All uses and activities established after the effective date
of this chapter shall comply with the standards and regulations set
forth in this article.
A.
Each site is unique, containing varying amounts of environmentally
constrained natural resources that should be considered as development
occurs. It is the purpose of this section to determine the appropriate
intensity of use to which a site may be developed.
B.
The following site capacity calculations shall be submitted
with all applications for subdivision or land development. Through
these calculations, the maximum number of dwelling units, the maximum
amount of impervious surfaces and the required open space shall be
determined.
C.
Base site area. Calculate the base site area. From the total
site area, subtract future rights-of-way of existing public or private
roads; existing utility rights-of-way; land area occupied or proposed
to be occupied by a nonresidential use and its parking (This phrase
does not apply to calculations for nonresidential projects.); land
which is not contiguous or which is separated from the parcel by a
road or railroad; or land shown on previous subdivision or land development
plans as reserved for open space.
Total Site Area =
|
__________________ acres
| |
Less area of items noted in § 130-020C above
|
__________________ acres
| |
Base Site Area =
|
__________________ acres
|
D.
Land with resource restrictions and resource protection land.
Calculate the land with resource restrictions and the resource protection
land. In the event that two or more resources overlap, only the resource
with the highest open space ratio shall be used in the calculations.
Resource
|
Open Space Ratio
|
Acres of Land in Resources
|
Resource Protection Land
(Acres x Open Space Ratio)
| |
---|---|---|---|---|
One-hundred-year floodway
|
1.00
|
x ___________ acres
|
= ___________ acres
| |
Wetlands
|
0.75
|
x ___________ acres
|
= ___________ acres
| |
Slopes 25% or more
|
0.75
|
x ___________ acres
|
= ___________ acres
| |
One-hundred-year floodplain
|
0.50
|
x ___________ acres
|
= ___________ acres
| |
Slopes 15% to 25%
|
0.10
|
x ___________ acres
|
= ___________ acres
| |
Land with Resource Restrictions
|
___________ acres
| |||
Resource Protection Land
|
___________ acres
|
F.
Minimum required open space. Determine the required open space
for any residential subdivision or land development requiring open
space. [NOTE: Applicants shall also provide recreation land where
required.]
Adjusted Tract Area
|
___________ acres
| |
Percent of Open Space Required by Use Category x
|
___________
| |
Minimum Required Open Space
|
___________ acres
|
G.
Number of dwelling units. Calculate the maximum permitted number
of dwelling units. The applicant shall not round up unless the number
of units calculated is less than one, in which case the applicant
may round up to permit one dwelling unit.
Adjusted Tract Area
|
___________ acres
| |
Multiply by Maximum Permitted Density (Table 130-030A or Article XIII) x
|
____________
| |
Maximum Number of Dwelling Units
|
___________ units
|
H.
Impervious surfaces. Calculate the maximum permitted area of
impervious surfaces. The maximum permitted impervious surface ratio
is found in the Table of Performance Standards set forth herein.[1]
Adjusted Tract Area
|
___________ acres
| |
Multiply by Maximum Permitted Impervious Surface Ratio (Table 130-030A or Article XIII) x
|
___________
| |
Maximum Permitted Impervious Surfaces (Total Site)
|
___________ acres
|
[1]
Editor's Note: The Table of Performance Standards is included at the end of this chapter.
J.
Exception. As part of a minor subdivision (as defined by the
Subdivision and Land Development Chapter[2]), one new residential lot may be subdivided from an existing
lot without needing to comply with the adjusted tract area. This exception
shall be a one-time exception for a single lot. Only one lot shall
be exempt for each lot that existed on or before October 14, 2004.
The new lot shall still need to comply with all requirements of this
chapter. This exemption shall only apply to a lot approved for one
single-family detached dwelling. For informational purposes only:
For example, if a lot included 10 acres in a district with a one-acre
minimum lot size requirement, then one new one-acre lot could be created.
However, any future subdivision of the remaining nine acres would
need to comply with the adjusted tract area.
A.
Table 130-030A[1] establishes the performance standards for the various
zoning districts; except where greater standards are established in
this chapter, the strictest standard shall govern. In order for the
other standards set forth in the use regulations to apply, all requirements
in that section must be met.
[1]
Editor's Note: The Table of Performance Standards is included at the end of this chapter.
B.
Zoning district and type of use: For each zoning district noted, the type of use is noted with further detail on the requirements for water and sewer services. The table must be used in conjunction with the use regulations in Article IV.
C.
Minimum lot area: the minimum area required for each type of
use noted. Specific use regulations may provide more restrictive criteria
on a project basis (i.e., minimum site area).
D.
Minimum lot width at the minimum building setback line: For
each existing or new lot to be created, the figure provided in this
column represents the minimum width as noted.
E.
Front, side and rear yards: These columns, as defined in Article II, provide the minimum footage required for each yard as noted.
F.
Maximum percent building coverage: This number shall be the
maximum permitted amount of building coverage for a use or development
on the entire tract of land.
G.
Maximum percent impervious coverage: This number shall be the
maximum permitted amount of impervious surfaces for a use or development
on the entire tract of land.
Except as provided in the definition of "height" in Article II herein or as specified otherwise in this chapter for a particular use, the following maximum structure height shall apply in all zoning districts and zoning overlay districts.
A.
The maximum height of a structure that is accessory to a dwelling
on a lot of less than five acres shall be two stories or 35 feet,
whichever is more restrictive. The second story shall be limited to
nonhabitable storage areas.
B.
A building height of up to a maximum of five stories shall only
be allowed if the building is within 1.0 mile of the center line of
U.S. Route 209 and if approved as a conditional use, provided the
applicant proves to the satisfaction of the Board of Supervisors that
the following additional requirements will be met:
(1)
The taller height shall be limited to the following uses, provided
such use is allowed in the applicable district: time-share units,
age-restricted housing, motels/hotels, hospitals, primary and secondary
schools and offices.
(2)
The applicant shall provide expert testimony that there will
be suitable access to the building for emergency apparatus and a suitable
water supply and fire flow. The Board of Supervisors shall have the
authority to deny the taller height if the applicant is not able to
satisfactorily resolve emergency concerns, in the determination of
the Board of Supervisors.
(3)
A building height of greater than 45 feet shall only be allowed
if the building is set back a minimum of the height of the proposed
structure from a lot line of an adjacent lot occupied by a single-family
dwelling in a residential district, or 1.5 times the height of the
proposed structure from an existing residential structure in a residential
district, whichever is more restrictive.
(4)
For those portions of the proposed structure that are over 45
feet, based on the height of the structure as determined by the definition
of "height" provided in Division 20 herein, the applicant shall provide
evidence on how the applicant has minimized the effect of the proposed
structure on those portions of the building over 45 feet from other
lots in residential districts that are within 1,000 feet of the proposed
structure.
C.
The maximum height for any structure not addressed in Table
130-030A[1] (such as principal buildings in residential districts)
shall be 3.5 stories or 45 feet, whichever is more restrictive.
[1]
Editor's Note: The Table of Performance Standards is included at the end of this chapter.
D.
The maximum height for any standalone, outdoor non-building
structure, such as a statue, monument, or artificial landscape feature,
ornament, or decoration, shall be 12 feet from the ground elevation
at the base of the structure, unless another provision in the Zoning
Ordinance addresses a height limitation for a specific type of structure,
and permits a higher height limit for such structure. The height limitation
of the structure is inclusive of a base or pedestal. The ground level
shall not be artificially increased at the base, such as through use
of berming or retaining walls, to increase the total allowed height
of the structure. If the structure is located on a sloped site, the
grade level shall be based upon the side of the structure that is
closest to the nearest street.
[Added 11-14-2019 by Ord.
No. 228]
A.
Purposes. In addition to serving the overall purposes of this
chapter, this section is intended to:
B.
Applicability.
(1)
The transfer of development rights shall only officially occur
at the time of final approval of a subdivision or land development
plan. The approval of a preliminary plan shall be conditioned upon
compliance with this section. As part of a preliminary and final plan
application, the applicant shall present a draft conservation easement
on the sending property and a written, signed and notarized agreement
by the owner of the sending property acknowledging and agreeing to
the application.
(2)
The conservation easement shall be drafted so that it is binding
if the receiving property is granted final plan approval. The conservation
easement shall be recorded at the same time as, or prior to, the final
plan for the receiving property. If a final plan is recorded in phases,
then the conservation easement may be recorded in corresponding phases.
(3)
The form of the conservation easement shall be acceptable to
the Board of Supervisors, based upon review by the Township Solicitor
and Planning Commission. In the case of agricultural land, the standard
language for an agricultural conservation easement used by the County
Agricultural Land Preservation Board may be utilized.
(4)
A sending property shall be located within either the CON or
RR Zoning Districts and shall contain a minimum lot area of 10 acres.
(5)
A receiving property shall be located within the R2, R3, C1,
C2 or I Districts.
(6)
The owners of the sending and receiving properties shall voluntarily
commit to participate in the transfer of development rights. Once
such transfer of rights and conservation easement are established,
it shall be binding upon all current and future owners of the sending
property. The applicant for the receiving property is responsible
to negotiate with, and pay compensation to, the owner of the sending
property for the conservation easement. Such transaction shall occur
privately, and the value shall be determined by the private market.
The Township is under no obligation to pay the owner of the sending
property.
(7)
Donations or intermediaries. The right to develop a sending
property may be purchased by or donated to the Township, the county
or an established incorporated nonprofit organization whose mission
includes preservation of agricultural land or natural features. A
permanent conservation easement shall be established on the sending
property at the time of such purchase or donation.
C.
Determination of density.
(1)
Lot area excludes the right-of-way of any existing street and
any existing utility easements. For each dwelling unit located on
the lot, subtract one TDR from the total number calculated.
(3)
If the agreement of sale of development rights would entail
less than an entire tax parcel, the following additional regulations
shall apply:
(a)
The portion of the tax parcel involved in the proposed
sale of development rights shall be described by metes and bounds
and must be shown on a plot plan.
(b)
Where a portion of the total available TDRs are
sold from a lot or property, the future sale of additional TDRs from
that property shall occur so that the land from which TDRs are sold
is contiguous, to the greatest extent possible, to the lands from
which TDRs were previously sold.
(c)
Where a conservation easement would be established
in phases over time, each phase shall be contiguous with a previous
conservation easement unless the applicant proves to the satisfaction
of the Board of Supervisors that there is a valid public purpose for
the easement to not be contiguous.
(d)
Where a portion of the total available TDRs from
a lot or property are sold and the owner of the lot intends to develop
the remaining portion of the lot, the remaining development potential
shall be calculated on the basis of the number of dwelling units which
could have been constructed on the lot or property without the sale
of TDRs. When the applicant intends to develop the lands remaining
after the sale of TDRs from a portion of a tax parcel, the number
of TDRs sold shall be subtracted from the total development potential
of the property to determine the number of dwelling units that could
be built on the lands remaining, in accordance with the following
example:
Available TDRs for entire tax parcel as calculated in this section
|
100
| |
TDRs proposed to be sold
|
50
| |
Total remaining development potential which can be built on
the tax parcel on the lands from which TDRs have not been sold (difference
between total available and TDRs sold and transferred)
|
50 dwelling units
|
(4)
For informational purposes only: If, for example, the site capacity
calculations (See § 130-050C) determines that 10 new dwelling
units would be allowed under current zoning on the sending property
and the sending property will be preserved by a conservation easement,
then the right to develop 10 additional dwelling units may be transferred
to the receiving property. The development of the receiving property
shall still comply with all other requirements of this chapter, except
for the maximum density, which shall be regulated by this section.
(5)
The receiving property shall be permitted to include the increased
total number of dwelling units above the number that would otherwise
be permitted, as approved by the Township based upon the site capacity
calculations (See § 130-050C.), provided such dwelling unit
types are permitted within the underlying zoning district. However,
in no case shall the following lot areas and densities be exceeded:
(a)
If a lot does not have both regulatory agency-approved
central water and central sewage service, the minimum lot area shall
be one acre and the minimum lot width shall be 150 feet.
(b)
If a lot has both regulatory agency-approved central
water and central sewage services:
[1]
For single-family detached dwellings in the R-2
District, the minimum lot area shall be 21,780 square feet and the
minimum lot width shall be 100 feet.
[2]
For single-family detached dwellings in the R-3
District, the minimum lot area shall be 10,000 square feet and the
minimum lot width shall be 80 feet.
[3]
For dwelling units other than single-family detached,
the area and dimensional requirements for that specific dwelling unit
type in that zoning district shall apply.
(6)
For nonresidential uses, the receiving property within the C1,
C2 and I Districts shall be permitted to increase the maximum permitted
impervious surface coverage by up to and not exceeding 10% where TDRs
are transferred to the site in accordance with this chapter. For every
3,000 square feet (or portion thereof) of impervious surface added
beyond impervious coverage permitted within the underlying district,
one transferable development right (TDR) must be acquired and transferred
to the site.
(7)
Utilities. To receive a transfer of development rights, all
lots of less than one acre on the receiving property shall be served
by Township-approved central sanitary sewerage service and central
water service.
D.
Once a conservation easement is established under a transfer
of development rights, it shall be permanent, regardless of whether
the receiving property is developed. The approval to develop the receiving
property in a higher density shall be treated in the same manner as
any other final subdivision or land development approval. The Board
of Supervisors may extend time limits to complete the development
of the receiving property in response to a written request.
E.
As part of a transfer of development rights, the development
of the receiving property shall comply with all Township requirements
except for provisions specifically modified by this section.
F.
Land from which TDRs have been sold may be used only for the
following purposes:
(1)
Agriculture: production of crops, livestock and livestock products
and field crops, fruits, vegetable crops.
(2)
Nursery: horticultural specialties, nursery stock, shrubs, trees
and flowers.
(3)
Accessory retail sales of agricultural products in accordance
with the requirements of this chapter for agricultural retail use.
(4)
Preservation of natural landscape by leaving land and resources
undisturbed in forest, field, wetland or other natural and unaltered
state.
G.
No zoning permits shall be issued for other uses, and no land
development approval shall be granted for other uses.
H.
The land from which development rights have been sold shall
not be used to meet the open space requirements or minimum lot area
or yard requirements for any other use nor may it be used for any
other purpose that would support or serve development, including but
not limited to fields for land application of sewage, sewage lagoons,
stormwater management facilities, utilities or other uses.
I.
Voluntary use of development rights. Uses meeting the requirements
of this ordinance and other ordinances of the Township shall be approved
up to the maximum density or impervious surface ratio as permitted
for uses without the purchase of development rights. Nothing in this
Ordinance shall require a landowner to purchase developmental rights.
J.
Transfer and recording. Development rights shall be recorded
in the Monroe County Recorder of Deeds office in accordance with its
regulations. All transfers and recording shall be conveyed and recorded
in full compliance with the MPC rules governing transferable development
rights.
K.
Transferable development rights may be used only in the districts
and for the uses designated by this chapter. Transferable development
rights may not be used to increase the density of any use unless specifically
permitted by this chapter.
L.
No final plan approval shall be granted until the applicant
has presented to the Township an agreement of sale or other documentation
to demonstrate, to the satisfaction of the Township, that the necessary
TDRs have been acquired to support the proposed development.
A.
Number of principal uses and principal structures per lot.
(1)
C1, C2 and I Districts: A lot in a C1, C2 and/or I District
may include more than one permitted principal use per lot and/or more
than one permitted principal structure per lot, provided that all
of the requirements set forth in the Table of Performance Standards
(Table 130-030A)[1] and general regulations set forth herein are met for each
principal use and for each principal structure.
(a)
If differing dimensional requirements apply for
different uses and/or structures on a lot, then the most restrictive
requirement shall apply. For example, if Use 1 or Structure 1 requires
a one-acre lot area and Use 2 or Structure 2 on the same lot requires
a two-acre lot area, then the lot shall have a minimum lot area of
two acres.
(b)
The applicant shall submit a site plan proving
that each proposed principal use and/or each proposed principal structure
shall meet the requirements of this chapter.
(c)
All principal use(s) and/or principal structure(s)
on the same lot shall be in common ownership.
[1]
Editor's Note: The Table of Performance Standards is included at the end of this chapter.
(2)
R1, R2 and R3 Districts: A lot within a R1, R2 and/or R3 District
may include more than one permitted principal dwelling unit per lot,
provided single-family detached dwellings shall not exceed three dwelling
units per lot and all of the area and dimensional requirements are
met for each dwelling unit.
(a)
If differing dimensional requirements apply on
the lot, then the most restrictive requirement shall apply. For example,
if Permitted Principal Dwelling Unit 1 requires a one-acre lot area
and Permitted Principal Dwelling Unit 2 on the same lot requires a
two-acre lot area, then each permitted principal dwelling unit shall
meet the more stringent requirement (i.e., in this case, each would
have a minimum lot area of two acres).
(b)
The applicant shall submit a site plan that demonstrates
that each permitted principal dwelling unit shall meet the requirements
of this chapter and would be amenable to subdivision.
(c)
All permitted principal dwelling units on the same
lot shall be in common ownership.
B.
Height exceptions. The height of the structure shall be determined
on the principal structure itself and not based on the height of any
nonhabitable appurtenant structure to a principal structure such as
a clock tower, bell tower, steeple on a place of worship, elevator
shaft, skylight, chimney or other appurtenances usually required to
be and customarily placed above the roof level.
C.
Projections into required yards. There shall be no permitted
projections into the minimum required front yard, rear yard and/or
side yard setback area in any district.
D.
Traffic visibility across corners.
(1)
In all districts, no structure, fence, planting or other obstruction
shall be maintained between a horizontal plane two feet above curb
level and a horizontal plane seven feet above curb level so as to
interfere with traffic visibility across the corner within that part
of the required front or side yard which is within a horizontal clear-sight
triangle bounded by the two street lines (rights-of-way) and a straight
line drawn between points on each such line 25 feet from the intersection
of said lines or extension thereof. When one or both streets which
form the intersection are classified as collector or arterial highways,
the clear-sight triangle bounded by the two street lines and a straight
line drawn between points on such line shall be 50 feet from the intersection
of said lines or extension thereof.
(2)
At each point where a private accessway intersects a public
street or road, a clear-sight triangle of 10 feet, measured from the
point of intersection of the street line and the edge of the accessway
shall be maintained, within which vegetation and other visual obstructions
shall be limited to a height of not more than two feet above the street
grade.
E.
Future rights-of-way.
(1)
Future right-of-way widths are established for those roads wherein
the existing legal right-of-way is less than that indicated below
for the particular class of road. The center line of each future right-of-way
shall be considered the same center line as the existing right-of-way.
The specific classification for each road is shown in Appendix C,
Functional Classification of Streets, as amended, attached hereto
and incorporated by reference herein this section.[2]
[2]
Editor's Note: Appendix C is included at the end of this chapter.
(3)
Existing streets.
(b)
Where a front, side or rear yard would abut an
existing street, then such yard shall be measured from the minimum
distance from the center line of the street right-of-way outlined
below and not from the existing right-of-way line. For example, if
the existing street right-of-way is 33 feet and is classified as a
collector street, then the front yard shall begin its measurement
from a point 30 feet from the center line of the right-of-way and
not the 16.5 feet which would be the edge of the existing right-of-way.
The extra 13.5 feet is to be reserved for future right-of-way widening,
and if the front yard setback is 40 feet, then the front yard setback
line is 40 feet, plus the 13.5 feet for the future right-of-way widening
for a total front yard setback of 53.5 feet from the existing right-of-way
line. The line parallel to the existing right-of-way line and allowing
for the future expansion of the road right-of-way line is defined
as the "street line," as used herein.
F.
Front yard requirements. Where a minimum depth of front yard
is specified, an open space of at least the specified depth shall
be provided between the street line(s) and the nearest point of any
structure. Street lines are considered to be established by the future
rights-of-way when so designated to avoid interference with anticipated
future road widening and improvements (including, but not limited
to, sidewalks and drainage facilities).
G.
Corner lots and through lots.
(1)
A lot with frontage on two or more streets shall meet the minimum
required front yard setback for each street.
(2)
In case of a corner lot, a rear yard is required, but such yard
may be any yard not fronting on a public street.
(3)
In cases of through lots, one yard fronting on a street shall
be designated on the plans as the rear yard, and the yard fronting
on the other street shall be designated on the plans as the front
yard. A single lot shall not be required to have more than two front
yards.
H.
Accessory structures and uses. Accessory structures and uses
shall meet the minimum setback requirements as provided for in Table
130-030A[3] unless otherwise provided for in this chapter.
[3]
Editor's Note: The Table of Performance Standards is included at the end of this chapter.
This chapter contains standards for lot sizes, building coverage
and density that should not be construed as guarantees that a certain
number of dwelling units or amount of development can be accommodated
on any individual site. Site constraints and other chapter requirements,
as well as other federal, state and municipal regulations, will all
affect development potential.
B.
Central water service. A use shall not be considered to be served
by Township-approved central water service unless:
(1)
All applicable requirements of state regulations and the SALDO
are met;
(2)
The applicant proves, to the satisfaction of the Township, that
there will be an appropriate system in place to guarantee and properly
fund the long-term operation and maintenance of the system by a qualified
professional operator; and
(3)
The applicant proves, to the satisfaction of the Township, based
upon review of the Township Engineer, that the system will include
adequate supply, transmission capacity and pressure to serve the development.
C.
Central sewage service. A use shall not be considered to be
served by Township-approved central sewage service unless:
(1)
All applicable requirements of state regulations and the SALDO
are met;
(2)
The applicant proves, to the satisfaction of the Township, that
there will be an appropriate system in place to guarantee and properly
fund the long-term operation and maintenance of the system by a qualified
professional operator; and
(3)
The applicant proves, to the satisfaction of the Township, based
upon review of the Township Engineer, that the system will include
adequate treatment capacity and conveyance capacity to serve the development.
D.
Connection to a larger system. Any nonpublic central water or
central sewage system developed after the adoption of this chapter
shall be engineered and constructed in such a manner as to allow its
efficient interconnection in the future into a larger regional system.
(1)
Such a system shall include appropriate utility easements and/or
rights-of-way within property controlled by the developer extending
to the borders of the development to allow future interconnections
at logical points.
(2)
At the time of subdivision or land development approval, the
Board of Supervisors may request that agreements be established so
that a central water or sewage system is dedicated to the Township
after completion of the development or at such other time as is mutually
agreed upon. A developer who dedicates a central water or sewage system
to the Township shall retain the right to use or sell the capacity
of the system that was funded by the developer. The Middle Smithfield
Township Sewer Department may require an applicant to post a bond
to guarantee proper operation of a system for at least two years after
dedication.
E.
On-lot sewage system.
(1)
Purpose: to ensure that a suitable location is available for
a replacement system if the original sewage system should malfunction.
(2)
This section shall only apply to a lot that is officially submitted
for subdivision or land development approval after the adoption of
this chapter.
(3)
Each lot shall include both a primary and a reserve sewage system
location. Both locations shall be determined by the Township Sewage
Enforcement Officer to meet Pennsylvania Department of Environmental
Protection regulations for a sewage system location prior to approval
of the final subdivision or land development plan.
F.
Reserve sewage system.
(1)
The requirement for a reserve sewage system location shall not
apply to the following:
(a)
A lot of over 10 acres;
(b)
The simple merger of two or more existing lots
or an adjustment to lot lines of an existing lot;
(c)
A vacant lot that includes a permanent deed restriction
or conservation easement prohibiting any construction of buildings
on the lot;
(d)
Lots within a subdivision or land development that
will abut a complete capped sewage system constructed by the developer,
the design of which has been approved by the Township; or
(e)
An approved spray irrigation or drip irrigation
system.
(2)
The reserve sewage system location shall be kept clear of buildings
and parking and shall be shown on any subsequent applications for
new or expanded buildings or parking. The Township may require that
the location be recorded on the deed.
G.
Well and sewer system locations. Every plan for a subdivision
or land development for a new principal building that will be served
by a well and/or on-lot sewer system shall designate the proposed
well and primary and alternate sewer system locations.
(1)
Such plan shall show that the proposed locations will meet the
minimum isolation distances established by PA DEP regulations between
a well and sewage systems on the subject lot and all adjacent lots.
(2)
A plan may show the outer extent of potential well locations,
instead of one exact location, provided all of the potential area
would still meet the isolation distance.
(3)
If the well or sewage system location is proposed to be changed
from the location shown on the submitted plan, then a site plan showing
the revised location shall be submitted for approval by the Zoning
Officer and Sewage Enforcement Officer prior to issuance of a zoning
permit.
(4)
It is requested that well sites be placed in the front yard,
thereby allowing sewage systems to be placed in the rear yard. The
intent is to minimize the visibility of any septic mound systems.
In addition, if wells are located in consistent locations within a
subdivision, it will make it easier for adjacent property owners to
meet minimum separation distances between sewer systems and wells.
H.
Expansion of sewage use. Any proposed increase in the number
of dwelling units and/or expansion and/or change of a nonresidential
use shall be referred by the Zoning Officer to the Sewage Enforcement
Officer for a determination as to whether a modification, expansion
and/or replacement of the sewage system will be required to handle
the proposed flow.
[Added 12-30-2013 by Ord. No. 198]
A.
Buffer yards with plant screening complying with the following
standards shall be required under the following situations, unless
a more restrictive requirement is established by another requirement
of this chapter:
(1)
A minimum forty-foot-wide buffer yard with plant screening shall
be required along the rear and side lines of any lot used principally
for nonresidential purposes that is contiguous to a lot occupied by
an existing principal dwelling or an undeveloped residentially zoned
lot. The plant screening shall primarily use evergreen plants. If
existing healthy trees with a trunk diameter of six inches or greater
(measured 4.5 feet above the ground level) exist within the buffer
yard, they shall be preserved to the maximum extent feasible. The
Zoning Officer may certify that preserving existing mature trees and
shrubs within the buffer yard will meet the same purposes as the new
plant screening. In such case, part or all of the new plant screening
may be waived, in writing by the Zoning Officer. The requirements
of this section are modified in the following circumstances:
(a)
If a principal business use will include areas
used for manufacturing or will have a loading dock that will be serviced
by tractor-trailer trucks or refrigerated trucks, then the minimum
buffer yard between such manufacturing area and/or loading dock and
a lot line of an existing principal dwelling shall be increased to
60 feet.
(b)
A buffer yard shall not be required between a dwelling
and a principal business use on the same lot.
(2)
A required yard may overlap a required buffer yard, provided
the requirement for each is met. The buffer yard shall be measured
from the district boundary line, street right-of-way line or lot line,
whichever is applicable. Required plantings shall not be placed within
the right-of-way, except for deciduous canopy trees that may be approved
by the Township.
(3)
The buffer yard shall be a landscaped area free of structures,
dumpsters, commercial or industrial storage or display, signs, manufacturing
or processing activity, materials storage, loading and unloading areas,
or vehicle parking or display.
(4)
Fence. Any fence in a buffer yard shall be placed on the inside
(nonresidential side)of any required plant screening.
(5)
A well or septic system may be placed within a buffer yard,
provided the landscaping and tree preservation provisions are still
met.
(6)
Each planting screen shall meet the following requirements:
(a)
Plant materials needed to form the visual screen
shall have a minimum height, when planted, of four feet. In addition,
an average of one deciduous shade tree, with a minimum trunk diameter
of two inches measured six inches above the ground level, shall be
placed for each 40 feet of length of the buffer yard. The shade trees
may be clustered or spaced unevenly.
(b)
Plants needed to form the visual screen shall be
of such species, spacing and size as can reasonably be expected to
produce within three years a mostly solid year-round visual screen
at least six feet in height. The use of native species is encouraged.
(c)
The plant screen shall be placed so that at maturity
the plants will not obstruct a street or sidewalk.
(d)
The plant visual screen shall extend the full length
of the lot line, except for Township-approved points of approximately
perpendicular vehicle or pedestrian ingress and egress to the lot;
locations necessary to comply with safe sight distance requirements
where the plantings cannot feasibly be moved further back; and locations
needed to meet other specific state, Township and utility requirements,
such as stormwater swales.
(e)
Evergreen trees should be planted at diagonal offsets
so that there is room for future growth of the trees.
(7)
Buffer yard plans.
B.
Any part of a commercial, industrial, institutional or apartment
lot which is not used for structures, loading areas, parking spaces
and aisles, sidewalks, designated storage areas and other approved
uses, and which is not maintained in existing natural trees and natural
vegetation, shall be maintained with a vegetative ground cover and
shall be kept free of debris.
C.
Street trees. See the provisions in the Subdivision and Land
Development Chapter. A tree required under the Zoning Chapter may
also be used to meet a requirement under the Subdivision and Land
Development Chapter if the tree would meet the requirements for both
ordinances.
D.
Parking lot landscaping. See the provisions in the Subdivision
and Land Development Chapter.
E.
Review and approval. Where landscaping is required by this chapter,
the applicant shall submit the landscaping information on a site plan
or an accompanying plan that shows proposed initial sizes, locations
and species of plantings.