[Ord. 2007-2, 5/22/2007]
The supplementary regulations in this Part supplement the requirements
of Parts 4 through 10 governing each zoning district and shall apply
to all uses in all zoning districts.
[Ord. 2007-2, 5/22/2007; as amended by Ord. 2010-3, 9/1/2010]
The following shall apply to all permitted uses, conditional
uses and uses by special exception in all zoning districts. In order
to determine whether a proposed conditional use or use by special
exception will conform to the requirements of this chapter, the Board
of Supervisors or Zoning Hearing Board may require a qualified consultant
to testify, whose cost for services shall be borne by the applicant.
B.
Noise.
(1)
The ambient noise level of any operation (other than those exempted
below) shall not exceed the decibel levels prescribed. The sound pressure
level or ambient level is the all-encompassing noise associated with
a given environment, being a composite of sounds from any source,
near and far. For the purpose of this chapter, ambient noise level
is the average decibel level recorded during observations taken in
accordance with the procedure specified below, taken at any time when
the alleged offensive noise is audible, including intermittent, but
recurring, noise.
(2)
Averaging may be done by instrument analysis in accordance with
American National Standard S. 13-1971 or may be done manually as follows:
(a)
Observe a sound-level meter for five seconds and record the
best estimate of central tendency of the indicator needle and the
highest and lowest indications.
(b)
Repeat the observations as many times as necessary to determine
that there are decibels between the lowest low indication and the
highest high indication.
(c)
Calculate the arithmetical average of the observed central tendency
indications.
(3)
No operation or activity shall cause or create noise in excess
of the sound levels prescribed below:
(a)
R-1 Districts. At no point on or beyond the boundary of any
lot within these districts shall the exterior noise level resulting
from any use or activity located on such lot exceed a maximum of 60
dBA.
(b)
R-V and B-1 Districts. At no point on or beyond the boundary
of any lot within these districts shall the exterior noise level resulting
from such use or activity located on such lot exceed a maximum of
65 dBA.
(c)
C-D, A-1 and I-1 Districts. At no point on or beyond the boundary
of any lot within these districts shall the exterior noise level resulting
from any use or activity located on such lot exceed a maximum of 75
dBA.
(d)
Where two or more zoning districts in which different noise
levels are prescribed share a common boundary, the most-restrictive
noise level standards shall govern.
(e)
The following uses or activities shall be exempted from the
noise regulations:
(f)
In addition to the above regulations, all uses and activities
within the Township shall conform to all applicable County, State
and Federal regulations. Whenever the regulations contained herein
are at variance with any other lawfully adopted rules or requirements,
the more-restrictive shall govern.
C.
Vibrations. Vibrations detectable without instruments on neighboring
property in any district shall be prohibited.
D.
Odors. No use shall emit odorous gas or other odorous matter in such
quantities as to be offensive at any point on or beyond the lot lines.
The guide for determining such quantities shall be the 50% response
level of Table I (Odor Thresholds in Air), "Research on Chemical Odors:
Part I - Odor Thresholds for 53 Commercial Chemicals," October 1968,
Manufacturing Chemists Association, Inc., Washington, D.C.
E.
Glare. Lighting devices that produce objectionable direct or reflected
glare greater than 0.5 footcandle at any property line adjacent to
an existing dwelling or public street shall not be permitted.
F.
Determination of compliance with performance standards. During the
review of an application for zoning approval, the applicant may be
required to submit data and evidence documenting that the proposed
activity, facility or use will comply with the provisions of this
section. In reviewing such documentation, the Township may seek the
assistance of any public agency having jurisdiction or interest in
the particular issues, and the Township may seek advice from a qualified
technical expert. All costs of the expert's review and report shall
be paid by the applicant. A negative report by the technical expert
and the applicant's refusal or inability to make alterations to ensure
compliance with this section shall be a basis for denying approval
of the application.
G.
Continuing enforcement.
(1)
The Zoning Officer shall investigate any purported violation
of the performance standards and, subject to the approval of the Board
of Supervisors, may employ qualified technical experts to assist in
the determination of a violation. Costs of the services of such experts
shall be paid by the owner or operator of the facility or use accused
of the violation if the facility or use is found to be in violation.
If the facility or use is found to be in compliance with the performance
standards, said costs shall be borne by the Township.
(2)
If the facility or use is found to be in violation, the owner
or operator shall be given written notice of violation in accordance
with § 1701 of this chapter and a reasonable length of time
to correct the violation. Failure to correct the violation shall be
subject to the penalty provisions of this chapter and shall result
in the revocation of the certificate of occupancy for the facility
or use.
[Ord. 2007-2, 5/22/2007]
1.
Buffer areas described. Buffer areas, as defined by this chapter,
illustrated in Appendix C[1] and required by § 1202, Subsection 2, shall meet all of the following criteria:
A.
Buffer Area A shall contain two rows of plantings. Each row shall
consist of a mixture of 30% deciduous and 70% evergreen, spaced within
the row a minimum of 15 feet apart, measured from the vertical center
lines of adjacent trees. The two rows shall be staggered in a manner
which shall result in adjacent trees on two different rows being no
more than 10 feet apart, measured from the vertical center lines of
the trees. The depth of Buffer Area A shall be 25 feet, as measured
from the property line.
B.
Buffer Area B shall contain one row of plantings that shall consist
of a mixture of 30% deciduous and 70% evergreen, spaced within the
row a minimum of 10 feet apart, measured from the vertical center
lines of adjacent trees. The depth of Buffer Area B shall be 15 feet,
as measured from the property line.
C.
Buffer Area C shall be comprised of a continuous, compact evergreen
hedge or line of evergreen trees that will grow together when mature
that are a minimum of six feet in height at the time of planting.
The depth of Buffer Area C shall be 10 feet, as measured from the
property line.
D.
None of the required plantings shall encroach across any property
line. All plantings shall be located a minimum of 2 1/2 feet
from the property line that constitutes the exterior boundary of the
buffer area.
E.
In the event that existing vegetation and/or existing topography
provides screening that is adequate to meet the intent of the required
buffer area to screen the buildings, activities and parking areas
from adjoining residential properties, the Board of Supervisors, upon
recommendation by the Planning Commission, may determine that the
existing topography and/or vegetation constitutes all or part of the
required buffer area. If such a determination is made, the applicant
may be required to record a conservation easement of the depth specified
by the Board of Supervisors to guarantee that the existing topography
and/or vegetation will not be disturbed or removed from the approved
buffer area.
F.
In the event that a public street right-of-way, dedicated and accepted by the Township, separates the two dissimilar uses specified, the buffer area shall not be required, provided that the width of the right-of-way equals or exceeds the width of the required buffer area and one row of low-level plantings or a landscaped earthen mound is provided on the property to screen headlights from view as described in § 1202, Subsection 2D, below.
G.
Openings for driveways shall be permitted to cross a required buffer
area. Plantings in required buffer areas shall be located so as to
not obstruct visibility for traffic entering or leaving the site and
shall be subject to the clear sight triangle requirements of § 1203D
of this chapter.
H.
No structures or uses shall be permitted in the required buffer area,
other than active or passive recreation facilities and stormwater
management facilities, provided that the structures or uses do not
interfere with the required plantings in the buffer area, and provided
that all plantings are located outside any stormwater management structure.
Structures or uses not permitted within the required buffer area include
but are not limited to buildings, accessory structures, parking spaces,
access drives and lighting devices.
2.
Buffer areas required. Buffer Areas A, B, and C, described in § 1202, Subsection 1, above, are required under the following circumstances:
A.
Buffer Area A. Buffer Area A shall be required:
(1)
Along all property lines where any development in the B-1 or
I-1 District adjoins property in a C-D, A-1, R-1 or R-V District.
(2)
Where the express standards and criteria for a conditional use
or use by special exception in § 1103 of this chapter specify
that Buffer Area A is required.
(3)
Along all property lines where a planned residential development
that contains townhouses or garden apartments adjoins property in
an A-1, R-1 or R-V District.
B.
Buffer Area B. Buffer Area B shall be required:
(1)
Where the express standards and criteria for a conditional use
or use by special exception in § 1103 of this chapter specify
that Buffer Area B is required.
(2)
Along all property lines where a planned residential development
that contains single-family and two-family dwellings adjoins property
in an A-1, R-1 or R-V District.
C.
Buffer Area C. Buffer Area C shall be required:
(1)
Where the express standards and criteria for a conditional use
or use by special exception in § 1103 of this chapter specify
that Buffer Area C is required.
(2)
On developed properties in the B-1 or I-1 District where existing
conditions, such as building location and existing paving of the parking
lot, make it impossible to meet the requirements for Buffer Area B
along a property line that adjoins property in the C-D, A-1, R-1 or
R-V District.
D.
Low-level screen required. In addition to the required plantings
in Buffer Areas A, B, and C, wherever 20 or more parking spaces face
the required buffer area, a row of low-level evergreen shrubs or hedges
shall be planted or earthen mounding shall be constructed in the buffer
area which shall provide a year-round visual screen capable of acting
as a barrier to light beams emanating from the headlights of passenger
cars. These low-level shrubs, hedges or mounds shall be installed
so that a person facing a passenger car with the shrubs or hedges
or mound between him and the car could observe the car's low-beam
lights only as a result of the diffused or reflected light from the
headlights and not because the direct beam from those lights was observable.
The earthen mound shall be a minimum of three feet in height at its
center point, with a minimum width at the base of 10 feet. Low-level
shrubs or hedges shall be a minimum of three feet at the time of planting.
3.
Conflict between buffer areas and yard requirements. When the width
of a required buffer area is in conflict with the minimum yard requirements
of Parts 4 through 10, the greater distance shall apply. The buffer
area planting requirement shall be adhered to regardless of the yard
requirement.
4.
Existing structures in buffer areas. In instances where an existing structure is located within any required buffer area, the buffer area may be reduced, provided that the buffer area is not less than the minimum distance between the existing structure and the property line. This reduced buffer area width shall apply only to the side of the existing structure that encroaches on the required buffer area. The required buffer area, as determined by § 1202, Subsection 2, shall apply on all other sides of the existing structure.
5.
Existing trees in buffer areas.
A.
Where trees already exist within the required buffer area, these
trees shall remain undisturbed, except that diseased or dead material
may be removed. If it is determined that some healthy trees must be
removed in conjunction with development, a written request to remove
such trees must be submitted to the Township, along with an explanation
detailing the rationale for the request. These trees shall not be
removed until the Township has given written authorization permitting
said removal. This permission will not be unreasonably denied; however,
those who violate this section shall be subject to the maximum penalties
authorized by this chapter.
B.
When any trees, regardless of their physical condition, are removed,
they shall be replaced by trees suitable to the environment. All such
replacement planting shall be in accordance with accepted conservation
practices.
6.
Size of trees required in buffer area.
A.
Any existing trees within the required buffer area that are a minimum
of four inches in diameter at a point one foot above the ground shall
be preserved and shall count as a required tree within the buffer
area. At no point, however, shall any existing trees and required
trees be separated at a distance greater than the distance specified
in the required buffer area.
B.
All trees required to be planted within the buffer area shall be
a minimum of two inches in diameter at a point one foot above the
ground, measured along the trunk of the planted tree, which tree shall
be planted in accordance with accepted conservation practices. All
required trees shall be a minimum of six feet in height at the time
of planting, measured from the ground adjacent to the planted tree
to the top of the tree.
7.
Responsibility for maintenance. It shall be the responsibility of
the owner/applicant to assure the continued growth of all required
landscaping and/or to replace the same in the event of frost, vandalism,
disease or other reasons for the discontinued growth of the required
trees, shrubs and bushes.
8.
Stormwater management facilities in buffer areas. Stormwater management
facilities and structures may be maintained within a buffer area,
but the existence of such facilities or structures shall not be a
basis for a failure to meet the planting requirements.
9.
Landscaping of open space area. All yard areas not utilized for parking
facilities, driveways, gardens, the planting of trees or shrubs, flower,
vegetable or herb beds or similar uses must be seeded, sodded or landscaped
within a reasonable period of time. The phrase "a reasonable period
of time" shall be interpreted to be within two weeks after construction
activities are completed, unless those activities are completed between
a November 1 through April 1 time period. In such case, the required
sodding or seeding must occur within two weeks of April 1.
10.
Landscaping specifications. Landscaping shall be provided in accordance
with the following specifications:
A.
Planting required in buffer areas as outlined in § 1202,
Subsection, cannot be substituted for any required planting mandated
in this section.
B.
A landscaping plan, with detailed drawings, shall be submitted prior
to building permit application, and this landscaping plan shall contain
and show the following information:
(1)
All required buffer areas with proposed plantings (identifying
each proposed tree, bush or shrub), drawn to scale and identifying
the height and width of any proposed mounds.
(2)
All required planting independent of any buffer area requirements
(identifying each tree, bush, shrub, the use of sod or seeding, etc.),
drawn to scale.
(4)
Any existing trees or vegetation that are to be preserved, accurately
identifying their relative location.
(5)
Any existing trees or vegetation that will be removed, accurately
identifying their relative location.
C.
At least one deciduous tree shall be planted for each 1,000 square
feet of lot area occupied by the building footprint in conjunction
with any nonresidential development.
D.
At least one deciduous tree shall be planted for each dwelling unit
in conjunction with any multifamily development.
E.
All trees that are required to be planted as per the regulations
of this section shall be a minimum of two inches in diameter at a
point one foot above the ground at the time of planting, measured
along the trunk of the planted tree, which tree shall be planted in
accordance with accepted conservation practices.
F.
Any existing trees that are not disturbed and are not located within
a required buffer area and are a minimum of four inches in diameter
at a point one foot above the ground shall count towards the required
number of trees to be planted outside of the buffer area.
G.
In parking areas containing more than 20 spaces, at least five percent
of the interior parking area shall be landscaped with plantings, and
one tree for each 10 spaces shall be installed.
H.
Whenever an open parking area abuts a public street, a planting strip,
at least five feet in depth, planted and maintained with shrubbery,
trees or other landscape or decorative materials, shall be installed
across the entire frontage of the property in order to prohibit vehicle
access, except at approved ingress and egress points.
I.
All areas not utilized for structures, driveways, planting strips or parking facilities shall be seeded, sodded or landscaped within a reasonable period of time. The phrase "a reasonable period of time" shall be given the same interpretation given that phrase as it is used in § 1202, Subsection 9, of this chapter.
11.
Posting of bond for landscaping. A maintenance bond in the form of
cash, certified check or letter of credit shall be posted with the
Township in the amount of 15% of the total cost of landscaping shown
on the approved landscaping plan for a period of two years from the
date of installation of the landscaping materials. The maintenance
bond shall guarantee replacement of the required landscaping materials
during the term of the bond.
[Ord. 2007-2, 5/22/2007]
In addition to the yard requirements specified in each zoning
district, the following yard requirements shall apply in all zoning
districts to the applicable circumstances described below:
A.
Corner lots. Corner lots shall provide front yards on each street
frontage. The remaining two yards shall constitute side yards. There
shall be no rear yard required.
B.
Nonconforming lots of record: See § 1503.
C.
Accessory structures. In all zoning districts, the following regulations
shall apply to accessory structures:
(1)
Private swimming pools accessory to a dwelling.
(a)
Swimming pools accessory to a dwelling shall be located at least
10 feet from the dwelling or any property line. Swimming pools shall
not be permitted in the front yard. All swimming pools and the equipment
necessary for maintaining the pool shall be completely enclosed by
a fence that is at least four feet in height and that has a self-closing
and self-latching gate. The dwelling may constitute a part of the
required enclosure.
(b)
For an aboveground swimming pool that is completely enclosed
by a railing around the entire perimeter, where the combined height
of the pool and railing is at least four feet above the adjacent ground
level at all points, and that has a self-latching retractable ladder,
the pool shall not be required to be fenced. All other aboveground
swimming pools shall be fenced in accordance with the requirements
of this Subsection C(1).
(2)
Structures accessory to business and industrial uses.
(a)
In the I-1 Industrial and B-1 Business Districts, no accessory
structure to a business, industrial or warehousing use shall be permitted
in a front yard. Accessory structures shall be permitted in a side
or rear yard, provided that they shall be located at least 20 feet
from the side or rear lot line.
(b)
In no case shall any motorized vehicle, whether immobilized
or not, nor any trailer or mobile home be utilized as an accessory
storage structure, except for construction trailers authorized by
§ 1207 of this chapter. Any such structure that is a legal
nonconforming use, once removed, shall not be replaced.
(3)
Canopies and similar structures. Canopies and similar permanent
freestanding roofed structures without walls shall be permitted to
cover outdoor seasonal display and sales areas or fuel dispensing
areas accessory to authorized uses in the C-1 Highway Commercial and
I-1 Industrial and B-1 Business Districts, provided that:
(a)
Such structure may be located in the required front yard.
(b)
Such structure shall be located at least 10 feet from any property
line or street right-of-way.
(c)
Such structure shall not be enclosed.
(d)
Such structure shall be removed immediately once the principal
use or the use of the accessory structure is discontinued.
(4)
Accessory storage structures and detached garages.
(a)
On residential lots in the R-V District that have a lot area
of less than one acre, storage structures accessory to a single-family
dwelling, having a total floor area of 180 square feet or less, shall
be located at least five feet from the rear property line and shall
be located at least 10 feet from a side property line but shall not
be located in any front yard. On lots of one acre or more in the R-V
District or in the case of any storage structure having more than
180 square feet of total floor area, the structure shall not be located
in the minimum required front yard or side yard setbacks and shall
be located at least 10 feet from the rear property line.
(b)
In all other districts, all storage structures accessory to
a dwelling and all detached garages shall not be located in the minimum
required front yard or side yard setbacks and shall be located at
least 10 feet from the rear property line.
(c)
In no case shall any motorized vehicle, whether immobilized
or not, nor any trailer or mobile home be utilized as an accessory
storage structure, except for construction trailers authorized by
§ 1207 of this chapter.
D.
Visibility at intersections.
(1)
In all zoning districts, no object, including, without limitation,
fences, hedges, trees and other plantings, buildings, structures,
walls, signs and motor vehicles, exceeding a height of three feet,
as measured from the lowest elevation of the center line of any abutting
street, shall be temporarily or permanently placed, erected, installed
or parked within the clear sight triangle required on a corner lot.
The required clear sight triangle on a corner lot shall be determined
as follows.
(2)
The street lines abutting the corner lot shall form the legs
of the clear sight triangle. Each of the legs shall extend a distance
of 30 feet from the point of intersection of the street lines abutting
the corner lot. The hypotenuse of the clear sight triangle shall be
formed by drawing a straight line joining the legs at their farthest
point from the vertex of the triangle. (See Illustration in Appendix
A.[1])
[1]
Editor's Note: Appendix A is included at the end of this chapter.
[Ord. 2007-2, 5/22/2007]
The following shall be permitted to project into the minimum
required yard in any zoning district as follows:
A.
Typical architectural features, including but not limited to bay
windows, windowsills, chimneys, cornices and eaves, shall be permitted
to project into any required yard no more than 18 inches.
B.
Decks and their stairs and unenclosed porches without enclosed habitable
foundation and without a roof shall be permitted to project into required
front and side yards no more than three feet and shall be no closer
to the rear property line than 20 feet.
C.
Steps attached to the principal building and open fire escapes shall
be permitted to project into any required yard no more than three
feet.
[Ord. 2007-2, 5/22/2007]
The height limitations of this chapter shall not apply to the
following structures: church spires, chimneys, theater proscenia,
elevator bulkheads and other mechanical equipment that is part of
the principal structure, conveyors, flagpoles, silos and other agricultural
structures, standpipes, elevated water tanks, derricks, public utility
structures, and other structures not intended for human habitation
that do not exceed the height limitations of the zoning district by
more than 15 feet.
[Ord. 2007-2, 5/22/2007]
All businesses that propose drive-through facilities, as defined
by this chapter, as accessory uses or principal uses shall meet all
of the following requirements:
A.
In addition to the parking spaces required for the principal use,
a minimum of five standing spaces, in one lane, with a total length
of 100 feet, in direct line with each window or stall, shall be provided
for vehicles to wait in line. The standing space shall not interfere
with the use of any required parking spaces and shall not inhibit
the free flow of traffic on the property. The standing spaces shall
be designed so that waiting vehicles shall not stand in any right-of-way
or overflow onto adjacent properties, streets, or berms.
B.
Entrances, exits and standing spaces shall be adequately indicated
with pavement markings and/or directional signs.
C.
Parking areas and circulation patterns shall be adequately striped
and marked to facilitate traffic circulation on the property.
[Ord. 2007-2, 5/22/2007]
Temporary construction trailers, model homes or sales offices
shall be permitted in any zoning district, subject to the following
conditions:
A.
Temporary construction trailers shall be permitted only during the
period that the construction work is in progress under a valid building
permit or under Township approval to install public improvements.
The temporary construction trailer shall be removed upon completion
of the construction authorized under a building permit or upon completion
of the installation of the public improvements in a plan of subdivision.
In the event that construction is phased, the temporary construction
trailer shall be moved from the completed phase to the next phase
when 90% of the required improvements in the completed phase have
been installed, as determined by the Township Engineer.
B.
Model homes or sales offices shall be permitted only until 90% of
the lots or dwelling units in the development are sold. In the case
of a phased development, the use of a model home or sales office shall
be permitted to continue only if the subsequent phase is initiated
within six months of the completion of 90% of the lots or dwelling
units in the prior phase.
C.
A permit for the temporary structure or use shall be obtained from
the Zoning Officer prior to the commencement of construction and shall
be renewed every six months.
D.
Temporary construction trailers shall be located on the lot on which
the construction is progressing and shall not be located within 25
feet of any property line adjoining an existing dwelling outside of
the approved plan.
E.
Temporary construction trailers shall be used only as temporary field
offices and for storage of incidental equipment and supplies and shall
not be used for any dwelling use whatsoever.
F.
No combustible materials shall be stored in temporary construction
trailers.
G.
Model homes shall be located on a separate lot and shall meet all
the requirements for permanent dwellings in the zoning district in
which they are located. Sales offices may be located in a model home
or may be located in a trailer located on a vacant lot in the plan
or on the site of construction. If the sales office is located in
a trailer, the trailer shall not be located within 25 feet of any
property line adjoining an existing dwelling outside of the approved
plan.
H.
Model homes or sales offices located in a trailer shall not be utilized
for any dwelling use whatsoever during the time they are approved
as a temporary use or structure in accordance with the provisions
of this section.
I.
Model homes or sales offices shall be used primarily for sales associated
with the development in which they are located and shall not be used
as the only place of business for the listing realtor.
[Ord. 2007-2, 5/22/2007]
Where any of the following uses are authorized by this chapter
or legally exist as a nonconforming use (agriculture, as defined herein,
conducted on a farm and related activities such as greenhouses, boarding
stables, private stables, kennels and riding academies), they shall
be subject to the following requirements:
A.
Storage of manure or odor- or dust-producing substances shall be
located at least 100 feet from any property line.
B.
Any building or outdoor area used as a concentrated feed lot shall
be located at least 300 feet from any street right-of-way line or
property. Any other building used for the shelter, raising or feeding
of livestock or poultry shall be located at least 100 feet from any
street right-of-way line or property line.
C.
Greenhouse heating plants shall be at least 100 feet from any property
line. The retail sales area for a greenhouse shall not exceed 1,200
square feet. The growing area shall not be considered sales area.
D.
Outdoor kennels and outdoor runs shall be located at least 300 feet
from any property line.
E.
All grazing and pasture areas shall be adequately fenced to properly
enclose the animals and protect adjacent properties.
F.
Concentrated feed lots and any other operations that constitute "concentrated
animal operations," as defined by State statute, shall comply with
all applicable provisions of the Pennsylvania Nutrient Management
Act.
G.
Where authorized on properties of at least five acres but less than
10 acres, the keeping of horses and ponies shall be limited to a maximum
of one animal for the first five acres, plus one animal for each additional
acre or portion thereof up to 10 acres. There shall be no limit on
the number of animals kept on properties of 10 acres or more.
[Ord. 2007-2, 5/22/2007]
When required, all new construction and additions or enlargements
of existing structures or facilities shall comply with the most recent
regulations for accessibility as specified in the Americans with Disabilities
Act (ADA).
[Ord. 2007-2, 5/22/2007]
1.
All sales shall be conducted on the premises of a farm, as defined
and regulated by this chapter.
2.
At least 50% of the products sold shall be products raised, grown
or produced on the farm.
3.
All permanent structures shall comply with the yard requirements
for principal structures in the district in which the property is
located.
4.
Seasonal roadside stands shall be located no closer than 15 feet
to any street right-of-way or property line.
5.
Buildings used for retail sales of agricultural products shall not
exceed 1,000 square feet of sales floor area for every 10 acres of
land farmed. No building used for retail sales of agricultural products
shall exceed 5,000 square feet of sales area.
6.
Off-street parking for permanent structures shall be provided in
accordance with the requirements of § 1302 for retail businesses.
7.
Off-street parking for seasonal roadside stands shall be provided
in accordance with the requirements of § 1302 for retail
businesses; however, in no case shall fewer than five spaces be provided.
8.
Off-street parking shall be improved with a dust-free, all-weather
surface.
9.
Adequate ingress, egress and traffic circulation shall be provided
so that vehicles do not back onto the street right-of-way and do not
park or stand on any street or berm.
10.
One non-illuminated freestanding sign shall be permitted to announce
the agricultural sales, provided that the maximum surface area of
the sign shall not exceed 32 square feet, the height of the sign shall
not exceed eight feet, and the sign shall be located no closer than
10 feet to any property line or street right-of-way. Two temporary
signs announcing the agricultural sales shall be permitted, provided
that the maximum surface area of each sign shall not exceed eight
square feet and the signs shall be removed when the roadside stand
or sales facility is not open for business.
[Ord. 2007-2, 5/22/2007]
Where authorized by this chapter, communications antennas may
be mounted on an existing building or existing public utility storage
or transmission structure, subject to compliance with the following
regulations:
A.
Building-mounted antennas shall not be permitted to be erected on
any single-family or two-family dwelling.
B.
The applicant shall demonstrate that the electromagnetic fields associated
with the proposed antennas comply with safety standards now or hereafter
established by the Federal Communications Commission (FCC).
C.
The applicant shall demonstrate compliance with all applicable regulations
of the Federal Aviation Administration (FAA) and any applicable Airport
Zoning Regulations.
D.
Building-mounted antennas shall be permitted to exceed the height
limitations of the district by no more than 20 feet. Antennas mounted
on an existing public utility storage or transmission structure shall
not project more than 20 feet above the height of the structure.
E.
Omnidirectional or whip antennas shall not exceed 20 feet in height
or seven inches in diameter.
F.
Directional or panel antennas shall not exceed five feet in height
or two feet in width.
G.
Satellite and microwave dish antennas mounted on the roof of a building
or on an existing public utility storage or transmission structure
shall not exceed six feet in diameter.
H.
Satellite and microwave dish antennas mounted on an existing building
or existing public utility storage or transmission structure shall
not exceed two feet in diameter.
I.
The applicant proposing a building-mounted antenna shall submit evidence
from a structural engineer certifying that the proposed installation
will not exceed the structural capacity of the building considering
wind and other loads associated with the antenna's location.
J.
Evidence of lease agreements and easements necessary to provide access
to the building or structure for installation and maintenance of the
antennas and placement of the equipment cabinet or equipment building
shall be provided to the Township.
K.
The placement of the equipment cabinet or equipment building shall
not obstruct the free flow of traffic on the site, shall not reduce
any parking required or available for other uses on the site and shall
not obstruct any right-of-way or easement without the permission of
the owner or grantor of the right-of-way or easement.
L.
Unless located within a secured building, the equipment cabinet or
equipment building shall be fenced by a ten-foot-high chain-link security
fence with locking gate. If the equipment cabinet or equipment building
is visible from any public street or adjoining residential property,
the equipment cabinet or equipment building shall be screened by a
minimum six-foot-high compact evergreen hedge.
M.
If vehicular access to the equipment cabinet or equipment building
is not provided from a public street or paved driveway or parking
area, an easement or right-of-way shall be provided that has a minimum
width of 20 feet and that shall be improved with a dust-free all-weather
surface for its entire length.
N.
At least one off-street parking space shall be provided on the site
within a reasonable walking distance of the equipment cabinet or equipment
building to facilitate periodic visits by maintenance workers.
[Ord. 2007-2, 5/22/2007]
No-impact home-based businesses, as defined herein, shall comply
with the following:
A.
The business activity shall be compatible with the residential use
of the property and surrounding residential uses.
B.
The business shall employ no employees other than family members
residing in the dwelling.
C.
There shall be no display or sale of retail goods and no stockpiling
of inventory of a substantial nature.
D.
There shall be no outside appearance of a business use, including
but not limited to parking, signs or lights.
E.
No on-site parking of commercially identified vehicles shall be permitted.
F.
The business activity shall not use any equipment or process that
creates noise, vibration, glare, fumes, odors or electrical or electronic
interference, including interference with radio or television reception,
that is detectable in the neighborhood.
G.
The business activity shall not generate any solid waste or sewage
discharge, in volume or type, that is not normally associated with
residential use in the neighborhood.
H.
The business activity shall be conducted only within the dwelling
and shall not occupy more than 25% of the habitable floor area of
the dwelling.
I.
The business shall not involve any illegal activity.
[Ord. 2007-2, 5/22/2007]
A mobile home that is proposed to be used as a single-family
dwelling and is to be erected on an individual lot of record outside
a mobile home park shall meet the following requirements:
A.
The lot shall meet all applicable requirements for a single-family
dwelling in the zoning district in which it is proposed to be located.
B.
The mobile home shall have a minimum gross floor area of 840 square
feet, excluding any accessory attachments.
C.
The mobile home shall meet the specifications for manufacture of
mobile homes as set forth in the United States Standards Institute,
"Standards for Mobile Homes," USA Standard A119.1-1969, NFPA No. 501B-1968,
and any subsequent modification or amendment of such standards.
D.
The mobile home shall bear the seal of the U.S. Department of Housing
and Urban Development (HUD).
E.
The mobile home shall be installed upon and securely fastened to
a frost-free foundation or footer, and in no event shall it be erected
on jacks, loose blocks or other temporary materials.
F.
An enclosure of compatible design and material shall be erected around
the entire base of the mobile home. Such enclosure shall provide sufficient
ventilation to inhibit decay and deterioration of the structure.
G.
The mobile home shall be connected to public water and a public sewer
system, if available. If not, the owner shall provide a potable water
supply from his own or an adjacent well and shall provide an on-lot
sewage disposal system that shall meet the standards of the Pennsylvania
Department of Environmental Protection (PA DEP).
H.
Prior to occupancy, the mobile home shall be connected to available
utilities in order to provide the dwelling unit with adequate heat
and light.
I.
Any garage, utility shed or other outbuilding constructed on the
lot shall conform with the standards applicable to such accessory
structures provided in this chapter.
[Added by Ord. 2010-3, 9/1/2010; amended by Ord. 2015-8,
9/21/2015]
A company desiring to construct oil and gas pipelines that are
regulated by state or federal agencies are allowed to do so as a permitted
use in the Township, subject to submitting to the Township copies
showing evidence that it has obtained and maintains in good standing
all required state and/or federal permits, including proof of bonding
to operate pipelines, when such bonding is required. In addition to
the required permitting documents, the applicant must also submit
the following to obtain the Township permit:
A.
The origin point and destination of the pipeline to be constructed
in the Township, including time frame for activities; and
B.
A description of the substance to be transported through the pipeline
and a copy of the material safety data sheet (MSDS); and
C.
Any site reclamation plans and time frame; and
D.
A copy of the road bond and maintenance agreement, along with any/all
road cut/bore permits.
[Added by Ord. 2010-3, 9/1/2010]
1.
Temporary housing for well site workers shall be located only on
or within 1,000 feet of an approved well site.
2.
If the housing units do not have self-contained water supply and
sanitary facilities, these facilities shall be available on the site,
and the housing units shall be connected to the facilities.
3.
Parking shall be provided on the well site based on the ratio of
one vehicle for each sleeping room.
4.
If existing vegetation or differences in elevation do not screen
the temporary housing from any property in an R-1 or R-V District,
a temporary screening fence shall be erected for the distance necessary
to screen the housing and parking areas from any existing dwellings
on the adjoining property that are located within 300 feet of the
common property line.
5.
Access to the temporary housing and the parking areas for the workers
shall be provided by means of a driveway with a dust-free, all weather
surface.
