Township of Ferguson, PA
Centre County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[Ord. 224, 3/15/1981, § 701; as amended by Ord. 270, 3/8/1984, §§ 1-6; by Ord. 399, 7/11/1989, §§ 1-10; by Ord. 623, 8/21/1995, § 3; by Ord. 644, 3/18/1996, § 1; by Ord. 820, 12/8/2003; by Ord. 822, 12/8/2003, § 1; by Ord. 858, 12/12/2005; by Ord. 921, 3/16/2009, § 2; and by Ord. 973, 12/10/2012, § 7]
All land and watercourses defined herein as floodplains shall be subject to the following regulations regardless of the district regulations within which such land and watercourses are located. The identified floodplain area shall be: (A) any areas of Ferguson Township, subject to the one-hundred-year flood, which is identified as Zone A (Area of Special Flood Hazard) in the Flood Insurance Study (FIS) with the effective date of May 4, 2009, and the accompanying maps or the most recent revision thereof as issued by the Federal Emergency Management Agency, including all digital data developed as part of the Flood Insurance Study, and (B) those areas designated as alluvial soils by the "Soil Survey of Centre County, Pennsylvania," prepared by the U.S. Department of Agriculture, dated 1981.
The AE Area/District (Flood Insurance Risk Zone) shall be those areas identified as an AE Zone on the Flood Insurance Rate Map (FIRM) included in the FIS prepared by FEMA and for which one-hundred-year flood elevations have been provided in the FIS.
1. 
The A Area/District shall be those areas identified as an A Zone on the FIRM included in the FIS prepared by FEMA and for which no one-hundred-year flood elevations have been provided. For these areas, elevation and floodway information from federal, state or other acceptable sources shall be used when available. Where other acceptable information is not available, the elevation shall be determined by using the elevation of a point on the boundary of the identified floodplain area which is nearest the construction site. In lieu of the above, the municipality may require the applicant to determine the one-hundred-year flood elevation with detailed hydrologic and hydraulic engineering techniques. Hydrologic and hydraulic analyses shall be undertaken only by professional engineers or others of demonstrated qualification, who shall certify that the technical methods used correctly reflect currently accepted technical concepts. Studies, analyses, computations, etc., shall be submitted in sufficient detail to allow a thorough technical review by the Township. Where a difference exists between these two documents, the document which delineates the greater area shall be used. Any changes to the data contained in the Flood Insurance Study are subject to the approval of the Federal Insurance Administration.
A. 
Intent. It is the intent of this section to preserve the natural functions of floodplains, to protect life and property from the hazards of flooding, to protect the waters of the Township and to minimize the financial burdens which floods impose upon the community. These purposes shall be advanced by preventing certain uses and structures from locating in floodplains while allowing others which will not (1) impede the flow of flood waters, (2) present the hazard of pollution, erosion and sedimentation of floodplains and watercourses, (3) result in increased surface runoff and downstream flooding and (4) impede the recharge of aquifers.
(1) 
Areas subject to periodic inundation by flood waters shall include (a) all flood hazard areas indicated on the aforementioned Flood Insurance Rate Maps and (b) the following alluvial soil types indicated on the aforementioned soil survey maps:
Symbol
Name
At
Atkins Silt Loam
Ba
Basher Loam
Ca
Carlisle Muck
Ch
Chagrin Soils
DU
Dunning Silty Clay Loam
LX
Lindside Soils
Mm
Melvin Silt Loam
No
Nolin Silt Loam
Ph
Philo Loam
Pk
Philo and Atkins very stony soil
Po
Pope soils
(2) 
Natural drainage swales subject to periodic inundation by runoff rather than flood waters are also subject to the Floodplain Conservation regulations. Such drainage swales are identified as Nolin silt loam soils, soil symbol "No" on the aforementioned soil survey maps.
B. 
Permitted Uses. Floodplains may be only used for the following, provided such uses and structures do not conflict with the limitations of Subsection 1C, below:
(1) 
The tilling of the land, the raising of crops, fruits and vegetables and the raising and keeping of livestock and poultry.
(2) 
Horticultural uses related to the raising, propagating and selling of trees, shrubs, flowers and other plant materials.
(3) 
Forestry uses related to the harvesting of lumber products.
(4) 
Public and private conservation areas for the conservation of open space, water, soil and wildlife resources.
(5) 
Essential services.
(6) 
Retaining walls, flood retention dams, culverts and bridges as permitted by the Pennsylvania Department of Environmental Protection.
(7) 
Customary uses accessory to the above.
C. 
Use Limitations. Uses permitted in Subsection 1B, above, are limited as follows:
(1) 
All new construction or development (including substantial improvements) are prohibited.
(2) 
Improvements or modifications to an existing structure shall be permitted but they shall be elevated or floodproofed as much as possible; provided, that said improvements or modifications involve (a) less than 50% of the fair market value and (b) less than 50% of the square footage as it existed on March 8, 1984.
(3) 
All other uses whether temporary or permanent are prohibited including, but not limited to, the following which are not interpreted as being customary accessory uses: filling in of the floodplain; sanitary landfill or dumping of any kind; fences which impede, retard or change the direction of the flow of water or catch or collect debris carried by such water; outdoor storage of materials which are buoyant, flammable or explosive; and on-site sewage disposal systems.
(4) 
Prior to any proposed alteration or relocation of any stream or any watercourse, etc., within the Township, a permit shall be obtained from the Department of Environmental Protection, Dams and Encroachment Division, as specified in the Dam Safety and Encroachment Act, as amended. Further, notification of the proposal shall be given to all affected adjacent municipalities. Copies of such notifications shall be forwarded to both the Federal Insurance Administration and the Department of Community and Economic Development.
(a) 
Under no circumstances shall any use, activity and/or development adversely affect the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system.
D. 
Zoning Permit. Prior to the issuance of any zoning permit, the Building Permit Officer Zoning Administrator shall review the application for the permit to determine if all other necessary government permits required by state and federal laws have been obtained, such as those required by the Pennsylvania Sewage Facilities Act (Act 1966-537, as amended); the Pennsylvania Dam Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended); and the U.S. Clean Water Act, § 404, 33 U.S.C. § 1344. No permit shall be issued until this determination has been made.
E. 
Land Development Plan Review. Any applicant for a zoning permit who is engaging in land development (as that term is defined in Chapter 22, Subdivision and Land Development) within a floodplain or 100 feet therefrom shall submit, along with the application, a land development plan as required in Part 10 of this chapter.
F. 
Conditional Use. Local alluvial soils, while not always displaying all of the characteristics common to alluvial soils, may be subject to periodic inundation or flooding. For this reason they shall be considered an integral part of the floodplain network. However, they may be exempted from the provisions of this section when it is determined that, by use of proper engineering and conservation practices, such conditional use will not have the effect of nullifying the intent of this section and they are not within a watercourse, drainageway, channel or stream, or within the floodplain area of the Flood Insurance Rate Map for Ferguson Township as prepared by the Federal Insurance Administration. A conditional use may be a use as permitted by the existing Township zoning district, where the soils are found as previously listed and a floodplain does not exist.
(1) 
In granting a conditional use, the Board of Supervisors shall:
(a) 
Consider that there is good and sufficient cause.
(b) 
Consider that failure to grant the conditional use will result in exceptional hardship to the applicant.
(c) 
Consider that the granting of the conditional use will:
1) 
Neither result in an unacceptable or prohibited increase in flood heights, additional threats to public safety or extraordinary public expense.
2) 
Nor create nuisances, cause fraud on or victimize the public or conflict with any other applicable state or local ordinances and regulations.
(d) 
Make sure that a conditional use shall involve only the least modification necessary to provide relief.
(e) 
Attach whatever reasonable conditions and safeguards it considers necessary in order to protect the public health, safety and welfare and to meet the intent of this section.
(f) 
Require the applicant to comply with all applicable requirements of the National Flood Insurance Program regulations (60.3a, b and c), including the requirements for flood-proofing, anchoring and elevation.
(2) 
Notwithstanding the provisions of this section, no conditional use shall be granted for the following obstructions and activities if located entirely or partially within an identified floodplain area:
(a) 
Hospitals (public or private).
(b) 
Nursing homes (public or private).
(c) 
Jails or prisons.
(d) 
New manufactured home parks and manufactured home subdivisions, and substantial improvements to existing manufactured home parks.
(e) 
Any new or substantially improved structure which will be used for the production or storage of any of the following dangerous materials or substances or which will be used for any activity requiring the maintenance of a supply (more than 550 gallons or other comparable volume or any amount of radioactive substances) of any one of the following dangerous materials or substances and 935 gallons in the aggregate on the premises:
1) 
Acetone.
2) 
Ammonia.
3) 
Benzene.
4) 
Calcium carbide.
5) 
Carbon disulfide.
6) 
Celluloid.
7) 
Chlorine.
8) 
Hydrochloric acid.
9) 
Hydrocyanic acid.
10) 
Magnesium.
11) 
Nitric acid and oxides of nitrogen.
12) 
Petroleum products (gasoline, fuel oil, etc.)
13) 
Phosphorus.
14) 
Potassium.
15) 
Sodium.
16) 
Sulphur and sulphur products.
17) 
Pesticides (including insecticides, fungicides and rodenticides).
(f) 
Any residential dwelling.
(3) 
Whenever a conditional use is granted, the Zoning Administrator shall notify the applicant in writing that:
(a) 
The granting of the conditional use may result in increased premium rates for flood insurance.
(b) 
Such conditional uses may increase the risks to life and property.
(4) 
A report of all conditional uses granted under this section during the year shall be included in the annual report to the Federal Insurance Administration.
(5) 
Notwithstanding any of the above, however, all structures shall be designed and constructed so as to have the capability of resisting the one-hundred-year flood.
G. 
Wetlands. Areas subject to periodic inundation by flood waters and/or occurring without flooding shall include:
(1) 
All wetland locations mapped on Fish and Wildlife Service National Wetlands Inventory Maps for Ferguson Township.
(2) 
Any wetlands identified by on-site field investigation that finds hydric soils and/or common wetland indicator plants.
(3) 
Requirements for construction of obstructions, structures and uses affecting wetlands:
(a) 
Land development plans are to contain boundaries of any wetlands, existing vegetation cover and location of existing soils.
(b) 
Soils having severe limitations due to wetness for crops, leach fields, buildings or roads are possible wetlands and require Pennsylvania Department of Environmental Protection and U.S. Army Corps of Engineers review and approval of permits.
(c) 
Upon the approval by the Department of Environmental Protection and Corps of Engineers of required permits for the land development in the identified wetland areas; the land development plan and/or subdivision plan may then be submitted to the Township for review and approval.
(d) 
The Township procedures of approval may have conditions attached as needed to further the goal of prohibiting development in floodplains and wetlands.
H. 
Floodways. No activity, land development, structure, building or obstruction shall be permitted within an identified floodway portion of the Floodplain District.
I. 
Use Buffer. A land buffer remaining in its natural condition shall be not less than 100 feet separating the permitted use from the edge of the top of the bank of the watercourse. The 100 feet distance is to start from the outermost edge of the watercourse measured in a perpendicular direction to the approved use. A fifty-foot land buffer remaining in its natural condition shall be provided between the permitted use and the edge of the floodplain as defined by FEMA.
J. 
Variances.
(1) 
Any variances granted by the Zoning Hearing Board to any of the floodplain conservation regulations of this section shall be subject to the same standards and requirements as applied to the granting of conditional uses in Subsection 1E.
(2) 
In addition to meeting the requirements of Subsection 1E whenever a variance is granted, the Township shall notify the applicant in writing that the granting of the variance may result in increased premium rates for flood insurance and may increase the risks to life and property.
(3) 
No variance shall be granted for any construction, development, use or activity within any floodway area that would cause any increase in the one-hundred-year flood elevation.
(4) 
No variance shall be granted for any construction, development, use or activity within the floodplain area that would, together with all other existing and anticipated development, increase the one-hundred-year flood elevation more than one foot at any point.
K. 
Abrogation and Greater Restrictions. This section supersedes any other conflicting provisions which may be in effect in identified floodplain areas. However, any other ordinance provisions shall remain in full force and effect to the extent that those provisions are more restrictive.
[Ord. 224, 3/15/1981, § 702; as amended by Ord. 820, 12/8/2003; and by Ord. 858, 12/12/2005]
1. 
All land defined herein as having steep slopes shall be subject to the following regulations:
A. 
Intent. It is the intent of this section to control the following purposes: (1) to limit erosion and sedimentation, (2) to prevent an increase in the possibilities of landslides and soil subsidence, (4) to maintain adequate foliage cover on hillsides and (5) to protect streams from increases in sediment and pollution.
B. 
Permitted Uses. Steep slopes may be used as permitted by the district regulations within which they are located, subject to the additional requirements below.
C. 
Principles of Development. Where it is necessary to use steep slopes (25% or greater) to permit development of a lot, all such proposals shall, in addition to other applicable regulations of this chapter, be in accordance with the following principles of development. All development on steep slopes shall:
(1) 
Be oriented so that grading and other site preparations are kept to an absolute minimum.
(2) 
Where grading is essential, shape such grading to complement the natural land form.
(3) 
Be staged where necessary to complete construction of each stage during a season so that large areas of disturbed land are not left bare and exposed during the winter-spring runoff period.
(4) 
Accomplish all paving as rapidly as possible after grading.
(5) 
Allocate to open space and recreation uses those areas least suited to development, as evidenced by competent soils, geology and hydrology investigations.
(6) 
Landscape areas around structures to blend them with the natural landscape.
(7) 
Take measures to minimize erosion and sedimentation and to limit increases in stormwater runoff in accordance with related regulations of the Township and the Commonwealth of Pennsylvania.
D. 
Land development plan Review. All applications for zoning permits for lot, uses and structures located, in whole or in part, on land with steep slopes shall submit, along with the application, a land development plan as required in Part 10 of this chapter.
[Ord. 224, 3/15/1981, § 703; as amended by Ord. 858, 12/12/2005]
1. 
All uses of land and structures shall be prohibited which produce heat or vibration perceptible beyond the lot line.
2. 
No agricultural operation or any of its appurtenances, lawful under this chapter, shall be or become a public nuisance under this chapter; provided, the provisions of this section shall not apply whenever a nuisance results from the negligent or improper operation of any such agricultural operation or its appurtenances.
[Ord. 224, 3/15/1981, § 704; as amended by Ord. 661, 12/9/1996, § 1; and by Ord. 858, 12/12/2005]
1. 
The outdoor storage of materials shall be subject to the following requirements:
A. 
All outdoor storage of fuel, raw materials and products, except finished products for retail sale to the public, for a commercial or industrial use, in any Commercial, Industrial or Village District, shall be completely screened from view from any public right-of-way and Residential District by a sight-obscuring evergreen planting, fence or wall.
B. 
All discarded organic rubbish or garbage stored outdoors shall be placed in water-tight, vermin-proof containers.
C. 
All trash dumpsters, compactors and other refuse storage containers, other than those for single-family detached homes and other curbside collection, must be completely screened from view on all sides. The screening to be installed must be sight-obscuring and shall be installed at the height of the dumpster/refuse container. The permitted screening materials are as follows: a fence, evergreen plantings in combination with deciduous shrubs or a wall. Plants installed for screening are required to be the height of the dumpster/refuse container at the time of planting. Refuse storage containers other than those for single-family detached homes and other curbside collection shall not be permitted in the front yard of any property.
[Ord. 224, 3/15/1981, § 705; as amended by Ord. 858, 12/12/2005]
A sewage permit shall be a prerequisite to the issuance of a zoning permit.
[Ord. 224, 3/15/1981, § 706; as amended by Ord. 733, 8/16/1999, § 5; and by Ord. 858, 12/12/2005]
The illumination of any lot, use or structure shall comply with Chapter 4 of the Code of Ordinances of The Township of Ferguson, entitled "Outdoor Lighting Regulations."
[Ord. 224, 3/15/1981, § 707; as amended by Ord. 747, 12/15/1999, § 4; by Ord. 820, 12/8/2003; by Ord. 858, 12/12/2005; and by Ord. 876, 12/11/2006, § 1]
1. 
Purpose and Intent. The purpose of this section is to provide landscaping requirements which:
A. 
Enhance and promote the image of the community.
B. 
Protect the public health, safety and welfare by:
(1) 
Screening and buffering incompatible land uses.
(2) 
Minimizing noise, air, water, dust and visual pollution.
(3) 
Preserving property values and the character of neighborhoods.
(4) 
Reducing the heat and glare absorbed and radiated by development.
(5) 
Helping control soil erosion.
(6) 
Increasing traffic safety.
C. 
Increase the variety of plant materials used in landscape plans.
D. 
Improve the aesthetics of the site through seasonal diversity of plantings.
2. 
Definitions.
CALIPER
As defined by the American Standards of Nursery Stock. Typically, the diameter of a tree at the height of six inches from the top of the root ball. In the case of a multi-stem tree, the caliper is determined by the average of the stems.
CANOPY TREE
A tree, either single-stemmed or multi-stemmed (clump form), which has a caliper of at least two inches at planting and is of a species which, at maturity, can be expected to reach a height of at least 30 feet. See the Township's official plant list for a listing of permitted canopy trees.
ERICACEOUS/BROADLEAF EVERGREENS
Plants such as rhododendron, azaleas, holly, mountain laurel and blueberries. If these plants are to be used on-site, soil pH testing must be completed to determine the required amendment of the soil.
EVERGREEN TREE
A tree, either single-stemmed or multi-stemmed (clump form), which is a minimum of six feet tall at planting and is of a species which at maturity can be expected to reach a height of at least 20 feet. See the Township's official plant list for a listing of permitted evergreen trees.
MULCH
An organic or inorganic material used to cover the ground or a planting bed (i.e. tree bark, stones). The depth of mulch should be no less than two inches with periodic refreshing to maintain the two inches.
SHRUB
An ornamental plant with woody stems that is at least two gallons at planting. See the Township's official plant list for a listing of permitted shrubs.
UNDERSTORY TREE
A tree, either single-stemmed or multi-stemmed (clump form), which has a caliper of at least 1 1/2 inches at planting and is of a species which, at maturity, can be expected to reach a height of at least 10 feet. See the Township's official plant list for a listing of permitted understory trees.
3. 
General Requirements.
A. 
Required buffers shall be reserved solely for open space and landscaping. No proposed building addition, structure, parking area or any other type of physical land improvement shall be located in a required buffer; provided, that driveways or roads may cross required buffers if necessary to provide access to the building site. Sidewalks, bikeways and pedestrian paths may also be located within required buffers.
B. 
All selected trees and shrubs must be listed on the official township plant list. Although not listed on the official Township plant list, any type of herbaceous perennial may be used on-site.
C. 
If you wish to use ericaceous or broadleaf evergreens on-site, the pH of the soil must be tested and the soil amended where the plants will be located. This information must be provided to the Zoning Administrator for verification prior to issuance of the occupancy permit.
D. 
All landscaping, trees and planting materials adjacent to parking areas, loading areas or driveways shall be properly protected by barriers, curbs or other means from damage by vehicles. In addition, the tree or shrub shall be planted a minimum of three feet from any curb.
E. 
Plant materials with seasonal diversity should be selected and distributed throughout the site.
4. 
Conflicting Requirements. In the event that one or more of the subsections of this section, is applicable and there is a conflict among them, the more restrictive subsection requirement shall apply.
5. 
Landscaping Plan. When a site or land development plan requires the installation of landscaping, subject to the requirements of this section, a landscaping plan shall be submitted along with the site or land development plan. The landscaping plan shall show the following:
A. 
The location of all buffer yards and planting areas shall be graphically depicted.
B. 
The plan must graphically depict the distribution, mature height and spread of all required plant materials. The official Township plant list shows the plant height and spread which is to be used for each plant species.
C. 
The plan must show a table which identifies the required and proposed number of each plant species being provided for each type of buffer, screen or other use. (i.e., the number of plants within each flexible buffer yard, corridor overlay buffer, parking lot, general site). The table shall also identify the scientific and common name of each plant, the mature height and spread and the symbol used for the plant.
D. 
The plan must identify the specific size and species of materials, both vegetative and fencing, which will be used for screening of trash collection and storage areas.
6. 
Planting Requirements. All trees and shrubs shall be planted in accordance with the "Guide to Planting in Ferguson Township."
7. 
Maintenance.
A. 
The owner or his agent shall be responsible for the maintenance, repair and replacement of all landscaping materials and screening fences or walls to maintain conformance with the landscaping requirements.
B. 
Any plant material that is 25% dead or more shall be considered dead and must be replaced.
C. 
Replacements shall be made during the first spring or fall planting season following the death of the plants.
D. 
Replacements shall be of the same size and type (canopy, understory, shrub) of plant as shown on the plan.
E. 
All parking lots and buffer yards shall be kept free of litter and trash.
8. 
Standards. All landscape material planted shall meet or exceed the following standards at the time of planting:
A. 
All canopy trees shall reach a minimum height of 20 feet at maturity and shall have a caliper of at least two inches at planting. Canopy trees are to be planted such that the majority of the canopy is located on the site of the applicant's land development. See the Township's official plant list for a listing of permitted canopy trees.
B. 
All evergreen trees shall reach a minimum height of 20 feet at maturity and shall be a minimum of six feet tall at planting. See the Township's official plant list for a listing of permitted evergreen trees.
C. 
All understory trees shall reach a minimum height of 10 feet at maturity and shall have a caliper of 1 1/2 inches at planting. See the Township's official plant list for a listing of permitted understory trees.
D. 
All deciduous or evergreen shrubs used for screening purposes in the corridor overlay district or flexible buffer yard shall reach a minimum height of five feet at maturity and shall be at least three feet tall at planting. See the Township's official plant list for a listing of permitted shrubs.
E. 
All deciduous or evergreen shrubs used for general or parking lot landscaping must be a minimum of two gallons at planting. See the Township's official plant list for a listing of permitted shrubs.
F. 
Where the plantings identified in Subsections 8A through 8D, immediately above, would result in an inappropriate or impractical design due to underground utilities, overhead wires or other factors, the following substitutions may be made:
(1) 
Two understory trees (1 1/2 inch caliper) may be substituted for one canopy tree.
(2) 
Two evergreen trees may be substituted for one canopy tree.
(3) 
One evergreen tree may be substituted for five shrubs.
9. 
Use of Existing Vegetation.
A. 
Where an existing hedgerow or forested area is located within a proposed buffer yard, the use of existing vegetation is encouraged, to the extent that a suitable buffer will be provided. One existing canopy tree of at least four-inch caliper may be substituted for one new tree. The existing tree must be listed on the Township's official plant list.
B. 
Any existing understory vegetation which is shown to be native and noninvasive may be counted toward the buffer yard planting requirements.
C. 
In an area where the canopy trees will not allow for the planting and growth of understory trees, four shrubs could be planted in lieu of each required understory tree.
D. 
Prior to plan approval, the plan for tree and/or understory vegetation substitution must be verified by the Zoning Administrator.
10. 
Preservation of Existing Vegetation. Existing site vegetative tree growth of four inches trunk diameter or larger is encouraged.
11. 
Use of Existing Features. Lots separated by a bona fide drainageway, creekway or stream channel may not substitute such condition for a portion of any corresponding buffer yard width.
12. 
Screening of Trash Collection and Storage Areas. All trash collection and storage areas shall be screened from all adjoining properties and streets with vegetative materials and/or fences of at least six feet in height at the time of installation.
13. 
Access and Visibility. No tree, shrub, fence, wall or similar item shall be installed in the sight triangle of any corner, street intersection or accessway intersecting a public right-of-way that would cause an obstruction to visibility.
14. 
Corridor Overlay District. In addition to the requirements of § 27-210, including the buffer yard options set forth as Figures 1 through 6 and codified at the end of this section, any site located within the Corridor Overlay Zoning District shall comply with the following landscaped buffer yard requirements:
A. 
A landscaped buffer shall be required for all parking areas visible from the corridor street. Visible is determined by anyone (as represented by the Township Zoning Administrator) that is either a pedestrian and/or passenger or driver of an average size vehicle on the corridor street. The main purpose of this landscape buffer is to screen parking lot views from the corridor street. The landscaped buffer may be permitted within the required fifty-foot setback.
B. 
To provide flexibility in design of the landscaped buffer yard between the off-street parking lot and the street located in the corridor, one or more of the following landscape treatment options shall be used. (See figures 1-6 attached for illustrative examples). The type of canopy shade trees chosen shall be in accordance with § 22-509, Subsection 2, of Chapter 22.
(1) 
A minimum ten-foot wide landscaped strip shall be planted with a minimum of one canopy tree or evergreen tree and 15 shrubs per 35 linear feet of frontage along the parking area (excluding driveway openings) (Figure 1).
(2) 
A berm/earth mound, the top of which is at least two feet higher than the elevation of the adjacent parking lot pavement. The slope of the berm shall not exceed 25% (4:1) for lawn areas. Berms planted with ground covers and shrubs may be steeper. However, no slope shall exceed 50% (2:1). Berms shall be graded to appear as naturalistic forms not causing any soil erosion problems and planted with a minimum of one canopy tree and 10 shrubs per 35 linear feet of frontage along the parking area (excluding driveway openings) (Figure 2).
(3) 
A six-foot wide landscaped embankment strip and a minimum three feet grade drop from the required yard area into any adjacent parking lot pavement. The resulting embankment shall be planted with a minimum of one canopy tree and 10 shrubs per 35 linear feet of frontage along the parking area (excluding driveway openings). At least 50% of the required shrubs shall be planted in the top half of the grade drop area (Figure 3).
(4) 
A minimum of a five-foot wide landscaped strip with a minimum three feet high brick, stone or finished concrete material wall to screen any parking lot. The wall shall be located adjacent to, but entirely outside, the minimum five-foot wide landscaping strip. The strip shall be planted with a minimum of one canopy tree and five shrubs per 35 linear foot of frontage along the parking area (excluding driveway openings) (Figure 4).
(5) 
A minimum twenty-five-foot wide strip of existing woodlands or tree growth of sufficient trunk diameter or caliper of six between any parking lot or buildings and the corridor street (Figure 5).
(6) 
For display areas consisting of a parking lot that will be used to display products for sale or rent such as cars, trucks, boats and recreational vehicles, the following buffer yard may be used:
(a) 
A landscaped planting strip shall be planted with a minimum of one canopy tree for every 50 feet of frontage along the display parking area. Each tree shall have a landscaped planting bed around its base. In addition, each end of the display area shall include a planting bed/mound which includes one canopy tree and 10 shrubs (Figure 6). Subsections 14.B(1) through 14.B(4) require a certain number of plants per 35 linear feet. Within the specified length, the plantings may be staggered and do not have to be planted in a linear fashion.
027a 27-807 Figure 1.tif
Figure 1
027b 27-807 Figure 2.tif
Figure 2
027c 27-807 Figure 3.tif
Figure 3
027d 27-807 Figure 4.tif
Figure 4
027e 27-807 Figure 5.tif
Figure 5
027f 27-807 Figure 6.tif
Figure 6
15. 
Flexible Buffer Yard.
A. 
Purpose. Flexible buffer yards are intended to aid the Township of Ferguson in protecting the community character of the Township by separating incompatible uses either within the same zoning district and/or between adjacent zoning districts. The purpose of the flexible buffer yard requirements is to alleviate problems which could be encountered by a single standard. The requirements of this section can reasonably accommodate the characteristics of each site and the range of land uses.
B. 
Procedure. The following procedure shall be used to determine the type of buffer yard required between two uses located on separate but abutting parcels:
(1) 
Step One. Identify the land use classification of the proposed use and of all existing uses located on separate adjoining lots by referring to the Land Use Intensity Classification Chart as follows:
Land Use Intensity Classification Chart
Group I
Agricultural
Single-Family Detached Residential Use(s)
Nonagricultural Residential Lot
Stormwater Detention Basin
Group II
Townhouses, Multifamily Housing, Duplexes, Quadplexes
Neighborhood Civic-, Business- or Faith-Based Place of Assembly
Community Civic-, Business- or Faith-Based Place of Assembly
Group III
All uses not identified in Group I or II
(2) 
Step Two. Determine the buffer yard required between uses by referring to the following Buffer Yard Table 1.
Buffer Yard Table 1
The table set forth below displays the range of buffer yard requirements associated with the site use from the use groups found on the Land Use Intensity Classification Chart at Subsection 15B(1) above. The letters A-D denote the planting plan buffer option set forth in Buffer Yard Table 2. The letter (N) means that no buffer yard is required.
Land Use Intensity Classification of Proposed Development
Land Use Intensity Classification of Adjacent Lot(s)
I
II
III
Group I
(N)
(N)
(N)
Group II
B
A
C
Group III
D
C
A
(3) 
Step Three.
(a) 
Determine the specific buffer yard to be used based on the options for each buffer yard in the following table (Buffer Yard Table 2).
(b) 
Table 2 below displays the range of buffer yard requirements associated with each buffer yard set forth at § 27-206, Subsection 1I(3)(b), above, and shows the minimum planting units required per every 100 linear feet of distance along a site's perimeter. Areas less than 100 linear feet and/or fractions thereof are to be landscaped with the corresponding ratio by 100 linear feet, rounded up to the nearest whole plant.
Buffer Yard Table 2
Buffer Yard
Required Width
Canopy Tree
Understory Tree, Evergreen Tree
Deciduous or Evergreen Shrub
A
30 feet
6
2
25 feet
3
4
15 feet
2
6
B
30 feet
1
4
5
25 feet
2
5
8
15 feet
2
6
9
C
30 feet
2
5
9
25 feet
2
7
12
15 feet
1
8
15
12 feet
1
4
8 w/fence/wall
D
30 feet
2
6
12
25 feet
2
7
17
15 feet
2
8
26
12 feet
1
3
18 w/fence/wall
The installation of a fence shall satisfy a portion of the buffer yard requirements of Buffer C and D as identified above if the fence consists of at least 50% fence material distributed evenly, not less than four feet nor more than six feet in height. A perimeter wall shall also satisfy a portion of the buffer yard requirements of Buffer C and D as identified above if the wall is not less than four feet nor more than six feet in height. Within the required three foot side yard setback of the Village District only, the Board of Supervisors may approve the use of a fence or wall in place of the buffer yard which would satisfy the buffer yard requirements as defined above. When landscaping is being provided to buffer against a different use group than is on the site, the required plant material must be evenly distributed within each one-hundred-foot section of the buffer area. The even distribution of plantings is intended to screen objectionable views. When landscaping is being provided to buffer against the same use group as exists on the site, the required plant material may be grouped or unevenly distributed within each one-hundred-foot section of the buffer area.
(4) 
Step Four. Determine the planting stock to be used as landscape materials for the buffer yard in question by referring to the Township's Official Plant List.
C. 
Placement of Buffer Yard Width. The landscaped buffer yard area shall be established along the length of, and contiguous to, any lot line or demarcation of land use, such as a leasable area. The width of the area determined from Buffer Yard Table 2 of this section shall be measured at right angles to the lot line of the applicant's land development.
16. 
Interior and Exterior Parking Lot Landscaping.
A. 
All parking lots shall meet the location requirements stipulated in § 27-809, Subsection 1A(2). All raised yards surrounding the parking lot shall be bordered by a curb six inches high along the sides of the yard area abutting the parking lot, including spaces and aisles. Where the yards are not raised, separate stops shall be provided at the end of each parking space abutting the yards. Where walkways terminate at curbs, ramps shall be provided. Setback areas shall be planted with grass or similar vegetative material and may include shrubs, fences or walls.
B. 
Planting areas shall be installed at the end of all parking bays abutting an aisle or driveway. The planting areas shall be bordered by a curb four inches high wherever it abuts a space or aisle, and shall be at least nine feet wide and extend the length of the parking space and/or bay. Each planting area shall be planted with a combination of suitable ground covers and/or grass and a minimum of one canopy tree.
C. 
Utility poles and light standards are permitted within the planting areas; provided, they are separated from the spaces and aisles as required by § 27-809, Subsection 1C(1). Utility poles and light standards are also permitted within the parking lot provided the pole is surrounded on all sides by a six inch concrete curb. The back of the curb must be a minimum of three feet away from the edge of the pole. No poles are permitted within a required parking space or drive aisle.
D. 
When parking bays incorporate more than 10 parking spaces in a continuous row, a raised island shall be incorporated within the parking bay for every 10 parking spaces. The raised island shall be bordered by a curb four inches high minimum wherever it abuts a space or aisle and shall be nine feet wide and extend the length of the parking space and/or bay. Each raised island shall be planted with a combination of suitable ground covers and/or grass and a minimum of one canopy tree. No islands are required in parking lots that are less than 62 feet in width as long as perimeter planting is used around the entire parking lot with the exception of where the parking lot abuts the building. Wherever a building adjoins a parking lot perimeter, islands shall be required. At the discretion of the Board of Supervisors, the required ratio of landscaped islands shall be maintained, but may be exceeded in some lot areas to one island for every 12 parking spaces where lot configuration and/or site constraints exist that would make it unreasonable to install a raised island for every 10 parking spaces.
E. 
In order to provide flexibility in design, reduce heat, glare and visual expansiveness, the following option may be considered in conjunction with interior landscaped islands: provision of a continuous landscaped strip between every four bays of parking in lots that contain eight or more bays in one area. The strip shall be a minimum of 15 feet wide and shall include a vehicle overhang of 2 1/2 feet when parking spaces are adjacent to the strip. The stall length with the overhang strip may be reduced to 16 feet. The strip shall contain a landscaped area of 10 feet minimum width and shall be planted with shade trees at a ratio of at least one tree for every 45 feet of the strip length inclusive of driveway widths. These trees shall be planted no less than 25 feet nor greater than 50 feet apart. A combination of suitable ground covers and/or grass shall cover the remainder of the strip. If the landscaped strip provides direct access to a building entrance, a minimum five foot wide sidewalk shall also be included in the strip. In this event, the landscaped strip will be required to be 20 feet in width, with the sidewalk in the middle of the strip. The required trees can then be planted alternately on each side of the sidewalk at the required distance.
F. 
In the event an existing parking lot is being enlarged or revised, these regulations will apply only to the new section of the parking lot.
17. 
Commercial District Planting Requirements.
A. 
In the C District, the off-street parking located within the front yard setback area shall be provided with a twelve-foot wide buffer yard between the parking lot and property line fronting any street right-of-way.
B. 
The planting shall provide shade and a view restrictive screen for parking areas. For evening uses, the screen is intended to function to block headlight glare affecting vehicles off site. Headlights of parked vehicles must be obscured from the public right-of-way.
C. 
One of options in Subsections 14B(1) through 14B(4), hereinabove, shall be used for the perimeter planting.
D. 
No tree, fence, wall or similar item shall be installed in the sight triangle of any corner, street intersection or accessway intersecting a public right-of-way that would cause an obstruction to visibility.
[Ord. 224, 3/15/1981, § 708; as amended by Ord. 302, 10/22/1985, § 1; by Ord. 417, 12/5/1979, § 1; by Ord. 557, 6/7/1993, §§ 1-3; by Ord. 591, 6/20/1994, §§ 1, 2; and by Ord. 858, 12/12/2005]
1. 
Every building hereafter erected or moved shall be on a lot adjacent to a public street or with motor vehicle access to a private street. The intent of the following regulations is to provide safe and convenient access for servicing, fire protection, traffic circulation and required off-street parking:
A. 
On arterial streets, access for each lot shall be limited to not more than two driveways for the first 300 feet of frontage or fraction thereof and one driveway for each additional 300 feet of frontage. On all other streets, access shall be provided by not more than one driveway for the first 50 feet of frontage or fraction thereof and one driveway for each additional 50 feet of frontage.
B. 
No driveway shall be closer to the side or rear property line than two feet, unless the two adjoining property owners mutually agree to a common driveway in such form and manner acceptable for recording in the Office of the Recorder of Deeds of Centre County, Pennsylvania, binding their heirs and assigns to the easement so created, or unless the two adjoining property owners agree that each may locate this driveway at the lot line joined to the driveway of the other.
C. 
Driveways which provide access individually to single-family and two family dwellings on individual lots shall have a throat width of not less than 10 feet nor greater than 20 feet and curb returns are not required. A single driveway which provides joint access to no more than two dwelling units on an individual lot shall have a throat width of not less than 15 feet nor greater than 35 feet and curb returns are not required. Driveways which provide access to all uses other than single-family and two-family dwellings shall have a throat width of not less than 15 feet or greater than 35 feet and the curb return radius shall not be less than 13 feet or greater than 55 feet.
D. 
In the R-3, R-4, OC, C, I and IRD Districts, all driveways shall enter a public street right-of-way at least 100 feet from its intersection with another public street, except for intersections of two or more arterial streets, in which case the minimum distance shall be at least 200 feet. A lot fronting on an arterial street travel lane which carries traffic away from the intersection of two arterial streets; provided, (1) that a full width right turn lane is constructed by the lot owner, which right turn lane extends from point of tangency of the street to the point of tangency of the driveway curb returns, and (2) that said configuration and construction is not prohibited by any ordinance, statute, law or regulation. In all other districts, all driveways shall enter a public street right-of-way at least 50 feet from its intersection with another public street of any classification. For all cases cited above, the distance in which access is prohibited shall be measured from the tangent of the curb return of the intersecting street cartway to the tangent of the curb return of the driveway.
E. 
Distance Between Driveways.
(1) 
When the use on a lot is single-family detached dwelling, single-family semidetached dwellings, two-family detached dwellings or two-family semidetached dwellings, and if two or more driveways of the same lot, any of which serve more than one dwelling, enter a public street right-of-way, the distance between the entrances of the driveways shall be at least 50 feet, measured between the inner edges of the driveway.
(2) 
When the use on a lot is other than single-family detached dwelling, single-family semidetached dwellings, two-family detached dwellings, or two-family semidetached dwellings, and if two or more driveways of the same lot enter a public street right-of-way, the distance between the entrances of the driveways shall be at least 75 feet measured between the inner edges of the driveway.
F. 
Driveways to corner lots or through lots shall gain access from the street of lower classification when the lot is bound by streets of two different classifications.
[Ord. 224, 3/15/1981, § 709; as amended by Ord. 268, 2/9/1984, § 4; by Ord. 317, 7/22/1986, § 3; by Ord. 329, 12/9/1986, § 3; by Ord. 453, 5/21/1990, §§ 1-5; by Ord. 560, 6/7/1993, §§ 21, 22; by Ord. 597, 10/17/1994, § 3; by Ord. 639, 1/2/1996, § 1; by Ord. 646, 4/1/1996, § 2; by Ord. 672, 5/5/1997, §§ 4, 5; by Ord. 704, 9/8/1998, § 2; by Ord. 730, 6/7/1999, §§ 3, 4; by Ord. 733, 8/16/1999, §§ 6, 7, 8; by Ord. 736, 9/7/1999, § 4; by Ord. 737, 10/9/1999, § 2; by Ord. 738, 10/18/1999, § 6; by Ord. 741, 10/18/1999, § 4; by Ord. 744, 11/1/1999, § 3; by Ord. 746, 12/13/1999, § 2; by Ord. 747, 12/13/1999, §§ 5, 6; by Ord. 820, 12/8/2003; by Ord. 821, 12/8/2003, § 4; by Ord. 835, 8/16/2004, § 2; by Ord. 858, 12/12/2005; by Ord. 888, 7/2/2007, § 8; by Ord. 910, 11/3/2008, § 3; by Ord. 973, 12/10/2012, § 7; and by Ord. 977, 5/20/2013, §§ 1-4]
1. 
Off-street parking and loading space shall be provided and maintained for each use and structure hereafter established, erected, altered or extended in accordance with the provisions of this section.
A. 
General Regulations.
(1) 
Use. All required off-street parking spaces shall be used solely for the parking of motor vehicles by residents, visitors, patrons or employees.
(2) 
Location.
(a) 
All required parking spaces shall be located on the same lot as the use they serve, except that:
1) 
The owner of two or more abutting lots may locate the use on one lot and the parking space required for the use on another of his abutting lots.
2) 
Two or more abutting property owners may locate the parking space required for their uses on any of their lots if:
a) 
The lot(s) providing the parking space abuts the lot(s) containing the use(s) it serves.
b) 
All of the affected lots are in the same zoning district.
c) 
The proposal conforms to the provisions of Subsection 1E.
d) 
Means of pedestrian access is provided from the parking space to the uses so that pedestrians are not required to traverse property owned by other than said property owners, except where public sidewalks may provide the access.
e) 
That a lease, easement or other form of agreement be executed among said property owners assuring use of the required parking spaces are located on the same lot as the use they serve, and recorded in the office for the recording of deeds of Centre County.
In all cases above, all parking shall be included in the application for a zoning permit.
(b) 
All parking spaces and lots open to the sky (i.e., not in garages or carports) shall be located no closer than two feet from any property line, except for abutting property lines of two or more lots exercising the options for common parking stipulated in Subsection 1A(1)(a) of this section.
(c) 
All covered parking spaces and lots, including garages and carports, shall not be located within any yard setback area, except when permitted as an accessory building regulated in § 27-204, Subsection 1A, of this chapter.
(d) 
No parking lots open to the sky shall be permitted within the front yard setback area, except in the C District.
(e) 
Parking of self-propelled motor vehicles (not including recreational vehicles) is prohibited on the lawn or in yard or in yard areas for all residential uses in all districts. This does not include the incidental parking of vehicles for washing or cleaning.
(3) 
Existing Facilities. Parking spaces and lots serving structures and uses in existence at the date of the adoption of this chapter shall not be subject to the requirements of this section as long as the kind or extent of use is not changed; provided, that any parking facility now serving such structures or uses shall not in the future be reduced below such requirements, or if already below such requirements, be reduced further.
(4) 
Change in Requirements. Whenever there is an alteration or extension of a use or structure which increases the parking requirements according to Subsection 1B, below, the total additional parking required for the alteration or extension shall be provided in accordance with the requirements of that paragraph.
(5) 
Construction. All required off-street parking spaces and aisles shall be paved with an all-weather material. For spaces and aisles which are not part of a parking lot as herein defined, this may include gravel or other crushed stone. However, for parking lots, the paving material shall be limited to asphalt, concrete or similar hard surface material with all parking spaces designated with a four-inch contrasting stripe painted the entire length of each space in accordance with the dimensional requirements stipulated in Subsection 1B below. All required off-street parking spaces and aisles for private recreational areas shall be constructed with six inches of crushed and compacted stone. Private recreation areas shall be exempt from such other construction regulations.
B. 
Required Off-Street Parking Spaces. All uses and structures shall provide off-street parking spaces in an amount equal to, or greater than, the number listed below. The total number of parking spaces necessary for two or more uses on the same lot shall be the sum of that required for each use unless a shared parking arrangement is provided in accordance with the provisions of Subsection 1E. Shared parking spaces that are accessible by neighboring properties or uses may be permitted when use of the spaces does not occur during the same daily time period.
(1) 
Dimensions. Each required off-street parking space shall be at least nine feet wide and 18 feet long if set at an angle to the access aisle or eight feet wide and 24 feet long if parallel to the access aisle.
(2) 
Number of Computation. In computing the required number of spaces, all fractional numbers more than 1/2 shall be increased to the next highest integer. When computation is based on the number of employees, the number employed during the largest work shift shall be used.
Table of Required Parking Spaces per Use*
1. Residential Uses.
Use
Parking Spaces Required
A.
Single-family detached dwelling (1 dwelling unit)
2 per dwelling unit
B.
Single-family semi-detached dwelling (2 dwelling units) - duplex
2 per dwelling unit
C.
Single-family attached dwelling (3 or more dwelling units) - townhouse
2 per dwelling unit
D.
Two-family detached dwelling (2 dwelling units)
1.5 per dwelling unit
E.
Two-family semi-detached dwelling (4 dwelling units)
1.5 per dwelling unit
F.
Two-family attached dwelling (6 or more dwelling units)
1.5 per dwelling unit
G.
Multi-family detached dwelling (3 dwelling units)
1.5 per dwelling unit
H.
Multi-family semi-detached dwelling (6 dwelling units)
1.5 per dwelling unit
I.
Multi-family attached dwelling (9 or more dwelling units)
1.5 per dwelling unit
2. Commercial Use. Any portion of a building used for office, repair/service, retail, and restaurants require parking as pertains to that individual use, as if it were a freestanding use.
[Amended by Ord. No. 1038, 10/16/2017]
Use
Parking Spaces Required
A.
All retail as follows:
(1)
Supermarket/grocery stores
1 space per 200 square feet of GFA
(2)
Retail, general
1 space per 200 square feet of GFA
(3)
Furniture, appliance, carpet, musical instrument stores
1 space per 350 square feet of GFA
B.
Construction equipment, farm equipment, feed sales, boat and marine, mobile/motor home vehicles, motor vehicles, and monument burial vault and casket sales
1 space per 350 square feet of GFA of office, sales and service area plus 1 per 3,000 square feet of GFA outside sales area
C.
Automobile service station
1 per pump (does not count car at pump as space), 6 per repair/service bay, and additional number based on retail space of GFA
D.
Barbers and beauticians
2 per chair
E.
Car wash
4 per stall, plus 1 per vacuum unit if applicable
F.
Mortuary (funeral home)
1 per 3 seats based on maximum capacity, as permitted by Centre Region Code Administration
G.
Business, professional and financial offices
1 per 250 square feet of GFA
H.
Veterinary office/clinic
1 per 200 square feet of GFA
I.
Eating and drinking establishments
1 per 50 square feet of GFA, inside seating area, plus 1 per 100 square feet of GFA outside seating area
J.
Hotels, motels, tourist homes, bed and breakfast establishments 1.2 spaces per room
See eating and drinking establishments for additional spaces
K.
Neighborhood business-based place of assembly
1 per 3 persons based on maximum design capacity of largest indoor public space as permitted by Centre Region Code Administration
L.
Community business-based place of assembly
1 per 3 persons based on maximum design capacity of largest indoor public space as permitted by Centre Region Code Administration
M.
Regional business-based place of assembly
1 per every 500 square feet gross floor area plus, 1 bus space per every 2000 square feet
N.
Radio and/or television studios
1 per 250 square feet of GFA
O.
Post office
1 space per 200 square feet of GFA
P.
Mining and quarrying
1 space per 250 square feet of office use
Q.
Horse riding stables and academies
1 space per 2 stalls, for an indoor arena - 1 space per 4 persons based on maximum capacity as determined by the Centre Region Code Office. These spaces will be permitted to be gravel
R.
Kennels
1 space per 250 square feet of office, 1 space per 4 animal holding areas
S.
Commercial cemeteries
1 space per 350 square feet of public area in mausoleum or similar structure
T.
Reading room-classified under commercial uses/retail
1 space per 200 square feet of GFA
U.
Shoe repair - classified under commercial uses/retail
1 space per 200 square feet of GFA
V.
Tailors - classified under commercial uses/retail
1 space per 200 square feet of GFA
W.
Mail order agency - classified under business office
1 space per 250 square feet of GFA
X.
Public and private garages for the storage and maintenance of motor vehicles
1 space per 250 square feet of office and 6 spaces per repair or service bay
Y.
Take-out restaurant
1 space per 100 square feet of seating/standing/waiting area
Z.
Tanning salon
1 space per tanning bed
AA.
Laundromat
1 space per each three washers or dryers
BB.
Rural agricultural service establishments (i.e., small engine, farm machinery, dairy equipment repair, etc.)
1 space per 250 square feet of GFA
CC.
Greenhouses open to the public
1 space per 250 square feet of sales area
DD.
Pet care service facility
3.5 spaces per 1,000 square feet of gross floor area
EE.
Caterers
1 space per 200 square feet of gross floor area
3. Industrial Uses. Any portion of a building used for office, repair/service, retail and restaurants require the parking as pertains to that individual use, as if it were a freestanding use, in addition to the following:
Use
Parking Spaces Required
A.
All industrial uses except those specified below
1 per 350 square feet of GFA plus 1 per 1,000 square feet of outdoor operations (excluding storage)
B.
Auto wrecking, junk and scrap establishments
In addition to on-site office, repair/service area, etc., 1 per 5,000 square feet of indoor/outdoor storage area
C.
Freight and trucking terminals, moving and storage, parcel delivery and express transfer stations, depots and wholesale distribution warehouses, telecommunications switching facilities
1 per 2,000 square feet of GFA
4. Public, Quasi-Public and Transportation Uses. Any portion of a building used for office repair/service, retail and restaurants require the parking as pertains to that individual use, as if it were a freestanding use, in addition to the following:
[Amended by Ord. 1016, 5/16/2016; and by Ord. 1035, 9/18/2017]
Use
Parking Spaces Required
A.
Ambulance, emergency fire and rescue, taxi and limousine service
2 per vehicle plus 1 per 350 square feet of GFA
B.
Bus passenger station (park and ride lots for busses, vanpooling)
1 per 200 square feet of GFA or lot area sufficient to support program
C.
Hospital
1 per 400 square feet of GFA
D.
Nursing homes, personal care homes and other convalescent homes
1 space for every rooming unit; 0.75 space per unit for personal care homes
E.
Archival library
1 per 750 square feet of GFA
F.
Tutoring and study center
1 space for every 200 square feet
G.
Health and athletic clubs
1 per 3 persons based on the maximum design capacity, as permitted by the Centre Region Code Administration
H.
Studios for instruction in music, performing arts and visual media art, photographic and handicrafts studios, martial arts, dance and gymnastics
1 per 3 persons based on maximum design capacity, as permitted by the Centre Region Code Administration
I.
Child day care center
1 per 350 square feet of gross floor area (minimum of 3)
J.
Water production facility
1 space for every 4,000 square feet of GFA
5. Agricultural Research District.
Use
Parking Spaces Required
A.
Greenhouse for agricultural research
2 gravel or paved spaces adjacent to each greenhouse
B.
Laboratory
1 space per 350 square feet of GFA
C.
Exhibit hall
1 space per 500 square feet of gross floor area with bus/van parking of 1 space per 2,000 square feet of gross floor area
D.
Ag Progress Days/educational trips/field days
Open field parking is permitted
6. Forest/Gamelands Uses.
Use
Parking Spaces Required
A.
Archery range
1 space per target
B.
Rifle or pistol range
1 space per stand or shooting bench
C.
Skeet or shotgun range
1 space per shooting station
D.
Day/overnight camp
1 per 3 persons based on maximum design capacity of the largest component (dining hall, recreation building), as permitted by the Centre Region Code Office
E.
Hunting, fishing and gun clubs
1 per 3 persons based on maximum design capacity as permitted by the Centre Region Code Office
F.
Nature education center
1 per 3 persons based on maximum design capacity as permitted by the Centre Region Code Office
G.
Picnic area
1 space per table
H.
Seasonal dwellings
2 spaces per dwelling
Note: All parking areas within this zone are permitted to be gravel
*
Sufficient delivery and pick-up area is to be provided such that streets and private/public roads are not congested nor hazardous as a result of the above uses.
(3) 
Handicapped Parking. The size and number of these spaces shall be required as specified in the Township Building Code. The signage for each space must contain the handicapped symbol, state that violators will be towed or fined and the minimum and maximum fine.
(4) 
GFA. GFA is gross floor area. For buildings with more than one use, the parking shall be calculated based on the GFA for each use.
C. 
Parking Lots. For the purposes of this chapter, parking lots are defined as facilities providing off-street parking space for five or more motor vehicles. All parking lots shall meet the design and maintenance standards specified below. All applications for a zoning permit to use land, in whole or in part, as a parking lot as herein defined shall be accompanied by a land development plan as stipulated in Part 10 of this chapter.
(1) 
Dimensions. All parking spaces shall comply with the dimensions specified in § 27-809, Subsection 1A(1), above. The minimum dimensions of all aisles providing access to parking lot spaces shall be as follows:
Angle of Parking Space to Aisle
(in degrees)
Aisle Width
n(in feet)
One Way
Two Way
Parallel
12
20
30 (150)
12
20
45 (135)
15
20
60 (120)
18
20
90
24
24
No portion of any parking space shall intrude into the required aisle width. For aisles providing access to parking spaces set at angles other than those specified above, the required aisle width shall be that of the nearest specified angle of parking. If equidistant from specified angles, the greatest aisle width of the two nearest angles shall apply.
(2) 
Obstructions. Parking lots shall be designed to permit each motor vehicle to proceed to and from all unoccupied parking spaces without requiring the moving of any other parked motor vehicle.
(3) 
Ingress and Egress. Entrance and exit driveways and aisles linking parking lots to public streets shall comply with the standards for motor vehicle access stipulated in § 27-808. Parking spaces shall be designed to prevent motor vehicles from backing onto a public street in order to leave the lot.
D. 
Loading Regulations. Space for the loading and unloading of vehicles shall be provided when required below. Each required space shall be at least 12 feet in width, 45 feet in length and have a vertical clearance of at least 14 feet. Spaces shall be located no closer than 10 feet from a public right-of-way and five feet from any other lot line and shall be paved with an all-weather material.
(1) 
One off-street loading space is required for all nonresidential uses with a floor area of at least 5,000 square feet but less than 20,000 square feet or more, one additional space shall be provided for each additional 20,000 square feet or fraction thereof.
(2) 
Required off-street parking spaces shall not be used for loading and unloading purposes except during hours when business operations are suspended.
(3) 
All required loading and unloading spaces shall be located on the same property as the use they serve.
(4) 
The provisions of § 27-809, Subsection 1A(3) and (4), above, pertaining to off-street parking space shall also pertain to all required off-street loading and unloading spaces.
E. 
Provisions to Reduce Required Off-Street Parking Spaces. In an effort to reduce impervious coverage, traffic congestion and allow an increase in landscaped green space area and/or building size, the following shall be considered:
(1) 
Shared parking spaces that are accessible by neighboring properties or uses may be permitted when use of the spaces does not occur during the same daily time period. The applicant must provide justification showing calculations of the peak parking use for the spaces that would have overlapping users, during their respective hours of operation. The hours of operation must show that sufficient spaces would be available for the shared parking purpose. As a result, the number of parking spaces could be reduced no more than 1/2 of the total required for the particular use(s) participating in shared parking. Should the use change in the future, and its associated off-street parking, the parking must be provided as required or shared additional parking be pursued.
(2) 
When increasing the passengers per vehicle to sites with high employment would decrease parking demand, relief in the required parking spaces may occur. The parking spaces may be reduced by a factor of 25% if the applicant for land development plan approval provides a transportation management program to utilize one or a combination of the following modes to reduce single occupant vehicles that is based on substantiated projections of reduction in demand:
(a) 
Shared ride/car pooling.
(b) 
Van pooling.
(c) 
Subscription bus service(s); CATA bus.
(3) 
To qualify for the above, the applicant must provide evidence to the approval of the Board of Supervisors that:
(a) 
The applicant shall establish an approved carpooling program.
(b) 
Applicant will obtain or lease to qualified employees vans, buses or the high passenger-capacity vehicles, for the purpose of providing transportation of additional passengers (vanpooling).
(c) 
Applicant will operate or hire vans, buses or other high passenger-capacity vehicles to provide exclusive or non-exclusive commuter transportation of employees from residential areas, other transit terminals, such as park and ride.
(d) 
Applicant shall contribute to the public bus service to add routes, shelter, amenities or fare contribution that would be generated by those employees to utilize the bus service.
(4) 
Additionally, programs to increase vanpooling and carpooling, are examples that follow:
(a) 
Applicant will employ working day policy known as flextime where employees are given some latitude on starting and quitting times.
(b) 
Applicant will provide adequate lunch facilities on the site.
(c) 
Applicant will provide preferential parking.
As a part of the request to reduce parking spaces, the applicant shall show to the satisfaction of the Board of Supervisors that the actions proposed shall reduce the parking demand by the amount requested.
(5) 
At the option of the approval by the Board of Supervisors, a reduction of off-street parking spaces may be considered as follows that would pertain only to parking at the site fronting arterial and/or highway roads:
(a) 
The buffer yard in the front contains unique natural features as determined by the Board of Supervisors that may require an area to be wider than the minimum front buffer.
(b) 
The buffer yard in the front contains features that contribute to the community character of the Township as determined by the Board of Supervisors that may require an area to be wider than the minimum front buffer.
(c) 
The requirements of a corridor overlay zone that may provide for a wider than minimum buffer.
(d) 
Opportunities to preserve stands of existing trees using creative landscaping designs would be helpful to enhance the appearance of pedestrian areas, as well as breaking up the monotony of a large lot.
The Planning Commission may recommend and the Board of Supervisors may approve the reduction in off-street parking spaces associated with increasing the front buffer yard. The area removed from parking must be sufficient to provide the required parking. The area removed from parking may be returned to parking at a future date should the operator of the use experience a parking shortage based on demand after the use has been in operation for a period exceeding two years. The requirement of land development plan submission and approval must follow in order to return the area to parking.
F. 
Parking for Vehicles for Sale or Rental and for Vehicle Storage. Motor vehicles, motorcycles, mobile homes, recreational vehicles, boats and marine craft, held for sale or rental, may be displayed or stored only in accordance with the terms of this subsection:
(1) 
Motor vehicles, motorcycles, mobile homes, recreational vehicles, boats and marine craft held for sale or rental may be displayed or stored only on the lot of the principal place of business of the owner of the sale or rental business or on a separate lot, but only if the separate lot is used for no other purpose than the display or storage of said items. In all cases, such activity and use may occur only in the General Commercial District.
(2) 
All areas used for such display or storage must be located in accordance with the setback requirements set forth in this chapter for parking lots. All screening required of parking lots shall apply to display and storage parking areas.
(3) 
Areas used for display or storage of said items must be constructed of an impervious surface, unless a pervious surface is approved by the Township Engineer and, in both cases, in accordance with the specifications of the Township Engineer.
(4) 
Areas used for display or storage of said items may not be used in calculating required off-street parking.
(5) 
No motor vehicle, motorcycle, mobile home, recreational vehicle, boat or marine craft may be displayed or stored in an area or manner other than set forth on an approved land development plan, as required by § 27-1003 of this chapter.
027g 27-810a.tif
[Ord. 224, 3/15/1981, § 711; as amended by Ord. 538, 11/15/1992, § 5; by Ord. 768, 4/2/2001, § 2; by Ord. 820, 12/8/2003; and by Ord. 858, 12/12/2005]
1. 
For new construction, sidewalks constructed to Township specifications shall be provided along all property lines which abut paved streets, as required below:
A. 
In the C, OC, I and IRD Districts, along both sides of all streets.
B. 
In the R-1, RIB, R-2, R-3, R-4, MHP, V and PRD Districts, along both sides of all streets.
C. 
In the RA, AR and FG Districts, no sidewalks shall be required.
D. 
Refer to § 22-512 of Subdivision and Land Development Ordinance for the RR District.
2. 
Sidewalks shall be required when a land development plan is required for a zoning permit under § 27-1003, Subsection 1C or 1E, and otherwise in accordance with Ord. 331 [Chapter 22, Part 2].