from the terms of this section of this chapter.
A variance shall be granted only if the applicant can establish that:
(a)
The source of the sound violation cannot be
controlled so as to be brought into conformance with this chapter
by any reasonable method.
(2)
The governing body shall have the power to grant a
variance for a limited period of time, not more than two years, to
ensure that the applicant will avail himself of any technical advances
in sound control which may develop in the future.
(3)
The governing body shall have the power to grant a
reasonable extension of time for compliance with this chapter if,
after a public hearing, the applicant can establish that he will comply
with this chapter but that he cannot do so within the time limit established
by this chapter.
(4)
All enforcement and appeal provisions governing this
Zoning Chapter as a whole shall be applicable to these noise performance
standards.
G.
Vibration.
(1)
No use in any permissible business zone may generate
any ground-transmitted vibration that is perceptible to the human
sense of touch measured at the outside boundary of the immediate space
occupied by the enterprise generating the vibration if the enterprise
is one of several located on a lot or the lot line if the enterprise
is one of several located on a lot or the lot if the enterprise generating
the vibration is the only enterprise located on the lot.
(2)
No use may generate any ground-transmitted vibration
in excess of the limits set for this in subsection. Vibration shall
be measured at any adjacent lot line or residential zoning line as
indicated in the table set forth in subsection.
(3)
The instrument used to measure vibrations shall be
a three-component measuring system capable of simultaneous measurement
of vibration in three mutually perpendicular directions.
(4)
The vibration maximums set forth in this subsection
are stated in terms of particle velocity, which may be measured directly
with suitable instrumentation or computed on the basis of displacement
and frequency. When computed, the following formula shall be used:
|
PV
|
=
|
6.28 F x D
| ||
|
Where:
| ||||
|
PV
|
=
|
Particle velocity (inches per second)
| ||
|
F
|
=
|
Vibration frequency (cycles per second)
| ||
|
D
|
=
|
Single amplitude replacement of the vibrations
(inches)
| ||
|
The three velocities shall be the vector sum
of the three components recorded.
|
(5)
Table of maximum ground-transmitted vibration.
|
Particle Velocity
(inches per second)
| |||
|---|---|---|---|
|
Zone
|
Adjacent Lot Line
|
Residential Zone
| |
|
Commercial districts
|
0.10
|
0.02
| |
|
Industrial districts
|
0.15
|
0.02
| |
|
Residential districts
|
0.02
|
0.02
| |
(6)
The values stated above may be multiplied by two for
impact vibrations, i.e., discrete vibration pulsations not exceeding
one second in duration and having a pause of at least one second between
pulses.
(7)
Vibrations resulting from temporary construction activity
that occurs between 7:00 a.m. and 7:00 p.m. shall be exempt from the
requirements of this subsection.
A.
For purposes of this subsection, the "odor threshold"
is defined as the minimum concentration in air of a gas, vapor, or
particulate matter that can be detected by the olfactory systems of
a panel of healthy observers. Continuous, frequent, or repetitive
odors detectable after the odorous air has been diluted with five
or more volumes of odor-free air shall be a violation of these standards.
B.
No use other than agricultural in any zone may generate
any odor that reaches the odor threshold, measured at:
(1)
The outside boundary of the immediate space occupied
by the enterprise generating the odor.
(2)
The lot line if the enterprise generating the odor
is the only enterprise located on the lot.
(3)
Exceptions.
(a)
An odor detected for less than 15 minutes per
day is exempt.
(b)
No violation shall occur if the person or business
causing or allowing the emission of odorous air contaminants is employing
the best available treatment, maintenance, and control currently available
to maintain the lowest possible emission of odorous gases.
A.
Location of required loading spaces. Loading spaces
shall be located on the same lot, or on a directly adjoining lot in
the same zoning district, as the building or structure to which they
are accessory. No loading space shall be located in any required front
yard setback.
B.
Required spaces. Loading spaces shall be provided
in sufficient number and of sufficient size so that no loading and
unloading operations infringe upon any street or sidewalk. A minimum
of one space shall be provided for every use and every expansion of
an existing use involving the receipt or distribution of goods, including
trash removal by motor vehicle.
C.
Design and maintenance. Every loading space shall
be designed, constructed, and maintained in accordance with the standards
and requirements herein set forth:
(1)
Screening.
(a)
No loading space shall be closer than 50 feet
to any lot in any R, S, or E Zoning District, unless completely enclosed
on three sides by a wall not less than eight feet in height.
(b)
Sufficient screening shall be provided along
all lot lines abutting any residentially zoned or developed property
to buffer the residential use from all operations, materials and vehicles
within any loading space.
(c)
Loading areas accessory to commercial uses,
shopping centers or planned business developments shall be so located
and screened from public view.
(2)
Design standards.
(a)
Each loading space shall be at least 12 feet
wide.
(b)
Every loading space shall be surfaced with an
asphalt or portland cement binder pavement providing an all-weather,
durable and dustless surface and shall be graded and drained to dispose
of surface water accumulation by means of a positive stormwater drainage
system connected to a public storm sewer system.
(c)
Loading spaces shall be designed and arranged
to provide access to a street in a manner that shall create the least
possible interference with traffic movement. Access to and from the
right-of-way to the loading spaces shall be referred to the Township
Engineer for comment.
(d)
No loading or unloading shall occur on the public
right-of-way.
(e)
Loading and unloading operations shall be designed
so they minimize the number and width of curb cuts.
(f)
Individual loading spaces shall be clearly identified
by pavement markings four inches to six inches in width.
(3)
Loading space uses.
(a)
No part of a loading area utilized for the access,
maneuvering and temporary parking of delivery vehicles shall also
be used for the parking of employee or customer vehicles.
(b)
No part of a loading area shall be utilized
for the open-air outdoor storage of materials, merchandise, and equipment.
(c)
When any part of a loading area is also utilized
for refuse and trash disposal and storage purposes, all outdoor containers
shall be closed and permanently stationed in an area that is easily
accessible for pick up and removal and that satisfies the screening
requirements of this chapter.
A.
No vehicle, in any district, shall be parked off-street
at any time except on an authorized parking lot, parking garage or
driveway.
B.
In no case shall parking be used for the lease or
storage of vehicles or other materials by an off-site use.
C.
Computation of required spaces.
(1)
When determination of the number of required parking
spaces results in the requirement of a fractional space, any fraction
up to and including 1/2 shall be disregarded and fractions over one-half
shall require one parking space.
(2)
In stadiums, sports arenas, churches and other places
of assembly in which patrons or spectators occupy benches, pews or
other similar seating facilities, each 20 inches of such seating facility
shall be counted as one seat for the purpose of determining the requirement
for off-street parking under this chapter.
(3)
When parking spaces are required on the basis of the
number of faculty, staff, students, or employees, the maximum number
per peak shift shall govern.
D.
Uses not specified. For uses not expressly listed
in this section, parking spaces shall be provided on the same basis
as required for the most similar listed use, or as determined by the
Zoning Officer.
E.
Required parking spaces.
(1)
Vehicular parking. For the following uses, the number
of off-street parking spaces shall include:
|
Use
|
Minimum Parking Space Requirements
| |
|---|---|---|
|
Adult-oriented establishments
|
Parking demand analysis
| |
|
Agriculture
|
2 per dwelling located within the agriculture
area and 1 for each full-time worker
| |
|
Alcohol rehabilitative clinic
|
Parking demand analysis
| |
|
Animal day care
|
1 per each employee on the maximum shift and
1 per each 2 animals cared for at the care center
| |
|
Animal hospital
|
1 per each employee on the maximum shift and
1 per each 2 animal enclosures
| |
|
Automotive dealership, new
|
1 per each 2,000 square feet of lot area for
employee and customer parking (excludes vehicle display area)
| |
|
Automotive dealership, used
|
1 per each 2,000 square feet of lot area for
employee and customer parking (excludes vehicle display area)
| |
|
Bed-and-breakfast
|
1 per each offered sleeping room and 2 per each
permanent resident and 1 per each employee on the maximum shift
| |
|
Car wash
|
1 per each employee on the maximum shift and
1 per vehicle if dropoff service is offered, plus vehicle queue area
| |
|
Cemetery
|
1 per each employee and ample accessways to
the cemetery sections so as to allow parking on the accessway for
gravesite services and visitations
| |
|
Civic clubs
|
1 per each 5 members
| |
|
College
|
1 per each faculty member and 1 per each employee
and 1 per each 5 students
| |
|
Collocation/shared use communication facility
|
1 per each service vehicle
| |
|
Communication facility
|
1 per each service vehicle
| |
|
Communication tower
|
1 per each service vehicle
| |
|
Day-care center
|
1 per each employee on the maximum shift and
1 per each 2 of the maximum number of persons cared for at the center
| |
|
Drive-in theater
|
1 per each employee, and the customer parking
spaces shall not exceed the maximum number of tickets sold for each
showing
| |
|
Entertainment facilities
|
1 per each 200 square feet of enclosed area
and 1 per each 1,000 square feet of outdoor area
| |
|
Essential facilities
|
1 per each service vehicle that is necessary
to service the facility
| |
|
Farm market
|
1 per each 200 square feet of floor area, 4
spaces minimum
| |
|
Freestanding self storage units
|
1 per each employee and ample area for the loading
and unloading of items into or out of each unit without disruption
of traffic
| |
|
Garden apartments
|
2 per apartment unit and 0.5 spaces per unit
for guest parking
| |
|
Group care facility
|
Parking demand analysis
| |
|
Group home
|
1 per each employee on the maximum shift and
1 per each employee on the preceding shift
| |
|
Heliport
|
2 per each landing area
| |
|
Hospital
|
1 per each 3 beds and 1 per each employee on
the maximum shift
| |
|
Indoor theaters
|
1 per each 2 seats in the theater and 1 per
each employee on the maximum shift
| |
|
Kennel
|
1 per each employee on the maximum shift and
1 per each 200 square feet of area devoted to the kennel area
| |
|
Life care community
|
2 per living unit and 1 per each employee on
the maximum shift
| |
|
Light manufacturing, research and testing
|
1 per each employee on the maximum shift and
1 per each 300 square feet of office area
| |
|
Medical clinic
|
1 per each 200 square feet of floor area
| |
|
Methadone treatment facility
|
1 per each 200 square feet of area in addition
to spaces provided for other uses within the same building
| |
|
Mixed uses*
|
The sum of each parking space requirement for
each use
| |
|
Mobile home parks
|
2 per each unit plus .5 per each unit for visitor
parking
| |
|
Mortuary
|
18 per each reposing room
| |
|
Motel or hotel
|
1 per rentable room and 1 for each employee
on the maximum shift
| |
|
Nature preserve
|
1 per each 5 acres of land if the area is available
to the public
| |
|
Nursery
|
1 per each employee on the maximum shift plus
5 spaces minimum
| |
|
Nursing home
|
1 per each 4 beds and 1 per each employee on
the maximum shift
| |
|
Offices
|
1 per each 300 square feet of floor area
| |
|
Outdoor advertising sign
|
1 per each service vehicle
| |
|
Parks
|
1 per each acre of land, 5 spaces minimum
| |
|
Patio homes
|
2 per housing unit
| |
|
Place of worship
|
1 per each faculty member or employee, and 1
per each 2 seats in the auditorium or gymnasium, whichever has seating
for the greater number of attendees
| |
|
Planned residential development
|
2 per housing unit
| |
|
Public and semipublic uses
|
1 per each 2 seats in the main seating area
| |
|
Recreation facilities
|
Parking demand analysis
| |
|
Restaurant, with drive-through
|
1 per each 50 square feet of floor area, plus
vehicle queue area
| |
|
Restaurants
|
1 per each 50 square feet of floor area
| |
|
Retail sales and services
|
1 per each 200 square feet of floor area
| |
|
Single-family, detached
|
2 per housing unit
| |
|
Single-family, attached
|
2 per housing unit
| |
|
School
|
1 per each faculty member or employee, and 1
per each 2 seats in the auditorium or gymnasium, whichever has seating
for the greater number of spectators
| |
|
Trade schools
|
Parking demand analysis
| |
|
Vehicle repair station
|
3 per repair bay and 1 per each employee
| |
|
Vehicle sales
|
1 per each 2,000 square feet of lot area for
employee and customer parking (excludes vehicle display area)
| |
|
Vehicle service station
|
3 per repair bay and 1 per each employee
| |
|
Veterinary services
|
1 per each 400 square feet of floor area
| |
|
Warehouse
|
1 per each employee on the maximum shift and
1 per each 300 square feet of office area
| |
|
Warehouse sales
|
1 per each employee on the maximum shift and
1 per each 200 square feet of area devoted to the sales area
| |
|
Wineries
|
1 per each worker during the peak season, plus
5 spaces
|
(2)
Accessible parking space requirements.
(a)
Where parking is provided, accessible parking
spaces shall be provided in compliance with the table below. The number
of accessible parking spaces shall be determined based on the total
number of parking spaces provided for the facility. Except that accessible
parking space requirements shall not apply to parking spaces used
exclusively for buses, trucks, other delivery vehicles, law enforcement
vehicles or vehicular impound and motor pools not accessed by the
public. Where such lots are accessed by the public they shall be provided
with an accessible passenger loading and unloading zone.
|
Total Spaces Provided
|
Required Minimum Number of Accessible
Spaces
| |
|---|---|---|
|
1 to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
101 to 150
|
5
| |
|
151 to 200
|
6
| |
|
201 to 300
|
7
| |
|
301 to 400
|
8
| |
|
401 to 500
|
9
| |
|
501 to 1,000
|
2% of total
| |
|
More than 1,000
|
20, plus one for each 100 spaces over 1,000
|
(b)
Van accessible parking spaces in accordance
with Americans with Disabilities requirements shall be provided at
a rate of one van accessible parking space for every six accessible
spaces required.
(3)
Bicycle parking. Bicycle parking shall be provided
at 5% of the vehicle parking requirements but not less than a minimum
of two bicycles for all multifamily dwellings (over 10 units) and
nonresidential uses.
F.
Maximum number of parking spaces and parking demand analysis. No use shall provide more than 110% of any of the above-listed requirements, except through the submittal of a parking demand analysis and approval of a conditional use permit in accordance with § 84-137. The parking demand analysis will include, at a minimum:
G.
Shared parking.
(1)
When a property develops adjacent to undeveloped or
under developed property, combined or cross access of the parking
or access road shall be considered and a provision of such interconnection
shall be provided. When a new development is proposed adjacent to
a development that provided such provision for interconnection, then
such connection shall be completed.
(2)
When two adjacent property owners agree to combine
access points, the Township may grant an incentive bonus, in which
case the required number of parking spaces would be reduced by 15%
for each development, or the building coverage may be increased by
10%.
H.
Design and maintenance for vehicle parking. Unless
otherwise stated, the following shall apply to all off-street parking
developed in the Township of Pine:
(1)
All open (non-garage) parking lots shall be designed
to reduce the negative visual effects of vast paved areas and contain
landscaped planting islands and defined landscaped pedestrian walkways.
(2)
Location.
(a)
Unless otherwise provided in this chapter, parking
shall be located on the same parcel as the use served.
(b)
Unless otherwise provided in this chapter, in
all residential districts, no parking shall be located in the required
front yard setback except in a legal driveway, a detached or attached
garage. This shall not apply to governor's drives.
(c)
In all nonresidential districts off-street parking
lots or garages shall not be located between a public street and the
principal structure.
(d)
Unless otherwise provide in this chapter, required
parking areas shall not be located within the public right-of-way.
(e)
In the C-1 District, parking for the use shall
be entirely within the C-1 District. In no case shall parking for
a commercial use in any commercial district be allowed in a residential
district.
(f)
Off street parking and access drives shall be
a minimum of 25 feet from any residential district or use.
(g)
Off-street parking shall be set back a minimum
of 10 feet from property lines of nonresidential districts or use.
(h)
Parking shall not be located within 10 feet
of any street frontage, except where a decorative fence or wall of
no more than three feet in height is used in conjunction with landscaping.
(3)
Parking access. Vehicular access to parking areas
from a pedestrian-oriented street shall be limited to avoid conflicts
with the pedestrian movement.
(4)
Parking protection. Parking abutting a slope exceeding
2 1/2% shall be protected by a guardrail or fence of a strength
sufficient to prevent vehicles using the parking area from the slope.
(5)
Parking stall requirements.
(a)
The numbers and dimensions of accessible parking
shall meet all requirements of the American with Disabilities Act
(ADA).
(b)
The following minimum stall dimension requirements
shall apply to the width and length of required parking spaces.
|
Type
of Parking
|
Angle
|
Stall Length
|
Stall Width
|
Aisle Width
|
Minimum Area
|
|---|---|---|---|---|---|
|
Traditional
|
90
|
18'00"
|
9'00"
|
24'00"
|
180 sq. ft.
|
|
Traditional
|
60
|
22'00"
|
10'00"
|
20'00"
| |
|
Traditional
|
45
|
20'00"
|
10'00"
|
15'00"
| |
|
Handicapped
|
90
|
19'00"
|
13'00"
|
24'00"
| |
|
Handicapped
|
60
|
21'00"
|
13'00"
|
18'00"
| |
|
Handicapped
|
45
|
19'10"
|
13'00"
|
13'00"
|
I.
Parking lot standards.
(1)
Parking lot landscaping.
(a)
Perimeter landscaped areas shall be a minimum
of 10 feet wide. Earth mounding, fencing or walls, or a combination
thereof, may also be used as a perimeter landscape screening, subject
to the approval of the governing body.
(b)
Interior landscaping shall be required for new
parking areas or expansion of existing parking areas containing more
than 6,000 square feet or 15 parking spaces.
(c)
A minimum of 5% of the total parking area must
be landscaped in accordance herewith.
(d)
Landscape islands.
[1]
A minimum of one landscaped island with a minimum
size of 160 square feet shall be provided for every 15 parking spaces.
[2]
Landscape islands shall be installed at both
ends of each unbroken row of parking containing 15 or more adjacent
parking spaces.
[3]
One internal landscape island, within the parking
area, shall be provided for every 15 parking spaces. One shade tree
shall be required for every 15 parking spaces and shall planted in
the landscape islands.
 |
[4]
Landscaped divider strips shall be placed at
every third row of adjoining parking to prevent traffic movement across
parking aisles.
 |
(e)
Parking shall be screened from abutting residential
uses and districts with a solid screening minimum height of six feet.
An earth berm may be credited toward the required height.
(f)
Plant materials located in snow storage areas
shall be selected to withstand the conditions associated with these
areas.
(g)
All parking landscaping shall be salt tolerant.
(h)
Trees located in paved areas shall be provided
with adequate tree pits to permit proper watering.
(i)
Parking stops, where provided, shall be constructed
of permanent material.
(j)
All required screening and landscaping shall
be maintained and, if required, replaced to comply with the requirements
in this section and any approvals.
(2)
Parking lot ingress and egress.
(a)
Every parking lot shall be provided with one
two-way entry/exit at least 22 feet in width or two one-way entry/exit,
each at least 13 feet in width.
(b)
When ingress and egress are proposed to be separate,
then the entrances and exits shall be designed so that traffic shall
flow in one direction only.
(c)
The junction with the edge of a public street
for a new entry or exit exceeding 5% gradient shall include a vertical
curve to provide a suitable transition and leveling-out area.
(d)
Curbs shall be installed on sides of access
points to contain vehicular traffic, protect pedestrians and reduce
maintenance of adjacent seeded or planted areas.
(3)
Parking lot maneuvering space.
(4)
Parking lot surface.
(a)
Off-street parking shall be constructed in such
a manner so as to provide an all-weather, durable and dustless surface.
Individual stalls shall be clearly identified by pavement markings
four to six inches in width.
(b)
Parking surfaces shall be graded and drained to control all surface water accumulation in accordance with the provisions of § 84-125.
(c)
Parking shall include provisions for positive
subsurface and subbase drainage under and at the outside edges of
the paving. In major cut or potentially wet areas, underdrains shall
be installed under edges of ingress/egress and connected to the storm
drainage system. A drainage plan shall be submitted for all parking
for more than five vehicles.
(d)
The approved surface materials outlined in this
Code shall include asphalt, concrete, prefabricated pavers, or similar
materials, except that a compacted gravel parking surface may be utilized
for developments that require parking lots containing five or fewer
parking spaces.
(5)
Parking lot lighting.
(b)
Illumination shall not be used for the purpose
of advertising or attracting attention to the principal use.
(c)
Lighting fixtures shall be sized, and located
so as not to cast direct rays of excessive brightness upon adjoining
premises or cause glare hazardous to pedestrians or person using adjacent
public streets.
(d)
Parking areas used after sundown may be lighted
to give protection to persons using the parking area.
(7)
Parking lot pedestrian linkages.
(a)
Clearly defined and marked sidewalks shall be
required within parking lots and be provided for the length of the
parking to the entrances of establishments.
(b)
Clearly defined and marked sidewalks shall be
distinguished from driving surfaces through the use of special pavers
(bricks, scored concrete or other similar materials).
J.
Bicycle parking standards.
(1)
Bicycle parking shall be located and clearly designated
in a safe and convenient location, at least as convenient as the majority
of auto spaces provided.
(2)
Facilities shall be designed to accommodate U-shaped
locking devices and shall support bicycles in a stable position without
damage to wheels, frame or other components and shall be securely
anchored and of sufficient strength to resist vandalism and theft.
K.
Reduction of the required number of parking spaces.
An alternative parking plan is a means to meet vehicle parking requirements
other than providing parking spaces on-site in accordance with the
ratios established in this section. The governing body may conditionally
allow fewer than the number of off-street parking spaces required
in this section under the following conditions:
(1)
The area required for parking for any use shall be
designed and designated as parking or reserved for possible future
parking.
(2)
The nature or extent of the use does not require the
minimum number of parking spaces, which are set forth in this section.
(3)
The proposed reduction enhances the development, is
environmentally sound, and advances the general welfare of the Township.
(4)
The proposed reduction in number of parking spaces
will not be inconsistent with the public interest and will preserve
the health, safety, and welfare of the Township.
(5)
There is no potentially detrimental effect on adjacent
property values.
(6)
There is no potential disruption or nuisance of or
to adjacent lots.
(7)
There is no potentially detrimental effect upon traffic
patterns and traffic safety.
(8)
Applicants seeking to meet the requirements of this
section by alternative means shall be required to secure approval
of an alternative parking plan in accordance with the standards of
this section.
(a)
Contents. Alternative parking plans shall include
the parking alternative and rationale for how the alternative will
compensate for the provision of the required parking on site.
(b)
Review and approval procedure. An alternative parking plan pursuant to this section shall require a conditional use permit from the Board of Supervisors pursuant to § 84-137.
(c)
Eligible alternatives. Potential alternatives
to be considered include, but are not limited to:
[1]
Shared parking. Shared parking is encouraged
to promote efficient use of land and resources by allowing users to
share off-street parking for uses that are located near one another
and that have different peak parking demands or different operating
hours.
[2]
Credit for on-street parking spaces. On-street
parking spaces may be used to satisfy up to 20% of the requirements
for off-street parking. Such on-street parking shall be located only
on arterials or collector streets within the public right-of-way and
shall be located within 1,000 feet of the use.
[3]
Bicycle parking. A reduction in the number of
required off-street parking spaces for developments or uses that provide
bicycle parking or that make special provisions to accommodate bicyclists
may be made. Examples of accommodations include bicycle lockers, employee
shower facilities, and dressing areas for employees. Consideration
of the seasonal nature of bicycle use shall be given in approving
this reduction.
[4]
Pedestrian-oriented use. For uses that serve
the immediate neighborhood, a reduction in the number of required
parking spaces may be made.
[5]
Valet parking. Valet parking may be used as
a means of satisfying otherwise applicable off-street parking standards.
[6]
Transit credit. When located proximate to a
transit stop, credit towards the otherwise required number of parking
spaces may be granted by the Board of Supervisors in such numbers
as determined by the Board of Supervisors. The transit stop shall
be within 1,000 feet of the use.
The vehicle stacking or queuing standards of
this section shall comply with all setback standards established for
the district and the following shall also apply:
A.
Minimum number of spaces. In addition to minimum parking
requirements established in this chapter, the following stacking or
queuing areas are required:
|
Activity Type
|
Minimum
Stacking Spaces
|
Measured From
| |
|---|---|---|---|
|
Automated teller machine
|
3
|
Teller
| |
|
Bank teller lane
|
4
|
Teller or window
| |
|
Car wash stall, automatic
|
9
|
Entrance
| |
|
Car wash stall, self-service
|
3
|
Entrance
| |
|
Gasoline pump island
|
2
|
Pump island
| |
|
Pharmacy
|
4
|
Window
| |
|
Restaurant drive-through
|
6
|
Order box
| |
|
Restaurant drive-through
|
4
|
Order box to pickup window
| |
|
Oil change and quick lube
|
3
|
Per bay
| |
|
Other
|
Determined by Zoning Officer
|
B.
Design and layout. Required stacking spaces are subject
to the following design and layout standards.
(1)
The size of a stacking or queuing space shall be 20
feet in length by 10 feet in width.
(2)
Each lane shall be clearly defined in a manner that
is identifiable during all seasons.
(3)
Stacking spaces may not impede on- or off-site traffic
movements or movements into or out of off-street parking spaces.
(4)
Stacking spaces must be separated from other internal
roadways for traffic movement and safety.
A.
All commercial districts.
(1)
All merchandise for sale at retail sales and services
is to be displayed inside or, if stored outside, screened from public
view, including but not limited to bottle cases, building supplies,
hardware, and fertilizer.
(2)
Screening shall be of sufficient height and density
to completely hide the storage from public view.
(3)
Screening shall be of sufficient height and density
to completely hide storage from major highways, passenger rail-lines,
and other public accessways.
(4)
All screening shall be maintained in such a manner
as to present a neat and orderly appearance at all times.
(5)
Large objects, such as automobiles, trucks, trailers,
boats and farm and construction equipment, need not be screened if
permitted in the specific district.
(6)
Items stored outside shall not interfere with required
parking or sidewalk areas or any public right-of-way.
B.
Shopping cart storage.
(1)
All commercial uses, furnishing carts or mobile baskets
as a service to shoppers, shall provide temporary storage areas, within
the required parking for the carts or mobile baskets. A minimum of
one shopping cart storage area per 100 parking spaces shall be provided.
(2)
Shopping carts shall be removed from the parking area
and stored entirely within the principal building each evening.
(3)
The storage area shall be clearly marked for storage
of carts or mobile baskets.
C.
Temporary storage. When temporary exterior storage
of material is authorized under the provisions of this chapter, the
temporary storage shall be screened by opaque ornamental fences or
walls so as not to be visible from adjoining public streets or adjacent
lots to a person standing at the ground level.
A.
Residential developments greater than 10 acres in
size and having over 10 residential units and land developments over
10 acres in size shall comply with the requirements of this section,
except that simple subdivisions shall be exempt from the requirements
of this section.
B.
A plan shall be submitted for Parks and Recreation Commission review showing the proposed open space, passive recreation area and active recreation land area locations and proposed facilities thereon for all subdivisions, planned residential development and land developments meeting the requirements of Subsection A above.
C.
Submission requirements for Parks and Recreation Commission
review.
(1)
Prepare and submit plans for the parks and recreation
commission review as follows:
(a)
A cover page for the drawing set, which shall
contain:
[1]
The proposed name of the subdivision or development
and the date the plan was prepared;
[2]
The location by Township, county and state;
[3]
The names and addresses of the subdivider(s)/developer(s)/owner(s)
and the principal engineer(s) and/or architect(s) and/or landscape
architect(s) and/or surveyor(s);
[4]
A vicinity map, which shows the tract proposed
for development on a current Township Zoning Map. The vicinity map
shall cover approximately 1/2 square mile surrounding the proposed
development. The site for the proposed development shall be indicated;
[5]
A sheet index of all plans in the plan set.
(b)
A proposed development/recreation plan, which
shall contain:
[1]
The drawing title block;
[2]
The proposed name of the subdivision or development;
[3]
The location by Township, county and state;
[4]
The names and addresses of the subdivider(s)/developer(s)/owner(s)/and
the principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s);
[5]
The legend, including the scale of the plan,
north point and the date the plan was prepared;
[6]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated;
[7]
The boundary of the site to be subdivided or
developed indicated by a heavy line;
[8]
The layout of streets, including proposed names
and widths of proposed streets;
[9]
The proposed layout, lot numbering, approximate
dimensions, approximate lot areas and approximate lot widths provided
at the street right-of-way line, or front yard building setback line
for cul-de-sac lots;
[10]
The parcel(s) of land intended to be dedicated
or reserved for public use or to be reserved by covenant for residents
inhabiting the subdivision of development;
[11]
Existing parks and common open spaces and permanent
buildings within or adjacent to the tract within such close proximity
of the tract so as to affect the design of the subdivision or development;
[12]
The location, widths and names of all existing
recorded streets and roads touching the subdivision or development
(unimproved roads shall be shown with dashed lines);
[13]
Existing utility rights-of-way and/or easements;
[14]
The approximate locations of existing sanitary
sewers, water mains, storm drains, manholes, catch basins, surface
water drains and surface water drainage easements, and all above ground
or underground items within the tract or immediately adjacent thereto,
with the direction of flow indicated;
[15]
The area that is proposed to be used for stormwater
detention and stormwater drainage;
[16]
The proposed access to the stormwater detention
area, with the grade percentage of the access road shown;
[17]
The existing watercourses, floodplains, wetlands,
tree masses, trees of significance and other natural features;
[18]
The proposed final grade percentages of all
proposed streets;
[19]
The names and addresses of the current owners
of contiguous property together with all boundaries, which intersect
the boundaries of the proposed subdivision or development;
[20]
The site data information, which shall include:
[a]
The gross area of the parcel;
[b]
The proposed number of dwelling
units;
[c]
The proposed density, expressed
as dwelling units per acre;
[d]
The gross area of common open space
or area designated for passive recreation use;
[e]
The area of common open space or
area designated for active recreation use;
[f]
The percentage of the parcel to
be provided as common open space or areas designated for passive or
active recreation use;
[g]
The location, dimensions and descriptions
of all proposed recreation improvements including sidewalks/trails,
play equipment, soft surfacing, benches, fields or courts, informal
recreation fields, etc.;
[h]
Details, specifications and equipment
descriptions of all proposed recreation improvements including sidewalks/trails,
play equipment, soft surfacing, benches, fields or courts, informal
recreation fields, etc.;
[i]
An estimate of the site preparation
costs of the active recreation land area, and a cost estimate for
all recreation facilities proposed thereon.
(c)
Where adequate details of the proposed active
recreation area(s) can not be shown due to the size of the proposed
development, an enlarged plan of each proposed active recreation area
shall also be submitted.
[1]
All plans shall be prepared and sealed by a
civil engineer, architect, landscape architect or other professional
registered in the Commonwealth of Pennsylvania.
D.
When recreation areas are required to be provided
as a part of a subdivision plan, planned residential development or
land development plan, such recreational areas shall consist of both
active recreation areas and passive recreation areas.
(2)
Active recreation land areas shall:
(a)
Be in accordance with the land area size requirements of § 84-119D(3);
(b)
Be visible from a public street for safety,
and provide a minimum of 100 feet of frontage along a public road;
(c)
Be accessible from the internal pedestrian circulation
system;
(d)
Be designed to meet the needs of the target
market of the development;
(e)
Be centrally located within the plan within the distance requirements as required by § 84-119D(3);
(f)
Be served by public utilities, including electric
service, water service, gas service, sanitary sewerage service, and
telephone service;
(g)
Have internal accessible access to the active
recreation components of the active recreation area(s);
(h)
Have a finished slope of not more than 3%;
(3)
The following table provides the required active recreation
land, facilities requirements, and maximum distance permissible from
the furthest residence:
|
Total Number of Dwelling Units
or Land Area
|
Open Space Requirements and Active
Recreation Land Area Requirements
|
Maximum Distance from Furthest
Residence
|
Specific Recreation Facility
Requirement
| |
|---|---|---|---|---|
|
Trails — if shown on the Trail
Feasibility Study and Trail Design
|
All developments
|
When trails are required by the Trail
Feasibility Study and Trail Design and if the required trails are
outside of a dedicated right-of-way, provide a 40-foot public right-of-way
or easement
|
Not applicable
|
If trails are shown on the Township
trail plan adjacent to the property proposed for development, and
the trail development is identified as the developer's responsibility,
then the developer shall be responsible for construction in accordance
with the Trail Feasibility Study and Trail Design
|
|
Open space/passive recreation areas
|
Subdivisions less than 10 acres in
size
|
Not applicable
|
Not applicable
|
Not applicable
|
|
Subdivisions greater than 10 acres
in size
|
15% of the total land area
|
Not applicable
|
The open space/passive recreation area(s)
shall be dedicated to a homeowners' association, an approved conservation
trust, or reserved as conservation easements on individual lots
| |
|
Planned residential developments
|
35% of the total land area
|
Not applicable
|
The open space/passive recreation area(s)
shall be dedicated to the homeowners' association
| |
|
Land developments greater than 10 acres
in size
|
10% of the total land area
|
Not applicable
|
The open space/passive recreation areas
shall be dedicated to a homeowners' association, a merchant's association,
or an approved Conservation Trust
| |
|
Active recreation area and active recreation
facilities
|
Subdivisions less than 10 acres in
size
|
Not applicable
|
Not applicable
|
Not applicable
|
|
Greater than 10 dwelling units but
less than 50 dwelling units
|
1/2 acre
|
1/4 mile
|
2 picnic tables play structure (1,000
square feet minimum) 2 benches internal pedestrian circulation
| |
|
50 or greater dwelling units but less
than 100 dwelling units
|
1/2 acre minimum plus 440 square feet
additional per each dwelling unit over 50 dwelling units (1.005 acres
maximum)
|
1/2 mile
|
4 picnic tables play structure (1,750
square feet minimum) 1/2 basketball court or equal 4 benches internal
pedestrian circulation
| |
|
100 or greater dwelling units but less
than 250 dwelling units
|
1 acre minimum plus 365 square feet
additional per each dwelling unit over 100 dwelling units (2.256 acres
max)
|
3/4 mile
|
1 picnic shelter play structure (2,500
square feet minimum) 1 basketball or tennis court or equal multipurpose
athletic field to accommodate youth soccer 6 picnic tables 8 benches
internal pedestrian circulation
| |
|
250 or greater dwelling units but less
than 500 dwelling units
|
2 1/4 acre minimum plus 220 square
feet additional per each dwelling unit over 250 dwelling units (3.512
acres max)
|
1 mile
|
2 picnic shelters play structure (5,000
square feet minimum) 1 basketball or tennis court or equal multipurpose
athletic field to accommodate youth soccer 6 picnic tables 8 benches
internal pedestrian circulation
| |
|
500 or greater dwelling units but less
than 1,000 dwelling units
|
3 1/2 acres minimum plus 220 square
feet additional per each dwelling unit over 500 dwelling units (6.00
acres max)
|
1.5 mile
|
3 picnic shelters play structure (7,500
square feet minimum) 1 basketball/2 tennis courts or equal 2 regulation
athletic fields to accommodate pony league baseball and adult soccer
outdoor pool 8 picnic tables 12 benches internal pedestrian circulation
| |
|
1,000 or greater dwelling units
|
6 acres minimum plus 220 square feet
additional per each dwelling unit over 1,000 dwelling units
|
2 mile
|
3 picnic shelters play structure (7,500
square feet minimum) 1 basketball/2 tennis courts or equal 2 regulation
athletic fields to accommodate pony league baseball and adult soccer
outdoor pool 8 picnic tables 12 benches internal pedestrian circulation
3,000 square foot community center
|
|
For the purpose of this section, the
distance from furthest residence shall be measured in a straight line
from the closest point of a residential lot to the nearest point of
the active recreation land area.
|
(4)
When active recreation facilities are required, such
facilities shall include all necessary amenities to make the facility
functional, including, but not limited to:
(a)
Basketball courts: 84 feet by 50 feet hard surface
area with an additional three feet grass transition area around all
sides of the court, and include two goal posts, backstop, hoop and
net, and line striping in accordance with NCAA standards;
(b)
Basketball courts (half size): 42 feet by 50
feet hard surface area with an additional three feet grass transition
area around all sides of the court, and include one goal post, backstop,
hoop and net and line striping in accordance with NCAA standards;
(c)
Tennis courts: 36 feet by 78 feet hard surface
area with an additional 12 feet grass transition area adjacent to
all sides of the court and 21 feet adjacent to the ends of the court,
and include fencing around the court, net supports, tennis net, and
line striping in accordance with USLTA standards;
(d)
Sand volleyball courts: 30 feet by 60 feet with
six feet minimum grass transition area around all sides of the court,
and include net supports, and net in accordance with USVA standards;
(e)
Baseball, grass little league field: 60 feet
baselines, 46 feet pitch distance, 200 feet foul line, 250 feet home
plate to the center of the outfield, and includes backstops, bases,
outfield fence and foul poles, in accordance with Little League Baseball,
Inc.;
(f)
Baseball, pony league field: 80 feet baselines,
54 feet pitch distance, 250 feet foul line, 300 feet home plate to
the center of the outfield, and includes sand mix infield and grass
outfield, backstops, bases, outfield fence and foul poles, in accordance
with Township of Pine standards;
(g)
Softball: 55 feet baselines, 38 feet pitch distance,
200 feet foul lines, 250 feet home plate to the center of the outfield,
and includes sand mix infield and grass outfield, backstop, bases,
outfield fence and foul poles, in accordance with ASA standards;
(h)
Soccer, youth field: 120 feet by 120 feet grass
field with 10 feet minimum grass transition area around all sides
of the field, and include two goal nets, in accordance with Township
of Pine standards;
(i)
Soccer, adult field: 195 feet by 330 feet grass
field with 10 feet minimum grass transition area around all sides
of the field, and includes two goal nets, in accordance with NCAA
standards;
(j)
Multipurpose athletic field: 120 feet by 120
feet grass field with 10 feet minimum grass transition area around
all sides of the field;
(k)
Play structures: soft surface around all playground
equipment a minimum distance of eight feet beyond the structure on
all sides or two times the height of a pivot point above the surfacing
material (measured from a point directly beneath the pivot on the
supporting structure), whichever is greater. Soft surface can include
12 inches depth wood carpet, sand or rubberized safety surface in
accordance with the Unites States Consumer Product Safety Commission
and the Americans with Disabilities Act (ADA);
(l)
Picnic shelters, picnic tables, and benches
shall be in accordance with Township of Pine standards;
(m)
Outdoor pools and community shelters, when required,
shall be proposed by the applicant as a complete package, and include
all amenities normally associated with such structures, for recommendation
by the Parks and Recreation Commission;
(n)
Internal pedestrian circulation shall include
hard surface access, a minimum of five feet in width meeting the requirements
of the Americans with Disabilities Act (ADA) to provide handicap accessibility
to the recreation facilities from the street walk or trail.
E.
Alternative compliance. Certain instances may dictate
that the recreation facilities required by this chapter may not be
appropriate for the proposed development. A developer is permitted
to request the Parks and Recreation Commission's recommendation to
the Board of Supervisors for alternative compliance when one or more
of the following conditions are met:
(1)
Topography, soil conditions, existing vegetation,
or other site conditions are such that full compliance is impractical
or impossible, and such proposed alternative would result in improved
environmental quality.
(2)
Existing considerations make the alternative compliance
proposal safer than the required recreation facilities.
(3)
The target market of the proposed development would
be less likely to utilize the required recreation facilities.
(4)
If alternative compliance is determined to be appropriate
for a particular development, the alternative compliance should not
be construed as a precedent for future developments.
F.
Should a developer or property owner propose to pay a fee in lieu of the dedication of active recreation land, as provided in § 78-35 of Chapter 78 of the Township of Pine Code, then the requirements of said section shall be submitted to the Parks and Recreation Commission for their review and recommendation to the Board of Supervisors regarding the adequacy of the submission.
A.
All new roads and drives shall have a sidewalk on
both sides with a minimum width of five feet.
B.
Sidewalks shall be installed at approximately the
same elevation as the adjacent roadway.
C.
All main and secondary entrances to buildings shall
be directly linked from the street walk to the main secondary entrance
with a public sidewalk.
D.
Sidewalks shall be required and shall be constructed
in accordance with Township specifications so as to facilitate pedestrian
access throughout the development, along all streets, to all recreation
amenities and parking lots and upon every lot and to service every
use.
E.
Unless otherwise provided in this chapter, a landscaped
planting strip shall be maintained in the area between the curb of
the street and the sidewalk.
F.
For all parking lots:
(1)
A continuous internal sidewalk shall be provided to
link the parking, sidewalk along the street and the principal entrance
of any building.
(2)
The areas adjacent to the internal sidewalk shall
feature landscaping, benches, and other pedestrian amenities and when
the walkway is within the parking area, it shall be distinguished
by use of special pavers, bricks, or scored concrete to enhance pedestrian
safety and attractiveness.
G.
Accessibility ramp gradient, requirements of railings,
and treatment of pavement surfacing shall comply with applicable requirements
of the Uniform Federal Accessibility Standards of the Americans with
Disabilities Act.
H.
Trails may be considered as an alternate to a sidewalk
if the trail construction and location is as designated on the Trail
Feasibility Study and Trail Design Standards. Unless otherwise provided,
the maintenance and repair of sidewalks and/or trails, including the
landscaping adjacent to such sidewalks and/or trails, is the responsibility
of the property owner on which the sidewalk or trail is located or
fronted.
I.
Unless otherwise provided, the maintenance and repair
of sidewalks and/or trails, including the maintenance of landscaping
adjacent to such sidewalk and/or trail, is the responsibility of the
property owner on which the sidewalk or trail is located or fronted.
A.
ABANDONED SIGN
ADDRESS SIGN
ADVERTISING VEHICLE
AWNING
AWNING SIGN
BACKLIGHTING or SILHOUETTE LIGHTING
BANNER SIGN
CAMPUS SIGN
CANOPY, ATTACHED
CANOPY, DETACHED
CANOPY SIGN
CHANGEABLE COPY SIGN, MANUAL
CHANGEABLE COPY SIGN, REMOTE
EXPOSED TUBE-STYLE LIGHTING
FLAG
FLASHING SIGN
FREESTANDING SIGN
GOVERNMENTAL SIGN
GROUND/MONUMENT SIGN
ILLUMINATED SIGN, EXTERNAL
ILLUMINATED SIGN, INTERNAL
KIOSK SIGN
MARQUEE
MARQUEE SIGN
MENU BOARD SIGN
MOVING/ANIMATED SIGN
MULTITENANT BUILDING
MULTITENANT BUILDING SIGN
NONCONFORMING SIGNS
OFF-PREMISE SIGN
PENNANT/STREAMER
POLE/PYLON SIGN
POLITICAL SIGN
PORTABLE SIGN
PREMISES
PROJECTING SIGN
PROJECTION SIGN
PUBLIC WAY
REAL ESTATE SIGN
ROOF SIGN
SAFETY CONTROL SIGN
SANDWICH BOARD SIGN
SIGN AREA
SIGN BASE
SIGN FACE
SIGN HEIGHT
SIGN or SIGNBOARD
SINGLE TENANT BUILDING
SITE DEVELOPMENT SIGN
TEMPORARY SIGN
THREE-DIMENSIONAL SIGN OR DISPLAY
TIME-AND-TEMPERTURE SIGN
TRAFFIC CONTROL SIGN
WALL SIGN
WINDOW SIGN
Definitions. Words and phrases used in this article and chapter shall have the meanings set forth in this section. Words and phrases not defined in this section, but defined in § 84-10, shall be interpreted with the meaning set forth in that section.
A sign or sign structure on a site, which identifies a business
that is not operating or does not have services offered on the premises
on which the sign is located.
The number or other designation assigned to a housing unit,
business establishment, or other structure for all purposes of location,
mail delivery, and emergency services.
Any vehicle and/or trailer which has affixed to it any sign
or advertising device which is parked on public or private property
and visible from any public right-of-way where the apparent purpose
is to advertise a product or direct people to a business or activity
located on the same or nearby property.
An architectural projection or shelter projecting from and
supported by the exterior wall of a building and composed of a covering
of rigid or nonrigid materials and/or fabric on a supporting framework
that may be either permanent or retractable.
A sign mounted, painted, or attached to or integral to an
awning.
A method of internal illumination whereby the light source
is contained within the sign structure. Illumination is directed towards
the building facade, thereby backlighting or silhouetting the sign
itself.
A sign with or without characters, letters, or illustrations
applied to cloth, paper, fabric, or other nonrigid material.
Any on-premises sign that assists the flow or circulation
of pedestrian or vehicular traffic.
A multisided overhead structure or architectural projection
supported by attachments to a building on one or more sides and either
cantilevered from such building or also supported by columns at additional
points.
A multisided overhead structure supported by columns, but
not enclosed by walls.
A sign mounted, painted, attached to, or integral to a canopy.
A sign that is designed so that characters, letters, or illustrations
can be changed or rearranged manually to change the message on the
sign without altering the face or surface of the sign.
A sign that is designed so that characters, letters, or illustrations
can be changed or rearranged remotely by electronic or other means
to changes the message or sign without altering the face or surface
of the sign.
A luminaire in which the light source consists of or is contained
in an uncovered extruded cylinder or other shape, which may be formed
into geometric patterns, lettering, logos, or emblems. This may include,
but not limited to LED's, exposed glass tube lighting, neon, or rope
lighting.
Any fabric containing distinctive colors, patterns, or symbols,
used as a symbol of the United States of America, the Commonwealth
of Pennsylvania, or the local municipality. A flag is not a sign.
A sign that contains an intermittent or sequential flashing
light source or has a light source which is not stationary, varies
in illumination intensity, or contains elements which give the appearance
of any of the aforementioned.
A self-supporting sign detached from any building and is
supported by poles, posts, braces, or other type of base on the ground.
A sign, which is owned, installed, and maintained by the
Township of Pine, County of Allegheny, the Commonwealth of Pennsylvania,
or other governmental agency.
A freestanding sign, which is completely self-supporting,
has its sign face or base on the ground and has no air space, columns,
or supports visible between the ground and the bottom of the sign.
A sign lighted by or exposed to artificial lighting either
by lights on or in the sign or directed toward the sign.
A sign containing a source of light contained within the
sign structure or sign cabinet.
A sign consisting of three or more sides that list names
of businesses or other directional information located on a property
or in a building.
An integral part of the building consisting of a roof which
is supported by the building and may also be supported by columns
or piers, and which includes porches, porticos and porte-cocheres,
but does not include canopies or awnings.
A wall sign attached to a marquee.
A sign that lists for consumers the various options of products,
goods, or services provided by a business.
[Added 11-16-2009 by Ord. No. 352]
Any sign or part of a sign that changes physical position
by any movement or rotation or that gives the visual impression of
such movement. This may include a flashing or remote changeable copy
sign.
A nonresidential building that provides occupancy for two
or more tenants.
A sign that provides space on a freestanding sign that identifies
all or most of the tenants within that structure.
A lawfully existing sign that complied with the Zoning Ordinance
at the time the sign was erected but does not meet the current zoning
requirements.
A sign advertising a business, person, activity, goods, or
service not located on the premises where the sign is located.
Any lightweight plastic, fabric, or other material, whether
or not containing a message of any kind, suspended from a rope, wire,
or string, usually in a series and designed to move in the wind.
A freestanding sign erected on a pole, poles, pylon, or pylons,
or other supporting structure where the bottom edge of a sign face
is installed above the ground.
Any sign that advertises a candidate or an issue, which is
to be voted on in a local, state, or federal election process.
A sign intended to be moved easily and is not designed to
be permanently affixed into the ground or to a structure.
The contiguous land in the same ownership or control, which is not divided a street. Premises may be considered a lot as defined in section § 84-10 of this chapter.
Any sign that is projecting perpendicularly from the facade
of a building more than 12 inches from the face of the wall.
A sign, which reproduces a remote image, by optical or any
other means, on any surface.
Any corridor designated for vehicular or pedestrian use that
is maintained with public funds.
A temporary sign advertising the real estate upon which the
sign is located as being for rent, lease, or sale.
A sign erected on or attached to a roof or a sign attached
to a building that projects above the highest point on a wall that
supports the roofline.
A public safety sign pursuant to federal, state, or local
public safety regulations.
A sign that provides a menu option or other advertising for
a particular use displayed on an easel-like frame.
The smallest quadrangle encompassing the entire face of a
sign, including the advertising surface and any framing, trim, molding,
background, and the supporting structure situated above the lowest
edge of the sign face.
The support on which a sign face stands.
The area or display surface, including the advertising surface
and any framing, trim, or molding, used for the message on a single
plane.
The vertical distance measured from the lowest finished grade
elevation directly beneath the sign to the highest point of a sign,
including all decorative embellishments.
Any writing, printing, painting, display, emblem, drawing,
graphic, electronic display, computerized display or other device
designed to be viewed by the public, designed and intended for advertising,
and the structure supporting the display.
A nonresidential building that provides occupancy for one
tenant.
A sign indicating that the premises is in the process of
being subdivided and/or developed for the construction of dwellings
or other buildings.
Any sign erected for a limited time for a specific promotion.
A sign or any display designed to attract attention to a
business, having length, width or depth and including, but not limited
to, spheres, balloons, and inflatable objects. A rectangular or square
sign with a thickness of less than 13 inches is not considered a three-dimensional
sign.
A sign which indicates changing time and/or temperature.
A sign regulating traffic.
Any sign painted, attached to, or affixed to a building or
structure, attached flat against the wall surface, in such a way that
only one face of a sign is visible.
Any sign, picture, symbol, or combination thereof, designed
to communicate information about an activity, business, commodity,
event, sale, or service that is temporarily affixed inside a window
or upon the windowpanes or glass and is visible from the exterior
of the window.
B.
Permitted signs. Unless otherwise provided in this
chapter, permitted types of signs, and their regulations shall be
as follows:
(1)
Wall signs. In commercial zoning districts, each business that has
its own public entrance from a parking area, street or sidewalk may
be permitted at least one wall sign, subject to the requirements of
this section and the following:
[Amended 11-16-2009 by Ord. No. 352; 8-5-2013 by Ord. No. 366]
(a)
All wall signs shall be attached to or professionally painted
on the outside wall(s) of the building they occupies and may be comprised
of individual lettering, insignias, logos, or other symbols attached
directly on the building facade. Wall signs shall not be joined or
contained by a sign cabinet containing internal illumination, which
contains a plastic, or similar material translucent sign face; except
that where an existing building has a majority of the existing wall
signs as internally illuminated sign cabinets with a plastic, or similar
material sign face, the face of such signs may be replaced so long
as the new face panel is no less than seventy-five-percent opaque.
(b)
Wall signs for buildings on corner lots. A building on a corner
lot is permitted a wall sign on each wall facing a street, provided
that one of the wall signs shall not exceed 50% of the sign area of
the sign installed on the primary wall frontage, and that no more
than two wall signs are permitted on a building on any corner lot.
(c)
Wall signs for office buildings. Each office building which
has a principal tenant that occupies the majority of the floor area
of the building shall be permitted at least one wall sign in accordance
with this subsection. Such wall sign shall project no more than 12
inches therefrom and shall not exceed a total sign area of 1.25 square
feet in for each linear foot of wall frontage that the sign is to
be installed upon. If the sign consists of one line of letters, the
maximum height shall be 30 inches. If the sign contains multiple lines
of letters or contains graphics or a company logo, no more than two
lines of letters (each no more than 30 inches in height) may be utilized
and the total height of the stacked letters, graphics, or logo shall
not exceed 60 inches. No other wall signs shall be permitted for an
office building, unless the building has been previously approved
as an office building with mercantile use(s).
(d)
Wall signs for office buildings with additional mercantile use(s). Each office building which has a principal tenant that occupies the majority of the floor area of the building shall be permitted signage in accordance with the immediately preceding Subsection B(1)(c); additionally, buildings with a mercantile use, in addition to the office use component, shall be permitted additional signage in accordance with the following provisions of this Subsection B(1)(d). Office buildings with a mercantile tenant(s) having individual store front entrance(s) for public access from the parking lot directly into the tenant space(s) shall be permitted one additional wall sign per such mercantile tenant space(s) with a sign area not to exceed 1.25 square foot for each linear foot of wall frontage dedicated to the tenant(s). The total allowable sign height for such mercantile tenant(s) shall be 30 inches.
(e)
Wall signs for those multitenant buildings which are not classified as an office building or an office building with additional mercantile use(s). Such multitenant buildings shall be permitted at least one wall sign for each tenant space in accordance with this Subsection B(1)(e). Such wall sign(s) shall not exceed 1.25 square feet for each lineal foot of wall frontage for each tenant space. The total allowable height for the tenants of a multitenant building shall be 30 inches in height unless the multitenant building contains an anchor tenant which occupies the majority of the floor area of such building or has 125 feet or more of wall frontage, in which case the anchor tenant's sign, if it contains multiple lines of letters or contains graphics or a company logo, may utilize no more than two lines of letters (each no more than 30 inches in height) and the total height of the stacked letters, graphics, or logo shall not exceed 60 inches. There may be only one anchor tenant designated per multitenant building.
(f)
Wall signs for single-tenant buildings which are not classified
as an office building or an office building with additional mercantile
use(s) or multitenant building. Each such building shall be permitted
one wall sign which shall not exceed 1.25 square foot for each lineal
foot of wall frontage. The total allowable height for the wall sign
shall be a maximum of 30 inches unless such building has 125 feet
or more of wall frontage, in which case such wall sign, if it contains
multiple lines of letters or contains graphics or a company logo,
may utilize no more than two lines of letters (each no more than 30
inches in height) and the total height of the stacked letters, graphics,
or logo shall not exceed 60 inches.
(g)
Wall signs for large single-tenant buildings two stories or greater in height and which have at least one building elevation facing a public street of 250 feet or more in length (when such single-tenant building is not otherwise classified as an office building, or an office building with additional mercantile uses, or a multitenant building), shall be permitted one wall sign with a maximum sign height not to exceed 84 inches, and a maximum total allowable area which shall be calculated by multiplying the linear footage of the wall elevation on which the sign is intended to be installed by 1.50. An additional wall sign may be installed on such a large single-tenant building on a secondary elevation, provided that such sign shall not exceed a maximum height of 36 inches and a maximum total area which shall be calculated by multiplying the linear footage of the wall elevation on which the sign is intended by 1.25. Additional wall signs for buildings described in this subsection may be permitted, if such additional wall sign may be permitted in accordance with Subsections B(1)(b) or B(1)(i).
[Amended 2-2-2015 by Ord.
No. 373]
(h)
Wall signs, including any graphics or logo, shall not exceed
the width of the space the use occupies, or exceed 10% of the wall
surface to which they are attached.
[Amended 2-2-2015 by Ord.
No. 373]
(i)
Upon buildings which are set back from the main road 35 feet
or less (as measured from the road right-of-way) and which have more
than 50% of the parking for the use located on the opposite side of
the building, a wall sign may also be attached to the wall facing
the parking area.
[Amended 2-2-2015 by Ord.
No. 373]
(j)
In order to achieve continuity of sign height and location across
the building facade, wall signs on a multitenant building shall be
of a size, type, and appearance as any other wall sign attached to
the outside of the same building; wall signs for multitenant buildings
shall be located within the same horizontal plane area.
[Amended 2-2-2015 by Ord.
No. 373]
(k)
Wall signs shall be located between the heads of windows and
doors on the ground floor of the structure and the sills of windows
on the second floor, or upon the parapet of a one-story building.
When a wall contains no windows, the heads of windows or doors in
an adjacent wall shall be used to determine the wall sign's required
location. Wall signs utilizing stacked letters, graphics and/or logos
may be otherwise located as approved by the Township Code Official.
[Amended 2-2-2015 by Ord.
No. 373]
(l)
Wall signs/corporate logo. When an entity requires signage to
include a corporate-type logo on a building, the Board of Supervisors
may, in its discretion, authorize the installation of such corporate
logo (which may be in excess of the applicable size requirements of
this section, provided that a formal request for same is submitted
to the Board of Supervisors along with verification that such logo
placement is a requirement imposed as a contingency to the continued
operation of such entity's business). The maximum sign area shall
not exceed 1.25 square feet for each linear foot of wall frontage
of the wall upon which the sign is to be installed.
[Amended 2-2-2015 by Ord.
No. 373]
(m)
Wall sign size increase for certain buildings. For buildings
that front along Perry Highway (United States Route 19) and are set
back 180 feet or more from the road right-of-way, the maximum height
of a primary wall sign shall not exceed 36 inches, unless otherwise
approved by the provisions of this section.
[Added 2-2-2015 by Ord.
No. 373]
(2)
Ground/monument, freestanding, or pole/pylon signs.
(a)
Each building is permitted either a ground/monument,
freestanding, or pole/pylon sign. There shall be only one ground/monument,
freestanding, or pole/pylon sign for each principal structure regardless
of the number of businesses conducted within said building.
(b)
A ground/monument, freestanding, or pole/pylon
sign shall only be located in the front yard of a property but no
closer to a street pavement than 15 feet, or closer than 20 feet to
any intersection provided under all circumstances, that the location
does not create a hazard or interfere with traffic visibility, or
the safe ingress or egress for motorists because of location on the
property or height above the ground and does not interfere with any
right-of-way use.
[1]
Ground/monument signs.
[a]
Shall be set back no less than
15 feet from the edge of the pavement of the road cartway or berm
of the cartway;
[b]
May be increased in height by one
foot for every additional three feet of setback from the road cartway
or berm, to a maximum of 10 feet in height;
[c]
May be increased in size by eight
square feet for every additional three feet of setback from the road
cartway or berm to a maximum of 100 square feet in size;
[d]
The foundation of the sign shall
not protrude from the ground by more than 24 inches at its highest
point above the finished grade;
[e]
All portions of the foundation
extending above ground level shall be completely faced in decorative
stone, brick, or similar veneer;
[f]
Chart for allowable increases:
|
Setback
(feet)
|
Height
(feet)
|
Area
(square feet)
| |
|---|---|---|---|
|
15
|
5
|
60
| |
|
18
|
6
|
68
| |
|
21
|
7
|
76
| |
|
24
|
8
|
84
| |
|
27
|
9
|
92
| |
|
30
|
10
|
100
|
[2]
Freestanding, pole/pylon signs.
[a]
A single support structure is permitted,
provided that the structure is 30% of the width of the sign face;
[b]
Except for a single support structure,
supporting structures shall not exceed 10% of the width of the sign
face;
[c]
The foundation of the sign shall
not protrude from the ground by more than 12 inches at its highest
point above the finished grade;
[d]
All portions of the foundation
extending above ground level shall be completely faced in decorative
stone, brick, or similar veneer;
[e]
No portion of the bottom edge of
the sign face shall be lower than five feet above the ground;
[f]
No freestanding or pole/pylon sign
shall be affixed to its pole or support structure with chains or cables;
[g]
Chart for allowable increases:
|
Setback
(feet)
|
Height
(feet)
|
Area
(square feet)
| |
|---|---|---|---|
|
15
|
10
|
30
| |
|
20
|
14
|
40
| |
|
25
|
18
|
50
| |
|
30
|
22
|
60
|
(3)
Address signs.
(a)
Buildings shall have approved address numbers
placed in a position to be plainly legible and visible from the street
or road fronting the property;
(b)
Address numbers shall contrast with their background;
(c)
Address numbers shall be alphanumeric style
letters, and not Arabic type numerals;
(d)
Address numbers shall be a minimum of six inches
in height and a maximum of 12 inches in height with a minimum stroke
width of 1/2 inch.
(4)
Campus signs.
(a)
Campus signs may be permitted when a master
planned multibuilding development has been approved by the Board of
Supervisors to direct patrons to a particular building;
(b)
When a master planned multibuilding development
has been approved by the Board of Supervisors within the Town Center
Design Overlay (TCDO) District, one master campus sign may be permitted
to identify the master planned multibuilding development. Such master
campus sign shall be subject to the following requirements:
[Amended 11-16-2009 by Ord. No. 352]
[1]
The master campus sign shall be set back a minimum of 30 feet from
the edge of the pavement of the road cartway or berm of the cartway;
[2]
The master campus sign's face shall not exceed 100 square feet;
[3]
The master campus sign shall contain no more than two sign faces,
one per side;
[4]
Corporate logos are permitted as a part of the master campus sign;
[5]
The recognized corporate colors may be utilized;
[6]
The master campus sign may be illuminated as permitted by § 84-121C of this chapter, except that master campus signs may not be internally illuminated;
[7]
The location of a master campus sign must be approved by the Township
prior to any installation;
[8]
A master campus sign is intended to indicate the main entrance to
a master planned multibuilding development;
[9]
When a secondary vehicular entrance is provided to an approved master
planned multibuilding development, a secondary master campus sign
shall be permitted at such secondary vehicular entrance. A secondary
master campus sign shall be subject to all the requirements for a
master campus sign, except the secondary master campus sign shall
be no larger than 25 square feet in size.
(c)
Campus signs within a master planned multibuilding development directing
patrons to a particular building shall be subject to the following:
[Amended 11-16-2009 by Ord. No. 352]
[1]
The sign face of each campus sign shall not exceed six square feet;
[2]
The campus sign shall contain no more than two sign faces, one per
side;
[3]
No corporate logos are permitted on the campus signs;
[4]
The recognized corporate colors may be utilized as a background feature;
[5]
The campus sign shall not be illuminated;
[6]
The campus sign shall not be a substitute for a traffic control sign;
[7]
The locations and quantities of campus signs must be approved by
the Township prior to any installation;
[8]
Campus signs are not intended to indicate the entrance or exit to
individual establishments.
(d)
A master campus sign or a secondary master campus sign shall each
be only of a monument design type, with minimum letter heights of
eight inches.
[Amended 11-16-2009 by Ord. No. 352]
(e)
All master campus signs or secondary master campus signs shall include
landscaped areas adjacent to the sign(s), which shall contain appropriate
vegetation and ground cover so as to enhance the visual appeal of
the development entrance.
[Amended 11-16-2009 by Ord. No. 352[1]]
[1]
Editor's Note: This ordinance also repealed former Subsection
B(4)(f) through (i), which included provisions relating to campus
signs.
(5)
Changeable copy signs, manual.
(a)
Changeable copy areas may be incorporated into
a permitted ground/monument sign, a freestanding pole/pylon sign or
marquee sign so long as the changeable copy area is no greater than
25% of the sign face;
(b)
Manual changeable copy signs shall have a solid
background that is darker than the changeable copy.
(6)
Changeable copy sign, remote.
[Amended 3-16-2020 by Ord. No. 390; 3-15-2021 by Ord. No. 393]
(a)
Remote changeable copy areas may be incorporated into a permitted
ground/monument sign, a freestanding pole/pylon sign or master campus
sign so long as the changeable copy meets one of the following provisions:
(b)
All parts of the sign face, including any message or sign copy,
must remain stationary for a period of no less than one minute.
(c)
Light-emitting lamps, devices, cells, or any means of providing
the remote copy shall not sequentially change, fade, scroll, flash,
dim, flicker or brighten and shall change in unison so as not to produce
the illusion of movement.
(d)
The operation of the remote changeable copy sign shall have a mechanism that automatically adjusts the illumination brightness of the display to account for the ambient lighting, so as not to create significant glare or a measurable footcandle level of 0.5 or greater, as such level is measured at the road and shall be in accordance with § 84-112.
(e)
The intensity of the sign's light source shall not produce glare,
the effect of which constitutes a traffic hazard or is otherwise detrimental
to the public health, safety or welfare.
(7)
Kiosk (sign).
(a)
A kiosk and its related signage shall only per
permitted within the Traditional Village Overlay (TVO) District, or
within the Town Center Core Area (TCCA) of an approved Town Center
Planned Residential Development (TC-PRD);
(b)
The signage contained on a kiosk shall relate
to direction to particular establishments or notices of community
events;
(c)
The structure for any kiosk must contain design
elements of the area, and shall be approved by the Township prior
to erection;
(d)
The maximum footprint for a kiosk shall be four
square feet or less;
(e)
The maximum height of a kiosk shall be no greater
than eight feet;
(f)
The number of kiosks shall be limited to the
number deemed appropriate to convey the desired message;
(g)
No advertising, other than the name of business
establishments of any kind shall be a part of a kiosk sign.
(8)
Marquee sign. A marquee sign shall comply with the
requirements of a wall sign except such wall sign shall be attached
to a marquee that is constructed as a part of a building.
(9)
Outdoor advertising sign (billboard). Outdoor advertising signs shall not be considered a sign regulated by this section. Outdoor advertising signs are regulated by § 84-71 of this chapter.
(10)
Pathfinder signs.
(a)
A pathfinder sign is a municipally owned and
maintained sign directing traffic to, from, or within a region within
the municipality to providing information for a commercial, residential,
or industrial development.
(b)
A pathfinder sign provides the necessary information
to facilitate safe and efficient traffic flow and is typically located
on a site other than the facility or event to which the sign directs.
(c)
Pathfinder signs may be permitted in the Township
for providing direction to tourist attractions, commercial uses with
no visible means of identification along collector roads, public buildings
and hospitals under the following conditions:
[1]
The sign shall contain only the name of the
facility and the information or graphic symbols necessary to provide
direction to the destination in a safe and efficient manner;
[2]
The sign shall not contain a message or symbols
having advertising value;
[3]
The sign shall not be internally illuminated;
[4]
Pathfinder signs shall only be located as approved
by the governing body;
[5]
Pathfinder signs shall only be permitted along
collector roads which include: Route 19, Swinderman Road, Route 910,
Babcock Boulevard, Wallace Road, and other roads as may be designated
by the Board of Supervisors;
[6]
The sign shall be located so as not to constitute
a hazard or interfere with traffic visibility or with safe ingress
and egress from any lot, parking area, drive, or street;
[7]
Pathfinder signs shall be designed in accordance
with the Township of Pine specifications.
(11)
Political signs.
(a)
Political signs shall be no larger than four
square feet per sign.
(b)
Political shall be promptly removed after the
date of the primary or general election for which the signs related.
In no case shall political signs remain posted more than three days
following the election.
(c)
Failure to remove political signs within the
prescribed time period will result in Township personnel removing
said signs and the Township seeking reimbursement for time expended
on the sign removal.
(d)
Political signs shall not be installed so as
to limit site distance or create a safety hazard.
(12)
Projecting sign.
(a)
Projecting signs shall only be permitted within
the Traditional Village Overlay (TVO) District or within the Town
Center Core Area (TCCA) of a Town Center Planned Residential Development
(TC-PRD).
(b)
Projecting signs shall not be internally illuminated.
(c)
The lower edge of a projecting sign shall not
be lower than 10 feet above the finished grade.
(d)
Projecting signs shall not project more than
six feet from the building wall.
(e)
Projecting signs shall not extend higher than
the first floor or 15 feet, whichever is less.
(f)
Projecting signs shall not exceed 10 square
feet in sign area.
(13)
Real estate signs.
[Amended 11-1-2010 by Ord. No. 356]
(a)
All real estate signs shall be set back a minimum of 15 feet from
the edge of the road cartway.
(b)
The maximum sign area for a residential real estate sign shall be
four square feet per side.
(c)
The maximum sign area for a nonresidential real estate sign shall
be 16 square feet per side and may be utilized when an entire vacant
parcel or an entire building is for sale or lease. Only one such nonresidential
real estate sign may be erected along each road frontage abutting
the property which is for sale or lease.
(d)
The maximum sign area for a nonresidential real estate sign announcing
the availability of lease area(s) shall be six square feet per side.
Such nonresidential real estate signs must be attached to the property's
existing freestanding monument, pole or pylon sign, and be of a style
and design consistent with the existing monument, pole or pylon sign.
Nonresidential real estate signs announcing the availability of lease
area(s) shall not be included in the calculation of the maximum size
of monument, pole or pylon sign areas contained elsewhere in this
Code.
(e)
A real estate sign shall only be erected upon the property for sale
or lease; off-site real estate signs are prohibited.
(14)
Safety control signs.
(a)
A safety control sign may be installed by any federal, state, or
local agency designed to protect the public safety according to adopted
public safety regulations.
(15)
Sandwich board sign.
[Amended 11-16-2009 by Ord. No. 352; 11-1-2010 by Ord. No. 356]
(a)
A sandwich board sign announcing the opening of a new business may
be permitted for any newly registered business within the Township.
The period of time to display such sandwich board sign shall not exceed
45 days from the date of the opening of such business to the general
public.
(b)
Sandwich board signs announcing the opening of a new business may
be placed on or adjacent to a sidewalk along the frontage of the business
provided that five feet of sidewalk width remains unobstructed.
(c)
A sandwich board sign which lists the daily menu options for restaurant
uses shall be permitted for restaurants with their own direct entrance
to/from a sidewalk or parking area.
(d)
Sandwich board signs for restaurant uses may be placed on or adjacent
to a sidewalk within 12 feet of the main entrance to the restaurant,
provided that five feet of sidewalk width remains unobstructed and
such sign does not impede or diminish the required fire exit discharge
areas.
(e)
Only one sandwich board sign is permitted per business.
(f)
The maximum size of a sandwich board sign is six square feet.
(g)
All sandwich board signs shall be securely anchored so as not to
create a hazard should the sign become dislocated from its intended
location.
(16)
Site development sign.
(a)
A single site development sign not exceeding
48 square feet announcing the erection of a building, the architect,
and/or contractor(s) may be erected after final municipal approval,
and may be maintained during the construction period.
(b)
Following completion of construction the sign
shall be immediately removed.
(17)
Temporary signs.
(a)
The maximum area of a temporary sign shall not
exceed 32 square feet.
(b)
Only one temporary sign is permitted per property.
(c)
Temporary sign permits shall be valid for a
maximum of 30 days, after which the temporary sign must be removed.
(d)
Only one temporary sign shall be permitted per
calendar year.
(e)
Temporary signs shall be a minimum of 15 feet
from the edge of the cartway or paved berm.
(f)
Temporary signs shall not be attached to a utility
pole, trees, any traffic control sign.
(g)
Temporary signs shall not be illuminated.
(h)
Temporary signs shall be adequately secured
to the ground or building.
(i)
Signs otherwise prohibited by the Township Code
are not eligible for permitting as a temporary sign.
(j)
Applicants for temporary signs shall submit the required sign permit
fee with the appropriate application and required submission information.
[Added 11-16-2009 by Ord. No. 352; amended 3-16-2020 by Ord. No. 390]
(19)
Traffic control signs. A traffic control sign
may be installed by any federal, state, or local agency designed to
protect the public safety according to adopted public safety regulations.
(20)
Window signs.
(a)
A window sign shall be permitted to be installed
on the inside of the window only.
(b)
Window signs shall not cover more than 50% of
the glazing of any window.
(c)
The copy of a window sign shall be designed
to communicate information about an activity, business, community
event, or a sale or service offered.
(d)
Window signs shall not be permanently affixed
to a window or windowpanes.
(21)
Prohibited signs. The following signs are prohibited
within the Township of Pine:
(a)
Advertising vehicle;
(b)
Awning sign;
(c)
Banners;
(d)
Canopy sign;
(e)
Flashing sign;
(f)
Moving/animated sign;
(g)
Off-premises sign;
(h)
Pennant/streamer;
(i)
Portable sign;
(j)
Projection sign;
(k)
Roof sign;
(l)
Three-dimensional sign or display;
(m)
Any other sign not specifically permitted by
this section.
(22)
Menu board signs.
[Added 11-16-2009 by Ord. No. 352]
(a)
A menu board sign may be permitted for a particular use when a component
of the use involves a vehicular drive-up or drive-through service,
and such use dictates a need for the menu of services provided by
the business.
(b)
Proposed menu board signage shall be included as a part of the land
development application and its review and approval process.
(c)
When menu board signage contains speakers to convey dialogue or instruction,
the volume specifications for such speakers shall be in accordance
with the noise limitations contained within this chapter and so as
not to create a noise disturbance to any adjacent use.
(d)
Freestanding menu board signs shall be subject to the following:
(e)
Wall-mounted menu board signage shall be subject to the following:
C.
Illumination.
[Amended 11-16-2009 by Ord. No. 352; 3-15-2021 by Ord. No. 393]
(1)
In addition to the requirements of § 84-121, all signs may be illuminated by a light source so placed so as not to cause confusion or hazard to traffic or conflict with traffic control signs or lights. Lighting shall be so arranged so that the source of the light is not visible from any point off the lot and so that only the sign is directly illuminated.
(2)
The illumination from any sign shall not cause any reflection or
glare upon a public street, highway, sidewalk, or adjacent property.
(3)
Sources of all illumination shall be hidden or shielded from view.
(4)
If a sign is internally illuminated at least 75% of the sign face
must be opaque.
(5)
Signs consisting of individual letters that are internally illuminated
must be illuminated through backlighting or silhouette lighting, or
the face of the individual letters must be 75% opaque.
(6)
Wall signs on buildings that are set back more than 100 feet from
the road right-of-way may be internally illuminated and exempted from
the backlighting requirement, provided that the source of the illumination
is not visible. The face of the sign shall be of sufficient opacity
to shield the light source.
(7)
No sign shall utilize flashing or moving lights, or stationary lights
that create the illusion of movement.
(8)
Exposed tube-style lighting shall not blink, flash, move, or give
the visual impression of movement.
(9)
Exposed tube-style lighting shall not be used to outline or highlight
a building or any portion of a building or structure unless approved
as an architectural element of the building design and as such is
not considered a sign.
(10)
Awnings or translucent canopies shall not be illuminated from
the underside of the awning or canopy by the direction of the light
toward the underside of the awning or canopy. Individual awnings which
have been installed over windows may be illuminated from the exterior
by gooseneck (or other architectural effect) lighting directed over
the exterior of the awning (if such illumination is provided as an
architectural component of the building).
(11)
Any LED sign shall have installed an ambient light monitor,
which shall continuously monitor and automatically adjust the brightness
of the sign to appropriate levels for the existing ambient light conditions.
(12)
Between sunrise and sunset, luminance shall be no greater than
5,000 nits. At all other times, luminance shall be no greater than
250 nits.
D.
Additional standards.
(1)
All signs shall comply with the applicable provisions
of the local building code and the National Electric Code.
(2)
There shall be no more than one freestanding, pole/pylon
sign or one ground/monument permitted for any one building on any
one site.
(3)
There shall be no more that one wall sign, one projecting
sign, or one marquee sign permitted for any one building.
(4)
No sign shall be attached to a tree, utility pole,
or otherwise affixed to anything other than an approved sign support
structure.
E.
Permits.
(1)
No permanent or temporary sign shall be erected until
the owner, occupier, or the applicant has made an application for
the same, paid the fees, in accordance with the current fee schedule,
and received a permit for the erection of the sign.
(2)
A separate permit shall be required for the erection
of any sign regulated by this chapter, except that no permit shall
be required for the sale or lease of property provided that the sign
is four square feet or less.
(3)
The erector of political placards or signs or an authorized
agent of the political party or candidate shall apply and obtain a
permit from the Township. The permittee shall be responsible to remove
all signs within three days following the election for which the signs
were erected.
(4)
Applications for a sign permit shall include:
(a)
A scaled drawing showing the design proposed,
showing the size, character, and color(s) of the proposed sign. The
drawing shall be sealed by a professional registered in the State
of Pennsylvania;
(b)
A scaled drawing showing the parcel of land
for any proposed freestanding, pole/pylon sign or ground/monument
sign and the exact location, including dimensions, of the proposed
location for the sign. The drawing shall be sealed by a professional
registered in the State of Pennsylvania;
(c)
An illumination plan showing the proposed method
of illumination of the sign;
(d)
A digital photograph depicting the existing
surroundings and the proposed sign depicted in the photograph.
F.
Maintenance of signs.
(1)
Signs shall be maintained in a safe and secure condition,
in compliance will all applicable building and electrical codes, and
in conformance with this code.
(2)
Any lawfully existing nonconforming sign cannot be
enlarged, reworded, redesigned, or altered in any way, except to bring
the sign into conformance with the requirements of this article.
(3)
Any sign replacing a nonconforming sign shall conform
to the requirements of this section.
A.
All lands, regardless of their slope, from which structures or natural cover has been removed or otherwise destroyed shall be appropriately finished and seeded and revegetated in accordance with the provisions of Chapter 78, § 78-43 of the Township of Pine Code, within a reasonable time of such clearing activity.
B.
In the case where natural cover has been removed incidental
to imminent development, the finishing and seeding shall not be required
until grading and construction are completed.
C.
In all cases where replacement of cover cannot be
accomplished immediately upon completion of clearance activities,
erosion and sedimentation control measures required by the Township
Grading Chapter[1] during clearance and construction shall be maintained
on the site until the replacement of cover can be accomplished.
A.
A solar energy structure may be installed on an existing
roof, provided such structure shall not encroach into any required
yard.
B.
The solar energy structure shall be located a minimum
of 20 feet from any property line.
C.
Such a structure may be mounted on the roof provided
it has a maximum height of four feet above the roof line as measured
from the highest point of the roof for flat roofs, the deck line of
mansard roofs, or the mean height between eaves and ridge for gable,
hip and gambrel roofs.
D.
No solar energy structure may be installed before
securing a building or construction permit.
Any portion of any lot or tract that has a natural
slope or finished slope after grading in excess of 25% shall be considered
a steep slope area and shall be subject to the following regulations.
A.
Slopes in excess of 40%.
[Amended 3-15-2021 by Ord. No. 393]
(1)
Slopes in excess of 40% shall not be disturbed by grading, construction,
or removal of vegetation, other than the removal of dead or diseased
trees or other vegetation. Slope steepness is calculated over at six-foot
elevation intervals to prepare the slope area map. The calculation
may exclude slopes that are confirmed by a geotechnical engineer to
be man-made cut or fill slopes via test borings and a geotechnical
investigation report. Disturbance for utility lines may be permitted
if no reasonable alternative exists. These areas should be clearly
identified as being excluded from the calculation. Any application
which proposes cutting or filling of man-made slopes which are in
excess of 40% slope shall be accompanied by a geotechnical report
and a certification by a registered soils engineer regarding the feasibility
of the proposed grading, the stability of the finished slopes, measures
to mitigate landslides, soil erosion, sedimentation, and stormwater
runoff and potential impacts on adjacent properties. The consultant
selected to prepare the geotechnical report shall have credentials
acceptable to the Township, and the cost of preparation of the report
shall be borne by the applicant.
(2)
All applications shall be accompanied by a certification from a registered
civil engineer that slopes in excess of 40% shall not be disturbed
in accordance with this subsection unless the disturbance is otherwise
permitted by this section.
B.
Slopes of 25% to 40%.
(1)
Slopes in excess of 25% but less than 40% may be altered, provided that the alteration is no greater than 60% of the slope area and is performed in compliance with the specifications of Chapter 48, Excavations and Grading, of the Code of the Township of Pine.
(2)
Any application which proposes cutting or filling
of natural slopes which are in excess of 25% slope shall be accompanied
by a geotechnical report and a certification by a registered soils
engineer regarding the feasibility of the proposed grading, the stability
of the finished slopes, measures to mitigate landslides, soil erosion,
sedimentation and stormwater runoff and potential impacts on adjacent
properties. The consultant selected to prepare the geotechnical report
shall have credentials acceptable to the Township, and the cost of
preparation of the report shall be borne by the applicant.
(3)
The portion of a lot or tract which has a finished
slope in excess of 25% shall be used only for any of the following
permitted uses:
(a)
Parks or other public or private outdoor recreational
uses, if authorized in the zoning district.
(b)
Permanent open space and/or required buffer
yards.
(c)
Agriculture, tree farming, or forestry, if authorized
in the zoning district.
(d)
Any use authorized as a permitted use or conditional use in the zoning district in which the property is located, provided that the required minimum lot area shall comply with the requirements of Article III and that the existing slope in the area where the structure is proposed is less than 25% and that any alteration of the existing slope for construction of any building complies with Subsection § 84-124B above.
C.
Any request for a variance to the steep slope requirements of this chapter or any proposed construction or grading on land which has a slope in excess of 25% authorized by § 84-124B above shall be accompanied by a statement from a registered civil engineer certifying the feasibility of the proposed construction or grading and the precautions recommended to protect foundations, preserve watersheds and protect soil stability. A certification of the structural integrity of the foundation shall be provided by the same registered civil engineer upon completion of the foundation.
D.
The slope of driveways serving single-family or attached
single-family dwellings shall not exceed 15%.
E.
Where evidence exists of undermining or other geologic hazards on the site, the applicant shall submit support information that shall discuss the relationship between the geologic hazards on the site and the stability of the natural slopes and the finished slopes resulting from any proposed alteration performed in compliance with Chapter 48, Excavations and Grading.
[Amended 9-15-2008 by Ord. No. 345; 2-2-2015 by Ord. No. 373; 12-3-2018 by Ord. No. 387; 3-15-2021 by Ord. No. 393]
Stormwater management facilities shall be provided for subdivisions, land developments, planned residential developments, and all activities that increase the amount of impervious area and shall be designed to ensure that the maximum rate of stormwater runoff from the site shall be no greater after development than the rate of runoff from the site prior to development; and be subject to release rates within the Pine' Creek or applicable watershed; and shall be subject to the provisions of Chapter 71A of the Township of Pine Code.[1]
[1]
Editor's Note: Former § 84-125.1, MS4 Prohibited
discharge, added 2-2-2015 by Ord.
No. 373, which immediately followed, was repealed 12-3-2018 by Ord. No. 387.
A.
Except for driveways and walks, no portion of the
front yard shall be paved with asphalt or concrete.
B.
Decorative stone surfaces shall be used only when
an integral part of a landscape plan.
C.
To the maximum extent practical, the front yard, side
yard, and the unpaved area between the sidewalk and the street paving
shall be covered with turf or vegetative ground cover.
D.
To the maximum extent practical, the rear yard shall
be fine graded to ensure proper grades and drainage.
All developments shall be subject to the following
specifications:
A.
No removal of trees, shrubbery, foliage, grass, or
other natural growth shall be permitted except in conformance with
the provisions of this chapter, except that the activity of "grubbing"
(defined as the cleaning of underbrush from a well-treed area) shall
be permitted.
B.
Grubbing activity is permitted where the purpose is
to improve the appearance of the land or property.
C.
Violation of this section shall be subject to the penalties of § 84-151 of this chapter for each day in excess of 30 that the cleared property is not subject to significant development activities, as defined above.
D.
This language is not intended to prohibit the cutting
of diseased, dead or dying plants or trees; the development of flower
or vegetable gardens; or the removal of single trees or clumps of
vegetation for aesthetic, safety or other concerns. It does prohibit
the mass or large-scale defoliation of property preparatory to development
until shortly before the proposed development actually takes place.
