Zoning ordinances are concerned with the impacts of an individual's
property use and seek to ensure that people use their property in
a manner that does not unreasonably interfere with other persons'
use of their property. The regulations contained in this article shall
be applicable to all land uses established in all zoning districts
of the Township. Subjective performance standards shall apply. Township
police officers and zoning and code enforcement officials, under local
and state laws, are empowered to determine those avenues of prosecution.
No operation or activity shall, at any time, cause ground-transmitted
vibrations that are detrimental to the public health, safety, comfort
or welfare. Vibration resulting from temporary construction activity
that occurs between 7:00 a.m. and 6:00 p.m. shall be exempt from the
requirements of this section.
The emission of smoke or particulate matter in such manner or
quantity as to endanger or to be detrimental to the public health,
safety, comfort or welfare is not permitted.
For purposes of this section, the "odor threshold" is defined
as the minimum concentration in the air of a gas, vapor or particulate
matter that can be detected by the olfactory systems of a panel of
healthy observers. No use in any district, except where fertilizer
is used as part of a permitted agricultural use, may generate an odor
which is objectionable or noxious that reaches beyond the property
line of the enterprise generating the odor.
All on-site lighting of buildings, lawns and parking areas shall
be designed so as not to shine or cause glare in excess of 0.5 footcandle
at any point onto adjacent property or onto any public street or vehicle
thereon. No direct glare, whether from floodlights or high-temperature
processes, shall be visible from adjoining public streets or adjacent
lots when viewed by a person standing on ground level. Any operation
producing intense glare or heat shall be conducted within a completely
enclosed building in such a manner so as not to create a public nuisance
or hazard.
In all districts, no use, activity or process shall be conducted
which produces electric and/or magnetic fields which adversely affect
public health, safety and welfare, including, but not limited to,
interference with normal radio, telephone or television reception
from off the premises where the activity is conducted.
There shall be no discharge at any point into any public or
private sewerage system or stream or into the ground of any materials
in such a way or of such a nature or temperature as can contaminate
or otherwise cause the emission of hazardous materials except in accordance
with the standards of the Pennsylvania Department of Environmental
Protection.
A.
Incombustible to moderate-burning materials. The storage, utilization
or manufacture of materials or products ranging from incombustible
to moderate-burning, as determined for liquids by a closed cup flash
point of not less than 187° F., is permitted, subject to compliance
with all other applicable performance standards.
B.
Free-burning to intense-burning materials. The storage, utilization
or manufacture of materials or products ranging from free- or active-burning
to intense-burning, as determined for liquids by a closed cup flash
point of less than 187° F. but not less than 105° F., is permitted,
subject to compliance with all other applicable performance standards
and provided the following conditions are met:
(1)
Said materials or products shall be stored, utilized or produced
within completely enclosed buildings or structures having incombustible
exterior walls; and
(2)
All such buildings or structures shall be set back at least 40 feet
from lot lines or, in lieu thereof, all such buildings or structures
shall be protected throughout by an automatic sprinkler system complying
with installation standards prescribed by the American Insurance Association
or, if the materials, goods or products are liquids, the protection
thereof shall be in conformity with standards prescribed by the American
Insurance Association.
C.
Flammable and explosive materials. The utilization in manufacturing
processes of materials which produce flammable or explosive vapors
or gases, determined for liquids by a closed cup flash point of less
than 105° F., shall be permitted, provided:
(1)
That the final manufactured product does not itself have a closed
cup flash point of less than 187° F.;
(2)
That the use and storage of such materials shall be in conformity
with standards prescribed by the American Insurance Association and
the requirements of any other ordinances;
(3)
That the storage of more than 50,000 gallons of materials or products
having a closed cup flash point of less than 105° F. (exclusive
of storage of finished products in original sealed containers) is
prohibited;
(4)
That the storage of more than 100,000 gallons of materials or products
having a closed cup flash point of less than 180° F. (exclusive
of storage of finished products in original sealed containers) is
prohibited.
Storing of radioactive material is prohibited. All operations
using radioactive materials, whether or not licensed by the Atomic
Energy Commission, shall comply with the applicable regulations, as
adopted and thereafter amended by the Pennsylvania State Department
of Health, plus all regulations of any other local, state or federal
regulatory agency.
Where the property lines of a parcel on which loading operations
or refuse collection is conducted are located within 300 feet of a
residential dwelling, truck loading or unloading operations, as well
as refuse collection, shall not be conducted between the hours of
6:00 p.m. and 7:00 a.m., except where conducted entirely within an
enclosed structure.
A.
Outdoor storage prohibited.
(1)
Permanent storage. Outdoor storage of any type shall be prohibited
unless such storage is a part of the normal operations conducted on
the premises, as, for example, in the case of a lumberyard. All service
yards or storage yards for commercial and industrial establishments
shall be screened by a solid wood or masonry fence or a continuous
evergreen screen to a height of not less than six feet but not more
than eight feet in a manner in which the service area or storage area
is completely screened from view from any road right-of-way or any
residential use or district. Screening shall be equally effective
at all times of the year. No outdoor storage of any type shall, at
any time, be located within any required setback area or exceed the
height of the screening required by this subsection.
(2)
Temporary storage. Included in the above prohibition is the
storage of tractor trailers or trucks which supply, service or are
operated by any commercial or industrial establishment, except in
cases of emergency where approved by the Zoning Officer for a period
not to exceed 30 days. Any article or material stored temporarily
outside an enclosed building as an incidental part of the primary
operation shall be screened according to the screening requirements
for permanent storage above.
B.
Deemed applicability. Any movable structure, trailer, automobile,
truck, any parts of these items, or any other items of similar nature,
allowed to remain on the premises a longer time than that required
to load, unload or otherwise discharge normal functions, shall be
considered to be subject to all regulations set forth in this section.
It shall be unlawful for any person, firm, organization, contractor,
developer or property owner, including agents, employees, independent
contractors, or any other entity, to deposit, place, direct or otherwise
cause to be placed upon any street, road, highway, lane or alley within
the Township any liquid or particulate matter, including but not limited
to snow, ice, refuse, mud, debris, dirt or grass. Water is not restricted,
provided that it does not run across the street, pool along the street,
erode the street or berm, build up on or in a street, or in any way
create a danger to vehicular traffic or pedestrians. This section
shall apply not only in connection with new construction or development
activity but as it relates to any deposits on any vehicular rights-of-way
in the Township at any time.
