[Ord. 100, 10/12/1993, § 501; as amended by Ord.
105, 12/13/1994, § 1; by Ord. 119, 4/14/1998; by Ord. 130,
10/10/2000, § 5; and by Ord. 141, 11/12/2002]
1.
Visibility at Intersections. On a corner lot nothing shall be erected,
(except street signs, utility poles or traffic signs) placed, planted
or allowed to grow in such manner as to impede vision between a height
of 2 1/2 and 10 feet above the center line grades of the intersecting
streets in the area bound by the street center lines at a distance
of 50 feet from the point of intersection.
2.
Fences, Walls. Fences and walls (excluding retaining walls) may be
erected, altered and maintained within the yards; provided, however,
that any such fence or wall in the front area shall not exceed 3 1/2
feet in height, and any fence or wall in the side or rear yard may
be six feet or more in height; provided, however, that any fence or
wall exceeding six feet in height shall contain openings therein equal
to 50% of the area of that portion of the wall or fence exceeding
six feet. Aboveground electric fencing shall be prohibited in all
zones except the AF Agriculture-Forest District.
[Amended by Ord. 188, 7/11/2017]
3.
Erection of More Than One Principal Structure or Building on a Lot.
In any district, more than one structure or building housing a permitted
principal use may be erected on a single lot; provided, that area,
yard and other requirements of this chapter shall be met for each
structure or building as though it were on an individual lot.
4.
Exceptions to Height Regulations. The height limitations contained
herein do not apply to barns, spires, microwave, cupolas, silos, antennas,
water tanks, ventilators, chimneys, television or radio towers or
other similar appurtenances, usually required to be placed above the
roof level and not intended for human occupancy.
5.
Building on Nonpublic Streets or Roads. Construction of structures
is permitted on nonpublic streets or roads under the following conditions:
A.
The road or street will not be maintained by the Township, which
means it will not be repaired or improved, and snow will not be removed.
B.
The road or street will not be accepted for dedication by the Township unless it complies with the street requirements of the Land and Subdivision Ordinance. [Chapter 22].
C.
The road or street must be of sufficient width and in a condition
satisfactory for the ingress and egress of emergency vehicles. This
determination will be made by the Code Enforcement Officer.
D.
The applicant for a building permit for a structure on a nonpublic
street or road must comply with all other requirements of this chapter.
E.
Every transferor of property having access only by a nonpublic street
or road must place a statement in his, her or its deed advising the
transferee of the conditions set forth in this section.
6.
Corner Lot Restrictions. On every corner lot there shall be provided
on each side thereof adjacent to a street a yard equal in depth to
the required front yard of the prevailing zoning district in which
the corner lot is located.
7.
Lots in Two Districts. Where a district boundary line divides a lot
in single or joint ownership of record at the time such line is established,
the regulations for the less restricted portion of such lot shall
extend not more than 30 feet into the more restricted portion, provided
the lot has frontage on a street in the less restricted district.
8.
Lot Area and Lot Width for Lots Not Serviced with Public Water and/or Sanitary Sewers. Where a lot is not served by a public water supply and/or sanitary sewerage system and the Township's Subdivision Ordinance [Chapter 22] and other state or local ordinance in force requires a higher standard for lot area or lot width than this Chapter, the more restrictive regulations of such other ordinance or regulation shall apply.
9.
Front Yard Exceptions. When an unimproved lot is situated between
two improved lots with front yard dimensions less than those required
for the district, the front yard required may be reduced to a depth
equal to the average of the two adjoining lots; provided, however,
that in no case shall the front yard be reduced by more than 50% of
the required front yard for that district.
10.
Restrictions on Air Pollution. All sources of air pollution must
comply with rules and regulations as defined and established by the
U.S. Government, Air Pollution Commission of the Commonwealth of Pennsylvania,
Department of Environmental Protection, and any local applicable ordinances,
whichever is the most restrictive.
11.
Solid Waste Disposal. All methods and practices of solid waste or
refuse disposal shall be in compliance with Act 241 (Pennsylvania
Solid Waste Management Act) of the Pennsylvania Department of Environmental
Protection.
12.
Requirements for Sewage and Liquid Waste Disposal. All sewage and
liquid waste disposal practices must be in accordance with rules and
regulations of the Pennsylvania Department of Environmental Protection,
and any local applicable ordinances, whichever is the most restrictive.
13.
Median Strip. Median strip land lying within the interior lines of
any highway. No new structures shall be permitted in the median strip.
14.
Right-of-Way. For the purposes of measuring front yard requirements,
the street right-of-way line shall be established in all districts
at a distance of 1/2 of the street right-of-way width.
15.
Mobile Home Parks and Mobile Home Subdivisions. It is the intention
of the Township that mobile home parks and mobile home subdivisions,
when permitted, shall be developed to a high standard, providing a
healthy and pleasant living environment. Site plans submitted for
approval shall indicate the design and special features found in mobile
home parks. An enlargement of an existing mobile home park shall require
a special exception as if it were a new establishment.
16.
Residential Development. A residential development located in any
zoning district shall conform to all uses and regulations of the residential
district.
17.
Fill or Embankment. A property owner requiring or desiring to place
fill on his, her or its property must comply with all the rules and
regulations of the Pennsylvania Department of Environmental Protection,
as well as the Northumberland County Soil Conservation District. In
addition to those requirements, however, the following restrictions
shall also apply in every instance:
A.
Filling or constructing an embankment on any land shall be performed
using only "inorganic" material, except for topsoil.
B.
Property shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of the Ralpho Township Stormwater Management Ordinance [Chapter 26].
C.
No excavation shall be made resulting in a slope steeper than 1:3
vertical-horizontal, and no fill shall be resulting in slope steeper
than 1:1 1/2 vertical horizontal, except in the following circumstances.
(1)
Such excavation and/or fill is for street grading, governed in § 402 of Ordinance No. 101, the Ralpho Township Subdivision and Land Development Ordinance [Chapter 22].
(2)
The excavation is located so that a line having a slope of 1:3
and passing through any portion of the cut face will be entirely inside
the property lines of the property on which the excavation is made.
(3)
The fill is located so that settlement, sliding or erosion will
not result in material being deposited on adjoining property by any
means.
(4)
The materials and methods used to finish such grading are sufficiently
stable to sustain a slope of steeper than 1:1.
(5)
The Township Engineer shall review all methods and materials
used for such cut and fill operations and shall affirm that such deviation
from the slope standard will not result in erosion, sedimentation
or injury to persons or damage to adjacent property.
D.
In all cases, the bottom edge of excavations or fills shall be a
minimum of 10 feet from property lines of developed lots.
18.
Receiving Dishes. Receiving dishes may be installed, with the approval
of the Code Enforcement Officer (permit required), in any district;
provided, that said receiving dishes are located in conformance with
the dimensional requirements of the district in which they are located.
If mounted upon the roof of any building or structure, said receiving
dishes may be of a size no more than five feet in diameter.
19.
Demolition. A permit is required for the demolition of any structure.
All demolition will be completed in a timely fashion. Once demolition
of a structure has begun, it will be completed as quickly as possible.
Permits for demolition will be valid for thirty-day periods and will
not be renewed if a good faith effort is not being made. In such cases,
the Township will proceed with legal action to complete demolition
and bill the property owner.
20.
Temporary Staging Area. Any person who allows their lot to be utilized
as a temporary staging area for constructional utility work for a
period exceeding 10 days shall submit an application to the Code Enforcement
Officer for review. The Code Enforcement Officer will require that
the temporary staging area meet all criteria for the zone in which
the lot is located prior to issuing a permit allowing the staging
area. When deciding whether to issue the permit and if any restrictions
are appropriate, the Code Enforcement Officer shall consider parking
and material layout areas, sanitary facilities, proposed lighting,
clearing or grading activity, and locations of natural features that
could impact stormwater and runoff, as well as other site-specific
factors, to ensure that the public health and safety are not jeopardized.
Approval shall not exceed 90 days, but the owner may reapply upon
the expiration of the current permit. The initial permit fee shall
be $50 and may be modified by subsequent resolution by the Board of
Supervisors.
[Added by Ord. 188, 7/11/2017]
[Ord. 100, 10/12/1993, § 502]
1.
General. A home occupation in any district shall be an accessory
use of a service character customarily conducted within a dwelling
by the residents thereof except that one nonresident assistant may
be employed, which is clearly secondary to the use of the dwelling
for living purposes and does not change the character thereof or have
any exterior evidence of such secondary use and, in connection therewith,
there is not involved the keeping of stock-in-trade. Notwithstanding,
home occupation regulations that follow for each district, all home
occupations shall provide off-street parking for a minimum of four
vehicles. Further, the office of a physician, surgeon, dentist or
other professional person, including real estate and insurance, violin,
piano or other individual musical instrument, limited to a single
pupil at a time, who offers skilled services to clients and is not
professionally engaged in the purchase or sale of economic goods,
beauty parlors, and barber shops, shall be deemed to be home occupations;
and the occupations of dressmaker, milliner, or seamstress, shall
also be deemed to be home occupations. Dancing instruction and band
instrument instruction in groups, tearooms, tourist homes, convalescent
homes, mortuary establishments, and stores, trades, or business of
any kind not herein excepted shall not be deemed to be home occupations.
Yard or garage sales are permitted in all districts without regulation
four times each year. Yard sales shall be held as Friday, Saturday
and/or Sunday events, but may extend longer in conjunction with a
holiday. Yard sale beyond the four per year limit shall be considered
a home occupation and must meet all the requirements of this Chapter.
2.
Agriculture; Forest District. In the agriculture-forest district
home occupations are permitted providing the following standards are
met:
A.
Home occupations include small cottage type industries such as sculpturing,
pottery, wood working, furniture making and repair, antique shops
or similar activities or small commercial activities related to rural
areas or more typical home occupation services; provided, that no
new building or structure shall be erected on the premises nor the
rural character of the area be destroyed.
B.
Home occupations in these districts shall be limited in employment
to the residents of the premises plus not more than two paid employees.
C.
Off-street parking shall be provided commensurate with the activities
to be conducted on the promises.
D.
Signs shall be limited solely to those of type and size permitted
in that district.
E.
Home occupations shall not be allowed that would create any nuisance
in terms of on street parking or other traffic hazards, air and water
pollution, solid waste disposal, glare, heat, odor, noise, electric
and electronic disturbances, or vibration that would normally be objectionable
to adjoining residents.
3.
Residential District, Village Center, Commercial. In the Village
Center, Commercial and Residential Districts, home occupations are
permitted only within the single-family dwelling units having access
to public streets; provided, that such occupation is clearly incidental
or secondary to the use of the property as a residence; and, further
provided, that such use of the dwelling unit does not change the exterior
residential character of the dwelling unit except as herein provided,
and in accordance with the following standards:
A.
Home occupation employment shall be limited to the dwelling unit
residents.
B.
Home occupations in these districts shall be limited in employment
to the residents of the premises plus not more than two paid employees.
C.
Home occupation shall not occupy more than 20% of the total floor
area of the dwelling unit.
D.
Home occupations shall not be allowed that would create any nuisances
due to undesirable operating characteristics as cited in § 502(2)(E).
E.
Additional off-street parking shall be provided commensurate with
the activities to be conducted on the property.
[Ord. 100, 10/12/1993, § 503]
1.
Detached accessory buildings or structures shall be erected only
in the side or rear yard and not closer than 10 feet to any property
line.
2.
Swimming pools shall be permitted providing the structure is constructed
or erected in the side or rear yard, is at least 10 feet from any
property line, and is equipped with a water cleansing system. In addition,
in-ground pools shall be surrounded by a permanent fence not less
than four feet high. All gate or door openings through such enclosure
shall be equipped with a self-closing and self-latching device for
keeping the gate or door securely closed at all times when not in
actual use, except that the door of any dwelling which forms a part
of the enclosure need not be so equipped.
3.
Nonresidential activities shall not be permitted in any residential
district except those permitted by § 502, "Home Occupations."
4.
Nothing in this Section shall be construed to limit other uses not
mentioned so long as they are clearly accessory to the principal permitted
use of the land and do not create a threat to the public health, safety
and/or welfare of the community.
[Ord. 100, 10/12/1993, § 504; as amended by Ord.
119, 4/14/1998; by Ord. 130, 10/10/2000, § 6; and by Ord.
163, 6/12/2007, § 1]
1.
Permits Required. A sign permit must be obtained from the Code Enforcement
Officer for every sign placed in Ralpho Township.
2.
Objective. The objectives of this Section are to establish requirements
for placing, installing and maintaining signs, in order to preserve
and protect the health, safety, welfare and general well-being of
Township citizens. Just as regulations for the placement, installation
and maintenance of buildings and structures through zoning is a valid
use of the law, so are regulations for the placement, installation
and maintenance of signs a valid use of the law, because signs, in
the literal sense, must be considered structures, and, in a practical
sense, are capable of producing many of the same nuisances as buildings
produce.
3.
Purpose. The purposes of these sign regulations are as follows:
A.
To encourage the effective use of signs as a means of identification
and communication.
B.
To maintain and enhance the aesthetic environment of the Township.
C.
To enhance the ability to attract sources of economic development
and growth.
D.
To enhance pedestrian and vehicular safety.
E.
To minimize adverse effect of signs on nearby public and private
property.
F.
To enable the fair and consistent enforcement of these sign regulations.
G.
To promote and protect the public health, safety, morals and general
welfare of the Township.
H.
To preserve the wholesome and attractive character of the Township.
I.
To promote the tasteful, progressive design of signs which are complementary
to the buildings they serve.
J.
To prohibit the erection of signs in such numbers, sizes and designs,
and locations that may create a hazard to pedestrians and vehicular
traffic.
K.
To avoid excessive competition for large or multiple signs so that
permitted signs provide adequate identification and direction while
minimizing clutter, unsightliness, and confusion.
L.
To promote signs which arc designed utilizing clear, crisp lettering,
and uncomplicated symbols which identify the intended message efficiently.
M.
To avoid the uncontrolled proliferation of signs.
4.
SIGN
Definition.
Any structure, symbol, device, any wall or outdoor display
which includes any letter, word, banner, flag, pennant, insignia,
painting, drawing, message, plaque or other thing which is designed,
intended, or used for direction, announcement or advertisement. The
word "sign" includes the word "billboard," but does not include the
flag, pennant or insignia of any nation, state, city or other political
unit, nor public traffic or directional signs.
5.
Computation of Sign Area and Height.
A.
Single-Faced Signs. The area of a sign face shall be computed by
means of the smallest rectilinear, circular or triangular shape that
will encompass the extreme limits of the writing, representation,
emblem, symbol or other display, together with any material or color
forming an integral part of the background of the display or used
to differentiate the sign from the backdrop or structure against which
it is placed, but not including any supporting framework, bracing
or decorative fence or wall when such fence or wall otherwise meets
zoning regulations and is clearly incidental to the display itself.
B.
Multi-Faced Signs. The sign area for a sign with more than one face
shall be computed by adding together the area of all sign faces visible
from any one point. When two identical sign faces are placed back
to back, so that both faces cannot be viewed from any one point at
the same time, and when such sign faces are part of the same sign
structure and are not more than 36 inches apart, the sign shall be
computed by the measurement of one of the faces.
C.
Maximum Total Sign Area for a Lot or Site. The maximum total sign
area for a lot or site shall be in accordance with this Section for
the total sign area per lot or site, for the zoning district in which
the lot or site is located.
D.
Computation of Sign Height. The height of a sign shall be in accordance
with this Section considering the zoning district in which the lot
or site is located. The height of a sign shall be computed as the
distance from the base of the sign at normal grade to the top of the
highest attached component of the sign. Normal grade shall be construed
to be the lower of the following:
(1)
Existing grade prior to construction.
(2)
The newly established grade after construction, exclusive of
any filling, berming, mounding, or excavating solely for the purpose
of locating the sign.
(3)
In cases in which the normal grade cannot reasonably be determined,
sign height shall be computed on the assumption that the elevation
of the normal grade at the base of the sign is equal to the elevation
of the nearest point of the crown of a public street or the grade
of the land at the principal entrance to the principal structure on
the lot or site, whichever is lower.
6.
Placement and Maintenance.
A.
Public Right-of-Way. No sign shall be erected in the public right-of-way.
B.
Clear-Sight Triangle. No sign shall be erected in the clear-sight triangle area as provided in the Subdivision and Land Development Ordinance (Chapter 22).
C.
Design, Construction, and Maintenance. All signs shall be designed,
constructed and maintained in accordance with the following standards:
(1)
All signs shall be constructed of permanent materials and shall
be permanently attached to the ground, a building, or another structure
by direct attachment to a rigid wall, frame or structure.
(2)
All signs shall be maintained in good structural condition and
in compliance with the Township Building Codes and in conformance
with this Section at all times.
(3)
All signs shall be maintained in good physical condition with
no chipped, peeling or fading faces or structures, no loose material
or lettering. Metal surfaces shall be maintained free of rust. All
signs shall be maintained free of deterioration, decomposition and
decay.
(4)
All signs requiring electricity shall be permanently wired in
accordance with current NEC Code or local ordinance.
(5)
All existing nonconforming signs that have been destroyed or
damaged to the extent of 75% or more of its total area shall not be
repaired or restored to a nonconforming status.
D.
Projection of Signs. No sign shall project more than 12 inches from
the building facade to which it is attached.
7.
Illumination of Signs.
A.
A light illuminating a sign shall be so arranged that the source
of light is not visible from any point off the lot and that only the
sign is illuminated thereby. This illumination may be:
(1)
Direct: illumination of a sign designed to give forth artificial
light directly through transparent or translucent materials from a
source of light within such sign.
(2)
Indirect: illumination of a sign with a light so shielded that
no direct rays therefrom are visible elsewhere than on the lot where
said illumination occurs.
(3)
No lights shall be of the flashing, revolving or intermittent
type.
8.
Prohibited Signs.
A.
Portable signs.
B.
Roof signs.
C.
Inflatable signs and tethered balloons.
D.
Temporary signs.
E.
Any sign or sign structure which constitutes a hazard to public safety
or health.
F.
Signs which by reason of size, location, content, coloring, or manner
of illumination obstruct the vision of drivers, either when leaving
a roadway or driveway, or obstruct or detract from the visibility
or effectiveness of any traffic sign or control device on public streets.
G.
Signs which make use of words such as "Stop," "Look," "One Way,"
"Danger," "Yield" or similar words, phrases, symbols, lights or characters
in such a manner as to interfere with, mislead or confuse traffic.
H.
Any obsolete sign which no longer identifies a bona fide business
conducted or product sold.
I.
Signs painted on, attached to or supported by a tree, utility pole,
stone, cliff or other natural object.
J.
Beacons.
K.
Flashing signs.
L.
Any vehicle or trailer which is parked on a public right-of-way or
on public or private property so as to be visible from a public right-of-way,
which has attached thereto or located thereon any sign or advertising
device for the basic purpose of providing advertisement of products
or directing people to a business or activity located on the same
or nearby property or any other premises. This Section shall not prohibit
any form of vehicular sign such as a sign attached to a bus or lettered
on a motor vehicle where the vehicle is not used for the basic purpose
of providing advertisement or direction as set forth above.
9.
Signs Exempt from Regulations. The following signs shall be exempt
from regulations under this Section:
A.
Street Sign: official highway sign, street name, directional or other
traffic sign erected in accordance with the Pennsylvania Motor Vehicle
Code.
B.
Any public notice or warning required by a valid and applicable Federal,
State or local law, regulation or ordinance.
C.
Any sign inside a structure not attached to a window or door that
is not legible from a distance of more than three feet beyond the
lot line of the lot or site on which such sign is located.
D.
No-trespassing sign: a sign not exceeding two square feet, indicating
the prohibition or control of fishing, hunting, trespassing, etc.,
or a sign indicating the private nature of a road.
E.
Signs and banners erected by a governmental body or under the direction
of such body.
F.
Crop identification sign.
G.
Cornerstone.
H.
Governmental flag or insignia.
I.
Temporary event signs and banners announcing a nonprofit event of
a civic organization for noncommercial purposes, where such sign does
not exceed 32 square feet in area and for a period not to exceed 30
days prior to the start of the event and removed within three days
after the conclusion of the event.
J.
Barber pole: revolving barbershop pole sign, provided that it does
not exceed 36 inches in height and that it is erected only in a Commercial
or Village Center District in conjunction with a barbershop.
K.
Temporary sign advertising mechanics, artisans, contractors and/or
architects: a temporary sign erected and maintained during the period
any of the above is performing work on the premises. No one sign shall
exceed four square feet. Only one sign may be erected for each business
or contractor. There shall be no more than four such signs displayed
on the property at any one time. The sign shall be removed upon completion
of work performed at the site.
L.
Garage or yard sale signs, provided that they do not exceed five
square feet and are removed as soon as the event or activity has occurred,
and provided that they shall not be permitted to be erected more than
seven days prior to the event and only permitted at the site at which
the event will take place.
M.
Public auctions signs shall not be permitted to be erected more than
30 days prior to the event and only one shall be permitted at the
site at which the event will take place. Sign shall be removed as
soon as the event has concluded. The area of the sign shall not exceed
32 square feet.
N.
Grand opening banners, product and manufacturer advertisements directly
associated with the grand opening, provided that they comply with
the requirements of this Section and are removed after 30 days of
said opening.
O.
Signs offering the sale or rental of the premises upon which the
sign is erected, provided that they:
(1)
Shall not exceed six square feet and not more than one sign
shall be placed on the property unless the property fronts on more
than one street, in which case one sign may be erected on each street
frontage.
(2)
For multifamily dwellings, shall not exceed 32 square feet and
not more than one sign shall be placed on the property unless the
property fronts on more than one street, in which case one sign may
be erected on each street frontage.
P.
Entrance signs or monuments identifying the name of the development
shall not exceed 64 square feet.
10.
Political Signs. Political signs shall not be more than 32 square
feet on a side and can only be placed with the expressed consent of
the landowner. Signs shall not be placed more than 60 days prior to
an election and must be removed within 10 days thereafter. A permit
fee will be charged to each candidate in an amount to be established
from time to time by resolution of the Board of Supervisors. A refund
in an amount as established from time to time by resolution of the
Board of Supervisors will be made if all the signs are removed within
the time specified herein.[1]
[1]
Editor's Note: The permit fee and refund schedule are
included in the Fee Schedule at the beginning of this Code.
11.
Specific Requirements for Permitted Signs Within Various Zoning Districts.
Except as otherwise provided, the following general area and height
requirements shall apply in the specified zoning districts:
B.
Agricultural-Forest District:
D.
Heavy Commercial District:
(1)
Area: signs limited to total aggregate area of 160 square feet.
Additionally, no single-face sign shall exceed 160 square feet.
(2)
Area: signs offering advertising for services and goods other
than those provided on the same lot as the use to which it relates
shall be limited to 160 square feet. Such signs shall not be located
within 200 feet of a dwelling.
(3)
Height: not to exceed height of principal building or, in the
case of off-premises signs not to exceed 12 feet.
F.
Industrial District:
(1)
Area: signs limited to total aggregate area of 160 square feet.
Additionally, no single-face sign shall exceed 160 square feet.
(2)
Area: signs offering advertising for services and goods other
than those provided on the same lot as the use to which it relates
shall be limited to 160 square feet. Such signs shall not be located
within 200 feet of a dwelling.
(3)
Height: not to exceed height of principal building or in the
case of off-premise signs not to exceed 12 feet.
12.
Off-Premises Signs. Specific sign requirements for off-premises signs:
Off-premises signs are those signs offering advertising for services
and goods other than those provided on the same lot as the use to
which it relates. Off-premises signs are allowed in all zoning districts
except Residential. They shall not exceed 20 square feet and only
one sign shall be permitted per lot.
[Ord. 100, 10/12/1993, § 505]
1.
Off-Street Parking.
A.
Minimum Parking Requirements. Any building or other structure used
(including any existing building or structure subsequently enlarged)
and any lot used or occupied for any of the following purposes shall
be provided with the minimum off-street parking spaces as set forth
herewith.
(1)
Dwellings. Two parking spaces for each dwelling unit.
(2)
Church, Public Auditorium, Theaters. One parking space for every
five seats provided.
(3)
Hotels, Motels. One parking space for each rental unit plus
one space for each two employees.
(4)
Rooming House Tourist Home or Other Group Quarters. One parking
space for each roomer or boarder plus one additional parking space
if the owner resides in the building.
(5)
Eating Establishments. One parking space for every two seats,
plus one space for each two employees.
(6)
Retail Stores. One parking space for each 100 square feet of
gross retailing floor area plus one space for each two employees.
(7)
Home Occupations. Two additional spaces plus employee parking.
(8)
Furniture Stores. One parking space for each 200 square feet
of gross retail floor area plus one space for each two employees.
(9)
Wholesale Establishments or Warehouses. One parking space for
each two employees per shift but at least one space for each 5,000
square feet of gross floor area.
(10)
Industrial and General Commercial Uses Not Otherwise Specified.
One parking space for each two employees on maximum shift but at least
one space for each 5,000 square feet of gross floor area.
(11)
Offices. One space for each 200 square feet of net rentable
floor area.
(12)
Bowling Alleys. Five spaces for each lane.
(13)
Drive-in Establishments. One space for each 50 square feet of
gross floor area plus one for each two employees.
(14)
Other Uses Not Specified. The same requirement as for the most
similar use listed.
B.
Share Parking. One or more parking lots may be designed to service
a multiple number of commercial uses so long as the total requirements
shall be equal to the sum of the requirements of the component uses
computed separately.
C.
Fractional Space. When required parking computations result in fractions,
any fraction below 1/2 may be disregarded and any fraction over 1/2
shall be construed to require a full space.
D.
Reduction of Existing Parking. Off-street parking facilities existing
at the effective date of this Chapter shall not subsequently be reduced
to an amount less than that required under this Chapter for the particular
district in which the off-street parking facilities are located.
E.
Paving. All required parking areas and all access drives for commercial
or industrial uses shall have a hard surface, all weather pavement.
F.
Parking and Storage of Certain Vehicles. Automotive vehicles, boats
or trailers of any kind or type without current license plates shall
not be parked or stored either on any public street or on any residentially
zoned property other than in completely enclosed buildings.
G.
Parking Within Front Yard. Required parking shall be permitted within
required front or side yards except where otherwise stated within
this Chapter.
H.
Services. No repair to or maintenance of vehicles of any kind, except
emergency repairs, shall be permitted in any accessory parking facility.
I.
Parking lots may not abut other properties in a residential area
or areas adjacent to residential areas. In such cases, a five-foot
wide landscaped and screened strip must be provided.
2.
Off-Street Truck Loading.
A.
Required Loading Spaces. Every building or structure, lot or land
hereafter put to a business or industrial use or existing building
or structure enlarged shall provide one off-street truck loading space
for the first 10,000 square feet or less of gross floor area, plus
a minimum of one additional off-street truck loading area for each
additional 40,000 square feet of gross floor area.
B.
Size of Truck Loading Space. An off-street truck loading space shall
have a minimum of 12 feet in width, a minimum of 35 feet in length
and a minimum clearance height of 14 feet.
[Ord. 100, 10/12/1993, § 506]
1.
If compliance with the requirements of this Chapter would result
in an exceptional hardship for a prospective builder, developer or
landowner, the Zoning Hearing Board may, upon request, grant relief
from the strict application of the requirements. Applications for
variances shall be obtained from the Code Enforcement Officer.
2.
Requests for variances to the strict application of the provisions
of this Chapter may be granted by the Zoning Hearing Board in accordance
with the following procedures and criteria:
A.
No variance shall be granted for any construction, development, use
or actively within any Designated Floodway (FW) District, unless approval
is granted from the Federal Insurance Administration (FIA) or its
successor agency. See Part 4.
B.
If granted, a variance shall involve only the least modification
necessary to provide relief.
C.
In granting any variance, the Zoning Hearing Board may attach whatever
reasonable conditions and safe guards it considers necessary in order
to protect tect the public health, safety and welfare, and to achieve
the objectives of this Chapter.
E.
In reviewing a request for a variance, the Zoning Hearing Board shall
have based its determination upon the factors set forth in § 910.2
of the Municipalities Planning Code, as amended from time to time.
[Ord. 100, 10/12/1993, § 507; as amended by Ord.
112, 6/11/1996, §§ 1,2; as amended by Ord. 119, 4/14/1998]
1.
Notice of Violation. When written notice of violation of any of the
provisions of this Chapter has been served by the Code Enforcement
Officer on the owner, agent or occupant, such violation shall be discontinued
immediately.
2.
Enforcement Remedies.
A.
Notice of Violation. When written notice of violation of any of the
provisions of this Chapter has been served by the Code Enforcement
Officer or the person so authorized by the Board of Supervisors to
enforce this Chapter, on the person, partnership or corporation, such
violation shall be discontinued immediately.
B.
Enforcement Remedies.
(1)
Any person, partnership or corporation who or which has violated
or permitted the violation of the provisions of this Chapter shall,
upon being found liable therefor in a civil enforcement proceeding
commenced by the Township, pay a judgment of not more than $500 plus
all court costs, including reasonable attorney fees incurred by the
Township as a result thereof. No judgment shall commence or be imposed,
levied or payable until the date of the determination of a violation
by the district justice. No judgment shall commence or be imposed,
levied or payable until the date of the determination of a violation
by the district justice. If the defendant neither pays nor timely
appeal the judgment, the Township may enforce the judgment pursuant
to the applicable rules of civil procedure. Each day that a violation
continues shall constitute a separate violation, unless the court
determining that there has been a violation further determines that
there was a good faith bass for the person, partnership or corporation
violating this Chapter to have believed that there was no such violation,
in which event there shall be deemed to have been only one such violation
until the fifth day following the date of the determination of a violation
by the court and thereafter each day that a violation continues shall
constitute a separate violation.
(2)
The Court of Common Pleas of Northumberland County, upon petition,
may grant an order of stay, upon cause shown, tolling the per diem
fine pending a final adjudication of the violation and judgment.
(3)
Nothing contained in this Section shall be construed or interpreted
to grant to any person or entity other than the Township the right
to commence any action for enforcement pursuant to this Section.
(4)
District justices shall have initial jurisdiction over proceedings
brought under this Section.
3.
Remedies. In case any building, or structure, or land is, or is proposed
to be, erected, constructed, reconstructed, altered, converted, maintained
or used in violation of this Chapter, the Supervisors of Ralpho Township,
or, with the approval of the Board of Supervisors, the Code Enforcement
Officer, in addition to other remedies, may institute in the name
of the Township any appropriate action or proceeding to prevent, restrain,
correct or abate such building, structure or land or to prevent, in
or about such premises, any act, conduct or business use constituting
a violation.
[Ord. 100, 10/12/1993, § 508; as added by Ord.
122, 9/8/1998, § 3]
1.
The applicant shall demonstrate that it is licensed by the Federal
Communications Commission to operate a communications tower, if applicable,
and communications antennae.
2.
The applicant shall demonstrate that the proposed communications
tower and communications antennae proposed to be mounted thereon comply
with all applicable standards established by the Federal Communications
Commission governing human exposure to electromagnetic radiation.
3.
Communications towers shall comply with all applicable Federal Aviation
Administration, Commonwealth Bureau of Aviation and applicable Ralpho
Township Ordinances.
4.
Any applicant proposing construction of a new communications tower
shall demonstrate that a good faith effort has been made to obtain
permission to mount the communications antennae on an existing building,
structure or communications tower. A good faith effort shall require
that all owners of potentially suitable structures within a 1/4 mile
radius of the proposed communications tower site be contacted and
that one or more of the following reasons for not selecting such structure
apply:
A.
The proposed antennae and related equipment would exceed the structural
capacity of the existing structure and its reinforcement cannot be
accomplished at a reasonable cost.
B.
The proposed antennae and related equipment would cause radio frequency
interference with other existing equipment for that existing structure
and the interference cannot be prevented at a reasonable cost.
C.
Such existing structures do not have adequate locations, space, access
or height to accommodate the proposed equipment or allow it to perform
its intended function.
D.
Addition of the proposed antennae and related equipment would result
in electromagnetic radiation from such structure exceeding applicable
standards established by the Federal Communications Commission governing
human exposure to electromagnetic radiation.
E.
A commercially reasonable agreement could not be reached with the
owners of such structures.
[Ord. 100, 10/12/1993, § 509; as added by Ord.
122, 9/8/1998, § 4]
1.
Building mounted communications antennae shall not be located on
any single-family dwelling or two-family dwelling.
2.
Building mounted communications antennae shall be permitted to exceed
the height limitations of the applicable zoning district by no more
than 20 feet.
3.
Omnidirectional or whip communications antennae shall not exceed
20 feet in height and seven inches in diameter.
4.
Directional or panel communications antennae shall not exceed five
feet in height and three feet in width.
5.
An applicant proposing communications antennae to be mounted on a
building or other structure shall submit evidence from a Pennsylvania
registered professional engineer certifying that the proposed installation
will not exceed the structural capacity of the building or other structure,
considering wind and other loads associated with the antennae location.
6.
Any applicant proposing communications antennae to be mounted on
a building or other structure shall submit detailed construction and
elevation drawings indicating how the antennae will be mounted on
the structure for review for compliance by the Ralpho Township Code
Enforcement Officer.
7.
Communications antennae shall comply with all applicable standards
established by the Federal Communications Commission governing human
exposure to electromagnetic radiation.
8.
Communications antennae shall not cause radio frequency interference
with other communications facilities located in Ralpho Township.
9.
A communications equipment building shall be subject to the height
and setback requirements of the applicable zoning district for an
accessory structure.
10.
The owner or operator of communications antennae shall be licensed
by the Federal Communications to operate such antennae.
11.
Communications facilities that cease to operate for 12 consecutive
months shall be determined to have terminated operation and must be
removed at the expense of the facility and/or property owner within
90 days after said determination is made.
12.
Access shall be provided to the communications tower and communications
equipment building by means of a public street or easement to a public
street. The easement shall be a minimum of 20 feet in width and shall
be improved to a width of at least 10 feet with dust-free all weather
surface for its entire length.
13.
A communications tower may be located on a lot occupied by other
principal structures and may occupy a leased parcel within a lot meeting
the minimum lot size requirements and for the zoning district.
14.
Recording of a plat of subdivision or land development shall not
be required for a lease parcel on which a communications tower is
proposed to be constructed, provided the communications equipment
building is unmanned.
15.
The applicant shall demonstrate that the proposed height of the communications
tower is the minimum height necessary to perform its function.
16.
In the AF-Agriculture-Forest District, the maximum height of any
communications tower shall be 150 feet; provided, however, that such
height may be increased to no more than 200 feet; provided that required
setbacks from adjoining property lines (not lease lines) are increased
by one foot for each one foot of height in excess of 150 feet. In
the Industrial Zoning District the maximum height of any communications
tower shall be 180 feet.
17.
The base of a communications tower shall be landscaped so as to screen
the foundation and base and communications equipment building from
abutting properties.
18.
The applicant shall submit certification from a Pennsylvania registered
professional engineer that a proposed communications tower will be
designed and constructed in accordance with the current "Structural
Standards for Steel Antenna Tower and Antenna Supporting Structures,"
published by the Electrical Industrial Association/Telecommunications
Industry Association as amended from time to time.
19.
The applicant shall submit a copy of its current Federal Communications
License; the name, address and emergency telephone number for the
operator of the communications tower; and a certificate of insurance
evidencing general liability coverage in the minimum amount of $1,000,000
per occurrence and property damage coverage in the minimum amount
of $1,000,000 per occurrence covering the communications tower and
communications antennae.
20.
All guy wires associated with guyed communications towers shall be
clearly marked so as to be visible at all times and shall be located
within a fenced enclosure.
21.
The site of a communications tower shall be secured by a fence with
a maximum height of eight feet to limit accessibility to the general
public.
22.
No sites or lights shall be mounted on a communications tower, except
as may be required by the Federal Communications Commission, Federal
Aviation Administration or other governmental agency which has jurisdiction.
23.
One off-street parking space shall be provided within the fenced
area.
24.
The height restrictions set forth in this Section shall superseded
the height limitations set forth in §§ 401(6) or 406(5).
[Ord. 179, 3/11/2014]
1.
Special Exception. A campground may be permitted as a special exception
in the AF Agriculture-Forest District with the minimum requirements
as hereinafter set forth. No campground shall be located or constructed
in a manner or at a location inconsistent with the Ralpho Township
Floodplain Management Ordinance or the provisions of this section.
2.
Area and Bulk Requirements.
A.
Lot Area. The minimum lot area for every campground hereafter developed
shall be 10 contiguous acres. Any newly created individual campsites
shall contain a minimum area of 1,500 square feet, with a minimum
width of 35 feet. For individual campsites existing on the effective
date of this section, a minimum area size of 1,000 square feet is
required, with a minimum width of 25 feet.
B.
Setbacks. No camping site, structure or campground accessory building
shall be located within 25 feet of any property line or public right-of-way
or within 150 feet of any nonaffiliated, inhabited residence at the
time the campsite is established.
C.
Density. No more than 16 campsites shall exist per acre.
3.
Site construction/identification. Each campsite shall have a clear,
level, well-drained pad for accommodating the camper. Each campsite
shall further be clearly identified with a permanent placard or similar
sign sufficient for prompt identification of the site by emergency
services personnel.
4.
Parking. Parking for two vehicles on a clean, well-drained area shall
be provided at each campsite. The campground shall establish a general
parking lot for overflow parking in accord with the Ralpho Township
Code with one overflow parking spot for every five campsites. Parking
area for three vehicles shall be provided for each cabin and no additional
overflow parking spots will be required. Existing campgrounds shall
use their best efforts to comply with said requirement, as determined
by the Code Enforcement Officer.
5.
Streets and Roads. Streets and roads within the campsite shall be
constructed and improved as to provide safe and convenient travel.
One-way streets shall be posted and have an approved surface width
of not less than 12 feet. Two-way streets shall have an approved surface
width of not less than 25 feet. If existing campgrounds do not have
the required width for more than 500 feet, designated pull-off areas
shall be created to allow two campers to pass.
A.
Streets and roads shall be graded to provide positive drainage from
the road surface. Drains and culverts shall be provided as necessary
to maintain proper drainage.
B.
Streets and roads shall have a maximum grade of 6% with four sections
of no more than 100 feet in length which may exceed 6%, but in no
case shall a one-hundred-foot section exceed 10%.
C.
Streets and roads shall be gravel or otherwise all-weather constructed
and maintained as necessary to control dust.
6.
Flood concerns.
A.
No camper shall be permitted in the floodway except between April
1 and October 15 of each year. (Said time period is hereinafter referred
to as "camping season.")
B.
All campers located in the floodway need to display a current state
inspection, be properly licensed and be otherwise roadworthy.
C.
It is specifically understood that outside of the camping season,
no camper, tents, picnic tables, storage sheds, fireplaces, fireboxes,
appliances, camping gear, or any other materials, man-made or otherwise,
that could be buoyant, flammable, explosive, or in times of flooding
could be injurious to human, animal or plant life shall be in the
floodway or floodplain. Without exception, from October 16 until March
31, all such items shall be stored outside of the floodway or floodplain.
Even during the camping season, no appliances shall remain outdoors
unless a person is physically present at the campsite.
D.
No decks, structures, or any other type of construction shall be
allowed in the floodway except upon issuance a building permit from
the Township and an encroachment permit from the Department of Environmental
Protection.
7.
Permanent Structures Prohibited. No structure, improvement, or mobile
home designed for permanent occupancy shall be erected or placed on
any campsite unless it otherwise meets all requirements of the Ralpho
Township Code for said placement. Such contemplated structures include
the camp office, restroom and shower facilities, camp store, recreation
facilities and all other camp-related structures, improvements, or
facilities. Nonetheless, if approved during the special exception
process, a cabin, as hereinbefore defined, placed outside of a flood
area may be built under the following circumstances:
A.
Cabins may not exceed 500 square feet.
B.
The number of occupants shall not exceed one person per 50 square
feet.
C.
No more than three cabins shall be placed on an acre of ground. For
purposes of calculating density under § 510.2.C, a cabin
shall count and take the place of six campsites.
D.
All cabins shall have a working smoke detector and carbon monoxide
detector in the cabin and one additional smoke detector in each sleeping
area.
E.
The cabin itself shall comply with all other State or Federal rules
and regulations.
8.
SALDO Compliance. The creation or expansion of campgrounds or similar
recreational land developments is specifically deemed to be "land
development" and shall meet all the requirements as set forth in the
Ralpho Township Subdivision and Land Development Ordinance,[1] as well as all other applicable zoning, local, State,
and Federal ordinances and regulations.
9.
Campground Facility Maintenance. The campground owner shall be responsible
for the maintenance of all campground facilities, including areas
designated as open space, streets, sewage disposal, water supply systems
and solid waste collection as further set forth below.
A.
An adequate supply of water approved by the Pennsylvania Department
of Environmental Protection shall be furnished from a public water
supply system or from a private water system conforming to all applicable
laws, regulations, resolutions and ordinances with supply faucets
located at convenient locations throughout the campground.
B.
Each campground shall provide sanitary facilities to the campground,
consisting of sinks, toilets and showers, in accord with the Pennsylvania
Code. All wastewater from a faucet, toilet, tub, shower, sink, drain,
washing machine, garbage disposal unit, or laundry shall empty into
an approved sewer system installed in accord with State and Township
regulations.
C.
All sites for campers shall include campsite electrical connections,
trailer water taps, a direct sanitary sewer connection, or a sufficient
plan to provide for the sanitary disposal of wastewater generated
at the campsite.
D.
Centrally located garbage disposal facilities for general use shall
be provided at the campground and be maintained outside the floodway
at all times. Those disposal facilities shall be a sufficient size
to accommodate the amount of solid waste generated at the campground,
and a licensed garbage hauler shall be contracted to maintain the
facilities at any time the campground is operating. All refuse at
individual campsites shall be placed and kept in an airtight receptacle,
and no individual camper or owner shall permit the accumulation of
litter or refuse at any individual campsite.
10.
Compliance With State and Other Rules and Regulations.
A.
All campgrounds shall comply with the rules and regulations of the Commonwealth of Pennsylvania, Department of Health and Safety, as more fully set forth in Title 28, Chapter 19, Organized Camps and Campgrounds, of the Pennsylvania Code, as subsequently amended.
B.
All campgrounds shall comply with the rules and regulations of the
Commonwealth of Pennsylvania, Department of Environmental Protection,
as more fully set forth in Title 25 of the Pennsylvania Code, as subsequently
amended.
C.
The campgrounds shall comply with all laws, ordinances, rules and
regulations passed by the Federal, State, local or other government
or government agency.
11.
Animal Limitation. No animals shall be kept or maintained on any
campsite, except for no more than two normal household pets. Any household
pets shall be confined so as not to become a nuisance.
12.
Nuisances Prohibited. No noxious or offensive activities, noises
or nuisances shall be permitted on any campsite.
13.
Permit and Site Plan Required.
A.
Any person operating a campground within the Township at the time
of adoption of this section shall make application for a permit, including
providing a plan of the existing campground as more fully set forth
below, prior to March 1, 2013.
B.
The application for the permit shall be submitted on a form provided
by the Code Enforcement Officer. Upon completion, it shall be submitted
to the Code Enforcement Officer for consideration with the appropriate
fee.
C.
The initial campground permit fee shall be $35 and $3 per camping
space and $10 per cabin. Notwithstanding the above, the maximum initial
campground permit fee will be $500. Such permit shall expire on December
31 of each year and must be renewed annually on or before April 1
of the following year. If no additional campsites have been added,
the renewal fee will be $50. If there have been additional campsites
added, the fee will be $50 and $3 for each additional camping space
and $10 for any additional cabin. For both the initial application
and any annual renewal, an inspection is required.
D.
In the event the Code Enforcement Officer issues a campground permit,
no change or alteration of the presently permitted camp shall be made
without contacting the Code Enforcement Officer and filling out an
additional application for the change or alteration.
E.
The Code Enforcement Officer may revoke, suspend, or refuse to renew
a permit at such time as there is evidence of noncompliance with this
section.
F.
The initial application for a campground permit shall be accompanied
by a plan for the entire campground. Such plan shall include the location
of all streets and roads, campsites, available utilities, buildings,
recreation areas, parking lots and other facilities. This plan need
not be done by a licensed surveyor or engineer. It may be prepared
by the owner or his or her designee. However, the plan shall provide
an appropriate scale to enable ease of review and adequate detail
of the facilities on site.
G.
The plan shall also show property lines, flood lines, adjacent properties,
waterways, and related items of note on the site.
H.
The Code Enforcement Officer shall examine the plan to determine
which violations of this Section, if any, are dangerous or present
immediate and serious health or welfare concerns. In such event, proof
of correction shall be required prior to issuance of a permit.
I.
If the violations are not such that present immediate health and
welfare concerns, the deficiencies shall be specifically written out
on the permit or any supplemental correspondence and given to the
owner. Within 90 days of the notice of deficiencies, the campground
shall submit a plan for complying with the requirements of this Section
and, not less than two years of the date of this Section, implement
the plan to comply with the regulations and standards herein. In the
event of noncompliance after the two-year period, no permit shall
be issued under any circumstance.
J.
Upon a clear showing that compliance with the requirements and standards
of this Section would render the existing site impractical for camping
purposes, the Code Enforcement Officer may excuse compliance with
those requirements and standards; provided, however, that such undue
hardship does not violate the intent of this Section and/or endanger
the health, safety, morals or general welfare of the public.
K.
It shall be unlawful for any person to construct or maintain a campground
within Ralpho Township, Northumberland County, Pennsylvania, without
first having secured a permit from the Township Code Enforcement Officer.
14.
Enforcement/Inspection.
A.
The Code Enforcement Officer, Township Engineer, Township police
or any other authorized Township official may inspect the campground
as necessary to insure compliance with this Section. At least monthly
during the camping season, the Code Enforcement Officer shall make
an inspection of all Township campgrounds. Thereafter, the Code Enforcement
Officer may make a report to the Board at any subsequent meeting on
any concerns or health, safety, or sanitary violations found at the
campground.
B.
The Code Enforcement Officer shall have the ability to issue violation
notices to the campground owner or individual camper, as the case
may be, for any violations of this Section. The amount of the fine
shall, in the discretion of the Code Enforcement Officer, range between
$20 and $50. Said fine shall be paid to the Township office within
10 days of the issuance of the violation. In the event that such fine
is not paid, the Township shall have the authority to issue a civil
or criminal enforcement notice before the Magisterial District Judge
to collect the unpaid fine. In addition to the fine, a Township shall
also recover all costs of prosecution, including time spent by the
Code Enforcement Officer, consultant, Engineer, and/or Solicitor,
as well as any other costs incurred pursuing the violation.
C.
In addition to the above, any person violating any provisions of
this Section shall, upon conviction thereof in a summary proceeding
filed by the Township before the Magisterial District Judge, pay a
fine of not less than $50 nor more than $300 for use by Ralpho Township.
Each day that the violation continues shall constitute a separate
violation. In default of payment of any fines or costs imposed under
the provisions of this Section, any person so convicted will have
a permit lifted and may also be committed to the county jail for a
period not exceeding 30 days.
D.
In addition to the penalties set forth in the subsections, above,
the Code Enforcement Officer is hereby authorized to issue stop, cease
and desist orders to any persons who violate any provisions of this
Section, as well as instituting any appropriate action or proceedings,
at law or in equity, to enjoin and restrain any such person from violating
any provision of this Section.
15.
Joint and Several Liability. The offender shall be primarily responsible
for violation of this Section. However, should the owner of the campground
become aware of impending or ongoing violations of this Section and
not take reasonable steps to advise the offender of the violation,
the campground owner shall be jointly and severally liable for any
violation of this Section.
16.
Section 510 to be Displayed. The campground permit and a copy of
this Section shall be on display in a conspicuous place or places
at the campground at all times.
17.
Registry Required. It shall be the duty of the owner to keep a register
of all campers present at the campground, including the name and address
of the owner or occupant as well as confirmation that the camper displays
a current inspection sticker. Said register shall be open at all times
to the inspection by the Code Enforcement Officer or other authorized
Township official. In addition, the owner shall prescribe rules and
regulations for the management of the campground and make adequate
provision for the enforcement of such rules. Those rules shall be
consistent with this Section and be provided to the Code Enforcement
Officer with the permit application.
