A.
Lot of record. A lot which is of public record as
identified by the Bucks County Board of Assessment as a separate tax
parcel and which is in singular and separate ownership at the time
of the enactment of this chapter may be used for a permitted use in
the district in which it is located; provided, however, that the minimum
and maximum regulations of the district are met. The lot or yard requirements
for any new building or use shall not include any part of a lot that
is required by any other building or use to comply with the requirements
of this chapter.
[Amended 4-9-1996 by Ord. No. 250]
C.
Reduction of lot areas. No lot or required open space
shall be so reduced that the area of the lot or the dimensions of
the required open space shall be less than herein prescribed.
D.
Front yard requirements.
(1)
Where a minimum depth of front yard is specified,
an open space of at least the specified depth shall be provided between
the street line or lines and the nearest point of any building or
structure. Street lines are considered to be established by the future
rights-of-way when so designated to avoid interference with anticipated
future road widenings and improvements.
(3)
Except with respect to properties located within the VC Village Center District, for those properties fronting on thoroughfares classified by the street hierarchy in Chapter 153, Subdivision and Land Development, as arterial or collector highways, the minimum front yards shall be at least 65 feet unless a larger setback is required by the district regulations.
[Amended 4-15-2003 by Ord. No. 309]
E.
Corner lots and through lots. A lot with frontage
on two or more streets (corner lots and through lots) shall have a
building setback from each street not less than the required front
yard. In case of a corner lot, a rear yard is required, but such yard
may be any yard not facing a public street. In cases of through lots,
one yard shall be designated on the plans as the rear yard and one
yard as a front yard for purposes of locating accessory buildings.
A single lot shall not be required to have more than two front yards.
[Amended 12-16-1997 by Ord. No. 268]
F.
Minimum setbacks for accessory uses other than signs
and parking.
(1)
Accessory structures or uses shall not be permitted within required front yards, except as specified in Subsection F(2) below. A completely detached accessory building of 144 square feet or less in floor area may occupy a required rear or side yard, but it shall not be located closer than seven feet to any rear or side property line. Swimming pools and other accessory construction surrounding swimming pools shall be no closer than 15 feet to any rear or side property line. Structures with a floor area of more than 144 square feet shall meet the building setback requirements for principal structures. All accessory structures shall be located behind the principal building setback line closest to the street on which the principal building fronts and shall be set back from the street line to a distance no less than the actual setback of the principal building from the street line. All residential accessory structures shall meet the requirements of § 175-16H(3).
[Amended 9-1-1992 by Ord. No. 219; 1-15-2019 by Ord. No. 394]
(2)
On residential lots of 10 acres or greater where the
principal use is a single-family detached dwelling, an accessory structure
may be located on any side of the dwelling, provided that the accessory
structure is set back from all property lines the distance required
by the front, side and rear yard requirements for the district and
use.
G.
Flag or lane lots (lots which do not have frontage
directly on a public road but which have access by means of a strip
of land or lane connecting the lot to the road) shall not be permitted,
except under the following conditions:
[Amended 11-22-1994 by Ord. No. 242]
(1)
Lane lots will be permitted for single-family detached
units only.
(2)
The minimum lot size shall be 80,000 square feet with
at least 100 feet, 50 feet and 100 feet front, side and rear yards,
respectively, regardless of the minimum lot requirements which may
apply to the district in which the lot is located, unless the requirements
require a larger lot, then the larger lot size requirement shall apply.
[Amended 4-14-2004 by Ord. No. 317]
(3)
The minimum lot area is exclusive of the area of the
lane or pole.
(4)
Only one tier of lane lots per tract will be permitted.
A "tier" shall be defined as a single row of lots behind lots which
have the required frontage at the street line.
(5)
The minimum lot size shall be 80,000 square feet with
at least 100 feet front, side and rear yards, respectively, regardless
of the minimum lot requirements which may apply to the district in
which the lot is located, unless the requirements require a larger
lot, then the larger lot size requirement shall apply.
[Amended 4-14-2004 by Ord. No. 317]
(6)
Each lane lot shall have its own lane which shall
be owned by the lot owner in fee.
(7)
The area cannot practically be subdivided using a
public street rather than lanes for access.
(8)
The width of the lane portion of the lot may not be
less than 50 feet.
(9)
Lane lots shall not be permitted as part of a major
subdivision.
(10)
The front yard setback for a lane lot shall
be a distance equal to the front yard requirements for the district
in which the lot is located and shall be measured from the point where
the lot first obtains the minimum required lot width.
 |
H.
Setbacks from resource-protected lands. On lots that include lands with floodplains, wetlands, waters of the commonwealth, lakes, ponds, streams and watercourses, or lands found within the Riparian Corridor Conservation District, as defined and referenced in § 175-27 of this chapter, the minimum building setback shall be measured from the limit of these areas rather than from the lot lines so that all required minimum yards are free from lands with natural resources; provided, however, that the maximum setback from lands with natural resources shall be as follows: front yard, 50 feet; side yard, 25 feet; rear yard, 50 feet; but said lots shall otherwise comply with all other requirements associated with setbacks.
[Added 2-20-1996 by Ord. No. 249; amended 8-7-2001 by Ord. No.
302]
[Amended 4-14-2004 by Ord. No. 317]
On a corner lot or at a point of entry on a public road, nothing shall be erected, placed or allowed to grow in a manner which obscures vision. The requirements for a clear sight triangle at street intersections and for a minimum sight distance for driveway access to streets shall be as specified in the Subdivision and Land Development Ordinance identified as Chapter 153 of this Code.
In all R-la and R-1 Residential Districts, there shall be no more than one principal use or building per lot, except as allowed for specific uses. Group development is permitted in other districts as provided herein and provided that the guidelines of § 175-29 of this chapter are met.
Outdoor illumination in all districts shall be diffused or shielded in such a manner as not to create any hazardous situations for passing vehicular traffic or a nuisance to persons residing in the area. Lighting plans shall provide for nonglare lights focused downward. The regulations of Chapter 153, Subdivision and Land Development, shall be followed. In the event that an application for a commercial, industrial or multifamily residential development is not subject to the regulations of Chapter 153, Subdivision and Land Development, the application shall include a lighting study and a lighting plan with sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow.
[Amended 12-16-1997 by Ord. No. 268; 8-17-1999 by Ord. No.
278; 4-14-2004 by Ord. No. 317]
In all districts, except the VC Village Center
District, along each side and rear property line of a nonresidential
use or a residential use other than single-family detached dwellings
which directly abut a residential district or a residential use in
the Township or an adjoining municipality, a buffer strip shall be
provided. In addition, new residential developments which abut existing
nonresidential uses or districts shall provide buffers in accordance
with the following regulations. Buffer requirements shall also apply
to any use for which a buffer is specifically required by the terms
of this chapter.
A.
All buffer yards shall include a dense screen planting
of trees, shrubs or other plant barrier to visibility, airborne particles,
glare and noise. Such screen planting shall be in accordance with
the following requirements:
(1)
Plant materials used in screen planting shall be at least six feet in height when planted and be of such species as will produce, within two years, a complete year-round evergreen visual screen of at least eight feet in height. The plant material shall include a mix of canopy trees (such as maple, birch, beech, ash, oak, sweet gum, locust, zelkova), flowering trees (such as dogwood, flowering cherry, magnolia, hawthorne, flowering crab), evergreens (such as holly, spruce, pine, fir, hemlock) and shrubs and hedge (such as forsythia, lilac, juniper, yew, and viburnum). Chapter 153, Subdivision and Land Development, provides a complete list of suitable plant materials.
[Amended 9-21-2010 by Ord. No. 355]
(2)
The screen planting shall be maintained permanently,
and any plant material which does not live shall be replaced within
six months. A performance bond shall be posted with the Township in
an amount equal to the estimated cost of trees and plantings, to be
released only after the passage of the third growing season following
planting. A plan for the perpetual care of the buffer area shall be
provided to the Township. This plan shall include provisions and procedures
to remove and eradicate any noxious weeds or invasive species within
the required buffer yards.
[Amended 9-21-2010 by Ord. No. 355]
(3)
The screen planting shall be spaced so that at maturity
it will not be closer than three feet from any right-of-way or property
line.
(4)
The screen planting shall be broken only at points
of vehicular or pedestrian access.
B.
No structure, parking area, driveway or road or storage
of materials shall be permitted in the buffer yard, except for necessary
driveway access crossing a buffer.
D.
Screening of dumpsters. All dumpsters shall be screened
by use of plants or fences so that they are not visible from the street
or from neighboring properties.
E.
Where this chapter allows for the reduction of a side
or rear yard in exchange for additional buffering, the following special
buffer requirements shall be met. The intent of the special buffer
is to provide a substantial visual and physical separation between
two properties of differing land uses. The additional planting is
required only where the setback has been reduced to less than 100
feet. The requirements are as follows:
(1)
The planted area shall be at least 30 feet in width.
(2)
Required buffer plantings shall be placed on a berm
of four to six feet in height; except, however, where the topographic
conditions or existing vegetation make it impractical or undesirable
to accommodate a berm, the Board of Supervisors may modify this requirement
so long as the intent of this section has been met.
(3)
Plant materials must include each of the following
types of plants: shade trees, flowering trees, evergreens, shrubs
or hedges and ground-covering plants.
(4)
The following quantities of plant materials shall
be required:
|
Buffer Planting Requirements
| |||
|---|---|---|---|
|
Plant types
|
Size
|
Plant Quantities Required
| |
|
Evergreens
|
6 to 7 feet in height
|
1 evergreen per 20 feet of buffer
| |
|
Shade trees
|
3 to 3 1/2 inches caliper
|
1 shade tree per every 3 evergreens, or approximately
1 per 60 feet of buffer length
| |
|
Ornamental flowering trees
|
8 to 10 feet in height; 2 1/2 inches caliper
|
1 flowering tree per every 3 evergreens, or
approximately 1 per 60 feet of buffer length
| |
|
Shrubs
|
Minimum 4 feet in height
|
5 shrubs for every 1 evergreen tree, or approximately
1 per 4 feet of buffer length
| |
|
Ground-covering plants
|
18 inches maximum height at maturity
|
10 plants for every 1 shrub
| |
(5)
A post-and-rail fence shall be placed along that portion
of the common border between the residential and nonresidential property
where the one-hundred-foot required setback has been reduced. The
fence shall be located on the nonresidential side of the berm or,
if there is no berm, on the nonresidential side of the thirty-foot
planted area. The exact location and length of the fence may be modified
by the Board of Supervisors so long as the intent of this section
has been met.
(6)
Facilities that may be located within the sixty-five-foot
buffer are limited to the following, provided that no part of these
facilities is located within the thirty-foot planted area:
(7)
Existing plant material may be used to meet the buffer requirements of this chapter, provided that the existing plant material meets or exceeds the planting requirements noted as buffer planting requirements listed in Subsection E(4), or that the existing plant material is sufficient to provide the same buffering effect, either as it exists or is supplemented with additional plant material, as the planting requirements.
A.
All off street parking, loading and access facilities
and service areas used by motor vehicles shall comply with the following
provisions in all districts. All required parking spaces shall be
provided off street.
B.
Structures and uses in existence at the date of adoption
of this chapter shall not be subject to the requirements of this article
so long as the kind or extent of use is not changed, provided that
any parking facility now serving such structures or uses shall not
in the future be reduced below such requirements.
C.
Whenever there is an alteration of a use which increases
the parking requirements, the total additional parking required for
the alteration, changes or extension shall be provided in accordance
with this chapter.
D.
Nonresidential parking requirements. If the calculations
result in a fraction of a space, one full space shall be provided.
|
Use
|
Number of Off-Street Parking Spaces Required
| |
|---|---|---|
|
A-2 Riding academy
|
1 for each 4 animals in capacity
| |
|
A-3 Kennel
|
1 for each 4 animals in capacity
| |
|
B-12 Guesthouse/bed-and-breakfast
|
1 for each room, plus 1 for each employee
| |
|
C-1 Place of worship
|
1 for every 2 fixed seats or, where capacity
is not determined by the number of seats, 1 space for each 25 square
feet of floor area devoted to patron use
| |
|
C-2 School
|
1 for each faculty member and employee, plus
1 additional space per 2 classrooms for elementary and junior high
school facilities; for senior high school facilities, there shall
be 1 for each faculty member and employee, plus 1 per 10 students
of projected building capacity
| |
|
C-3 Commercial school
|
1 for each faculty member and employee, plus
1 per 3 students
| |
|
C-4 Library or museum
|
1 per 250 square feet of gross floor area
| |
|
C-5 Recreational facility
|
1 per each 50 square feet of gross floor area
used or intended to be used for service to customers, patrons, clients,
guests or members
| |
|
C-6 Athletic facility
[Amended 3-21-1995 by Ord. No. 245] |
1 per each 50 square feet of gross floor area
used or intended to be used for service to customers, patrons, clients,
guests or members; for health and fitness clubs only, 1 off street
parking space for every 170 square feet of gross floor area, which
calculation shall not include utility rooms, mechanical rooms, storage
facilities or hallways
| |
|
C-7 Golf course
|
50 spaces for an 18-hole golf course shall be
provided; an additional parking requirement for clubhouse, restaurant
and other recreational uses shall be 50% of the requirements of use
C-6, C-8 and E-5
| |
|
C-8 Private organization or community center
[Amended 10-17-2000 by Ord. No. 294] |
1 for each 200 square feet of gross floor area
| |
|
C-9 (Reserved)[1]
| ||
|
C-10 Day-care service
|
1 per employee or volunteer, plus 1 per 6 children
receiving day care
| |
|
C-11 Nursing home
|
1 per every 3 patient beds
| |
|
C-12 Hospital
|
1 for every 2 patient beds
| |
|
C- 13 Drug and alcohol rehabilitation center
|
1 for each employee, plus 1 for each 3 patients
| |
|
C-14 Cemetery
|
Parking shall be required to serve any custodial
residence on the property
| |
|
C-15 Municipal building
|
1 for each 2 seats in public meeting rooms,
plus 1 per employee
| |
|
C-16 Detention facility
|
Parking shall be provided in accordance with
the requirements of the sponsoring agency
| |
|
C-17 Personal care home for senior adults
[Added 5-1-1990 by Ord. No. 197] |
1 for every 2.5 beds of total capacity in the
facility, which said parking requirements include employee parking
| |
|
D-1 Office
|
1 for each 200 square feet of gross floor area
| |
|
D-2 Medical office
|
1 for each 150 square feet of gross floor area
| |
|
E-1 Retail shop
|
1 for each 200 square feet of gross floor area
| |
|
E-2 Large retail store
|
1 for each 200 square feet of gross floor area
| |
|
E-3 Service business
|
1 for each 100 square feet of gross floor area
| |
|
E-4 Financial institution
|
1 for each 200 square feet of gross floor area
| |
|
E-5 Eating place
|
1 for each 2 seats in capacity
| |
|
E-6 Eating place, drive-through
|
1 for each 1.5 seats in capacity
| |
|
E-7 Repair shop
|
1 for each 300 square feet of gross floor area
| |
|
E-8 Motel, hotel or inn
|
1.2 per room
| |
|
E-9 Entertainment
[Amended 3-15-1994 by Ord. No. 235] |
1 for each 4 seats provided for patron use or
at least 1 for each 50 square feet of gross floor area used or intended
to be used for services to customers, patrons, clients, guests or
members, whichever requires the greater number of off-street parking
spaces. If the entertainment use is contained within a shopping center,
the parking requirements for the entertainment use as set forth in
this subsection shall be met separately and shall not be calculated
on the basis of the shopping center use parking requirements as previously
set forth in this section.
| |
|
E-10 Service station
|
2 for each service bay, plus 1 for each full-time
employee
| |
|
E-11 Automotive sales
[Amended 2-16-2021 by Ord. No. 401] |
1 for each 200 square feet of gross floor area
in the indoor display area, plus 1 for each 1,500 square feet of outdoor
display area
| |
|
E-12 Automotive body repair and paint shop
|
1 for each 100 square feet of gross floor area
| |
|
E-13 Car wash
|
1 for each full-time employee
| |
|
E-14 Shopping center
| ||
|
Less than 400,000 square feet of gross floor
area
|
1 for each 250 square feet of gross floor area
| |
|
More than 400,000 square feet of gross floor
area
|
1 for each 200 square feet of gross floor area
| |
|
E-15 Funeral home
|
1 for each 4 seats provided for patron use
| |
|
E-16 Veterinary office or clinic
|
1 for each 200 square feet of gross floor area
| |
|
E-17 Flea markets
|
5.5 for each 1,000 square feet devoted to sales
| |
|
E-18 Banquet facility
|
1 for each 2 seats in capacity
| |
|
E-19 Adult-oriented use
[Added 5-5-2009 by Ord. No. 347] |
2 off-street parking spaces for each 4 seats
provided for patron use, or at least 1 off-street parking space for
each 50 square feet of gross floor area used or intended to be used
for services to customers, patrons, clients, guests or members, whichever
requires the greater number of off-street parking spaces, plus 1 additional
space for each full-time employee
| |
|
E-21 Motor vehicle fueling center and retail shop
[Added 2-16-2021 by Ord. No. 401] |
1 for each 250 square feet of gross floor area
| |
|
F-1 Utility operating facility
|
5.5 for each 1,000 square feet devoted to sales
| |
|
F-2 Emergency services
|
3 for each emergency vehicle
| |
|
F-3 Terminal
|
Parking requirements shall be determined by
the Commission and Board of Supervisors
| |
|
G-1 Manufacturing
|
1 for each 500 square feet of gross floor area,
plus 1 space for each company vehicle
| |
|
G-2 Research
|
1 for each 500 square feet of gross floor area
| |
|
G-3 Mini warehouse/mini storage
|
1 for every 20 rental units
| |
|
G-5 Contract services
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-6 Trades
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-7 Fuel storage and distribution
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-8 Building materials
|
1 for each employee on the largest sale shift,
plus 1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-9 Equipment storage
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-10 Truck terminal
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-11 Food processing
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-12 Recycling facility
|
1 for each employee on the largest shift
| |
|
G-13 Quarry
|
1 for each employee on the largest shift
| |
|
G-14 Laundry, dry-cleaning or dyeing plant
|
1 for each employee on the largest shift, plus
1 for every 250 square feet of gross floor area used for servicing
customers
| |
|
G-15 Warehouse
|
1 per 10,000 square feet of gross floor area
| |
|
G-16 Junkyard
|
1 for each employee on the largest shift
| |
|
H-1 Home-based business
[Amended 11-18-2008 by Ord. No. 345] |
1 for each employee not residing within the
dwelling and no more than 2 for guests or patrons in addition to those
required for the single-family residence
| |
|
H-8 Dwelling in combination with a business
|
The parking requirements for both the residential
use and the business use shall be met
|
[1]
Editor's Note: The former designation C-9,
regarding community centers, as amended, was repealed 10-17-2000 by
Ord. No. 294. See now the designation C-8.
E.
Residential parking requirements. In all residential
districts, a minimum of two off-street parking spaces shall be provided
for each dwelling unit. Parking spaces within garages shall not be
used to meet the off-street parking requirement.
F.
Accessible parking spaces for disabled persons: one
handicapped-accessible space in any parking area having between five
and 25 spaces; two handicapped-accessible spaces in any parking area
having between 26 and 50 spaces. For parking lots in excess of 50
spaces, the number of spaces for disabled persons shall be in accordance
with the federal requirements as set forth in the Americans with Disabilities
Act.
[Amended 12-16-1997 by Ord. No. 268]
G.
Parking for mixed use developments.
(1)
The parking requirements for each individual use within
a mixed use development, such as a shopping center, shall be met.[2]
[2]
Editor's Note: Former Subsection G(2), which
provided regulations on the use of a common parking lot for two or
more uses, and which immediately followed this subsection, was repealed
12-16-1997 by Ord. No. 266.
H.
Reservation of nonresidential parking areas. In order
to prevent the establishment of more parking spaces than are immediately
needed, the Board of Supervisors may allow for a portion of the required
parking area to be built at a later date, provided that the following
conditions are met:
(1)
The parking lot design must designate sufficient space
to meet the total parking requirement. The plan shall illustrate the
layout for the total number of spaces.
(2)
Seventy-five percent of the required spaces shall
be built with the completion of the project. An area adequate to accommodate
the remaining 25% may be reserved as open space until needed. The
reserved area shall not include any required buffers, setbacks or
yard areas in which parking would not be permitted under this chapter.
(3)
A landscape plan for the reserved area shall be provided.
(4)
The applicant shall establish a performance bond and
an agreement shall be executed with the Township to construct the
additional spaces if needed. This agreement shall apply to any future
owners of the property.
(5)
The reserved parking area cannot be used to meet the
parking requirements for future expansions of the facility.
A.
Size of parking spaces.
[Amended 4-9-1996 by Ord. No. 250; 12-16-1997 by Ord. No.
268]
(1)
Every parking space, outdoor or in a garage, shall be at least 10
by 20 feet, except for spaces reserved for the handicapped, which
shall be designed in accordance with standards and guidelines established
by the United States Department of Justice 2010 ADA Standards for
Accessible Design, as amended, restated, supplemented, or otherwise
modified from time to time.
[Amended 1-15-2019 by Ord. No. 394]
(2)
The required parking area shall be measured exclusive
of driveways or maneuvering areas. If the computation of required
parking spaces results in a fraction, a full space shall be required
for each fractional amount. Within the C-2 Zoning District only, a
theater use (E-9) requiring more than 600 parking spaces may reduce
the total length of the parking space size from 20 feet to 18 feet
for 50% of the total spaces required for the theater use. Parking
space width of 10 feet shall be required, however, for all spaces.
[Amended 4-9-1996 by Ord. No. 250]
(3)
Within the VC Village Zoning District only, the Board
of Supervisors may authorize a reduction in the size of required parking
spaces to nine feet by 18 feet for up to 20% of the required number
of parking spaces where the reduction in size will not result in inconvenience
to the general public as distinguished from employees utilizing the
parking areas.
[Added 4-15-2003 by Ord. No. 309]
B.
Parking area buffer and landscaping requirements.
(2)
All parking lots or areas for off street parking or
for the storage or movement of motor vehicles shall be separated from
the ultimate right-of-way line by a barrier planting strip not less
in width than 1/2 the front yard requirement or 10 feet, whichever
is greater, except for necessary accessways.
(3)
Between every 20 contiguous parking spaces in a row,
there shall be a planting strip 10 feet wide and suitably planted
which shall serve as a physical separation between every 20 parking
spaces. In addition, parking islands 10 feet wide shall be constructed
between each parking row.
[Amended 10-17-2000 by Ord. No. 294]
(4)
No less than 10% of the parking area shall be used
for parking islands and planting strips. This measurement shall be
exclusive of other required buffer areas.
C.
Parking lot design standards.
(1)
No parking lot or area for off street parking or for
the storage or movement of motor vehicles shall abut a public street
or highway. Parking areas and the necessary buffer areas shall be
separated from adjacent streets or highways by raised curbs which
meet the specifications of the Township or, where applicable, the
Pennsylvania Department of Transportation.
(2)
No parking lot or area in a residential district not
associated with a residential dwelling or garage shall be located
closer than 25 feet to any building.
(3)
Except for those exclusively serving single-family
dwellings, parking spaces shall be so arranged that each motor vehicle
may proceed to and from the parking space provided for it without
requiring the moving of any motor vehicle.
(4)
No parking area shall be used for any use that interferes
with its availability for the parking need it is required to serve.
(5)
All parking areas shall be constructed in accordance with all applicable specifications in Chapter 153, Subdivision and Land Development.
(6)
All parking areas shall be properly maintained and
drained.
(7)
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls of the parking area.
(9)
Parking lots or areas shall have not more than two
accessways to any one public street or highway for each 500 feet of
street frontage. Where practical, access to parking areas shall be
provided by a common service driveway or minor street to avoid direct
access on a major street or highway.
(12)
All parking areas shall be striped to indicate
the location and dimensions of parking spaces. Directional arrows
shall be indicated on the pavement to control the flow of traffic.
(13)
Required front, rear and side yards for nonresidential uses may be utilized for the sole purpose of locating parking and accessways thereto to the extent of 50% in distance from the ultimate right-of-way or lot line, except that the parking areas may not occupy the 50% in distance closest to the ultimate right-of-way or lot line. Within the C-2 District only, parking areas may occupy a required rear yard up to 10 feet from the lot line, provided that the use or district does not abut a residential use or residential district; or there is no buffer required pursuant to § 175-21 for the C-2 use. No parking shall be located within the required front yard in the R-4 District.
[Amended 4-9-1996 by Ord. No. 250; 4-20-1999 by Ord. No.
276]
A.
Adequate off street loading and unloading space, with
proper access from a street, highway, common service driveway or alley,
shall be provided for all nonresidential uses. Such space shall be
sufficient in size and design to accommodate the maximum demand generated
by the use of the lot.
B.
All areas for the loading and unloading of delivery
trucks and other vehicles and for servicing of establishments and/or
shops by refuse collection, fuel or other service vehicles shall have
adequate and unobstructed access from a street, service driveway or
alley and shall be so arranged that they may be used without blocking
or otherwise interfering with the use of automobile accessways, parking
facilities or pedestrian ways or backing out onto a street.
C.
All areas shall be paved and adequately drained and
shall be constructed in accordance with standards established by the
Township.
D.
All loading berths shall be located at the rear of
the property and shall be screened from view by fencing or landscaped
buffers.
A.
All water requirements shall be indicated on building permit applications and on all preliminary and final plans submitted to the Planning Commission for approval, in accordance with Chapter 153, Subdivision and Land Development.
B.
No wells may be dug or drilled on the premises except
as permitted by the appropriate state, Bucks County, Township or other
governmental authorities.
A.
Smoke, ash, dust, fumes, vapors and gases.
(1)
There shall be no emission of smoke, ash, dust, fumes,
vapors or gases which violates the Pennsylvania Air Pollution Control
Laws or other regulations of the Pennsylvania Department of Environmental
Resources or the United States Environmental Protection Administration.[1] There shall be no emission of odorous gases or other odorous
material in such quantities as to be detectable at a lot boundary
line.
(2)
The emission of dust, dirt, fly ash, fumes, vapors
or gases which can cause any damage to health, animals or vegetation
or other forms of property or which can cause any soiling of persons
or property at any point beyond the lot line of the use creating the
emission is herewith prohibited.
B.
Noise.
[Amended 12-16-1997 by Ord. No. 268]
(1)
At no point on the boundary of a residential, industrial
or commercial district shall sound pressure level of any operation
exceed the decibel levels shown below for the district indicated.
These standards do not apply to the operation of motor vehicles or
other transportation facilities, operations involved in the construction
or demolition of structures or emergency alarm signals. The maximum
permissible sound-pressure levels for smooth and continuous noise
shall be as follows.
(2)
If the noise is not smooth and continuous or is radiated
between 10:00 p.m. and 7:00 a.m., one or more of the corrections below
shall be added to or subtracted from each of the decibel levels given
above.
|
Type of Operation or Character of Noise
|
Corrections in Decibels
| |
|---|---|---|
|
Noise occurs between the hours of 10:00 p.m.
and 7:00 a.m.
|
-3
| |
|
Noise is of periodic character (hum, scream,
etc.), or is of impulsive character (hammering, etc.)
|
-5
|
(3)
No noise from recordings, loudspeakers or public address
systems shall be allowed which interferes with the reasonable enjoyment
of adjacent residential properties.
C.
Glare and heat. Any operation producing intense glare
or heat shall be performed within an enclosed building or behind an
adequate shielding in such a manner as not to create a nuisance to
those working or living in the area.
D.
Radioactivity or electrical disturbance. There shall
be no activities which emit dangerous radioactivity at any point.
There shall be no electrical disturbance, except for domestic household
appliances, adversely affecting the operation at any point of any
equipment other than that of the creator of such disturbance. If any
use is proposed which incorporates the use of radioactive material,
equipment or supplies, such use shall be in strict conformity with
Title 25 of the Pennsylvania Department of Environmental Resources
Rules and Regulations.
E.
Outdoor storage and waste disposal.
(1)
All outdoor storage facilities for fuel, raw materials
and products and all fuel, raw materials and products stored outdoors
shall be enclosed by a fence adequate to provide security for the
property. Storage of flammable materials and fuels shall meet the
standards of the National Fire Protection Association and, if stored
below ground, the standards of the Department of Environmental Resources
for underground storage tanks. All underground storage tanks shall
have a permit from the state. Such facilities shall be made aesthetically
pleasing to the community. All such facilities shall be landscaped.
(2)
No materials or wastes shall be deposited upon a lot
in such form or manner that may be transferred off the lot by natural
causes or forces. Dikes must be constructed around aboveground liquid
storage facilities to preclude such transference in the event of failure
of the facility.
(3)
All materials or wastes which might cause flames or
dust or which constitute a fire hazard or which may be edible or otherwise
attractive to rodents or insects shall be stored outdoors only in
enclosed containers adequate to eliminate such hazards.
F.
Industrial waste and sewage. No use shall be conducted
in such a way as to discharge any treated or untreated sewage or industrial
waste into any reservoir, lake or watercourse or discharge any untreated
sewage or industrial waste into any stream. All methods of industrial
waste treatment and disposal shall be approved by the Township, the
Pennsylvania Department of Environmental Resources and/or the Bucks
County Health Department.
G.
Electrical, diesel, gas or other power. Every use
requiring power shall be so operated that the service lines, substation,
etc., shall conform to the highest safety requirements known, shall
be so constructed and installed so as to be an integral part of the
architectural features of the plant or, if visible from abutting residential
properties, shall be concealed by evergreen planting.
H.
Soil erosion and sedimentation control.[2] All earthmoving activities must be in compliance with the regulations of the Pennsylvania Department of Environmental Resources and the Soil Conservation Service regulations and must be undertaken in accordance with a Soil Erosion and Sedimentation Control Plan submitted for the earthmoving activity which meets the standards set forth in Chapter 153, Subdivision and Land Development, and Chapter 145, Soil Erosion and Sediment Control, and other regulatory agency requirements.
[Amended 11-4-1991 by Ord. No. 208]
I.
Utilities. All public utility lines and similar facilities
servicing any proposed development and its area shall be installed
underground.
[Amended 9-19-1989 by Ord. No. 193; 9-19-1989 by Ord. No.
195; 6-1-1993 by Ord. No. 229; 12-16-1997 by Ord. No. 268]
A.
The purpose of this section is to protect the natural
resources of the environment by preserving woodlands, trees, watercourses,
wetlands, slopes and floodplains. These regulations apply to all zoning
districts and all uses in the Township.
B.
Identification of lands with natural resources; mapping.
(1)
The applicant for a subdivision or land development
or building permit shall identify all natural resources on a lot when
submitting an application for a subdivision, land development or building
permit. This inventory shall include the following resources: floodplains,
ponds, wetlands, shorelines, steep slopes, forests or woodlands, trees
over six inches in caliper and all soil types.
(2)
The applicant shall incorporate the natural resource
protection ratios in the subdivision, land development or building
permit as they apply. Each resource is defined and a resource protection
ratio is set for each resource. Site alterations, regrading, filling
or clearing of vegetation prior to approval of final plan is prohibited.
(3)
The maps and accompanying calculations shall be submitted
and shall include the following information:
(a)
A site plan which illustrates all natural resources
on the site and the proposed use on the site.
(b)
All encroachments and disturbances necessary
to establish the proposed use on the site.
(c)
Calculations which indicate the area of the
site with natural resources; the area of natural resources that would
be disturbed or encroached upon; and the area of the site which must
be left undisturbed to protect resources under the terms of this chapter.
C.
Determination of required open space.
(1)
For uses which have a required minimum open space
ratio, the amount of open space shall be calculated as follows:
|
Total area of site to be developed x open space
ratio required by ordinance = area of open space required
|
(2)
If the requirements for natural resource protection
would result in a larger area being left open, then the resource protection
requirements shall be met and a larger area shall be left as open
space.
D.
Natural resources to be protected and required protection
ratios.
(1)
Floodplains.
[Amended 10-4-2016 by Ord. No. 378]
(b)
Resource protection ratio for floodplain: 95%. No structures,
filling, piping, diverting, or stormwater detention basins shall be
permitted within the Floodplain District unless otherwise allowed
by the provisions of the Doylestown Township Floodplain Ordinance.[2] For the purposes of resource protection, all areas on
the Doylestown Township Flood Insurance Rate Maps, classified as Area
X, shall be considered a floodplain.
(2)
Ponds (natural or man-made) and pond shorelines.
(a)
Natural or man-made water areas, including retention
or detention basins of 20,000 square feet or greater and all areas
within 50 feet of the edge of the water measured from the mean water
level.
(b)
Resource protection ratio for ponds and pond
shorelines: 100%. No development, filling, piping or diverting shall
be permitted.
(3)
Wetlands, waters of the commonwealth, and waters of
the United States.
(a)
Those areas of lands defined as wetlands in either the United States Army Corps of Engineers Technical Report Y87-1, Corps of Engineers Wetlands Delineation Manual; or the United States Environmental Protection Agency Wetlands Identification Delineation Manual, Volume I, Rational, Wetland Parameters, and Overview of Jurisdictional Approach, Volume II, Field Methodology, as most recently updated or modified; or the Pennsylvania Department of Environmental Resources Wetlands Identification and Delineation, Chapter 105, Dam Safety and Waterways Management Rules and Regulations, as most recently updated or modified. Where a difference between the foregoing criteria exist; the most restrictive criteria will be used in any particular case. For the purposes of this definition and for its application to this chapter, most restrictive criteria shall mean the criteria which causes the preservation of the most extensive area of wetlands.
(b)
Resource protection ratio for wetlands, waters
of the commonwealth, and waters of the United States: 100%. No filling,
clearing, grading or development is permitted except where approval
is granted by the Pennsylvania Department of Environmental Protection
and the United States Army Corps of Engineers.
(4)
Streams and watercourses. Streams and watercourses
shall be one-hundred-percent protected and shall remain as open space.
(5)
Woodlands.
(a)
Woodlands. Areas of mature trees as defined by this chapter and the associated intermediate layers in these areas, including the understory shrubs and smaller trees, the ground layers in these areas, including the understory shrubs and smaller trees, the ground layer of herbaceous plants and the forest floor. Woodlands do not include noxious weeds (as defined by Chapter 62 of the Township Ordinance) or other invasive species (as defined by the Pennsylvania Department of Conservation and Natural Resources). Any such noxious weeds and/or invasive species are permitted to be removed and eradicated within the "protected" portion of a woodland area under the following conditions: the removal shall be performed in a manner that is not detrimental to the existing woodland area, and that the removal does not include the removal of any existing trees within the woodland.
[Amended 9-21-2010 by Ord. No. 355]
(b)
Resource protection ratio for woodlands: 50%
of woodlands shall remain totally undisturbed as resource protected
land and shall be protected during construction from root compaction
by equipment and materials, mechanical damage or change in grade level.
(6)
Steep slopes.
(a)
Areas of land where the slope is equal to or
exceeds 15%.
(b)
Resource protection ratio for steep slopes:
[Amended 10-27-2000 by Ord. No. 294]
[1]
Slope of 15% to 24%: 60% shall remain as resource-protected
land. No more than 40% of the total of all such areas shall be developed
and/or regraded; provided, however, that areas of less than 2,000
square feet of contiguous area shall not be subject to this restriction.
[2]
Slope of 25% plus: 85% shall remain as resource-protected
land. No more than 15% of the total of all such areas shall be developed
and/or regraded; provided, however, that areas of less than 1,000
square feet of contiguous area shall not be subject to this restriction.
(7)
Riparian Corridor Conservation District lands.
[Added 8-7-2001 by Ord. No. 302)
E.
Net buildable site area and impervious surface ratio.
(1)
Net buildable site area is calculated for the purpose
of determining allowable impervious surface and land permitted to
be developed. Net buildable site area equals total lot area contained
in the subdivision or land development application:
(a)
Minus ultimate rights-of-way of existing streets;
(b)
Minus land which is not contiguous or which
is separated from the site by a road or railroad;
(c)
Minus land shown on previous subdivision or
land development plans as reserved for open space or other uses which
restrict it from development;
(d)
Minus all land restricted by easements or covenants;
and
(e)
Minus land required to be left open for resource
protection or to meet minimum open space requirements of this chapter.
(2)
Impervious surface permitted to be developed = net
buildable site area x impervious surface ratio required by this chapter.
A.
Recorded plans and deeds shall indicate that there
shall be no additional development in areas designated for open space
or recreation except as is consistent with the furthering of recreation,
conservation or aesthetic purposes.
B.
Methods of conveyance.
(1)
Dedication in fee simple to the Township. The Township
may, at the sole discretion of the Board of Supervisors, accept any
portion or portions of open space or recreation areas, provided that:
(a)
It is determined by the Township Planning Commission
and Park and Recreation Board that the land is suitable and will serve
the general public and is readily accessible to the general public.
(b)
The Township agrees to and has access to maintain
the land.
(c)
The title is conveyed to the Township without
cost.
(2)
Conveyance to a conservancy, corporation, association,
funded community trust, condominium or other legal entity, provided
that:
(a)
The terms of the conveyance shall guarantee
continued use of the land for the intended purposes in perpetuity.
(b)
Proper maintenance and continued funding for
maintenance must be guaranteed.
(c)
The corporation or association shall be responsible
for liability insurance, taxes and recovery from loss sustained by
casualty, condemnation or otherwise.
(d)
The corporation or association shall not be
dissolved nor shall it dispose of the open space except to another
similar organization established to own and maintain the open space.
The corporation or association must first offer to dedicate the open
space to the Township at no cost before such sale or disposition of
the open space.
(3)
Conveyance of restrictive covenants, conservation
easements or other legal devise to the Township or to a conservancy,
corporation, funded community trust or other legal entity. Open space
may be part of fee simple lots with covenants or easements, provided
that:
(a)
The terms of the agreement guarantee the continued
use of the land for the preservation of open space.
(b)
Each owner of the open space shall be responsible
for liability insurance, taxes, recovery of loss sustained by casualty,
condemnation or otherwise and the general maintenance thereof.
(c)
Including open space within fee simple, lots
shall only be permitted by the Board of Supervisors at its sole and
absolute discretion.
[Added 9-19-1989 by Ord. No. 194]
A.
Residential planned group development. The following
regulations shall apply to residential development where group development
of more than one building or use is permitted in a single lot. Planned
developments shall also comply with all other applicable regulations
of this chapter.
(1)
The proposed development shall be constructed in accordance
with an overall plan and shall be designed as or as part of a single
architectural and landscaping theme. All buildings on a lot shall
be arranged in a group of buildings. The group of buildings as a unit
shall comply with the area and yard regulations of the zoning district
in which it is located.
(2)
The tract of land on which each permitted use is conducted
shall be owned and operated as a single or common management and maintenance
unit, with common open space, parking, utility and maintenance facilities.
(5)
Water supply and sewage facilities. All buildings
within the development shall be served by a public water supply and
centralized sewage disposal system.
(6)
Underground utilities, All public utility lines and
similar facilities servicing the proposed development and its area
shall be installed underground, and electric transformers shall be
installed underground or within the walls of a completely enclosed
building.
(7)
Staged development. If the development is to be carried
out in stages, each stage shall be so planned that the intent of this
chapter shall be fully complied with at the completion of any stage.
(8)
Procedural requirements.
(a)
All procedural requirements of Chapter 153, Subdivision and Land Development, shall be adhered to.
(b)
The developer shall assure the provision of
required improvements by means of a proper completion guaranty in
the form of bond or deposit of funds or securities in escrow to cover
the cost of the improvement, exclusive of buildings of the principal
use. The work shall be performed in accordance with all requirements
and the approved plans pursuant to provisions of a written agreement
between the developer and the Township embodying details as to the
manner of approval and payout of escrow.
(c)
In addition to the requirements of Chapter 153, Subdivision and Land Development, the following information shall be shown on plans submitted for approval:
[1]
The floor area in square feet of dwelling units.
[2]
The number of bedrooms per dwelling unit.
[3]
The total number of dwelling units.
[4]
The total number of acres in the proposed plan.
[5]
The total number of off-street parking spaces.
[6]
Exterior vertical and horizontal building dimensions
and plans.
[7]
The ground area of buildings and the percent
of total area covered.
[8]
The certification of a registered engineer as
to the above data.
B.
Nonresidential planned group development. The following
regulations shall apply to nonresidential development where group
development of more than one building or use is permitted on a single
lot. Planned group development shall also comply with all other applicable
regulations of this chapter.
(1)
The proposed development shall be constructed in accordance
with an overall plan and shall be designed as or as part of a single
architectural and landscaping theme. All buildings on a lot shall
be arranged in a group of buildings, and the group of buildings as
a unit shall comply with the area and yard regulations of the zoning
district in which it is located.
(2)
The tract of land on which each permitted use is conducted
shall be owned and operated as a single or common management and maintenance
unit, with common open space, parking, utility and maintenance facilities.
(3)
Building arrangement. The distance between two principal
buildings on a lot shall be equal to or greater than the height of
the taller building, unless the buildings are attached by an enclosed
walkway.
(4)
Water supply and sewage facilities. All buildings
shall be served by a public water supply and public centralized sewage
disposal system, where feasible.
(5)
Underground utilities. All public utility lines and
similar facilities servicing the proposed development and its area
shall be installed underground, and electric transformers shall be
installed underground or within the walls of a completely enclosed
building.
(6)
Staged development. If the development is to be carried
out in stages, each stage shall be so planned that the intent of this
chapter shall be fully complied with at the completion of any stage.
(7)
Lighting facilities. Lighting facilities shall be arranged in a manner which will protect the highway and neighboring properties from unreasonable glare or hazardous interference of any kind. Lighting facilities shall be required where deemed necessary for the safety and convenience of residents and shall comply with Chapter 153, Subdivision and Land Development, requirements for a lighting plan as well as with the provisions of § 175-20, Outdoor illumination.
(8)
Procedural requirements. Plans for any nonresidential group development shall be submitted to the Township Planning Commission as part of the preliminary plan submission. In addition to the requirements stated in Chapter 153, Subdivision and Land Development, such plans shall include but not be limited to the following:
(a)
A plot plan of the lot showing the location
of all present and proposed buildings, drives, parking lots, waste
disposal facilities and other constructional features on the lot and
all buildings, streets, alleys, highways, streams and other topographical
features of the lot and within 200 feet of any lot line.
(b)
Architectural plans for any proposed buildings.
(c)
A description of the operations proposed in
sufficient detail to indicate the effects of those operations in producing
traffic congestion, noise, glare, air pollution, water pollution,
fire hazards or safety hazards.
(d)
Engineering and architectural plans for the
treatment and disposal of sewage and industrial waste.
(e)
Engineering and architectural plans for the
handling of any excess traffic congestion, noise, glare, air pollution,
water pollution, fire hazard or safety hazard.
(f)
Designation of the fuel proposed to be used
and any necessary architectural and engineering plans for controlling
smoke and air pollution, as well as a designation of the energy use
coefficient of the structure and operation contemplated.
(g)
The proposed number of shifts to be worked and
the maximum number of employees on each shift.
(h)
Any other relevant data or evidence that the
Township Planning Commission may require for review and recommendation
to the Board of Supervisors.
(9)
Planning and development considerations. In considering
the plans submitted for nonresidential group development, the Planning
Commission will consider the following factors:
(a)
That the plan for development is consistent
with the Comprehensive Plan for the orderly development of the Township
and with the purpose of this chapter to promote the health, safety,
morals and general welfare of the Township.
(b)
That the appropriate use of property adjacent
to the area included in the plan be safeguarded.
(c)
That the development will consist of a harmonious
grouping of buildings, service and parking area circulation and open
spaces, planned as a single unit, in such manner as to constitute
a safe, efficient and convenient use.
(d)
That provision is made for safe and efficient
ingress and egress to and from public streets and highways serving
the site without undue congestion to or interference with normal traffic
flow within the Township.
(e)
That adequate off street parking space is provided
in accordance with this chapter as an integral part of the plan.
(f)
That all buildings within the development shall
be served by a public centralized sanitary sewage disposal system
and public centralized water system wherever possible.
In order to encourage the continued use of historic
resources and facilitate their appropriate reuse and to regulate the
use of places having unique historical or patriotic interest or value,
the following regulations are established.
A.
Eligibility: Historic Resources List and Map. The
Township shall maintain an official list of historic resources and
a map of the structures on the list,[2] which shall be limited to the following:
(1)
All structures listed in the National Register of
Historic Places.
(2)
All structures on the official list of historic resources
as compiled by the Bucks County Conservancy and approved by the Township
Board of Supervisors.
[2]
Editor's Note: The Historic Resources List
and Map are on file in the Township offices.
B.
Overlay concept. The Historic Resources Map shall
be deemed an overlay on any zoning districts enacted to regulate the
use of land in the Township. Should the Historic Resources Map be
revised as a result of legislative or administrative action or judicial
decision, the zoning requirements and other regulatory measures applicable
to the properties in question shall be those of the underlying zoning
district without consideration of this section.
C.
Additional use opportunities.
(1)
In addition to the uses permitted by right or conditional
use in the various zoning districts as established by this chapter,
each historic resource shall be eligible for additional use opportunities
as described herein. These use opportunities shall be in addition
to any use currently being made of the property, subject to the standards
and procedures contained in applicable sections of this chapter and
the additional requirements set forth below:
[Amended 12-16-2003 by Ord. No. 315]
|
Use
|
Permitted by Special Exception in These
Districts
| |
|---|---|---|
|
B-10 Residential conversion
|
R-2b, R-4, C-1
| |
|
B-12 Guesthouse/ bed-and-breakfast
|
R-la, R-1, R-2, R-2a, R-2b, R-4, C-1, C-2, I
| |
|
C-4 Library or museum
|
R-2, R-2b, R-4, C-3
| |
|
D-1 Office
|
R-2, R-2a, R-2b, R-4, I
|
(2)
Uses which may be permitted as additional uses shall
be subject to the following considerations:
[Amended 12-16-2003 by Ord. No. 315]
(a)
No historic resource may be enlarged beyond
what is minimally necessary to accommodate the additional use.
(b)
The granting of the conditional use shall be
deemed by the Board of Supervisors to be necessary to the preservation
of the historic resource.
(c)
The granting of the conditional use shall be
deemed by the Board of Supervisors to have minimal detrimental effects
on neighboring properties.
(3)
Design standards. Any proposed rehabilitation, alteration
or enlargement of an historic resource shall be in substantial compliance
with the United States Department of Interior's Standards for Rehabilitation,
as listed below:
(a)
Every reasonable effort shall be made to provide
compatible use for a property which requires minimal alteration of
the building, structure or site and its environment or to use a property
for its originally intended purpose.
(b)
The distinguishing original qualities or character
of a building or structure and its environment shall not be destroyed.
The removal or alteration of any historic material or distinctive
architectural features should be avoided when possible.
(c)
All buildings and structures shall be recognized
as products of their own time. Alterations that have no historical
basis and which seek to create an earlier appearance shall be discouraged.
(d)
Distinctive stylistic features or examples of
skilled craftsmanship which characterize a building or structure shall
be treated with sensitivity.
(e)
Deteriorated architectural features should be
repaired rather than replaced, wherever possible, using materials
which match the original materials in design, color, texture and appearance.
(f)
Contemporary design for alterations and additions
to existing properties shall not be discouraged when such alterations
and additions do not destroy significant historical, architectural
or cultural material and such design is compatible with the size,
scale, color, material and character of the property, neighborhood
and environment.[3]
[3]
Editor's Note: Original § 515, Special
site plan review and procedural requirements, which followed this
section was repealed 9-19-1989 by Ord. No. 195.
[Added 9-1-1992 by Ord. No. 219]
All new residential subdivisions or land developments
containing 25 dwelling units or more and/or generating 250 daily vehicle
trips or more shall have a minimum of two entrances from a public
road to the residential subdivision or land development.
[Added 6-1-1993 by Ord. No. 225]
A.
Authority and purpose. This section is adopted pursuant
to the authority conferred by Act 164 of 1984, codified at 74 Pa.C.S.A.
§ 5101 et seq.
B.
General provisions.
(1)
It is hereby found that an obstruction has the
potential for endangering the lives and property of users of the Doylestown
Airport and property or occupants of land in its vicinity; that an
obstruction may affect existing and future instrument approach minimums
of the Doylestown Airport; and that an obstruction may reduce the
size of areas available for landing, takeoff and maneuvering of aircraft,
thus tending to destroy or impair the utility of the Doylestown Airport
and the public investment therein. Accordingly, it is declared:
(a)
That the creation and establishment of an obstruction
has the potential of being a public nuisance and may injure the region
served by the Doylestown Airport.
(b)
That it is necessary in the interest of public
health, safety, morals and general welfare that the creation or establishment
of obstructions that are a hazard to air navigation be prevented.
(c)
That the prevention of these obstructions should
be accomplished to the extent legally possible by the exercise of
the police power without compensation.
(2)
It is further declared that the prevention of
the creation or establishment of hazards to air navigation, the elimination;
removal, alteration or mitigation of hazards to air navigation or
tile marking and lighting of obstructions are public purposes for
which the Township may raise and expend public funds and acquire land
or interests in land.
(3)
Use restrictions. Notwithstanding any other
provisions of this chapter, no use may be made of land or water within
any zone established by this section in such a manner as to create
electrical interference with navigational signals or radio communication
between the airport and aircraft, make it difficult for pilots to
distinguish between airport lights and others, result in glare in
the eyes of pilots using the airport, impair visibility in the vicinity
of the airport, create bird strike hazards or otherwise in any way
endanger or interfere with the landing, takeoff or maneuvering of
aircraft intending to use the airport.
(4)
Overlay concept.
(a)
The Airport District described herein shall
be considered as an overlay to the existing underlying districts as
shown on the Official Zoning Ordinance Map and, as such, the provisions
for the Airport District shall serve as a supplement to the underlying
district provisions.
(b)
Where there happens to be any conflict between
the provision or requirements of the Airport Zoning District and those
of any underlying district, the more restrictive provisions shall
apply.
(c)
In the event that any provision concerning an
Airport Zoning District is declared inapplicable as a result of any
legislative or administrative action or judicial discretion, the basic
underlying district provisions shall remain applicable.
C.
AIRCRAFT
AIRPORT
(1)
(2)
AIRPORT ELEVATION
AIRPORT HAZARD AREA
APPROACH SURFACE
CONICAL SURFACE
HEIGHT
HORIZONTAL SURFACE
LARGER THAN UTILITY RUNWAY
NONCONFORMING USE
NONPRECISION INSTRUMENT RUNWAY
OBSTRUCTION
PERSON
PRECISIONS INSTRUMENT RUNWAY
PRIMARY SURFACE
RUNWAY
STRUCTURE
TRANSITIONAL SURFACES
UTILITY RUNWAY
VISUAL RUNWAY
General definitions. For the purposes of this section
only, the following words and phrases when used shall have the meanings
give to them in this section unless the context clearly indicates
otherwise:
Any contrivance, except an unpowered hang glider or parachute,
used for manned ascent into or flight through the air.
Doylestown Airport, an area of land or water which is used
or intended to be used for the landing and takeoff of aircraft and
any appurtenant areas which are used or intended to be used for airport
buildings or air navigation facilities or rights-of-way, together
with all airport buildings and facilities thereon. As used herein
the term "airport" includes public airports but excludes private airports
and heliports.
PRIVATE AIRPORTAn airport which is privately owned and which is not open or intended to be open to the public as defined in 74 Pa.C.S.A. § 5102.
PUBLIC AIRPORTAn airport which is either publicly or privately owned and which is open to the public as defined in 74 Pa.C.S.A. § 5102.
The highest point of an airport's usable landing area measured
in feet above sea level. The elevation for Doylestown Airport is 394
feet above sea level.
Any area of land or water upon which an airport hazard might
be established if not prevented as provided for in this chapter and
Act 164 of 1984 (Pennsylvania laws relating to aviation).[1]
A surface longitudinally centered on the extended runway
center line, extending outward and upward from the end of the primary
surface and at the same slope as the approach surface zone height
limitation slope set forth in this section. In plan, the perimeter
of the approach surface coincides with the approach surface zone.
A surface extending outward and upward from the periphery
of the horizontal surface at a slope of 20 to one for a horizontal
distance of 4,000 feet.
For the purposes of determining the height limits in all
zones set forth in this section and shown on the airport hazard zoning
district, the datum shall mean sea level elevation unless otherwise
specified.
A horizontal plane 150 feet above the established airport
elevation, the perimeter of which in plan coincides with the perimeter
of the horizontal surface zone. (See diagram.)[2]
A runway that is constructed for and intended to be used
by propeller-driven aircraft of greater than 12,500 pounds' maximum
gross weight and jet-powered aircraft.
Any preexisting structure, object of natural growth or use
of land which is inconsistent with the provisions of this section
or an amendment thereto.
A runway having an existing instrument approach procedure
utilizing air navigation facilities with only horizontal guidance
or area-type navigation equipment, for which a straight-in nonprecision
instrument approach procedure has been approved or planned.
Any structure, growth or other object, including a mobile
object, which exceeds a limiting height set forth in this section.
An individual, firm, partnership, corporation, company, association,
joint stock association or governmental entity, including a trustee,
a receiver, an assignee or a similar representative of any of them.
A runway having an existing instrument approach procedure
utilizing an instrument landing system (ILS) or a precisions approach
radar (PAR). It also means a runway for which a precisions approach
system is planned and is so indicated on an approved airport layout
plan.
A surface longitudinally centered on a runway. When the runway
has a specially prepared hard surface, the primary surface extends
200 feet beyond each end of that runway. The width of the primary
surface is set forth in this section. The elevation of any point on
the primary surface is the same as the elevation of the nearest point
on the runway center line.
A defined area on an airport prepared for landing and takeoff
of aircraft along its length.
An object, including a mobile object, constructed or installed
by man, including but not limited to buildings, towers, cranes, smokestacks,
earth formations and overhead transmission lines.
These surfaces extend outward at ninety-degree angles to
the runway center line extended at a slope of seven feet horizontally
for each foot vertically from the side of the primary and approach
surfaces to where they intersect the horizontal and conical surfaces.
Transitional surfaces for those portions of the precisions approach
surfaces which project through and beyond the limits of the conical
surface extend a distance of 5,000 feet measured horizontally from
the edge of the approach surface and at ninety-degree angles to the
extended runway center line.
A runway that is constructed for and intended to be used
by propeller-driven aircraft of 12,500 pounds' maximum gross weight
or less.
A runway intended solely for the operation of aircraft using
visual approach procedures.
D.
Airport surface zones. In order to carry out the provisions
of this section, there are hereby created and established certain
zones which include all of the land lying beneath the approach surfaces,
transitional surfaces, horizontal surfaces and conical surfaces as
they apply to the Doylestown Airport height limitations and Zoning
District Map prepared by the Pennsylvania Department of Transportation,
Bureau of Aviation, and dated Spring, 1989, which is incorporated
into this chapter and made a part thereof.[3] An area located in more than one of the following zones
is considered to be only in the zone with the more restrictive height
limitation. The various zones are hereby established and defined as
follows:
(1)
Utility runway visual approach surface zone.
Established beneath the visual approach surface, the inner edge of
this zone coincides with the width of the primary surface and is 250
feet wide. The zone expands outward uniformly to a width of 1,250
feet at a horizontal distance of 5,000 feet from the primary surface.
Its center line is the continuation of the center line of the runway.
(2)
Utility runway nonprecision instrument approach
surface zone. Established beneath the nonprecision instrument approach
surface, the inner edge of this zone coincides with the width of the
primary surface and is 500 feet wide. The zone expands outward uniformly
to a width of 2,000 feet at a horizontal distance of 5,000 feet from
the primary surface. Its center line is the continuation of the center
line of the runway.
(3)
Runway larger than utility visual approach surface
zone. Established beneath the visual approach surface, the inner edge
of this zone coincides with the width of the primary surface and is
500 feet wide. The zone expands outward uniformly to a width of 1,500
feet at a horizontal distance of 5,000 feet from the primary surface.
Its center line is the continuation of the center line of the runway.
(4)
Runway larger than utility with a visibility
minimum greater than 3/4 mile nonprecision instrument approach zone.
Established beneath the nonprecision instrument approach surface,
the inner edge of this zone coincides with the width of the primary
surface and is 500 feet wide. The zone expands outward uniformly to
a width of 3,500 feet at a horizontal distance of 10,000 feet from
the primary surface. Its center line is the continuation of the center
line of the runway.
(5)
Runway larger than utility with a visibility
minimum as low as 3/4 mile nonprecision instrument approach surface
zone. Established beneath the nonprecision instrument approach surface,
the inner edge of this zone coincides with the width of the primary
surface and is 1,000 feet wide. The zone expands outward uniformly
to a width of 4,000 feet at a horizontal distance of 10,000 feet from
the primary surface. Its center line is the continuation of the center
line of the runway.
(6)
Precisions instrument runway approach surface
zone. Established beneath the precision instrument approach surface,
the inner edge of this zone coincides with the width of the primary
surface and is 1,000 feet wide. The zone expands outward uniformly
to a width of 16,000 feet at a horizontal distance of 50,000 feet
from the primary surface. Its center line is the continuation of the
center line of the runway.
(8)
Horizontal surface zone. Established beneath
the horizontal surface, 150 feet above the established airport elevation,
the perimeter of which is constructed by swinging arcs of 500 feet
radii from the center of each end of the primary surface of each runway
and connecting the adjacent arcs by drawing lines tangent to those
arcs. The horizontal surface zone does not include the approach surface
and transitional surface zones.
(9)
Conical surface zone. Established beneath the
conical surface, this zone commences at the periphery of the horizontal
surface and extends outward therefrom a horizontal distance of 4,000
feet.
[3]
Editor's Note: Said map is on file in the
Township offices.
E.
Airport surface zone height limitations. Except as
otherwise provided in this section, no structure shall be erected,
altered or maintained and no tree shall be allowed to grow in any
zone created by this section to a height in excess of the applicable
height limit herein established for such zone. Such applicable height
limitations are hereby established for each of the zones as follows:
(1)
Utility runway visual approach surface zone.
Slopes 20 feet outward for each foot upward beginning at the end of
and at the same elevation as the primary surface and extending to
a horizontal distance of 5,000 feet along the extended runway center
line.
(2)
Utility runway nonprecision instrument approach
surface zone. Slopes 20 feet outward for each foot upward beginning
at the end of and at the same elevation as the primary surface and
extending to a horizontal distance of 5,000 feet along the extended
runway center line.
(3)
Runway larger than utility visual approach surface
zone. Slopes 20 feet outward for each foot upward beginning at the
end of and at the same elevation as the primary surface and extending
to a horizontal distance of 5,000 feet along the extended runway center
line.
(4)
Runway larger than utility with a visibility
minimum greater than 3/4 mile nonprecision instrument approach surface
zone. Slopes 34 feet outward for each foot upward beginning at the
end of and at the same elevation as the primary surface and extending
to a horizontal distance of 10,000 feet along the extended runway
center line.
(5)
Runway larger than utility with a visibility
minimum as low as 3/4 mile nonprecision instrument approach surface
zone. Slopes 34 feet outward for each foot upward beginning at the
end of and at the same elevation as the primary surface and extending
to a horizontal distance of 10,000 feet along the extended runway
center line.
(6)
Precisions instrument runway approach surface
zone. Slopes 50 feet outward for each foot upward beginning at the
end of and at the same elevation as the primary surface and extending
to a horizontal distance of 10,000 feet along the extended runway
center lines; thence slopes upward 50 feet horizontally for each foot
vertically to an additional horizontal distance of 40,000 feet along
the extended runway center line.
(7)
Transitional surface zones. Slopes seven feet
outward for each foot upward beginning at the sides of and at the
same elevation as the primary surface and the approach surface and
extending to a height of 150 feet above the airport elevation which
is 394 feet for Doylestown Airport above mean sea level. In addition
to the foregoing, when an airport has a precision instrument runway
approach zone, there are established height limits sloping seven feet
outward for each foot upward beginning at the side of and at the same
elevation as the approach surface and extending to where they intersect
the conical surface. Where the precisions instrument runway approach
zone projects beyond the conical zone, there are established height
limits sloping seven feet outward for each foot upward beginning at
the sides of and at the same elevation as the approach surface and
extending a horizontal distance of 5,000 feet measured at ninety-degree
angles to the extended runway center line.
(8)
Horizontal surface zone. Established at 150
feet above the established airport elevation, as shown on the Airport
District Map.
(9)
Conical surface zone. Slopes 20 feet outward
for each foot upward beginning at the periphery of the horizontal
surface and at 150 feet above the established airport elevation and
extending to a height of 350 feet above the established airport elevation.
(10)
Excepted height limitations. Nothing in this
section shall be construed as prohibiting the construction or maintenance
of any structure to a height of up to 35 feet above the surface of
the land.
F.
Nonconforming uses.
(1)
Regulations not retroactive. The regulations
prescribed by this section shall not be construed to require the removal,
lowering or other change or alteration of any structure or tree not
conforming to the regulations as of the effective date of this chapter
or otherwise interfere with the continuance of any nonconforming use,
except as otherwise provided by this chapter. Nothing contained herein
shall require any change in the construction, alteration or intended
use of any structure, the construction or alteration of which was
begun prior to the effective date of this chapter, as amended.
(2)
Marking and lighting. Notwithstanding the preceding
provisions of this section, the owner of any existing nonconforming
structure or tree is hereby required to permit the installation, operation
and maintenance thereon or nearby of such markers and lights as shall
be deemed necessary by the Bucks County Airport Authority and the
Township to indicate to the operators of aircraft in the vicinity
of the airport the presence of such airport obstruction. Such markers
and lights shall be installed, operated and maintained at the expense
of the Bucks County Airport Authority.
G.
Permits required.
(1)
Future uses. Except as specifically provided in Subsection G(1)(a), (b) and (c) herein, no material change shall be made in the use of land, no structures shall be erected or otherwise established and no tree shall be planted in any zone hereby created unless a permit shall have been applied for and granted. Each application for a permit shall indicate the purpose for which the permit is desired, with sufficient particularity to permit it to be determined whether the resulting use, structure or tree would conform to the regulations prescribed herein. If such determination is in the affirmative, the permit shall be granted. No permit for a use inconsistent with the provisions of this section shall be granted unless a variance has been approved in accordance with this chapter.
(a)
In the area lying within the limits of the horizontal
zone and conical zone, no permit shall be required for any tree or
structure less than 75 feet of vertical height above the ground, except
when because of terrain, land contour or topographic features such
tree or structure would extend above the height limits prescribed
for each zone.
(b)
In areas lying within the limits of the approach
zones, but at a horizontal distance of not less than 4,200 feet from
each end of the runway, no permit shall be required for any tree or
structure less than 75 feet of vertical height above the ground, except
when because of terrain, land contour or topographic features such
tree or structure would extend above the height limits prescribed
for such approach zones.
(c)
In areas lying within the limits of the transition
zones beyond the perimeter of the horizontal zones, no permit shall
be required for any tree or structure less than 75 feet of vertical
height above the ground, except when because of terrain, land contour
or topographic features such tree or structure would extend above
the height limits prescribed for such transition zones.
(2)
Nothing contained in the foregoing subsection
shall be construed as permitting or intending to permit any construction
or alteration of any structure or growth of any tree in excess of
any of the height limits established by this section, except that
no permit is required to make maintenance repairs to or to replace
parts of existing structures which do not enlarge or increase the
height of an existing structure.
(3)
Existing uses. Before any nonconforming structure
may be replaced, substantially altered or rebuilt or tree allowed
to grow higher or replanted, a permit must be secured from the Township
authorizing the replacement or change. No permit shall be granted
that would allow the establishment or creation of an obstruction or
permit a nonconforming use, structure or tree to become a greater
hazard to air navigation than it was on the effective date of this
chapter or any amendments thereon or than it is when the application
for a permit is made.
(4)
Nonconforming uses abandoned or destroyed. Whenever
the Township determines that a nonconforming tree or structure has
been abandoned or more than 80% torn down, physically deteriorated
or decayed, no permit shall be granted that would allow such structure
or tree to exceed the applicable height limit or otherwise deviate
from this chapter.
(5)
Variances. Any persons desiring to erect any
structure or increase the height of any structure or permit the growth
of any object of natural growth or otherwise use his property in violation
of airport zoning regulations may apply for a variance in accordance
with the requirements of this chapter. The application for variances
shall be accompanied by a determination from the Federal Aviation
Administration as to the effect of the proposal on the operation of
air navigation facilities and the use of navigable airspace. No application
for a variance may be considered unless a copy of the application
has been furnished to the manager of the airport for advice on the
aeronautical effects of the variance. If the airport manager does
not respond within 30 days after receipt, the Township may act without
such input to grant or deny the application.
(6)
In granting any permit or variance, the Zoning
Hearing Board may require that the person making the application install,
operate and maintain thereon such markers and lights as may be required
by guidelines or regulations of the Federal Aviation Administration.
(7)
Notice to the Department. Notwithstanding any
other provision of law, the Township shall notify the Pennsylvania
Department of Transportation of decisions regarding the granting of
permits or variances, which notice shall be in writing and shall be
sent so as to reach the Department at least 10 days before the date
upon which the decision is to issue.
[Added 2-20-1996 by Ord. No. 249; amended 12-16-1997 by Ord. No.
268]
A.
Vending and service machines are permitted as accessory
uses in all zoning districts; provided, however, that no service or
vending machine shall be permitted outside a completely enclosed building,
except as permitted below.
B.
Newspaper and news/sales material vending machines
may be outside an enclosed building only where the following conditions
are met:
(1)
A permit shall be required for all such machines
to be located outside an enclosed building.
(2)
The machine shall be secured to a concrete pad
or other suitable permanent and secure base.
(3)
The machine shall be located a minimum of 10
feet from the edge of the cartway and shall not be located within
the right-of-way of any roadway.
(4)
The machine shall be located so that it does
not interfere with clear sight distance.
(5)
The machine shall not be located within any
parking area that is needed to meet parking requirements.
(6)
The machine shall not interfere with safe pedestrian
flow or access.
(7)
The machine must be properly maintained so that
it is secured to its pad, operating properly and free of debris, graffiti
and vandalism.
(8)
Prior to the placement of any machines, the
person placing the machine must secure the written permission of the
property owner wherein the machine is to be placed.
[Added 12-7-1999 by Ord. No. 280]
A.
Transferable development rights (TDR's) are available
to owners of properties meeting all the following criteria:
(1)
A minimum lot area of five acres.
(2)
The lot may not be a flag lot or a lane lot.
(3)
The lot must be capable of subdivision or land
development.
(a)
Properties that are fully developed or developed
in a way that would prohibit further development or subdivision are
not eligible.
(4)
The lot must be owned by private groups or individuals,
not by governments or utilities. Properties owned by Township, county,
state or federal governments or the school district are not eligible.
(5)
The lot must be located in one of the following
zoning districts: R-1, R-1a or C-3, but R-1 and R-1a are sending districts
only.
[Amended 9-21-2004 by Ord. No. 319]
B.
Specific criteria that must be met by all TDR sending
properties. In addition to meeting all of the general criteria, properties
eligible to send TDR's must also meet at least one of the following
specific criteria:
(1)
Open-space-plan-designated properties. Property
shown on the Township's 1998 Open Space Plan, as amended, and listed
as "Properties Meeting Open Space Goals" on the Preservation Plan
Map.
(2)
Stream corridor properties. Properties with
frontage on the Neshaminy Creek, Pine Run Creek or Cooks Run for a
length of not less than 300 feet.
(3)
Farmland. Land must be actively farmed for horticulture,
field crops or livestock; or the property must be in the Township's
Agriculture Security District.
C.
Number of TDR's available to TDR sending properties.
(1)
"Lot area" is defined as excluding the right-of-way
of any street and any utility easements. For each dwelling unit located
on the lot, subtract one TDR from the total number calculated.
D.
No transferable development rights are available for
the following properties:
(1)
Properties owned by Township, county, state
or federal governments or the school district or a utility.
(2)
Properties on which an easement or other restriction
in a deed or other document has been granted to any program or agency,
or to any person, partnership, corporation or other legal entity that
restricts development.
(3)
Lots or properties from which all of the development
rights have already been sold or transferred.
(4)
Properties which have been restricted from development
by the terms or conditions of an approved development plan, subdivision
approval or other agreement that restricts the property from further
development.
(5)
Land within the ultimate right-of-way of existing
roads.
(6)
Lots or properties or portions of lots or properties
which have been designated and used to meet the open space or resource
protection or recreational requirements of a subdivision or land development
plan.
E.
The development rights may be issued and transferred
or sold to a person, corporation, partnership or other legal entity
so designated by the landowner pursuant to the following:
(1)
The submission to the Township Zoning Officer
of an agreement of sale for said rights, duly executed by the parties.
(2)
The applicant shall submit, for Township approval,
a restrictive covenant which would run with the land. The restrictive
covenant shall be subject to the approval of the Township Solicitor
and the Board of Supervisors and shall restrict the land from which
TDR's have been sold so as to comply with the following:
(a)
Subdivision of the land from which TDR's have
been sold is permitted only if such subdivision of land results in
no building or development on the property.
(b)
Land from which TDR's have been sold may be
used only for the following purposes:
[1]
Agriculture: production of crops,
livestock and livestock products and field crops, fruits and vegetable
crops.
[2]
Nursery: horticultural specialties,
nursery stock, shrubs, trees and flowers.
[3]
Preservation of the natural landscape
by leaving land and resources undisturbed in forest, field, wetland
or other natural and unaltered state.
[4]
A recreational facility as defined
in this chapter, provided that the same is owned and operated by the
Township of Doylestown.
(c)
No zoning permits shall be issued for other
uses; and no land development approval shall be granted for other
uses.
(3)
The development rights shall not be transferred
and become usable until the restrictive covenant has been approved
by the Township and has been recorded with the Bucks County Recorder
of Deeds.
(4)
The land from which development rights have
been sold shall not be used to meet the open space requirements or
minimum lot area or yard requirements for any other use nor may it
be used for any other purpose that would support or serve development,
including but not limited to fields for land application of sewage,
sewage lagoons, stormwater management facilities, utilities, recreation
or other uses.
(5)
If the agreement of sale of development rights
would entail less than an entire tax parcel, the following additional
regulations shall apply:
(a)
The portion of the tax parcel involved in the
proposed sale of development rights shall be described by metes and
bounds and must be shown on a plot plan.
(b)
Where a portion of the total available TDR's
from a lot or property are sold, the landowner proposing to transfer
TDR's shall provide with his/her application for the TDR's a resource
inventory plan of the property which shall indicate the location of
wetlands, floodplains, steep slopes greater than 25% (to the extent
that these slopes are required to be protected under the terms of
this chapter) and forests. The purpose of the resource inventory plan
is to determine that a fair proportion of the land to be preserved
through the sale of TDR's is buildable under the terms of this chapter.
The land from which TDR's are sold shall have a ratio of resource-restricted
land to land area which is equal to or less than the ratio of resource-restricted
land to total lot area of the entire property, so that the following
standard is met:
|
% of lot with resource restrictions = B/A
| ||||
|---|---|---|---|---|
|
% of area from which TDR's are sold which can
have resource restrictions less than B/A
| ||||
|
Where:
| ||||
|
A
|
=
|
Total lot area (acres)
| ||
|
B
|
=
|
Total lot area with resource restrictions (floodplains,
wetlands, forests and steep slopes)
| ||
(c)
Where a portion of the total available TDR's
from a lot or property are sold and the owner of the lot intends to
develop the remaining portion of the lot, the remaining development
potential shall be calculated on the basis of the number of dwelling
units which could have been constructed on the lot or property without
the sale of TDR's. When the applicant intends to develop the lands
remaining after the sale of TDR's from a portion of a tax parcel,
the applicant shall provide to the Township a sketch plan which indicates
the number of dwelling units which could be developed on the property
under the terms of this chapter and subdivision/land development ordinances[2] so that the remaining development potential can be determined.
[1]
The number of TDR's sold shall
be subtracted from the total development potential of the property
to determine the number of dwelling units which could be built on
the lands remaining, in accordance with the following example:
[a]
If:
|
[i]
|
Available TDR's for entire tax parcel as calculated
in this section
|
= 100 TDR's
| |
|
[ii]
|
TDR's proposed to be sold
|
= 50
| |
|
[iii]
|
Development yield of entire tax parcel as demonstrated
by a sketch plan
|
= 65 dwelling units
|
[b]
Then:
|
Total remaining development potential which
can be built on the tax parcel on the lands from which TDR's have
not been sold (difference between total yield and TDR's sold and transferred)
|
= 15 dwelling units
|
[2]
Where TDR's can be transferred
from nonresidentially zoned property, the assessment of development
potential has been made on the basis of nonresidential development
regulations.
F.
Voluntary use of development rights. Uses meeting
the requirements of this section and other ordinances of the Township
shall be approved up to the maximum density or impervious surface
ratio as permitted for uses without the purchase of development rights.
Nothing in this section shall require a landowner to purchase development
rights.
G.
Transfer and recording. Development rights shall be
recorded in the Bucks County Recorder of Deeds office in accordance
with their regulations. All transfers and recording shall be conveyed
and recorded in full compliance with § 619.1, Transferable
development rights, of the Pennsylvania Municipalities Planning Code.[3]
[3]
Editor's Note: See 53 P.S. § 10619.1.
H.
Transferable development rights may be used only in
the districts and for the uses designated by this chapter as being
eligible to receive and use transferable development rights. No transferable
development rights may be used in zoning districts unless specifically
permitted by this chapter, nor may any transferable development rights
be used to increase the density of any use unless specifically permitted
by this chapter.
I.
Transferable development rights receiving areas. TDRs
may be used as permitted by this section in the following zoning districts:
C-1, C-2, C-3 and LI.
[Amended 9-21-2004 by Ord. No. 391]
[Added 4-14-2004 by Ord. No. 317]
No outdoor activities shall occur after 10:00
p.m. nor prior to 6:00 a.m. prevailing time in any use in a residential
district which requires a grant of a special exception by the Doylestown
Township Zoning Hearing Board.
[Added 2-16-2021 by Ord. No. 401]
Short-term rentals shall not be permitted in any zoning district
except as permitted as a Township approved use, i.e., guesthouse/bed-and-breakfast;
motel, hotel, or inn. Notwithstanding any other provision of this
Code, it shall be unlawful for any person to offer or make available
for rent or to rent (by way of a rental agreement, lease, license
or any other means, whether oral or written), for compensation or
consideration, a short-term rental unit.
[Added 4-18-2023 by Ord. No. 410]
A.
An electric
vehicle charging station (EVCS) is a public or private parking space(s)
that is (are) served by battery charging equipment with the purpose
of transferring electric energy to a battery or other energy storage
device in an electric vehicle.
B.
EVCS
are permitted in every zoning district, when accessory to the primary
permitted use. Such stations located at single-family, two-family,
and multifamily land uses shall be designated as private restricted
use only.
C.
If the primary use of the parcel is the retail electric charging of vehicles, then the use shall be considered a service station or a motor vehicle fueling center for zoning purposes and shall comply with § 175-16E(10) or § 175-16E(21). Installation shall be located in zoning districts which permit such uses.
D.
Except
when located in conjunction with single-family residences, electric
vehicle charging stations shall be reserved for parking and charging
of electric vehicles only.
E.
General
requirements.
(1)
Electric vehicle charging stations within single-family and two-family
residences are exempt from the below general requirements. This does
not exempt electrical or other permit obligations.
(2)
Equipment. Equipment for electric vehicle charging stations shall
comply with the following standards:
(a)
Equipment mounted on pedestals, lighting posts, bollards, or other
devices for on-street charging station shall be designed and located
as to not impede pedestrian travel or create trip hazards within the
right-of-way.
(b)
Charging station outlets and connector shall be no less than 36 inches
or no higher than 48 inches from the top of the surface where an EVCS
is operated from and shall contain a retraction device or a place
to hang cords and connectors above the ground surface.
(c)
Equipment shall be protected by wheel stops or concrete-filled bollards.
(3)
Notification. The following information shall be posted at all electric
vehicle charging stations:
(4)
Signage. Each electric vehicle charging station shall be posted with signage indicating the space is only for electric vehicle charging purposes. Signage shall include items contained in § 175-30.7E(3). Additional signage is not permitted.
(5)
Electric vehicle charging stations located within parking lots or garages may be included in the calculation of the minimum required parking spaces in accordance with § 175-22D.
(6)
Site lighting shall be provided where an electric vehicle charging
station is installed, unless charging is for daytime purposes only.
(7)
The siting and dimensional standards for EVCS and associated equipment/
infrastructure shall comply with PA Uniform Construction Code standards,
as amended.
(8)
Accessible parking spaces for people with disabilities with electric
vehicle service equipment shall comply with the general accessibility
requirements as required by the PA UCC and the ADA.
(9)
EVCS shall be installed by a licensed professional contractor and
shall be in compliance with the National Electric Code and PA UCC,
as amended.
