The regulations contained within Article III shall apply to all uses within the Township.
A.
Fences and walls. No fence or wall (except livestock, required junkyard
or tennis court walls or fence or retaining wall of a building permitted
under the terms of this article) shall be erected to a height of more
than three feet in a front yard and more than six feet in any other
yard within the A, R, LDR, MDR, HDR, VC, and F Zones. Within any GC,
HC, LI, HI, and Q Zone, no fence or wall shall be erected to a height
of more than 10 feet in any yard. However, in no case shall a fence
or wall block a motorist's view of vehicles entering or exiting the
property. Fences or walls are not included within the setback requirements
for accessory uses.
[Amended 5-17-2021 by Ord. No. 2021-1]
B.
Swimming pools. Swimming pools may be permitted in any zone. No permanent
swimming structure shall be permitted without an operable filtration
system utilizing chlorine, bromine or some other antibacterial agent.
All swimming pools shall be completely enclosed by a minimum four-foot-high
fence or wall with a self-closing and lockable gate; however, this
does not apply to aboveground pools having a wall measuring no less
than four feet in height at any perimeter point, and having a retractable
ladder. Such fence or wall shall be erected before any pool is filled
with water. All pools, including any decks, must be set back at least
10 feet from all lot lines. No water from a pool shall be discharged
onto any public street or alley, or onto any adjacent property. These
requirements shall not apply to man-made ponds, lakes or other impoundments,
unless the primary purpose for their construction is swimming.
C.
Tennis courts. Tennis courts may be permitted in any zone. All tennis
courts in residential zones shall include an open mesh permanent fence
10 feet in height behind each baseline. Such fence shall extend parallel
to said baseline at least 10 feet beyond the court's playing surface
unless the entire court is enclosed. Any lighting fixtures shall be
arranged to prevent objectionable glare on adjoining property.
D.
Satellite dish antennas. Satellite dish antennas are subject to all
accessory use standards. Furthermore, any satellite dish antenna located
within the A, R, LDR, MDR, HDR, VC, and F Zones shall be used only
to receive signals, not transmit them. All ground-mounted satellite
dish antennas located within the R, GC, LI, HI, and F Zones that are
used to transmit video format data shall be completely enclosed by
an eight-foot-high nonclimbable fence that includes signage warning
of dangerous radiation levels. Any gates within the fence shall be
locked when unattended. Satellite dish antennas within the GC, LI
and HI Zones shall comply with all principal use standards.
E.
Alternative energy sources. Except for those contained on farms,
wind energy conversion systems (WECS) shall not be permitted in the
front yard area of any property. Height regulations do not apply to
WECS units, provided that the height of the WECS unit shall not be
greater than the shortest distance measured along a horizontal plane
from the unit to any lot line. WECS units may be placed on the roof
of any structure, provided that the perimeter of the unit does not
cover 25% of the roof area of the structure on which the WECS unit
is placed. The additional height extension shall be so positioned
that the height of the WECS unit above the roof is less than the distance
measured along a horizontal plane from such unit to any lot line.
All transmission lines to and from any freestanding WECS unit or any
supporting building or structure shall be buried underground. Solar
energy units shall be permitted in any zone and subject to the requirements
of that zone.
F.
Ornamental ponds and wading pools. Ornamental ponds and wading pools
may be permitted in any zone, subject to the following:
(1)
Such structures shall comply with all accessory use setbacks;
(2)
No such impoundment shall contain more than 26.6 cubic feet of water (200 gallons). All ponds, pools or other impoundments exceeding the requirements of this section shall be considered as man-made lakes, dams and impoundments, and are subject to the criteria listed in Subsection G;
(3)
No such impoundment shall have a length or diameter exceeding 15
feet nor a maximum depth exceeding 1 1/2 feet;
(4)
All such ponds or pools shall be maintained so as to not pose a nuisance
by reason of odor, or the harboring of insects; and
(5)
No such pond(s) shall be used for the commercial hatching of fish
or other species.
G.
Man-made lakes, dams and impoundments. All lakes, dams, ponds and
impoundments may be permitted in any zone, subject to the following:
(1)
Requirements when located along and connected to a stream.
(a)
All dams, ponds, lakes and impoundments located along and connected
to a stream that involve any of the following shall require the obtainment
of a permit from the PA DEP Bureau of Dams and Waterways, Division
of Dam Safety, or a letter indicating that the proposed use does not
require a PA DEP permit:
(b)
All such dams, ponds and impoundments shall be located 75 feet
from all adjoining lot lines, as measured from the closest point of
the adjoining property line to the maximum anticipated water surface
elevation;
(2)
All dams, ponds and impoundments not contiguous to a stream that
have an intake, outlet, or both, and/or have an embankment within
50 feet of a stream shall require the obtainment of a permit from
the PA DEP Bureau of Dams and Waterways, Division of Waterways and
Stormwater Management;
(3)
All other dams, ponds and impoundments require the submission of
a statement by a qualified engineer that the proposed use is properly
constructed and will not pose a threat to the public safety nor the
environment during normal flow conditions and those associated with
the base flood. All dams shall be constructed to a height of one foot
above the water surface elevation occurring during the base flood;
(4)
Setbacks. All dams, ponds and impoundments, including stormwater
management basins, shall be located a minimum of 50 feet from any
subsurface sewage disposal system or well;
(5)
Fencing. All ponds constructed within areas subject to livestock
shall be enclosed by fencing that prevents livestock from trampling
the pond's shores and polluting the waters; and
(6)
Maintenance. All ponds shall be regularly maintained and floating
debris shall be removed from all pipes and spillways. All ground cover
shall be trimmed. Weeds, brush and trees shall not be permitted to
grow on the dam or spillway.
H.
Garage/yard sales. Within any zone, an owner and/or occupant may
conduct up to two garage/yard sales per year. No garage or yard sale
shall be conducted for a period longer than three consecutive days.
Such sales may offer for sale personal possessions; no import or stocking
of inventory shall be permitted. Only one four-square-foot sign shall
be permitted advertising the garage/yard sale located upon the premises
where the sale occurs, and shall be removed promptly upon the completion
of the sale. In no case shall any aspect of the garage/yard sale be
conducted in a street right-of-way. The conduct of garage sales beyond
the extent described herein represents a commercial business and requires
appropriate zoning authorization.
I.
Accessory repair of personal motor vehicles. Within any residential
zone, or upon any property used principally for residential purposes,
the routine maintenance, repair and servicing of personal motor vehicles,
owned and/or leased in writing by the person performing such services,
is permitted, subject to the following:
(1)
All vehicles shall be maintained with proper licensure;
(2)
All work shall be performed on the vehicle owner's (tenant's) property
of residence;
(3)
Work shall be limited to the following:
(a)
Servicing and replacement of spark plugs, batteries, distributors
and distributor parts;
(b)
Repair and replacement of tires and wheels, excluding recapping
or regrooving;
(c)
Replacement of water hoses, fan belts, brake fluids, transmission
fluid, oil filters, air filters, oil, grease, light bulbs, fuses,
floor mats and carpeting, seat covers, seat belts, windshield wipers,
mirrors, and engine coolants;
(d)
Repair and replacement of car radios, tape players, amplifiers,
and speakers;
(e)
Cleaning and flushing of radiators;
(f)
Repair and replacement of fuel pump, oil pump and line repairs;
(g)
Minor servicing and adjustment of carburetors;
(h)
Minor motor adjustments not involving the removal of the motor
head or crankcase, nor the revving of the motor;
(i)
Minor body repairs, excluding the replacement of body parts,
the complete repainting of the body and the application of undercoating;
and
(j)
Cleaning of all exterior and interior surfaces, including washing,
shampooing, vacuuming, rubbing, polishing, waxing, and the application
of paint sealants;
(4)
All by-product or waste fuels, lubricants, chemicals, and other products
shall be properly disposed of according to law; and
(5)
All such activities shall be conducted at times, and in such manner,
that adjoining residents are not disturbed.
A.
Unlicensed, unregistered or uninspected motor vehicles. Motor vehicles
without current, valid license plates, registration or inspection
stickers shall in all zones be required to be parked outside the street
right-of-way and either covered at all times with a tarp or located
in a completely enclosed building. The requirements of this section
shall not be applicable to farm implements and other farm vehicles
not normally used as a means of conveyance on public highways. Neither
shall this section, in and of itself, prevent the unenclosed storage
of unlicensed, unregistered or uninspected vehicles if such storage
is performed in conjunction with the legal operation of a motor vehicle
sales establishment, a motor vehicle service or repair establishment,
or a junkyard.
B.
Recreational vehicles, boats, campers and trailers. In all residential
zones, no recreational vehicles, boats, campers, or trailers shall
be stored or parked for more than any part of three consecutive days
in any given month within the street right-of-way. The storage of
such vehicles is permitted only within a driveway in the front yard,
or behind the building setback line in the side or rear yard. In addition,
such vehicles may be stored only where they are accessory to a principal
use.
[Amended 8-7-2006 by Ord. No. 2006-2]
C.
Buses and trucks. In any residential zone, the storage or parking
of any bus or commercial truck within the street right-of-way is prohibited.
For purposes of this section, commercial trucks shall include those
that exceed a gross vehicle weight (truck plus rated payload) of 10,000
pounds.
D.
Outdoor stockpiling. In all zones, no outdoor stockpiling of any
material or outdoor storage of trash is permitted in the front yard.
The outdoor stockpiling of material or storage of trash is subject
to all accessory use setbacks. In any residential zone, the outdoor
stockpiling of materials (except firewood) for more than one year,
is prohibited.
F.
Dumpsters. All trash dumpsters shall be located as specified in the A, R, LDR, MDR, HDR, VC, GC, HC, LI, HI, and Q Zones and screened as set forth in § 215-40 of this chapter.
G.
Domestic composts. The placement of framed enclosure composts as
an accessory residential use is permitted, subject to all accessory
use setbacks. Only waste materials from the residential site shall
be deposited within the compost, and in no case shall meat or meat
by-products be composted. All composts shall be properly maintained
so as not to become a nuisance to nearby properties.
A.
Front yard setback of buildings on built-up streets. Where at least
two adjacent buildings within 100 feet of a property are set back
a lesser distance than that required or permitted, the average of
the lesser distances becomes the required minimum front setback for
the property. However, the setback line shall be no less than five
feet from any abutting street right-of-way line in the Village Commercial
Zone, and no less than 20 feet from any abutting street right-of-way
line in all other zones; and
B.
Accessory or appurtenant structures. The setback regulations do not
apply to:
[Amended 4-7-2008 by Ord. No. 2008-2]
A.
The height regulations do not apply to the following structures or
projections, provided such structures or projections are set back
a horizontal distance at least equal to their height from any property
line:
(1)
Water towers, antennas, utility poles, smokestacks, chimneys, farm
silos, windmills, flagpoles, or other similar structures;
(2)
Rooftop structures for the housing of elevators, stairways, water
storage tanks, ventilating fans, and other mechanical appurtenances;
(3)
Parapet walls or cornices used solely for ornamental purposes if
not in excess of five feet above the roofline;
B.
Except as permitted by conditional use for public and private school purposes per § 215-92B hereinafter, in no case shall any freestanding or rooftop structure above the maximum permitted height be used for the purpose of providing additional floor space for residential, commercial, industrial or for public or private school purposes.
A.
A front yard, as provided for in the area and lot requirements for
the various zones, shall be required along each street on which a
corner lot abuts.
B.
On corner lots, no structure nor growth exceeding 30 inches in height
shall be permitted within an area which is formed by a triangle where
the two legs of the triangle extend 100 feet from the center-line
intersection of the two intersecting streets.
All dwelling units must conform to minimum habitable floor areas
as follows:
A.
Single-family (including mobile homes), duplex, and townhouse dwelling
units: 700 square feet per dwelling unit;
B.
Multifamily dwellings: 400 square feet per dwelling unit; and
C.
ECHO housing, seasonal dwellings, cabins, temporary farmworker housing
and apartments of two-family conversions: 250 square feet per dwelling
unit.
No persons or family shall be permitted to permanently reside
within any tent, travel trailer, bus, boat, camper, or motor home.
However, temporary occupancy of a tent, travel trailer, camper, or
motor home shall be permitted within an approved campground or for
periods of up to seven days in any calendar year on the property of
a friend or relative.
More than one principal use may be erected on a single lot,
provided that all lot and yard requirements, standards, and other
requirements of this chapter shall be met for each structure as though
it were on an individual lot. In addition, such proposals shall gain
approval for any required land development or subdivision plan, and
provide individually approved methods of sewage disposal. Two-family
conversions, ECHO housing and temporary farmworker housing are not
considered new principal uses, and do not require a land development
plan; provided, however, that ECHO housing and temporary farmworker
housing continue to be occupied by qualifying persons, or other approved
accessory uses.
Every building hereafter erected or moved shall be on a lot adjacent to or with approved access to a public or private street. The erection of buildings without approved access shall not be permitted. Access to lots containing one or two single-family dwellings shall be via driveways (see § 215-36); access to lots containing other uses, including three or more single-family dwellings, shall be via access drives (see § 215-37).
Driveways shall include private drives serving individual single-family
dwellings, as well as shared driveways serving two single-family dwellings.
Driveways shall meet the following standards:
A.
General requirements:
(1)
Number per lot. No more than two driveway connections per lot shall
be permitted;
(2)
Setbacks. Driveways shall be not less than 40 feet from the edge
of the cartway of any street intersection, nor less than five feet
from a fire hydrant, nor less than three feet from adjoining lot lines,
unless a shared driveway is proposed;
(3)
Slope. A driveway shall not exceed a slope of 8% within 25 feet of
the street right-of-way lines;
(4)
Surface. All driveways shall, within 25 feet of the street cartway,
be paved with concrete or bituminous paving material, or another dust-free
material suitable to the Board of Supervisors;
(5)
Shared driveways. Shared driveways may be used to provide required
vehicular access between two single-family detached dwellings and
a street. The use of a shared driveway shall only be approved when
cross access easements ensure common use, access and maintenance of
the shared driveway for each property owner relying upon said shared
driveway. Such cross access easements shall be required in language
acceptable to the Township Solicitor. Shared driveways shall not exceed
1,000 feet in length;
(6)
Street access. Access shall be provided to the street of lesser classification
when there is more than one street classification involved;
(7)
PennDot permit. Any driveway intersecting with a state-owned road
shall require the obtainment of a driveway permit from the Pennsylvania
Department of Transportation;
(8)
Traffic movement/drainage. Driveways shall not interfere with normal
traffic movement nor be constructed in a manner to be inconsistent
with the design, maintenance and drainage of the street;
(9)
Plan delineation. Driveway location shall be delineated on all plans/permits
as applicable;
(10)
Clear sight triangle. Driveways shall be located so that a clear
sight triangle as depicted below is provided. Two apexes of the triangle
shall be located in both directions along the street center line,
75 feet from a point where the center line of a driveway and street
intersect. The vertex of the triangle shall be located along the center
line of the driveway, on the site and five feet from the property/street
right-of-way line. No permanent obstructions and/or plant materials
over 30 inches in height shall be placed within the clear sight triangle.
 |
(11)
Adequate sight distance. Driveways shall be located so as to
provide adequate sight distances at intersections with streets. Such
sight distances shall be at least 125 feet in each direction, unless
required by PennDot to be more.
A.
General requirements:
(1)
Number per lot. Except as specified elsewhere, the number of access
drives intersecting with a street may not exceed two per lot. The
Zoning Hearing Board may grant a variance for additional access points
where required to meet exceptional circumstances and where frontage
of unusual length exists;
(2)
Setbacks. The edge(s) of all access drives shall be set back at least:
(a)
From the intersection of any street right-of-way lines: 100
feet;
(b)
From any other access drive located upon the same lot (measured
from cartway edges): 100 feet; and
(c)
From any side and/or rear property lines: 15 feet; however,
this setback can be waived along one property line when a joint parking
lot or loading area is shared by adjoining uses;
(3)
Slope. Access drives shall not exceed a slope of 8% within 75 feet
of the intersecting street center line;
(4)
Surface. All access drives shall be paved with concrete or bituminous
paving material, or another dust-free material suitable to the Board
of Supervisors;
(5)
Access drive width. Access drives shall provide a minimum 12 feet wide cartway for each lane of travel. However, in no case shall any access drive cartway be less than 15 feet wide if it provides for truck movement between the public right-of-way and any required off street loading spaces as regulated by § 215-39 of this chapter. However, unless otherwise specified, the maximum cartway width of the access drive shall not exceed the area necessary to accommodate the minimum required cartway width and the minimum required tangential arc of the intersecting cartways;
(6)
Street access. Access shall be provided to the street of lesser classification
when there is more than one street classification involved;
(7)
PennDot permit. Any access drive intersecting with a state-owned
road shall require the obtainment of a PennDot driveway permit;
(8)
Traffic movement/drainage. Access drives shall not interfere with
normal traffic movement nor be constructed in a manner to be inconsistent
with the design, maintenance and drainage of the street;
(9)
Plan delineation. Access drive location shall be delineated on all
plans/permits as applicable;
(10)
Clear sight triangle. Access drives shall be located and constructed
so that a clear sight triangle as depicted below is provided. The
apexes of the triangle shall be located along all center lines, in
all directions from the intersection of street and access drive. No
permanent obstructions and/or plant materials over 30 inches in height
shall be placed within the clear sight triangle; and
 |
(11)
Adequate sight distance. Access drives shall be located so as
to provide adequate sight distances at intersections with streets.
A.
Off-street parking shall be required in accordance with the provisions
of this section prior to the occupancy of any building or use, so
as to alleviate traffic congestion on streets. All parking exclusively
serving agricultural and/or forestry-related activities shall be exempt
from off-street parking requirements. Off-street parking shall be
provided whenever:
B.
Parking for a single-family dwelling. A single-family dwelling shall be required to provide two off-street parking spaces which may take the form of garages, carports or driveways. Additional regulations pertaining to driveways are contained in § 215-36 of this chapter. The remaining regulations contained in this section do not apply to off-street parking facilities serving one single-family dwelling.
C.
Parking for all other uses:
(1)
General requirements:
(a)
Site plan. Each application for a zoning permit (or a use for
which parking spaces are required) shall include a drawing (site plan)
showing the proposed layout of the lot. The drawing shall clearly
indicate all of the design elements required below. No zoning permit
shall be issued for any use for which parking spaces are required
unless the site plan has been approved or necessary variances have
been obtained;
(b)
Surface. All parking lots shall be constructed and maintained
with a paved surface of concrete or bituminous materials, or another
approved dust-free surface;
(c)
Drainage. Parking lots shall be graded to a minimum slope of
1% to provide for drainage. Adequately sized inlets and storm sewers
shall be provided to discharge stormwater;
(d)
Lighting. Adequate lighting shall be provided in the form of
low-pressure sodium outdoor fixtures. Such fixtures shall be shielded
so as not to project light upwards or at land used for residential
purposes, or adjoining lots or streets; and
(2)
Parking lot design:
(b)
Access. Parking areas for more than one dwelling shall be designed
so that each vehicle may proceed to and from the parking space without
requiring the moving of any other vehicle;
(c)
Marking. All parking lots shall be adequately marked and maintained
for the purpose of defining parking spaces and interior drives. Where
paving is required, the lines of all parking spaces and interior drives
(including directional arrows, etc.) shall be solid white and four
inches in width. Painted lines, arrows and dividers shall be provided
and maintained to control parking, and to direct vehicular circulation;
(d)
Separation. Where required, parking spaces shall be guarded
by curbs or other protective devices, which are arranged so that parked
cars cannot project into access and interior drives, the streets,
yards or walkways;
(e)
Bicycles. Where parking lots contain 20 or more spaces, 5% of
those spaces shall be for bicycle use. Each bicycle space shall be
equipped with a device to which a bicycle frame and one wheel can
be securely attached using a chain or cable. Bicycle parking spaces
shall be visible from at least one entrance to the structure and shall
be located so that bicycles do not overhang the curb or sidewalk or
interfere with pedestrian or vehicular traffic;
(g)
Joint parking lots:
[1]
In commercial shopping centers and office parks over two acres
in size, joint parking lots may be permitted. These joint facilities
can reduce the total number of parking spaces required by a maximum
of 20%. Therefore, the resulting joint parking lot will be required
to provide at least 80% of the total number of spaces required by
the sum of all of the shopping center's tenants. Such reduced parking
spaces must be appropriately distributed on the lot to provide convenient
walking distance between every vehicle and each of the shopping center's
stores; and
[2]
Required parking spaces may be provided in parking lots designated
to jointly serve two or more establishments or uses, provided that
the number of required spaces in such joint facility shall not be
less than the total required separately for all such establishments
or uses. However, where it can be conclusively demonstrated that one
or more uses will be generating a demand for parking spaces, primarily
during periods when the other use(s) is not in operation, the total
number of required parking spaces may be reduced to:
(h)
Schedule of required spaces. The following lists required numbers
of parking spaces by use type. Any use involving a combination of
several uses shall provide the total number of spaces required for
each individual use:
|
Type of Use
|
Minimum of One Parking Space for Each
| |
|---|---|---|
|
Commercial Uses
| ||
|
Automobile repair, filling and washing facilities
|
400 square feet of gross floor and ground area devoted to repair
and service facilities in addition to areas normally devoted to automobile
storage and 1 per employee on major shift
| |
|
Automobile, boat, and trailer sales
|
1,000 square feet of gross indoor and outdoor display areas
| |
|
Carpeting, drapery, floor covering, and wall covering sales
|
500 square feet of gross floor area
| |
|
Convenience stores
|
75 square feet of gross floor area
| |
|
Drive-through and/or fast-food restaurants
|
2 seats and 1 per each 2 employees
| |
|
Food markets and grocery stores
|
150 square feet of gross floor area for public use and 1 per
each employee on 2 largest shifts
| |
|
Funeral homes
|
100 square feet of gross floor area, 1 per each employee, and
1 per each piece of mobile equipment, such as hearses and ambulances
| |
|
Furniture sales
|
500 square feet gross floor area
| |
|
Hotels, motels
|
Guest sleeping room and 1 per each employee on 2 largest shifts
(restaurants and other accessory uses shall add to this requirement)
| |
|
Mini warehouses
|
25 units plus 1 per 250 square feet of office space, plus 2
per any resident manager
| |
|
Office buildings
|
300 square feet of gross floor area
| |
|
Professional offices of veterinarians, physicians, dentists,
etc.
|
6 spaces per each physician or dentist, etc.
| |
|
Retail stores or shops (except those listed above)
|
200 square feet of gross floor area (display area and/or sales
area) and 1 per each employee on 2 largest shifts
| |
|
Restaurants
|
4 seats plus 1 per each employee on largest shift
| |
|
Nightclubs and taverns
|
2 seats plus 1 per employee on largest shift
| |
|
Shopping centers or malls
|
182 square feet of gross leasable floor area
| |
|
Other commercial buildings
|
400 square feet of gross floor area
| |
|
Industrial Uses
| ||
|
Industrial and heavy manufacturing establishments
|
2 employees on the 2 largest shifts or at least 1 space per
each 1,000 square feet of gross floor area, whichever is the greatest
number
| |
|
Warehousing
|
Employee on the 2 largest shifts
| |
|
Recreational Uses
| ||
|
Amusement arcades
|
80 square feet of gross floor area
| |
|
Athletic fields
|
4 seats of spectator seating; however, if no spectator seating
is provided, a temporary parking area shall be provided on the site.
Such area must provide sufficient numbers of spaces to serve all users
of the site, and include a fence delineating such parking area.
| |
|
Bowling alleys, billiards rooms
|
1/2 lane/table and 1 per each 2 employees
| |
|
Campgrounds
|
Per campsite, plus 1 per employee, plus 50% of the spaces normally
required for accessory uses
| |
|
Golf courses
|
1/2 hole, plus 1 per employee, plus 50% of the spaces normally
required for accessory uses
| |
|
Golf driving ranges
|
1 per tee and 1 per employee
| |
|
Miniature golf courses
|
1/2 hole and 1 per employee
| |
|
Riding schools or horse stables
|
2 stalls plus 1 per every 4 seats of spectator seating
| |
|
Picnic areas
|
Per table
| |
|
Skating rinks
|
4 persons of legal occupancy plus 1 per employee
| |
|
Swimming pools (other than one accessory to a residential development)
|
4 persons of legal occupancy plus 1 per employee
| |
|
Tennis or racquetball clubs
|
1/4 court plus 1 per employee plus 50% of the spaces normally
required for accessory uses
| |
|
Residential Uses
| ||
|
Single-family detached dwellings and seasonal dwellings
|
1/2 dwelling unit (i.e., 2 spaces per dwelling unit)
| |
|
Boardinghouses, group homes, and bed-and-breakfasts
|
Bedroom
| |
|
Duplex, townhouse, multiple-family, and conversion apartment
dwellings
|
1/2 dwelling unit (i.e., 3 spaces per dwelling unit). Such parking
spaces can take the form of private driveways, or garages and/or common
parking lots, provided all spaces required are within 150 feet of
the unit served.
| |
|
Social and Institutional Uses
| ||
|
Auditorium, banquet, conference, and meeting facilities; church,
theater, and other such places of public assembly
|
200 square feet, but not fewer than 1 space per each 3 seats
| |
|
Clubs, lodges and other similar places
|
200 square feet of gross floor area and 1 per each employee
on 2 largest shifts
| |
|
Nursing or rest homes
|
3 accommodations (beds) in addition to those needed for doctors
and support staff
| |
|
Hospitals, sanitariums
|
Spaces shall be provided for visitors at the rate of at least
1 space per each 1.5 accommodations (beds). Such spaces shall be in
addition to those necessary for doctors and other personnel.
| |
|
Museums, art galleries, cultural centers, libraries
|
400 square feet of gross floor area
| |
|
Rehabilitation centers (without overnight accommodations)
|
1 per each employee and per each 3 people anticipated to be
handled through the facility
| |
|
Schools below grade 10, including kindergarten and day-care
centers
|
6 individuals enrolled
| |
|
Schools, 10th grade and above, including colleges
|
3 students enrolled
| |
|
Vocational training and adult education facilities
|
1.5 students enrolled
| |
(3)
Interior drives:
(a)
Widths:
[1]
Interior drives between rows of parking spaces shall have the
minimum widths indicated in the following table:
|
Angle of Parking
|
Width of Driveway In Feet: One-Way Traffic
|
Width of Drive way In Feet: Two-Way Traffic
| |
|---|---|---|---|
|
90°
|
25
|
25
| |
|
60°
|
20
|
22
| |
|
45°
|
18
|
22
| |
|
30°
|
11
|
22
| |
|
Parallel
|
11
|
22
|
[2]
Interior drives in areas where there is no parking permitted
shall be at least 11 feet wide for each lane of traffic;
(b)
Horizontal curves. Not less than a four-foot radius of curvature
shall be permitted for horizontal curves in parking areas;
(c)
Backup area. All dead-end parking lots shall be designed to
provide sufficient backup area for all end spaces;
(d)
Speed bumps:
[1]
Speed bumps, constructed as part of access or interior drives
or parking lots, shall be marked with permanent, yellow stripes;
[2]
The speed bumps shall be in the form of mounds or depressions
in the pavement and shall be designed to restrain motor vehicle speed;
[3]
There shall be a warning sign posted at each entrance to a parking
area having speed bumps; and
[4]
In no case shall the overall height (or depth) of speed bumps
exceed three inches;
(4)
Prohibited uses of a parking lot. Automobile parking lots are for
the sole purposes of accommodating the passenger vehicles of persons
associated with the use which requires them. Parking lots shall not
be used for the following:
(a)
The sale, display or storage of vehicles or other merchandise,
including the use of vehicles parked in a permanent manner for the
sole purpose of advertising;
(b)
Parking/storage of nonpassenger vehicles accessory to the use;
(c)
Performing services (including services to vehicles); nor
(d)
Loading and unloading purposes, except during hours when business
operations are suspended or where off-street loading facilities do
not exist; and
(5)
Landscaping and screening. The following landscaping and screening
requirements shall apply to all parking lots within the VC, GC, HC,
LI, and HI Zones:
(a)
Landscape strip:
[1]
When a parking lot is located in a yard which abuts a street,
a landscape strip shall be provided on the property along the entire
street line. This strip shall be measured from the street right-of-way
line and may include a sidewalk, which can be included in the required
landscape strip width. The strip may be located within any other landscape
strip required to be located along a street. The following lists required
width of landscape strips:
|
Number of Spaces In Parking Lot, Including Joint Facilities
|
Landscape Strip Width In Feet Measured From Street Right-of-Way
Line
| |
|---|---|---|
|
Fewer than 100
|
15
| |
|
100 to 250
|
20
| |
|
Over 250
|
25
|
[2]
Unless otherwise indicated, all parking lots constructed in
side or rear yards (as defined herein) shall be set back a minimum
of 10 feet from all property lines. Such setbacks shall be used for
landscape strips;
A.
Off-street loading shall be required in accordance with this section
prior to the occupancy of any building or use, so as to alleviate
traffic congestion in parking lots and on streets. These facilities
shall be provided whenever:
B.
General requirements:
(1)
Site plan. Each application for a zoning permit (or use for which
off-street loading spaces are required) shall include a drawing (site
plan) showing the proposed layout of the loading area. The drawing
shall clearly indicate the design elements required below. No zoning
permit shall be issued for any use for which a loading area is required
unless the site plan has been approved or necessary variances have
been approved;
(2)
Location. Except as provided elsewhere, a ground level loading area
may be located in any side or rear yard. No exterior portion of an
off-street loading facility (including access drives) shall be located
within 50 feet of any land within a residential zone. Off-street loading
facilities shall be located on the face of a building not facing any
adjoining land in a residential zone;
(3)
Sizes. The following lists required minimum loading space sizes (excluding
access drives, entrances and exits):
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height (If Covered or Obstructed)
(feet)
| |
|---|---|---|---|---|
|
Industrial, wholesale and storage uses
|
63
|
12
|
15
| |
|
All other uses
|
33
|
12
|
15
|
(4)
Separation. Off-street loading spaces shall be designed so that there
will be no need for service vehicles to back over streets or sidewalks.
Furthermore, off-street loading spaces shall not interfere with off-street
parking lots;
(5)
Connection to street. Every loading space shall be connected to a street by means of an access drive. The access drive shall be at least 24 feet wide for two-way travel, or 18 feet wide for one-way travel, exclusive of any parts of the curb and gutters. § 215-37 specifies other requirements for access drives;
(6)
Surface. All off-street loading facilities, including access drives,
shall be constructed and maintained with a paved surface of concrete
or bituminous materials, or other dust-free surface;
(7)
Drainage. Off-street loading facilities (including access drives)
shall be drained to prevent damage to other properties or public streets.
Furthermore, all off-street loading facilities shall be designed to
prevent the collection of standing water on any portion of the loading
facility surface, particularly next to access drives;
(8)
Lighting. Adequate lighting shall be provided if the loading facility
is to be used at night. Such lighting shall be in the form of low-pressure
sodium outdoor fixtures and shall be shielded so as not to project
light upwards or at land used for residential purposes, or adjoining
lots or streets;
(9)
Landscaping and screening. Unless otherwise indicated, all off-street loading facilities shall be surrounded by a fifteen-foot wide landscape strip. All off-street loading facilities shall also be screened from adjoining residentially zoned properties and/or adjoining public streets according to the requirements of § 215-40 of this chapter;
(10)
Waivers. The requirement for off-street loading may be waived
where one of the two following circumstances exists:
(a)
Coordinated off-street loading is proposed between two adjoining
land uses sharing a single access drive that provides ready access
to one or more loading spaces serving both uses, provided the proposed
use would not require more loading spaces than the adjacent use, and
provided a cross-property use easement is recorded that assures both
uses may use the shared loading space(s); or
(b)
For properties fronting on Electric Avenue, the applicant can demonstrate that shared off-street loading, as set forth in Subsection B(10)(a) above, cannot be accomplished and that the physical dimensions of the subject property do not permit the provision for off-street loading spaces. This waiver shall apply only to existing lots as of the effective date of this chapter, and shall furthermore have the effect of waiving only the first and not any subsequent required loading spaces; and
(11)
Schedule of required loading spaces:
|
Type of Use
|
Number
Spaces
Per
|
Gross Floor Area
| |
|---|---|---|---|
|
Hospital or other institution
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Hotel, motel and similar lodging facilities
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Industry or manufacturing
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 to 25,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
| ||
|
Multifamily dwelling
|
None
|
Less than 100 dwelling units
| |
|
1.0
|
100 to 300 dwelling units
| ||
|
+1.0
|
Each additional 200 dwelling units (or fraction)
| ||
|
Office building, including banks
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Retail sales and services, per store, and restaurants
|
None
|
First 2,000 square feet
| |
|
1.0
|
2,000 to 10,000 square feet
| ||
|
2.0
|
10,000 to 40,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Shopping centers (integrated shopping centers, malls and plazas)
having at least 25,000 square feet
|
1.0
|
25,000 square feet up to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet
| ||
|
Theater, auditorium, bowling alley, or other recreational establishment
|
None
|
First 10,000 square feet
| |
|
1.0
|
10,000 to 100,000 square feet
| ||
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| ||
|
Undertaking establishment or funeral parlor
|
None
|
First 3,000 square feet
| |
|
1.0
|
3,000 to 5,000 square feet
| ||
|
+1.0
|
Each additional 10,000 square feet (or fraction)
| ||
|
Wholesale or warehousing (except mini warehousing)
|
None
|
First 1,500 square feet
| |
|
1.0
|
1,500 to 10,000 square feet
| ||
|
+1.0
|
Each additional 40,000 square feet (or fraction)
|
A.
Yard ground cover. Any part of the site which is not used for buildings,
other structures, loading or parking spaces and aisles, sidewalks,
and designated storage areas shall be planted with an all-season ground
cover approved by the Board of Supervisors (e.g., grass, ivy, vetch,
pachysandra, etc.). In addition, gravel can be substituted if done
in a manner to complement other vegetative materials. It shall be
maintained to provide an attractive appearance, and all nonsurviving
plants shall be replaced promptly;
B.
Landscaping requirements:
(1)
Landscape strips along streets shall be measured from the street
right-of-way line. Any required landscaping (landscape strips and
interior landscaping) shall include a combination of the following
elements: deciduous trees, ground covers, evergreens, shrubs, vines,
flowers, rocks, gravel, earth mounds, berms, walls, fences, screens,
sculptures, fountains, sidewalk furniture, or other approved materials.
Artificial plants, trees and shrubs may not be used to satisfy any
requirement for landscaping or screening. No less than 80% of the
required landscape area shall be vegetative in composition. However,
where sidewalks are proposed as part of landscape strips beyond the
street right-of-way, these shall be permitted to bisect such strips
and be included in the required strip width. In such cases, the noted
80% vegetation requirement shall not apply;
(2)
For each 500 square feet of required area for landscape strips, one
shade/ornamental tree shall be provided. If deciduous, these trees
shall have a clear trunk at least five feet above finished grade;
if evergreen, these trees shall have a minimum height of six feet.
All required landscape strips shall have landscaping materials distributed
along the entire length of the lot line abutting the yard;
C.
Screening. The following materials may be used: evergreens (trees,
hedges, or shrubs), walls, fences, earth berms, or other approved
similar materials. Fences and walls shall not be constructed of corrugated
metal, corrugated fiberglass, or sheet metal. Screening shall be arranged
so as to block the ground-level views between grade, and a height
of six feet. Landscape screens must achieve this visual blockage within
two years of installation; and
D.
Selection of plant materials:
(1)
Trees and shrubs shall be typical of their species and variety; have
normal growth habits, well-developed branches, densely foliated, vigorous,
fibrous root systems. They shall have been grown under climatic conditions
similar to those in the locality of the project or properly acclimated
to conditions of the locality of the project;
(2)
Any tree or shrub which dies shall be replaced so as to maintain
ground cover and/or screening. All landscaping and screening treatments
shall be properly maintained.
A.
General requirements:
(1)
Signs must be constructed of durable material and maintained in good
condition;
(2)
No sign shall be maintained within the Township in such a state of
disrepair as to have the appearance of complete neglect, which is
rotting or falling down, which is illegible, or has loose parts separated
from original fastenings;
(3)
Whenever a sign becomes structurally unsafe or endangers the safety
of the building or premises, or endangers the public safety, the Zoning
Officer shall give written notice to the owner of the premises on
which the sign is located that such sign be made safe or removed within
five days;
(4)
Each sign shall be removed when the circumstances leading to its
erection no longer apply;
(5)
Signs may be interior lighted with nonglaring lights, or may be illuminated
by floodlights or spotlights that are shielded so there is no direct
light transmitted upwards or to other properties or public rights-of-way;
(6)
Animated, sequential, flashing, rotating, revolving or oscillating
signs shall be permitted in General Commercial (GC), Village Commercial
(VC), Light Industrial (LI), and Heavy Industrial (HI) Zones provided
that:
[Amended 5-17-2021 by Ord. No. 2021-1]
(a)
The area of any one side of any such sign shall not exceed 25 square
feet;
(b)
The total area of any such sign shall not exceed 50 square feet;
(c)
No such sign shall be greater than eight feet in length;
(d)
No such sign shall be located within 100 feet of an intersection
of streets or roads regulated by traffic lights, signals, or other
electronic traffic controls;
(e)
Such sign shall not have rotating, revolving or flashing lights which
by reason of intensity, color, design or otherwise are similar to
authorized visual signals on police and/or emergency vehicles as required
by the Pennsylvania Vehicle Code, 75 Pa.C.S.A. §§ 4571
to 4573, inclusive, as amended or supplemented from time to time,
and per the regulations thereunder, 67 Pa. Code §§ 173.1
to 173.6, inclusive, as amended or supplemented from time to time;
(f)
Such sign shall not exceed a frequency of flashes in excess of one
flash every three seconds;
(g)
Animated, sequential, flashing, rotating, revolving or oscillating
signs shall at all times have the animated, sequential, flashing,
rotating, revolving or oscillating message displayed on a stationary
background; and
(h)
Such sign shall at all times be located so that it does not interfere
with traffic lights, signals or other controls, or abrogate or endanger
the public health, safety and welfare. (NOTE: The reason for this
requirement is due to the distraction of motorists and the adverse
public safety effect which would exist as a result of an ever changing,
moving, or animated background being behind the messages displayed.)
(7)
All electrically illuminated signs shall be constructed to the standards
of the National Board of Fire Underwriters;
(8)
Signs of such design and location that they interfere with, compete
for attention with, or may be mistaken for traffic control devices,
are prohibited. This shall include any sign visible from the public
right-of-way which uses an arrow device or the word "stop." It shall
also include signs in which the colors red, green and yellow are used
either in direct illumination or in high reflection by the use of
fluorescent paint or glass;
(9)
No sign located within 300 feet of any traffic light shall be illuminated
with red, green or yellow lights or neon tubing;
(10)
No sign shall be located so as to interfere with any clear sight
triangle or visibility at street, access drive or driveway intersections;
(11)
No sign shall be erected or located as to prevent free ingress
or egress from any window, door or fire escape;
(12)
No sign shall be placed in such a position that it will obscure
light or air from a building or which would create a traffic danger;
(13)
No sign shall be permitted which is permanently attached to
public utility poles, nor trees which are within the right-of-way
of any street;
(14)
No point of any sign, including trim, border and supports, shall
be located within 10 feet of any property or street right-of-way lines;
(15)
No point of a wall-projecting sign shall be located less than
nine feet above the grade directly below the sign;
(16)
No roof sign may project beyond the edge of said roof in any
direction, nor interfere with any openings in such roof, or prevent
the free passage from one part of the roof to the other thereof;
(17)
No loud, vulgar, indecent, or obscene advertising matter shall
be displayed in any manner;
(18)
Except in the case of billboards, only those signs referring
directly to materials or products made, sold or displayed on the premises
shall be permitted;
(19)
In the event that a symbol, trademark or other such figure is
used as a sign post or standard which could be construed to indicate
or identify a particular use or business, that symbol, trademark or
figure is to be computed as part of the total allowable sign area;
(20)
Advertising painted upon or displayed upon a barn or other building
or structure or vehicle shall be regarded as a flat wall sign and
the regulations pertaining thereto shall apply;
(21)
No sign located within any floodplain shall exceed six square
feet of area per side;
(22)
Nothing in these regulations shall be construed as prohibiting
signs intended for viewing principally from within a building, or
signs temporarily attached to the inside face of a window, announcing
a sale or similar feature, or expressing a personal political or religious
viewpoint, provided that the latter shall not occupy more than 33 1/3%
of the total display window area for a period not to exceed 10 days;
and
(23)
Determination of size of sign area. The area of a sign shall
be construed to include all lettering, wording and accompanying designs
and symbols, together with the background, whether open or enclosed,
on which they are displayed, including any border framing or decorative
attachments, but not including any supporting framework or bracing
incidental to the display itself. Where the sign consists of individual
letters or symbols attached to a building, wall or window, the area
of the sign shall be considered to be that of the smallest rectangle
or other regular geometric shape which encompasses all of the letters
and symbols. Where a sign has two or more faces, the area of all faces
shall be included in determining the area of the sign;
B.
In addition to the general sign regulations listed in the preceding Subsection A, specific regulations, attached hereto and incorporated herein as Attachment 1,[1] are hereby adopted by the Township of Derry and shall
apply to all signs, as applicable. (See Attachment 1.)
[Amended 5-17-2021 by Ord. No. 2021-1]
[1]
Editor's Note: Attachment 1 is included as an attachment to
this chapter.
C.
Sign permits. For signs requiring permits in Subsection B, the following requirements shall apply prior to the erection of said signs:
(1)
Permit applications:
(a)
Application for a permit shall be made at the Township office;
(b)
Application shall be made on a form to be provided by the Township
and shall contain the following information and documentation:
[1]
The name(s) and address(es) of the sign owner and the landowner;
[2]
An affidavit of title executed by the landowner(s) indicating
the date and place of recording of the present title to the land;
[3]
A drawing to scale, showing the location of the sign with reference
to the adjoining property lines and streets;
[4]
A drawing to scale, showing all dimensions of the sign. For
a directional sign or an on-premises sign advertising activities being
conducted on the real property, the drawing shall also contain an
accurate representation of the advertising or informative contents
of the sign; and
[5]
A description of the construction materials of the sign and
its manner of installation;
(2)
All applications shall be reviewed, and permits issued, by the Zoning
Officer. No sign permit shall be issued, except in conformity with
the regulations of this chapter, except upon order of the Zoning Hearing
Board, granted pursuant to the procedures established for the issuance
of a variance;
(3)
Permit issuance. Following permit application approval, a sign permit
will be issued by the Zoning Officer upon receipt of required fees;
(4)
If there is any change in location or dimensions of any sign, or
in advertising or informative contents of a sign, a new permit shall
be required; and
For the purposes of this chapter, the Township's roads shall
be classified in the following categories:
|
Arterial Roads
|
Collector Roads
|
Local Roads
|
|---|---|---|
|
U.S. Route 322
|
West Freedom Avenue
|
All roads not listed as arterials or collectors.
|
|
U.S. Route 22
|
Ferguson Valley Road
| |
|
Electric Avenue
|
Vira Road
| |
|
Main Street
|
Long Lane
| |
|
PA Route 522
|
Green Avenue Extension/Back Maitland Road
| |
|
Parcheytown Road
| ||
|
Ort Valley Road
| ||
|
North Derry Avenue
| ||
|
Jacks Creek Road
|
A.
As of the effective date of this chapter, all future uses that rely
upon on-lot sewage disposal systems shall be required to specifically
test for and secure one disposal site (field, bed or trench) and another
alternate disposal site. Both disposal sites shall be approved by
the Sewage Enforcement Officer. Furthermore, the alternate disposal
site shall be perpetually protected from excavation, construction
and other activities that would result in disturbance of the soils'
ability to renovate sewage effluent until such time as the alternate
field may be activated due to malfunction of the initial disposal
site;
B.
Regardless of any maximum lot area requirements listed elsewhere
in this chapter, the minimum required lot size may be increased to
insure an acceptable level of nitrate-nitrogen in the adjoining groundwater.
Such determinations will be made by the PA DEP through its sewer module
review process. In those cases where applicable maximum lot area requirements
are exceeded to protect groundwater quality, the applicant shall furnish
evidence that the amount of land needed to protect local groundwater
is the minimum necessary for such protection; and
C.
Every use relying upon on-lot sewage disposal systems shall be required
to properly maintain and repair such systems.
All uses proposed within Derry Township shall operate in compliance
with applicable state and federal regulations, as they are periodically
amended. The following lists known governmental regulations associated
with various land use impacts. This list in no way excludes or limits
federal or state jurisdiction over uses within the Township, but is
merely provided for information to applicants and landowners.
A.
All uses requiring a traffic study shall provide a study prepared
by a professional traffic engineer with the following minimum considerations:
(1)
A description of the traffic impact area (TIA), including its major
roads and potential traffic generation rates to be determined by current
references;
(2)
Existing twenty-four-hour and peak hour traffic volume data for all
streets which provide direct access to the proposed development, and
for the collectors and arterials which will serve it, as well as any
major intersection within the impact area;
(3)
Estimates of the total number of vehicle trips to be generated by
the development for a typical twenty-four-hour period, and including
typical a.m. and p.m. peak periods;
(4)
Assignment of future twenty-four-hour and peak hour volumes to the
collectors and arterials, and other streets that will serve the proposed
development based on the projections of increased traffic volumes
within the traffic impact area, to be determined by an extrapolation
of former development trends, and the amounts of usable area already
planned and/or zoned within the traffic impact area. Any previously
approved projects within the TIA that have not yet been occupied should
also be factored into these future traffic volume projections;
(5)
Projected twenty-four-hour and peak hour turning movement data for
all access points proposed for the development;
(6)
Capacity/level of service analysis on major intersections which will
be impacted by the additional volumes generated by the development;
(7)
Recent data about existing accident levels at the above intersections
categorized by accident type for each intersection;
(8)
Descriptions of the street improvements that will be required in
order to avoid problems of traffic congestions and traffic safety;
(9)
Cost estimates of any proposed improvements that will be required;
(10)
Descriptions of existing and planned public transportation services
in the Township and the potential to serve the proposed development;
(11)
Descriptions of any actions proposed or offered by the applicant
to alleviate the impact of the proposed development on the transportation
network;
(12)
The source of standards used in the data as presented; and
(13)
The applicant shall make any improvements necessary to maintain
an adequate level of service on all abutting intersections and streets.
Within the A, R and F Zones, the use of flag lots is permitted
by right, subject to the following standards:
A.
The use of such flag lots would reduce the loss of productive farmlands
and/or the conversion of other significant environmental features
(e.g., steep slopes, floodplains, wetlands, woodlands, wildlife habitats).
The applicant must demonstrate by credible evidence that the use of
flag lots would better protect these natural features than would development
under the zone's conventional design standards;
B.
All flag lots shall either have direct street frontage or direct vehicular access to a joint-use driveway that serves no more than four individual dwelling lots, each of which must be contiguous to at least one other lot. Individual driveways and shared driveways serving two dwellings shall comply with § 215-36 of this chapter. Shared driveways serving three or more dwellings shall comply with § 215-37 of this chapter;
C.
Cross access easements to ensure common use of, access to, and maintenance
of joint-use driveways shall be implemented for each property relying
upon said joint-use driveway; such cross access easements shall be
required in language acceptable to the Township Solicitor; and
D.
For the purpose of establishing yards and setbacks upon lots using
joint-use driveways, the joint-use driveway shall be considered a
"street right-of-way;" as defined herein.
A.
Procedure. All proposed developments involving subdivisions, land developments or zoning permits shall be subject to the provisions herein. All applications submitted subject to this section shall be reviewed and approved by the Board of Supervisors, after review by the Planning Commission and/or any other specified agent of the Township. The review process shall be the same as that applied to conditional uses (see § 215-133). Should the Board of Supervisors determine that the applicant's statement does not adequately address the requirements, or that the proposed use, by nature or design, cannot be accomplished in a manner that is compatible with environmental conditions, the application shall be denied. As an alternative, the Board may approve the application with conditions imposed that directly respond to the application's deficiencies;
B.
Disputes over the presence/location of specific natural resources.
Should a dispute concerning the presence, extent and/or location of
a particular natural resource arise, the initial determination of
the Zoning Officer may be appealed to the Board of Supervisors. In
such instances, the burden of proof shall rest with the applicant;
C.
Natural resource review standards (applicable to all permitted, special
exception and conditional uses):
(1)
Steep slopes. Steep slopes are defined as those areas having slopes
of 15% or greater. All applications on lands with steep slopes shall
require the preparation of a statement by a commonwealth-registered
engineer or architect which includes the following:
(a)
A topographic map of the site which highlights those areas that
possess slopes of 15% or greater and 25% or greater. Also reflected
on this map should be all existing and proposed site improvements,
including buildings, roads, driveways, and on-lot utilities;
(b)
A detailed description of the methods that are being used to:
[1]
Avoid the clearing of vegetation in areas that have a high potential
for soil erosion;
[2]
Overcome foundation problems in construction of structures;
[3]
Prevent the construction of structures and other site improvements
on areas with slopes exceeding 25%;
[4]
Minimize grading throughout the site;
[5]
Protect and preserve any natural diversity sites that coincide
with the steep-sloped areas of the site;
[6]
Protect water quality on and around the site from the adverse
effects of the proposed use;
[7]
Manage stormwater; and
[8]
Protect any environmental conditions or uses on adjoining properties;
(c)
For enclosed structures or impervious surfaces, an erosion and
sedimentation control plan which complies with the requirements of
the PA DEP;
(2)
Woodlands. Woodlands shall be defined as including all areas shown
as "conservation" on the Derry Township Comprehensive Plan Existing
Land Use Map, or any other lots consisting 30% or more of trees, excepting
lots of record as of the date of adoption of this chapter. All applications
for development in woodland areas shall include a statement by the
applicant which includes the following:
(a)
A map showing the location of the wooded areas of the site and
all proposed site improvements (e.g., buildings, roads, sewer systems,
driveways, etc.) which would involve the removal of trees;
(b)
A description of the methods that are being used to:
[1]
Retain or replace at least 40% of the number of trees of a minimum
trunk caliber of five inches, measured 12 inches above the ground,
that exist at the time of application for a zoning permit, immediately
following construction and prior to use or occupancy. Replacement
trees shall be a minimum of two inches in diameter measured at a height
of six inches above finished grade;
[2]
Preserve mature trees whose removal is not necessary for the
construction of proposed site improvements; and
[3]
Provide for a buffer zone at least 20 feet in width along all
property lines and 100 feet along both sides of any perennial watercourse
where no more than 20% of trees may be removed;
(c)
With the exception of commercial timber harvesting, for which
an approved conservation plan is required, no area of existing woodland
as herein identified shall be cleared, except as set forth in this
section;
(3)
Stream corridors. Stream corridors shall be defined as including
all perennial streams and water bodies, as shown on the Derry Township
Comprehensive Plan Natural Features Map. All applications for properties
adjacent to these areas shall meet the following requirements:
(a)
No aboveground structure nor on-site sewage disposal system
shall be located within the Floodplain Zone nor within 100 feet of
the edge of any stream or water body, whichever is greater;
(b)
No principal waste handling facilities nor manure storage facilities
shall be permitted within 100 feet of the edge of any stream or water
body;
(c)
No sludge application, quarries or other extractive-related
uses, nor spent mushroom compost processing and storage and/or commercial
mushroom operations shall be permitted within 500 feet of the edge
of any stream or water body; and
(d)
If applicable, the applicant shall provide a description of
the livestock handling techniques that will be used to prevent the
degradation of surface waters.
