Township of East Coventry, PA
Chester County
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Table of Contents
Table of Contents
[Ord. 147, 8/11/2008, § 1300]
This Part contains certain general and supplementary regulations and design standards that are common to all zoning districts unless stated as pertinent to a specific district herein.
[Ord. 147, 8/11/2008, § 1301]
1. 
No lot shall be so reduced that the area of the lot, or the dimensions of the required yards, shall be less than herein prescribed. The lot area shall not include any portion of the land set aside as right-of-way for a public street.
2. 
Modification of Front Yards.
A. 
Where an unimproved lot is situated between two improved lots having on each a principal building within 25 feet of the side boundary line of such unimproved lot, which extends into the required front yard of each such improved lot and has been so maintained prior to the effective date of this chapter, the front yard depth of such unimproved lot may be the average depth of the front yards of such two adjacent improved lots, notwithstanding the yard requirements of the zoning district in which it is located.
B. 
Where an unimproved lot adjoins only one improved lot having a principal building thereon within 25 feet of the common side lot line which extends into the required front yard of such improved lot and has been so maintained prior to the effective date of this chapter, the front yard depth of such unimproved lot may be the average depth of the front yard of such adjacent improved lot and the front yard required in the zoning district in which such unimproved lot is located, notwithstanding the yard requirements of such zoning district.
C. 
The front yard of a proposed building in a Historic District may be decreased in depth to the average alignment of existing buildings within 100 feet on each side of the proposed building provided such calculation is limited to the same block. Such reduction may occur when alignment of existing buildings is less than the applicable front yard requirement.
[Ord. 147, 8/11/2008, § 1302; as amended by Ord. 174, 2/14/2011, § V; by Ord. 196, 8/12/2013, § XIII; and by Ord. 206, 7/11/2016]
The height limitations of this chapter shall not apply to church spires, belfries, cupolas, chimneys, smoke stacks, ventilators, HVAC, water towers, parapet walls less than six feet in height, elevators, flagpoles or other appurtenances usually located above the roof of a building or structure and not intended for human occupancy (except for wireless communications facilities). The total height of such structures shall be no greater than the smallest horizontal distance between any facade of the structure and the property line closest thereto, or 90 feet whichever dimension is less. When authorized by the Zoning Hearing Board as a variance, an increase in the maximum height limit may be permitted where it is demonstrated that the structure incorporates safety features, which, in the event the structure is toppled, will prevent it from falling beyond the boundaries of the property. Additionally, the granting of such exception is contingent upon adherence to other applicable Township Codes. All wireless communications facilities shall be subject to the height restrictions contained in Part 20 of this chapter.
[Ord. 147, 8/11/2008, § 1303]
No use shall be permitted that is noxious or offensive by reason of odor, dust, smoke, gas, vibration, illumination or noise or which constitutes a public hazard whether by fire, explosion or otherwise as defined in § 27-1330.
[Ord. 147, 8/11/2008, § 1304]
1. 
In order to minimize traffic congestion and hazard, control street access and encourage orderly development of street highway frontage, the following shall apply:
A. 
Unless clearly impractical, all lots in a residential subdivision shall have direct access only to a local access street as defined herein.
B. 
Where lots are created having frontage on existing arterial or collector roadways, as defined herein, any proposed subdivision street pattern shall provide reverse frontage to local access streets within the subdivision, and all such lots shall be provided with a minimum rear yard of 75 feet from the street line of any principal arterial roadway, minor arterial roadway, major collector roadway, minor collector roadway, primary distributor roadway or secondary distributor roadway, as defined herein.
C. 
All lots radiating from a cul-de-sac shall have a minimum of 50 feet frontage at the street right-of-way line except where otherwise approved as a condition of approval for single-family attached dwellings.
D. 
Private driveways shall be permitted only in accordance with the provisions of Chapter 21, "Streets and Sidewalks," Part 1, "Driveways," of the East Coventry Township Code of Ordinances.
E. 
All driveways, aisles, maneuvering spaces, vehicular service areas or spaces between or around buildings, other than those relating to a dwelling, shall be adequately illuminated according to the provisions of § 22-427 of the Township Subdivision and Land Development Ordinance [Chapter 22].
F. 
No loading or service area shall be located within front yard setback areas in any of the Commercial or Industrial Districts, except that, where this restriction is clearly impractical, the Board of Supervisors may authorize loading or service areas therein as a conditional use.
G. 
In the case of a shopping center, industrial park, professional office park or similar groupings of buildings constructed as part of an integrated plan, and in any other use where practicable, there shall not be more than two access ways to any public street or highway for each 400 feet of frontage except where more specifically regulated by other provisions herein. All parking, loading or service areas, used by motor vehicles shall be located entirely within the lot line of the property. All access ways to a public street or highway shall be located not less than 200 feet, measured center line to center line, from the intersection of any street lines. All access ways shall be designed to conform to PennDOT specifications with regard to state roads and the subdivision requirements of the Township for local roads.
H. 
The developer shall be responsible for the design, construction and installation, and the cost thereof, for any necessary traffic control devices and/or highway modifications required by the Township and/or PennDOT.
I. 
Interior drives shall be designed to prevent blockage of vehicles entering or leaving the site. Drives may be one-way or two-way. Areas designed for loading and unloading, refuse collection, fuel delivery, and other service vehicles shall be arranged as to prevent blocking or interfering with access ways, the use of automobile parking facilities or pedestrian ways, and shall have adequate turnaround surface so egress to the street is in a forward direction.
J. 
A multi-unit or single-family attached residential, institutional, religious, commercial, or industrial building shall not be located more than 150 feet from an open, improved and accessible fire lane easement as defined herein and no more than 600 feet from a duly dedicated, accessible and improved approved public or private street.
K. 
Fire lane easements shall have a minimum unobstructed right-of-way width of 40 feet and a fire lane shall be constructed within this right-of-way consisting of an all-weather surfaced cartway with a minimum width of 20 feet as approved by the Chief of the appropriate Fire Company and the Board of Supervisors. The extension of fire lane easements shall have a minimum unobstructed right-of-way width of 40 feet, and a fire lane shall be constructed within this right-of-way consisting of an all-weather surfaced cartway with a minimum width of 20 feet, and shall begin from one or more existing and improved public streets.
L. 
Fire easements that curve, turn or change direction shall have a minimum center-line radius of 60 feet. Fire lane easements containing reverse curves shall have a minimum center-line tangent length of 50 feet between curves.
M. 
Dead-end fire lane easements shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a minimum right-of-way radius of 60 feet and shall have a minimum surfaced radius of 35 feet. Dead-end fire lane easements shall have a maximum length of 500 feet. The location of fire lane easements shall be coordinated with the extension of streets, sanitary sewers, water mains, storm sewers, and other drainage facilities and public utilities as contained in this chapter and other applicable Township Codes and shall provide adequate access to buildings by firemen or other emergency services.
[Ord. 147, 8/11/2008, § 1305; as amended by Ord. 152, 12/8/2008, § 1; by Ord. 184, 10/10/2011, § VI; and by Ord. 205, 12/14/2015, § XXXII]
1. 
No building or structure shall hereafter be constructed, enlarged or altered and no use or activity shall be conducted or expanded unless provision is made for off-street parking facilities, either within a structure or in the open, and with proper and safe access from a street, to adequately serve the uses within the district according to the provisions of this section.
A. 
Location.
(1) 
All required parking shall be on the same lot as the principal buildings except when permitted by the Board of Supervisors, subject to the following conditions:
(a) 
The owners of two or more establishments shall submit with their application for special exception, a site plan showing joint use, agreement and location of a common off-street parking area.
(b) 
Some portion of the common off-street parking area shall lie within 200 feet of an entrance, regularly used by patrons, into the buildings served thereby.
(c) 
Limited on-street parallel parking may be allowed if the applicant can demonstrate to the satisfaction of the Board of Supervisors that such parking is justified and will not cause any vehicular safety issues. Such on-street parking shall be in addition to the minimum off-street parking requirements of the zoning district.
(2) 
Areas devoted to parking may occupy no more than 50% of any required front, side or rear yard, except in the case of single-family attached dwellings and two-family attached dwellings such areas devoted to parking may occupy no more than 76% of any required front yard. Where it can be demonstrated that the application of such standards are clearly impractical, the Board of Supervisors, upon recommendation of the Planning Commission, may authorize parking areas in excess of such standards.
(3) 
No parking lot for off-street parking or for the storage or movement of motor vehicles shall directly abut a public street and shall be separated from the street line by a minimum of five feet.
B. 
Size.
(1) 
Parking spaces shall have an approved all-weather surface, shall have convenient access in all seasons and shall meet the following dimensional standards:
Angle of Parking Row to Parking Aisle
30°
45°
60°
90°
Depth of Parking Row
18'
20'
21'
19'
Width of Parking Space
9'
9'
9'
9'
Width of Aisle
11' (1 way)
13' (1 way)
18' (1 way)
25' (1 or 2 way)
Parallel parking spaces shall be a paved minimum of 23 feet in length and nine feet in width.
(2) 
The Board of Supervisors may approve the use of continuous curbs as wheel stops in which case the length of the parking space may be two feet less than otherwise required, provided that the parking lot layout allows for a vehicle to overhang the continuous curb by two feet. The overhang area shall be clear of all obstructions and shall not be regarded as any required landscape area or pedestrian circulation space.
C. 
Access and Interior Drives.
(1) 
Interior drives shall be clearly marked and maintained by adequate painting, marking, curbing and signs so that operators of vehicles intending to patronize such parking areas shall not impede traffic as a result of any confusion as to location of entrances and exits and manner of reaching them.
(2) 
All parking lots shall be so divided by permanent raised perimeter curbing and/or planting strips that access lanes are clearly defined and that moving traffic will be confined to designated access lanes.
(3) 
Where possible driveways shall be so constructed as to permit vehicles to turn around on the lot so as to eliminate the necessity of backing either on or off the lot.
D. 
Design and Maintenance.
(1) 
General On-Site Circulation.
(a) 
There shall be an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading space. Pedestrian circulation between buildings shall be designed to prevent the unnecessary exposure of pedestrians to vehicular traffic.
(b) 
Roads, pedestrian walks, bicycle facilities and open space shall be designed as integral components of the overall site design and shall be properly related to existing and proposed buildings and appropriately landscaped.
(c) 
Pedestrian walks, appropriate also for wheelchairs, shall be provided along the paths of the most intense use, particularly from building entrances to parking areas and adjacent buildings. Such walks shall have a minimum width of five feet, shall be landscaped and paved and shall be paved and graded to meet ADA standards.
(d) 
The materials used in the design of paving, lighting fixtures, retaining walls, fences, curbs and benches shall be of good appearance, easily maintained and appropriate to their function.
(e) 
Ramps, providing access from parking areas to buildings, shall be provided for persons with disabilities in accordance with the Americans with Disabilities Act.
(f) 
Parking areas shall be designed so that a vehicle within the parking area will not have to enter a street to gain access to another part of the parking area.
(g) 
Access ways, parking areas and loading areas shall have clearly defined parking bays and traffic circulation lanes designated by markings, curbs, barriers and/or landscaped islands. To assist in traffic channelization, raised islands shall be placed at the ends of parking bays so that the end of the bay adjacent to a driving aisle or ring road is clearly delineated. Such islands shall be designed and landscaped so as not to impair visibility needed for traffic flow and turning movements.
(h) 
The design of access and traffic control and of interior circulation shall, in all other respects, comply with the requirements of § 27-1305.
(2) 
General On-Site Parking Design. Parking areas shall have a dust-free, all-weather surface that shall be paved unless otherwise approved by the Board of Supervisors. Where recommended by the Township Engineer and approved by the Board of Supervisors, specially designed brick or block should be considered to increase on-site water retention for plant material and groundwater supplies and to reduce problems associated with runoff.
(a) 
Parking areas shall have a minimum slope of 1% in any direction to provide for drainage and a maximum slope of 5% for convenience and stormwater management.
(b) 
All parking bays shall be marked by durable painted lines at a minimum of four inches in width and extending the entire length of the parking space or by curbs or other means to clearly indicate individual spaces. Signs or markers located on the surface of the parking lot shall be used as necessary to assure efficient and safe traffic operation.
(c) 
Lighting shall be provided to illuminate any off-street parking spaces to be used at night. Lighting facilities shall comply, in all applicable respects, with the standards and requirements of § 22-427 of the Subdivision and Land Development Ordinance [Chapter 22].
(d) 
Parking area landscaping and screening shall be provided in accordance with the provisions of § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22].
(e) 
Any person operating or owning a parking lot shall keep it free of dust and loose particles and shall promptly remove snow and ice from the surface. Such person shall also keep all adjacent sidewalks free from dirt, ice, sleet and snow and shall keep sidewalks in a safe condition for use by pedestrians. All signs, markers or any other method use to indicate the direction of traffic movement and the location of parking spaces shall be maintained in a neat and legible condition. Any walls or landscaping as well as surfacing and curbing of the parking lot shall be maintained in good condition throughout their use. In the event that a parking area is improperly maintained, The Board of Supervisors shall have the authority to prohibit the use of the area for parking purposes unless and until the proper maintenance, repair or rehabilitation has been completed.
(3) 
(Reserved)
(4) 
Handicapped Parking. Handicapped parking spaces shall be provided pursuant to the requirements set forth in the Americans with Disabilities Act, as amended.
E. 
Minimum Off-Street Parking Space Requirement. The following shall be the minimum number of off-street parking spaces required for each land use, activity, building or structure permitted by this chapter. When the determination of the number of off-street parking spaces results in the requirement of a fractional space, any fraction shall count as one space. Parking spaces required on an employee basis shall be based upon the projected maximum number of employees on duty or residing, or both, on the premises at any one time and include any overlap of employees due to a shift change:
[Amended by Ord. 209, 12/12/2016; and by Ord. No. 2019-231, 3/11/2019]
Use
Parking Spaces Per 1,000 square feet Gross Floor Area
Other Standards
Residential Uses
Single-Family Detached or Semi-Detached, Mobile Homes
2.0 per DU
Single-Family Attached, Multi-Unit
2.0 per DU, plus 0.75 per DU visitor spaces
All visitor parking spots are off-lot
Adult Community
Single-Family Detached, Single-Family Attached
2.0 per DU
Two-Family and Multi-Unit
1.5 per DU
Visitor
15% of total DU requirement
Nonresidential Uses
As required by this Table
Home Occupation
2 in addition to DU requirement, plus 1 per employee, 6 maximum total parking spaces
Industrial Uses
Warehouse, Storage Establishment, Wholesaling, Manufacturing
0.5
Plus 5.0 spaces
Mini-warehouse/Self Storage
3.5 per 1,000 square feet of office
Research and Development, Laboratories
3.0
Electric Utility Facility
1.0 per employee, greatest shift plus 10% for visitors
Surface Land Use Affiliated with Transmission Pipeline
If not automated, 1.0 per employee, largest shift, plus additional spaces to accommodate shift changes and adequate storage for other vehicles used on site as determined appropriate by the Township
Heavy Construction Contractor
1.0 per employee or independent contractor, during the largest work shift, plus additional spaces to accommodate shift changes and adequate storage for other vehicles used on site as determined appropriate by the Township.
Office Uses
General
3.0
1.0 per employee
Government
3.5
1.0 per employee
Medical
4.0
1.0 per employee
Bank/Financial
4.0
Plus 6.0 stacking per drive-in lane
Commercial Retail Uses
General
4.0
Shopping Center
4.5
Furniture, Carpet
1.0
Plus 5.0 spaces
Roadside Stand
1.0 per 250 square feet of sales/display
Hardware, Home Improvement
4.0
Building Materials
2.0
Plus 5.0 spaces
Automobile, Truck, Boat, Mobile Dwelling Unit, Trailer, Outdoor Equipment, Motorcycle Sales
5.0 space minimum plus 1.0 per 1,000 square feet of floor and ground area of sales, service, display, and/or storage
Laundromat
20.0
Convenience Store
5.0
Gas sales calculated separately
Supermarket
4.0
Commercial Service Uses
Personal Service Businesses
4.0
Funeral Homes
8.0
Fitness Center/Health Club
10.0
Restaurant
9.0
Plus parking for 1/4 of outdoor seating area, plus 1.0 per employee, greatest shift
Restaurant, fast food/take-out
15.0
Plus 6.0 stacking spaces per drive through lane
Veterinary Services, pet grooming
3.5
Kennel
0.5
Plus 5.0 space minimum
Drive-In Facility
6.0 per drive-in lane
Specialty Contractor
1.0 per employee or independent contractor, during the largest work shift, plus additional spaces to accommodate shift changes and adequate storage for other vehicles used on site as determined appropriate by the Township.
All Other
4.0
Commercial Auto Service
General, including vehicle repair
1.5
Or 4.0 per bay, whichever greater
Carwash (single car, automatic bay)
2.0
Plus 6.0 stacking spaces per bay and 2.0 drying spaces per bay
Carwash (multiple car, automatic bay)
4.0
Plus 12.0 stacking spaces per bay and 2.0 drying spaces per bay
Carwash (self wash bay)
3.0 per bay
Gas Station
1.0 per pump plus 6.0 stacking spaces per island
Commercial Lodging
Hotel, Motel
1.0 per guest room and 1.0 per employee of greatest shift, plus required spaces for any other facility
Bed and Breakfast
1.0 per guest room, plus 2.0 per dwelling unit
Campground
1.0 per camp space plus 1.0 per employee per shift
Institutional Uses
Place of Public Assembly, Church
1.0 per 3 seats or 10.0 per 1,000 square feet of assembly area, whichever greater
Club, Association (no food service)
6.0
Club, Association (with food service)
10.0
Fire Station
4.0 per vehicle bay plus 10.0 per 1,000 square feet public assembly area
Library, Museum
3.5
Plus 7.5 per 1,000 square feet public assembly area
Assisted Living Facility, Nursing Home
1 per 2 beds
Day Care, Kindergarten, Preschool and Elder Day Care
4
Plus 1 per teacher/care giver, plus bus stacking lane(s) as required by the Board of Supervisors
School, Elementary or Junior High
2.0 per classroom plus 7.5 per 1,000 square feet public assembly
School, Senior High, Trade, Vocational, College, University
10.0 per classroom, plus 7.5 per 1,000 square feet public assembly
Group Homes, Institutional, Monasteries, Convents
0.75 per bedroom
Rooming and Boarding Houses
1.25 per guest room
Police Station
4.0
Post Office
5.0
Hospital, Sanitarium
1.0 per 3 beds, plus 1.0 per employee greatest shift
Outdoor Recreation and Amusement
Camps, day or youth
0.66 per 1,000 square feet of area
Golf Course
3.0 per hole
Golf Driving Range, Rifle Range
1.0 per station
Park, Playground
0.2 per 1,000 square feet of area
Equestrian Facilities
1.0 per 4 stalls, plus 0.5 per 1,000 square feet of riding area
Swimming Pool
1.0 per 200 square feet of pool surface, plus 1 per employee, greatest shift
Tennis Courts
3.0 per court
Athletic Fields
15.0 per field plus 1.0 per 4 permanent seats
All Other Active Uses
0.75 per 1,000 square feet of area
All Other Passive Uses
5.0 minimum plus 1.0 per acre (under 50 ac.) or 1.0 per 3 acres (over 50 ac.)
Indoor Recreation and Amusement
Swimming Pool
1.0 per 200 square feet of pool surface, plus 1 per employee, greatest shift
Indoor Court Games
3 per court
Community Center, Auditorium, Stadium, Gymnasium
1.0 per 4 permanent seats or 10.0 per 1,000 square feet of public assembly, whichever greater
All Other
1.0 per 4 permanent seats or 10.0 per 1,000 square feet of public assembly, whichever greater
Outdoor Commercial Recreation and Amusement
General
5.0 minimum plus 0.66 per 1,000 square feet of area
Outdoor Court Games
3.0 per court plus 1.0 per 4 permanent seats
Miniature Golf Course
2.0 per hole plus 1 per employee of greatest shift
Outdoor Arenas
1.0 per 3 permanent seats
Country Club, Golf Club
4.0 per hole, plus ancillary use requirements
Indoor Commercial Recreation and Amusement
General
6.0
Amusement Park
Determined by Township
Bowling Lanes, Pool Room
4.0 per lane, 2.0 per pool table
Skating Rink
1.0 per 1,000 square feet of skating surface
Theater, Assembly Room
1.0 per 4 permanent seats or 10.0 per 1,000 square feet public assembly area
Other Uses. The Board of Supervisors shall determine with which of the preceding categories of parking regulation any unlisted use shall comply or may designate a standard for a use that does not conform to the preceding categories.
F. 
Shared Parking. Up to 50% of the parking spaces required for a theater or other place of primarily evening entertainment, for a church, for multi-unit dwellings or for a school may be provided and use jointly by banks, offices, certain retail stores, repair shops, service establishments and similar uses which are not normally open, used or operated during evening hours (beyond normal business hours of 8:00 a.m. to 5:00 p.m.) if specifically approved by the Board of Supervisors; provided, however, that written agreement assuring the retention for such purpose shall be properly drawn and executed by the parties concerned and approved as to form and execution by the Township Solicitor. Such an agreement shall be filed and made part of the application for a building permit. Approval of such shared parking may be rescinded by the Board of Supervisors and additional parking obtained by the owners in the event that the Board of Supervisors determines that the joint use of parking facilities is resulting in a public nuisance or otherwise adversely affecting the public health, safety or welfare.
G. 
Parking Reserve Area. The number of parking spaces to be constructed may be up to 25% less than the number required herein only when the following conditions are met to the satisfaction of the Board of Supervisors:
(1) 
Evidence is submitted firmly documenting that the special nature of the proposed occupancy or use of the building requires less parking area or spaces than required by Subsection E.
(2) 
The land development plan submitted by the applicant indicates that the location and layout of that portion of the required parking or loading area deemed unnecessary at the time of the application can and will be constructed on the site, according to the requirements of this section, during the first six years following full development of the lot. If, at the end of the sixth year following the full development of the approved plan, the parking reserve area or any part thereof has not been developed as an additional parking area, the applicant or the then present landowner may petition the Board of Supervisors for permission to develop or otherwise utilize the parking reserve area in accordance with the provisions of this chapter, if the Board of Supervisors determines that this parking or loading is not necessary to the interest of the public health, safety or welfare.
(3) 
In no event shall that authorized portion of the required parking area that is not to be constructed, but reserved for possible future use, be counted as open space or other non-paved area required by other provisions of this chapter.
(4) 
The parking reserve area shall be designed so that any required minimum area of vegetative cover would be maintained in the event that the parking reserve area is subsequently developed.
(5) 
The parking reserve area shall be landscaped according to an approved plan under the provisions of § 22-428 of the Township Subdivision and Land Development Ordinance [Chapter 22].
(6) 
The parking reserve area shall have no building, whether temporary or permanent, erected on it at any time.
H. 
Shopping Center Parking.
(1) 
Except as specified in Subsection 1H(2), below, a minimum of 4 1/2 parking spaces shall be provided for each 1,000 square feet of gross floor area, or fraction thereof, within the proposed shopping center. In addition, a parking reserve area, consistent with the terms of Subsection 1G shall be designed and shown on the plan, so that, if developed, it would yield a ratio of five parking spaces for each 1,000 square feet of gross floor area. If, at the end of the sixth year following full development of the shopping center, the parking reserve area or any part thereof has not been developed as an additional parking area, the applicant or the then present landowner may petition the Board of Supervisors for permission to develop or otherwise utilize the parking reserve area in accordance with the provisions of this chapter.
(2) 
Office Use in a Shopping Center. A minimum of three parking spaces shall be provided for each 1,000 square feet of gross floor area or fraction thereof devoted to office use. An initial reduction of up to 25% of this required parking area may be permitted by the Board of Supervisors, provided that sufficient land is reserved and properly identified as such to meet the requirements of this section, should the Board of Supervisors subsequently deem it necessary in the interest of the public health, safety or welfare.
I. 
Special Exception or Conditional Use. For any use permitted by special exception or conditional use, it shall be the burden of the applicant to present evidence of the parking needs of the proposed use. The Zoning Hearing Board, in granting a special exception, or the Board of Supervisors in granting conditional use approval, may attach specific parking requirements that vary from the requirements of this Part where the Board of Supervisors makes a decision using the conditional use criteria set forth in § 27-1403 or the Zoning Hearing Board uses the special exception criteria set forth in § 27-1509.
[Ord. 147, 8/11/2008, § 1306]
1. 
Adequate space shall be provided to accommodate the loading and unloading of trucks, tractors and trailers servicing any commercial, industrial or large-scale residential or institutional use. Loading berth space that is utilized for the location of trash collection or compaction facilities shall be provided for and shall be in addition to the loading space requirements of this section.
A. 
Area of Loading Berths or Spaces. A required off-street loading berth or space shall be a minimum of 14 feet in width and 65 feet in length, exclusive of aisle and maneuver area and shall have a vertical clearance of a minimum of 16 feet.
B. 
Access to Loading Area. Each required off-street loading berth or space shall be afforded appropriate means of vehicular access to a street, highway or alley in a manner that shall least interfere with traffic movement.
C. 
Loading Area Surfacing. All open off-street loading areas shall be constructed with a compacted select gravel base and surfaced with an all-weather dustless material, suitably designed for the intended use to a standard approved by the Township Engineer.
D. 
Loading Area Screening. All loading berths or spaces and truck circulation areas that abut a residential district or residential use shall be set back a minimum of 40 feet therefrom, unless completely screened by walls, solid fence, landscaping or a combination thereof, not less than six feet in height. In no case shall loading berths or spaces and circulation areas be closer than 15 feet to a residential district or use.
E. 
Number of Loading Berths or Spaces. Buildings or uses with commercial, industrial or storage uses that exceed 6,000 square feet of gross area shall be provided with a minimum of one off-street loading berth or space.
F. 
Location of Loading Berths or Spaces and Loading Circulation Areas. All required loading areas including loading spaces and loading circulation areas shall be located on the same lot as the use to be served and no portion of vehicles to be loaded or unloaded shall project into any traffic lane. Loading, unloading and their circulation areas shall not be located between the building setback line and the street line.
G. 
Repair and Service. No motor vehicle service work of any kind, nor motor vehicle repair work of any kind, except emergency work, shall be permitted within any required loading area.
H. 
Space Allowed. Space allowed to any off-street loading berth shall not, while so allocated, be used to satisfy the space requirements of any off-street parking facilities or portions thereof. Required off-street parking spaces shall not be used for loading and unloading purposes except during hours when business operations are suspended.
I. 
Special Exception or Conditional Use. For any use permitted by special exception or conditional use, it shall be the burden of the applicant to present evidence of the loading needs of the proposed use. The Zoning Hearing Board, in granting a special exception, or the Board of Supervisors in granting conditional use approval, may attach specific loading requirements that vary from the requirements of this Part where the Board of Supervisors makes a decision using the conditional use criteria set forth in § 27-1403 or the Zoning Hearing Board uses the special exception criteria set forth in § 27-1509.
[Ord. 147, 8/11/2008, § 1307]
The Board of Supervisors shall require a traffic impact study, consistent with acceptable standards, as proposed by the applicant and approved by the Board of Supervisors, for any proposed residential development in the Township which contains 10 or more proposed dwelling units, and may require a traffic impact study for any proposed nonresidential development. The traffic impact study shall conform to the requirements of § 22-306, Subsection 3D, of the Subdivision and Land Development Ordinance [Chapter 22].
[Ord. 147, 8/11/2008, § 1308]
1. 
Landscape screens or buffer plantings are required under the following circumstances:
A. 
Where any nonresidential use, excluding agricultural uses and uses accessory to single-family residential uses, abuts any residential use, or abuts any land in any residential zoning district.
B. 
Where any mobile home park abuts any other residential use, or any land in any residential zoning district.
C. 
Where any multi-unit use abuts any other residential use or any land in any residential zoning district.
D. 
Where required by the Zoning Hearing Board or where stipulated as a condition of conditional use approval by Board of Supervisors.
E. 
Where otherwise required by this chapter or § 22-428 of the Township Subdivision and Land Development Ordinance [Chapter 22].
2. 
Required screens shall consist of opaque fences or walls, vegetative plantings, landscaped berms or any combination thereof, providing a year round visual screen, but in no case shall a screen interfere with motorists' visibility. Design of screens and selection of plant materials to be used shall be in accordance with the provisions of § 27-1310, herein, and § 22-428 of the Township Subdivision and Land Development Ordinance [Chapter 22] and shall be subject to review and approval by the Board of Supervisors.
[Ord. 147, 8/11/2008, § 1309]
1. 
All required landscaping and screening shall be installed and maintained in accordance with a landscape plan as required by § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22]. The landscape plan shall depict all proposed plantings required to compliment, screen or accentuate building, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards, and other site features and/or structures. Plant sizes, spacing and types shall be in accordance with § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22].
2. 
All required landscape plans shall be submitted at the time when all other required applications and/or plans are submitted (i.e., preliminary land development plan submission, conditional use approval application, etc.). Plans shall be based on and reflect the following objectives:
A. 
A design that is responsive to the functional and aesthetic characteristics of the tract or lot, and existing and proposed principle and accessory buildings and other structures.
B. 
A design that respects/incorporates existing topography, landscape, and other natural features such as hedgerows and woodlands.
C. 
A design that demonstrates an effective proposal for screening the proposed use or activity from the adjoining properties.
D. 
A design that creates visual interest for the users and/or residents of the proposed project, and enhances views.
E. 
A design that promotes effective management of stormwater to minimize soil erosion and sedimentation and creates opportunities for infiltration to the groundwater system.
F. 
The use of plant material which is: acclimated to local conditions; located and spaced to achieve required screening, compatible groupings and other effective purposes; and not injurious of persons or pedestrians and vehicular circulation.
Plans accompanying conditional use applications may be conceptual in nature but shall demonstrate the ability to achieve the above objectives.
3. 
Applicability. Except for individual lots existing at the time of adoption of this section and occupied or intended to be occupied by single-family detached dwellings, the requirements of this section shall apply to the following situations:
A. 
Screening. Any activities for which a landscape buffer or screening is required by this chapter, or would be imposed by the Zoning Hearing Board as a special exception or by the Board of Supervisors for a conditional use approval.
B. 
Perimeter Buffer.
(1) 
Except as provided in Subsection 3B(2), below, the entire perimeter of any tract undergoing development shall be provided with a minimum twenty-foot wide planting strip which will act as a landscape screen separating uses. The planting strip may be included in private yard space or common open space or a combination thereof, and shall be designed and installed in compliance with the requirements of this section.
(2) 
The Board of Supervisors may reduce the perimeter buffer requirement where any tract abuts similar uses such that the Board of Supervisors determines that screening is not necessary or where the applicant can demonstrate to the satisfaction of the Board of Supervisors that existing vegetation, structural and/or topographic conditions will conceal, on a year-round basis, development from view from adjacent tracts.
(3) 
Any part or portion of a lot or tract which is not occupied by buildings nor used for loading and parking spaces and aisles, sidewalks and designated storage areas shall be left in its natural state or shall be landscaped according to an overall landscape plan, prepared and approved as part of the development plan. A replacement program for non-surviving plants shall be included.
(4) 
All mechanical equipment not enclosed in a structure shall be fully and completely screened from view from any point in a manner compatible with the architectural and landscaping style of the remainder of the lot. Such screening shall be subject to site plan and architectural review by the Township.
(5) 
Water towers, storage tanks, processing equipment, fans, HVAC, skylights, cooling towers, vents and any other structures or equipment which rise above the crest of the roof line shall be architecturally compatible or effectively shielded from view from any dedicated street by an architecturally sound method, such as a parapet wall not to exceed six feet in height, which shall be approved, in writing, by the Township before construction or erection of said structures or equipment.
(6) 
Landscaping shall be required within any parking area subject to the provisions of § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22].
4. 
Minimum Planting Standards. All required landscaping shall meet the minimum planting standards, criteria for selection of plant material, and design standards of § 22-428, Subsection 6, of the Subdivision and Land Development Ordinance [Chapter 22].
5. 
Landscape Design Standards.
A. 
All required landscaping shall meet the minimum landscape design standards of § 22-428, Subsection 8, of the Subdivision and Land Development Ordinance [Chapter 22], unless waived by the Board of Supervisors.
B. 
Street Trees. All required street trees shall meet the minimum shade tree and screen planting design standards of § 22-420 of the Subdivision and Land Development Ordinance [Chapter 22], unless waived by the Board of Supervisors.
C. 
Berms.
(1) 
Landscaped berms shall be provided to screen from public view outdoor storage areas, parking areas, including truck and heavy equipment parking areas, storage and loading areas, trash dumpsters, and other permitted activities conducted outside of commercial, institutional and industrial buildings. Landscaped berms shall also be required for nonresidential subdivisions or land developments that adjoin any residential zoning district or existing residential use.
(2) 
Where required to screen outdoor activities, berms shall be low-profile and appropriately landscaped to a landscape screen a minimum of six feet in height (not including plantings) measured from the crown of the adjoining public street.
(3) 
Where required to screen nonresidential uses from residential uses, landscaping shall be provided on both sides of the berms and shall be subject to the review and approval of the Township.
(4) 
Side slopes shall not exceed a three to one (3:1) ratio and berms shall be designed to blend adjoining topographic and landscape conditions.
[Ord. 147, 8/11/2008, § 1310]
The minimum habitable floor area of all dwellings shall be 600 square feet.
[Ord. 147, 8/11/2008, § 1311]
1. 
An existing conforming nonresidential use of a building or other structure may be converted to another use permitted in the zoning district in which the building or other structure is located provided that if the building or other structure is located in a residential zoning district (including, but not limited to, the FR District), such conversion shall not cause a mixture of residential and nonresidential uses within the building or structure. All other standards and requirements of this chapter shall be applicable.
2. 
A single-family detached dwelling, existing prior to the effective date of this chapter may be converted into and used as a two-family dwelling or multi-unit dwelling when authorized as a special exception; and, provided that:
A. 
The plans for the conversion of single-family detached dwellings, where two or more families are to be housed above the ground floor, shall be submitted to the Zoning Hearing Board accompanied by a certificate of approval by the Pennsylvania Department of Labor and Industry or such other governmental entity having jurisdiction of the subject matter of the conversion.
B. 
Such plans shall provide adequate and suitable off-street parking or storage space, at a safe distance from any street, for a minimum of two vehicles per family, each parking space providing direct access to street without requiring the movement of one vehicle to afford access by the other vehicle.
C. 
Such dwelling shall be subject to the area, bulk and dimensional requirements of the zoning district within which the dwelling is located, except that there shall be a lot area not less than the product of the minimum lot area required in the zoning district times the number of families to be housed in the converted dwelling.
D. 
There shall be no external alterations of the dwelling except as may be necessary for reasons of safety and fire escapes. Outside stairways, where practicable, shall be located to the rear of the dwelling.
E. 
Each new dwelling unit shall have separate water supply and sanitary sewage disposal facilities, which may be provided by a new connection to existing systems provided that such existing systems are adequate and approved to serve the existing dwelling plus the new dwelling units.
[Ord. 147, 8/11/2008, § 1312]
All swimming pools, whether above or below ground, shall be enclosed with a wall of a building or a fence or wall not less than four feet in height and all gates, permitting access to swimming pools, shall be equipped with a key-operated locking device and shall be closed and locked at all times when the pool is not in use. Where a swimming pool is four or more feet in height above ground, such fence or wall shall not be required if all approaches to the steps leading to such raised pool are thoroughly barricaded in an approved manner by a fence or gate which gate shall be equipped with a key-operated locking device and shall be locked at all times when the pool is not in use.
[Ord. 147, 8/11/2008, § 1313; as amended by Ord. 152, 12/8/2008, § I; by Ord. 153, 2/9/2009, § I; and by Ord. 205, 12/14/2015, §§ XXXIII, XXXIV]
1. 
Purpose. The intent of this section is to provide standards for the regulation of signs as accessory uses within the various zoning districts of East Coventry Township, to protect the public health, safety and general welfare, and to prohibit the erection of signs in such numbers, sizes, designs and locations as may create a hazard to pedestrians and motorists.
2. 
General Regulations.
A. 
Any sign hereafter erected in East Coventry Township which is exposed to public view shall conform with the provisions of this chapter and any other ordinance or regulation of East Coventry Township or the county, state or federal government relating to the erection, alteration, or maintenance of signs. In the event of conflicting regulations, the most restrictive regulation shall prevail.
B. 
No sign, other than exempt signs, shall be erected without first obtaining a sign permit from the Zoning Officer. Permit applications for signs larger than two square feet in area shall be accompanied by a plan, drawn to scale, showing details of the sign, its size and location on the building and/or lot. Permits for window signs and Changeable-copy signs shall be valid as long as there is no change in the area, location and type of such signs which have been authorized by permit. Fees for sign permits shall be paid in accordance with a fee schedule adopted by the Board of Supervisors. All applications for sign permits shall be accompanied by the property owner's written consent, if the property owner is not the owner of the sign.
C. 
Before any permit will be issued for any sign erected and/or projecting over property used by the public, a certificate of insurance or an indemnity bond shall be posted with the Township by the owner of the sign and shall be maintained by the owner for and during all times that the sign is erected and/or projects over property used by the public. The amount of the certificate of insurance or bond shall be established from time to time by resolution of the Board of Supervisors and shall be payable to the Township. The form of the certificate or bond shall be satisfactory to the Township Solicitor.
D. 
Any sign deemed by the Zoning Officer to be illegal or without a permit shall be removed within three days of written notification by the Zoning Officer. Any reoccurrence of a similar infraction on the premises by the owner or lessee shall be in violation of this chapter and shall be punishable under Part 18 of this chapter.
E. 
All signs shall be kept in a proper state of repair, in accordance with the requirements of the Township's Building Code [Chapter 5, Part 1, § 5-101], Property Maintenance Code [Chapter 5, Part 1, § 5-103], and any other pertinent regulations, and will be subject to annual inspection. Signs which fall into such a state of disrepair, or pose a threat to public safety, or are illegal shall be removed by the Township 15 days following notice by certified mail to the owner of record and the Township shall have the right to recover from said owner the full costs of the removal and disposal of such signs.
F. 
No sign other than traffic or similar official signs shall be erected within or project over the right-of-way, or easement, of any public street or sidewalk, except as modified by the Zoning Officer when conditions exist which allow a modification of this standard.
G. 
No sign shall be erected that is of such character, form, shape or color that it imitates or resembles any official traffic sign, signal or device, or that has characteristics which are likely to confuse or dangerously distract the attention of the operator of a motor vehicle on a public street.
H. 
No sign shall be erected at the intersection of any streets within a triangular area formed by the center lines of the intersecting streets at a distance along such center lines of 75 feet from the point of intersection and the diagonal line connecting the endpoints of said lines. In no case shall any sign be so erected that it impedes the vision of motorists or pedestrians, or otherwise endangers their safety.
I. 
No sign shall be illuminated except by internal illumination or by concealed indirect lighting. Any illumination of signs in any district shall be so shielded that the source of light shall not be visible from any point off the lot on which the sign being illuminated is erected, and so that only the sign is illuminated thereby.
J. 
No sign shall be erected on any property containing information which states or implies that such property may be used for any purpose not permitted under the provisions of the zoning district in which the property to which the sign related is located.
K. 
No sign, except an off-site directional sign, shall be erected on any premises except as may be related to a lawful principal use or permitted accessory use on the premises.
L. 
All distances provided for in this Part shall be measured along straight lines between signs and from the near edge to the near edge of the sign or sign structure.
M. 
No sign shall be placed on any tree, telegraph, electric light, or public utility pole, or upon rocks or other natural features. "No hunting," "no trespassing" and "private property" signs, not exceeding 1 1/2 square feet in area and placed on trees, telegraph, electric light or public utility poles at intervals not less than 50 feet shall be exempt.
N. 
The total area of all window signs, unless further restricted by district regulations, shall not exceed 25% of the glass area of the window in which placed.
O. 
No roof signs shall be allowed, and no sign shall project above the main cornice line of the building to which a sign is affixed.
P. 
Time and temperature signs shall be allowed in any district in which commercial or industrial uses are permitted, provided that they do not encompass more than 20% of the allowable area for the type of sign on which they are placed.
3. 
Freestanding Signs. Freestanding signs, except for directional signs or identification signs, shall comply with the following:
A. 
Freestanding signs shall be allowed only in a front yard outside of the street right-of-way. In no case shall a freestanding sign be placed within a street right-of-way.
B. 
For the purpose of computing the area of a freestanding double-faced sign, only one side shall be considered provided that both faces are identical. For V-type double-faced signs, the interior angle of which exceeds 45°, both faces shall be considered in the computation of the sign area.
C. 
A freestanding sign and a projecting sign shall not be utilized together to identify the same establishment on the same street frontage; provided, however, that a freestanding identification sign for a shopping center or a planned office or industrial park may be used in conjunction with projecting identification signs for individual uses; provided, further, that the projecting signs do not exceed four square feet in area.
4. 
Wall Signs.
A. 
Wall signs placed parallel to, and affixed directly upon, the facade of a structure shall not extend more than 18 inches beyond the plane of the wall to which they are attached.
B. 
Wall signs shall be allowed only on building sides containing entrances available to the general public.
C. 
Wall signs shall be allowed only for establishments with street level frontage of at least 20 feet, except in the case of an establishment located on upper stories and occupying at least 80% of the total floor area of the building.
D. 
The area of all wall signs shall be determined by the signable facade area of the portion of the building to which it is attached, as herein defined.
E. 
Not more than one wall sign shall be allowed for each establishment with less than 100 linear feet of frontage on the building side to which it is attached. Additional wall signs shall be allowed for each additional 100 linear feet of frontage on the building side to which it is attached, up to a maximum of three such wall signs. However, where multiple signs are used on a single building side, the area of the primary identification sign shall be not less than three times larger than the area of the secondary signs, and the total area of all signs on a single building side shall not exceed the area of wall signs allowed herein.
5. 
Projecting Signs. Projecting signs, when allowed, shall comply with the following regulations:
A. 
No sign shall project more than four feet from the face of the building.
B. 
No part of the sign shall be less than eight nor more than 12 feet above ground or walkway level.
C. 
Not more than one projecting sign per establishment per street frontage shall be allowed.
D. 
No projecting sign shall be allowed within 25 feet of another.
6. 
Changeable-Copy and Marquee Signs. Changeable-copy and marquee signs shall be permitted subject to the following standards:
[Amended by Ord. 216, 9/11/2017]
A. 
The need for the changeable-copy or marquee sign as demonstrated by the public's need to be apprised of special events, attractions, or similar time-related notices, provided that changeable-copy shall not be used to advertise merchandise or special sales events except prices of certain products, such as gasoline prices, which change at least on a monthly basis and notice of which is customarily provided to the passing general public.
B. 
All such signs shall be permanently affixed to the ground or to a structure.
C. 
Copy, on changeable-copy signs, may be changed electronically or by means of moveable lettering. Electronically controlled signs, as defined in Part 2 herein, shall be allowed subject to the provisions of Subsection 6L.
D. 
Changeable-copy signs may not be located in any residential district, except that changeable-copy signs for places of worship and firehouses shall be allowed in residential districts, subject to the provisions of this Part.
E. 
Changeable-copy signs may be freestanding signs, marquee signs, or canopy signs.
F. 
No more than one changeable-copy sign shall be allowed per use.
G. 
The sign area of a changeable-copy sign shall be included in the total permissible sign area for a freestanding, marquee, or canopy sign, as the case may be.
H. 
No marquee sign shall project more than four feet from the face of the building.
I. 
No part of the marquee sign shall be less than eight feet or more than 12 feet above ground or walkway level.
J. 
Not more than one marquee sign per establishment shall be allowed.
K. 
No marquee sign shall be allowed within 300 feet of another.
L. 
Changeable-copy electronically controlled signs shall be subject to all of the applicable provisions of this section and the following design standards:
(1) 
The changeable-copy electronically controlled portion of a sign shall comprise no more than 50% of the allowable sign area.
(2) 
Changeable-copy electronically controlled signs shall be located a minimum of 50 feet from any dwelling.
7. 
Canopy Signs.
A. 
Canopy signs are only allowed in conjunction with gasoline service stations and similar commercial uses where the canopy is required to provide cover and protection for outdoor equipment and service areas.
B. 
No more than one canopy sign shall be allowed per canopy face, and no more than two such signs per canopy shall be allowed.
C. 
No part of the canopy sign shall be less than 12 feet or more than 20 feet above ground level.
D. 
A canopy sign may not encroach in the respective district's minimum required yard area.
E. 
The area of a canopy sign shall not exceed 20% of the area of the canopy face or 50 square feet, whichever is less.
8. 
Awning Signs.
A. 
Awning signs may not be used in conjunction with wall signs.
B. 
Awnings and awning signs may not be illuminated internally.
C. 
Signs on awnings may only occur on the vertical hang of the awning, which is generally parallel with the building frontage. In the case of a curved awning, the sign shall occur in the lower half of the awning.
D. 
The area of an awning sign shall not exceed 20% of the entire portion of the building covered by the awning in its extended position and in no case shall be larger than the area otherwise allowed for wall signs.
E. 
No part of the awning shall be less than eight feet above ground or walkway level.
9. 
Directory Signs.
A. 
Directory signs shall be located within the site or complex so as to allow motorists to leave the flow of traffic and safely read the directory or shall be placed at the main entrance to a building.
B. 
No more than one directory sign per entrance driveway, street intersection or main entrance to a building shall be allowed.
C. 
Directory signs shall not exceed 12 square feet in sign area.
D. 
Freestanding directory signs shall not exceed five feet in height.
10. 
Billboards. Billboards, or outdoor advertising signs, shall only be allowed in the LI Limited Industrial District when approved as a special exception by the Zoning Hearing Board, provided that such signs do not exceed 10 feet in height and 40 feet in length and are located no closer than 300 feet to a street right-of-way.
11. 
Prohibited Signs. Any sign that is not allowed by the provisions of this chapter is hereby prohibited, with the following signs specifically prohibited:
A. 
Mobile signs, bench signs, vehicle signs, permanent sidewalk, sandwich, or "A" frame signs, animated signs other than time and temperature signs, or signs that emit smoke, vapor, or noise.
B. 
Signs which flash, move, rotate, oscillate, or which outline the roof lines, doors, windows, or wall edges by illuminated tubing or strings of light for advertising purposes.
C. 
Pennants, streamers or similar devices constructed of cloth, light fabric, plastic, cardboard or other like material, or whirling or similar lighting devices or searchlights displayed for the purposes of attracting the attention of pedestrians and motorists outside a building, except as specifically permitted elsewhere.
D. 
Any sign so erected, constructed, or maintained as to obstruct any fire escape, window, door or other opening, used as a means of ingress or egress.
E. 
Inflatable balloons and similar devices intended to attract attention.
F. 
Off-premise signs, other than allowed billboards.
G. 
Signs which interfere with sight distances at any location.
12. 
Exempted Signs. The following signs, and no other, are exempt from the need to secure sign permits:
A. 
Decorations for a recognized officially designated holiday, provided they do not create a traffic or fire hazard, and provided that provision is made for their removal within 30 days after the holiday.
B. 
Official municipal, county, state or federal governmental signs.
C. 
Historic of memorial markers when approved by the Board of Supervisors upon recommendation from the Historical Commission and when not more than six square feet in area.
D. 
Change in the copy of a changeable-copy sign or marquee sign, once a permit for that sign has been issued.
E. 
Political signs, provided that they are not more than eight square feet in area. Political signs shall be allowed within 40 days prior to any municipal, county, state or national election or referendum and shall be removed within 20 days after the election or referendum. No political signs shall be allowed within any street legal right-of-way. No political signs shall be permitted on private property without the consent of the owner or other person in control of the property.
F. 
Signs advertising meeting times and places of nonprofit service, government, religious, educational, charitable clubs or organization may be erected and maintained, provided that such signs do not significantly advertise any commercial establishment, activity, organization, product, goods or services except those of public utilities and provided that the purpose of such signs are for the public notification of a health, safety or welfare concern.
G. 
Street number designations, names on mailboxes or residences, postal boxes, "private property," "no hunting," "no trespassing," on-site directional and parking signs and warning signs are allowed in all zoning districts but are not considered in calculating sign area. No such signs shall exceed 1 1/2 square feet.
H. 
Temporary Yard or Garage Sale Signs. Such signs may not exceed four square feet in area and three feet in height and shall not be located within the clear sight triangle pursuant to § 27-1318, herein. One sign for each street frontage shall be allowed on the premises where the sale is to be conducted and two off-premises signs of the same size shall be allowed for a period not to exceed two consecutive days prior to the sale. Signs shall be removed within 48 hours of the close of the sale.
I. 
Temporary real estate signs on the lot on which the real estate for rent, lease or sale is located. Said sign shall not be larger than six square feet nor more than four feet high. They must be removed within seven days of the sale, rental, or lease of the premises to which the sign relates.
J. 
Temporary signs announcing an event sponsored by a nonprofit organization, provided that each sign is no greater than six square feet and no higher than four feet, and that such signs are only erected within 14 days prior to the event and removed within three days after the event.
K. 
Emergency warning signs erected by a public utility, a pipeline company or contractor doing such work authorized or permitted by such utility or company. Such signs may be illuminated.
L. 
Flags of the United States, the state, county or municipality, foreign nations having diplomatic relations with the United States, and any other flag adopted and sanctioned by an elected legislative body of competent jurisdiction, provided that such flag shall not exceed 60 square feet in area and shall not be flown from a pole that exceeds 35 feet in height. Other flags shall be considered freestanding signs and shall be governed by such regulations that may apply in the zoning district in which such flag is located. Flags may be illuminated.
M. 
Residential freestanding signs, provided that the size of the sign does not exceed four square feet in area and four feet in height. Such signs shall not be allowed within any street right-of-way.
N. 
Temporary signs of contractors, mechanics, painters, paperhangers and/or artisans, on the lot on which the contracting work is being performed. Said signs may not be larger than six square feet nor more than four feet high and must be removed within 90 days of placement.
13. 
Temporary Signs. Temporary signs announcing the temporary, lawful sale of products, goods and/or services, or special events shall be allowed subject to the following requirements:
A. 
Advertising signs for special events, including banners or displays on private property within nonresidential zoning district constructed of cloth, light fabric or similar materials when approved by the Zoning Officer, for a period of not more than 30 cumulative days in any one calendar year. Such signs, when added to the sign area of any other temporary signs on the premises, shall not accumulate in size to exceed the sign area allowed for permanent signs within the district where located or be in a position or of a color that presents a hazard to pedestrians or motorists.
14. 
Signs in Residential Districts. In all residential zoning districts, signs are allowed for the following purposes only, and only under the following conditions:
A. 
General Provisions.
(1) 
A freestanding sign shall not exceed five feet in height, except as allowed below.
(a) 
An identification sign and/or electronically controlled changeable-copy sign for a place of worship or firehouse shall not exceed a height of nine feet six inches.
[Added by Ord. 216, 9/11/2017]
(2) 
Only the following signs may be illuminated and then only in such a manner that the source of light shall not be visible from the street or from any normal vantage point:
(a) 
An identification sign of establishments whose services in an emergency are considered essential to public health, safety and welfare.
(b) 
An identification sign of a school, church, club, multi-unit housing development, or other allowed nonresidential use provided that said sign is illuminated only between the hours of sunset and 12:00 midnight, prevailing time.
B. 
Signs for Residential Uses.
(1) 
Signs identifying a home occupation or use accessory to a dwelling, provided that such signs, whether erected as wall signs or freestanding signs, do not exceed two square feet in total area and that not more than one such sign is erected on, adjacent to, or facing each street frontage of any property in single or separate ownership, and that such sign is located on the same property as the use to which it relates.
(2) 
Signs identifying a residential major subdivision, provided that one such sign is allowed per each street frontage where the development has proposed a new street accessing an existing street. Only freestanding signs are allowed, and they may be no greater in size than 24 square feet and no higher than five feet.
(3) 
Signs identifying a multi-unit housing or adult community development, school, college, hospital, continuing care facility, municipal building, cemetery, club or other permitted use other than a dwelling or a use accessory to a dwelling, provided that such signs, whether erected as wall signs or freestanding signs, do not exceed a total area along any one street equal to one square foot for every 10 linear feet of street frontage or 24 square feet, whichever is less.
(4) 
An identification sign and/or electronically controlled changeable-copy sign for a place of worship or firehouse shall not exceed 50 square feet.
[Added by Ord. 216, 9/11/2017]
(5) 
A school or college that erects only one freestanding sign pursuant to Subsection 14.B(3) may also install one building-wall-mounted sign identifying the school or college that satisfies the criteria described in Subsection 4 and does not exceed 50 square feet.
[Added by Ord. No. 229, 12/10/2018]
C. 
Directional Signs on Premises.
(1) 
Directional signs may be erected only in conjunction with a real estate development, school, college, church, hospital, continuing care facility, municipal building, cemetery, farm, club or other use other than a dwelling or use accessory to a dwelling and may be erected only on the lot to which it relates.
(2) 
No directional sign may exceed two square feet in area and three feet in height and shall not be located within a clear site triangle.
D. 
Directional Signs, Off-Premises. Off-premises directional signs may be erected only in conjunction with the uses listed in Subsection 14C(1), above, and shall not exceed two square feet in area and three feet in height. In addition such off-premises directional signs shall be limited to two, and shall be located near the two nearest street intersections provided that such signs are not located within a clear site triangle.
E. 
Temporary Project Development Signs. Temporary project development signs shall be allowed where final approval of a major subdivision or major site plan has been granted by the Board of Supervisors and which indicate the name of the development, developer, financier, or major contractor; provided that no more than one sign per development is erected and the sign area does not exceed 24 square feet in area and six feet in height. All such signs shall be removed within 14 days of the issuance of a certificate of occupancy that permits the occupation of a building in the case of a permitted nonresidential development, or when 50% of the dwelling units in a residential development have been issued certificates of occupancy.
15. 
Signs in Commercial Districts. In the Commercial District signs are allowed for the following purposes only, and only under the following conditions:
A. 
General Provisions.
(1) 
No freestanding sign may exceed six feet in height.
(2) 
No freestanding sign may be erected within the side yard required in the district in which it is located.
B. 
Business Identification Signs.
(1) 
Freestanding Signs.
(a) 
One freestanding sign may be erected for each street frontage that contains at least 300 feet of street frontage and direct vehicular access from the street.
(b) 
In no case shall the total area of all such signs on any single sign pylon exceed 40 square feet.
(2) 
Wall Signs.
(a) 
The total area of all wall signs placed on or facing any one street frontage on any lot shall not exceed 20% of the signable facade area of the ground floor of the portion of the building which it occupies or 32 square feet, whichever is less.
(b) 
Each establishment with a direct entrance to the outside shall be entitled to a wall sign provided it does not exceed the area requirement above.
(c) 
Multiple uses without direct outside entrance may be identified by means of a common directory sign, not to exceed 12 square feet.
(3) 
Projecting Signs. The total area of all projecting signs used to identify a single commercial use or establishment shall not exceed four square feet.
(4) 
Marquee signs, as controlled by the general regulations.
(5) 
Awning signs, as controlled by the general regulations.
(6) 
Canopy signs, as controlled by the general regulations.
(7) 
Changeable-copy signs, as controlled by the general regulations.
C. 
Signs for a permitted residential use shall be subject to the provisions of Subsection 14B.
D. 
Directional signs shall contain no advertising and may be erected only upon the lot to which it relates. Directional signs shall not exceed four square feet in area.
16. 
Signs in the Industrial District. In the Industrial District signs are allowed for the following purposes only, and only under the following conditions:
A. 
General Provisions.
(1) 
No freestanding sign shall exceed six feet in height.
(2) 
No freestanding sign may be erected within the side yard required in the district in which it is located.
B. 
Identification Signs.
(1) 
Freestanding Signs.
(a) 
One freestanding identification sign shall be allowed for each lot which has 300 feet or more of frontage on a public street. The maximum allowed sign background area shall be 24 square feet.
(b) 
In the case of a complex of three or more office buildings constructed, operated and identified as a unified project, one freestanding identification sign shall be allowed for the total complex which has 300 feet or more of frontage on a public street; and, provided further, that the street offers direct vehicular access to the development. The maximum allowed sign area of the identification shall be 32 square feet.
(c) 
Wall signs identifying the building or user of the building upon which it is placed, provided that no more than one such sign is placed upon any building facade and that the total area of any such sign shall not exceed 20% of the signable facade area or 20 square feet, whichever is less.
C. 
Directional Signs. Directional signs shall contain no advertising and may be erected only upon the lot to which it relates. No directional sign shall exceed two square feet in area and three feet in height.
17. 
Temporary Signs in Nonresidential Districts.
A. 
Project Development Signs. Project development signs shall be allowed where final approval of a major site plan or major subdivision has been granted by the Board of Supervisors and which indicates the name of the development, developer, financier, or major contractor; provided, that no more than one sign per street frontage is erected and the sign area does not exceed 32 square feet and six feet in height. All such signs shall be removed within 14 days of the issuance of a certificate of occupancy that permits the occupation of a building in the case of a nonresidential development, or when 50% of the dwelling units in a residential development have been issued certificates of occupancy.
B. 
Grand Opening Signs. Grand opening signs may be wall signs, freestanding signs, or banners, and are allowed provided that:
(1) 
Such signs are removed within 30 days of the initial opening of the business or a change in the ownership of the premises on which the sign is located.
(2) 
Such signs shall not exceed the total sign area allowed on the premises for permanent signs. Such signs shall be allowed in addition to any permanent signage allowed. For the purposes of this subsection, the total sign area of banners shall not exceed that allowed for wall signs.
C. 
Special Sale Signs. Special sale signs may be wall signs or banners, and are allowed; provided, that:
(1) 
Such signs are allowed for two thirty-day periods within a calendar year upon issuance of a permit.
(2) 
Such signs shall not exceed the total sign area allowed on the premises for permanent signs. Such signs shall be allowed in addition to any permanent signage allowed. For the purpose of this subsection, the total sign area of banners shall not exceed that allowed for wall signs.
18. 
Signs in Any Zoning District. Notwithstanding any provision of this section to the contrary, the following types of signs shall be permitted within any zoning district, in addition to such other signs as may be allowed in any zoning district by other provisions of this section:
A. 
Temporary off-premises directional signs, for the sole purpose of directing vehicles and/or pedestrians to a property in the Township on which agricultural products are offered for sale, in accordance with and subject to all the following:
(1) 
For the purposes of this Subsection 18A, the definitions or agricultural products and subject property as provided in Part 2 of this chapter shall apply.
(2) 
Not more than six temporary off-premises directional signs, for each subject property, may be erected in the Township at any one time.
(3) 
The location of each temporary off-premises directional sign must be approved by the Zoning Officer in advance of the issuance of the permit for each sign and the erection thereof. Notwithstanding the foregoing, in no event shall any such temporary sign be (a) attached to a utility pole, an off-site building, or a tree or other natural feature, (b) located within any street line, or (c) otherwise located so as to obstruct pedestrian or vehicular traffic.
(4) 
Each temporary off-premises directional sign shall be only a ground sign as defined in Part 2 of this chapter.
(5) 
No temporary off-premises directional sign shall be animated or illuminated.
(6) 
The message communicated by each temporary off-premises directional sign shall state no more than:
(a) 
The name of the person or enterprise selling the agricultural products.
(b) 
The address of the subject property.
(c) 
A description of the agricultural product offered for sale consisting of no more than four words, such as, for example, "Christmas trees" and "fresh fruits and vegetables."
(d) 
The distance from the sign to the subject property, naming intervening street intersections with travel instructions from each named intersection to the subject property.
(7) 
The message communicated by each temporary off-premises directional sign may contain descriptive words and/or pictorial representations but only as expressly provided by Subsection 18A(6).
(8) 
A sign permit, upon application to the Zoning Officer, shall be required for, and prior to the erection of, each temporary off-premises directional sign.
(a) 
A sign permit shall be required regardless of the area of the temporary off-premises directional sign, including but not limited to, any such sign with an area of two square feet or less.
(b) 
In addition to compliance with all requirements applicable to each temporary off-premises directional sign provided in this Subsection 18A(8), and elsewhere in this section and chapter, no sign permit shall be issued until the following have been submitted: (i) a complete application for the sign permit fee; and (ii) where the applicant is not the owner of the property on which the sign is to be erected, the written consent of and signed by the owner of that property, indicating the agreement of the owner to the proposed erection and location of the sign on the property.
(c) 
No certificate of insurance or indemnity bond, as provided by Subsection 2C, shall be required for issuance of the sign permit.
(d) 
Each sign permit shall be valid for a period of 60 days after the date of issue, provided that permit may be renewed for two additional periods of 30 days each but not further. Such renewal shall require submission to the Zoning Officer of a complete application for the renewal and the payment of the required renewal fee. Each sign permit shall expire, and become null and void, at the end of such sixty-day-period or any renewal period thereof.
(9) 
Each temporary off-premises directional sign shall be removed immediately upon expiration of the sign permit issued therefor. Any sign not so removed may be removed by the Township, at its discretion, and the applicant shall be liable for the cost of removal.
19. 
Nonconforming Signs.
A. 
All signs lawfully erected prior to the enactment of this chapter or subsequent amendments, which are not in conformity with the provisions thereof, shall be deemed nonconforming signs as governed by Part 19 of this chapter.
B. 
Any of the following shall invalidate a sign permit or require a nonconforming sign to conform to the provisions of this chapter:
(1) 
The removal of an existing sign from the premises.
(2) 
An alteration in the structure of a sign support and/or a change in the mechanical facilities.
(3) 
A change in the material of the sign, for example, from wood to plastic.
20. 
Abandoned Signs. No person shall maintain or permit to be maintained on any premises owned or controlled by him or her, a sign which has been abandoned. An abandoned sign for the purpose of this chapter is a sign located on, and/or related to the use of a property which becomes vacant and unoccupied for a period of six months or more; any sign which was erected for an occupant or business unrelated to the present occupant in business; or any sign which related to a time event, or purpose which is past. Any such abandoned sign shall be abated by the owner or person controlling the property within 30 days of the date of abandonment as herein defined. Any sign identifying an abandoned use, as provided for by this chapter, shall itself be considered abandoned and shall be removed and permit voided.
[Ord. 147, 8/11/2008, § 1314; as amended by Ord. 172, 2/14/2011, § VII; and by Ord. 205, 12/14/2015, § XXXV]
1. 
Home occupations are permitted as an accessory use to a single-family detached dwelling use, in any residential zoning district, subject to the following requirements:
A. 
Home Occupation. An occupation conducted within a room or rooms of a single-family detached dwelling which is clearly secondary and customarily incidental to the residential use. Such occupation shall be limited to attorneys, accountants, architects, engineers, teachers, artists, artisans and craftsmen, musicians, telephone calling services, caretakers, day care homes, and in publicly sewered areas only, barbershops and beauty parlors. A home occupation must meet the following restrictions:
(1) 
Such an occupation shall provide its service to one individual at a given time, except as to a residential day care home.
(2) 
Such an occupation shall be conducted only within the confines of the residence with no exterior storage or use permitted, except as to a residential day care home.
(3) 
Such an occupation shall be located only in a single-family detached dwelling. Only one home occupation shall be permitted per residence.
(4) 
Such an occupation shall be restricted to hours of operation commencing at 7:00 a.m. and concluding at 9:00 p.m.
(5) 
Such an occupation shall be conducted by one owner, or resident lessee, of the dwelling and only two nonresident employees.
(6) 
Retail sales of goods not produced on the premises provided that such sales shall be limited to not more than 20 square feet of shelf space and the sale of such goods are related to the primary home occupation.
(7) 
The available floor space within the dwelling to be used for the home occupation shall be limited to 25% of the existing floor space, or 500 square feet, whichever is less.
(8) 
No more than four off-street parking spaces shall be provided.
(9) 
An approved home occupation once commenced is prohibited from being changed to any other permitted home occupation without a new zoning permit.
(10) 
Such occupation shall not create any adverse traffic parking, noise or aesthetics impact upon the abutting properties or the neighborhood.
(11) 
A home occupation shall not require or cause any exterior alteration to the residence, structure or to the property except for permitted additional parking and a single permitted sign.
(12) 
The use of a dwelling for a home occupation shall adhere to the legal occupancy regulations for that dwelling as established by the Fire Marshall.
(13) 
Only those products or good produced on the premises shall be exchanged, transferred or sold to the customer on the premises, but nothing herein shall be construed to prohibit manufacturers' representatives, realtors or others from selling items which exist, or are delivered, elsewhere.
(14) 
The term "home occupation" shall neither be construed to include hospital, clinic, restaurant, automobile repair shop or the manufacture, handling or storage of explosives, the overnight parking of vehicles used in transporting garbage, asphalt, tar, gasoline or other fuel in bulk, nor shall the term include any activity which is or may be in comparable degree to any of the foregoing noxious or offensive by reason of odor, dust, smoke, gas, vibration, illumination or noise, or which is or may be dangerous to the public health, safety or welfare.
(15) 
The term "home occupation" shall not include a day care center.
[Ord. 147, 8/11/2008, § 1315]
1. 
Where required by this chapter a timber harvesting plan, prepared in accordance with this section, shall be approved by the Township prior to any harvesting operations.
A. 
Timber Harvesting Plan.
(1) 
The timber harvesting plan shall address all applicable erosion and sedimentation control and stream crossing regulations as provided in Chapter 102, Erosion Control Rules and Regulations, issued under Act of June 22, 1937, P.L. 1987 (Clean Streams Law), and Chapter 105, Dam and Waterway Management Rules and Regulations, issued under Act of 1978, P.L. 1375, No. 325 (Dam Safety and Encroachments Act).
(2) 
The timber harvesting plan shall address, in specific detail, the following:
(a) 
Design of haul and skid road system and skid trails.
(b) 
Water control structures.
(c) 
Stream crossings.
(d) 
Log landings.
(e) 
Maintenance.
(f) 
Road and log landing retirement area.
(g) 
Location of anticipated operation in relation to Township and state roads, including ingress and egress.
(h) 
Location of property boundaries of the tract on which the harvesting will take place and the boundaries of the proposed harvest area.
(i) 
Description of the harvesting method to be employed.
(j) 
Total existing base area.
(3) 
The timber harvesting plan shall be available at all times at the harvesting site.
(4) 
The Zoning Officer shall be notified at least five working days prior to the start of the harvesting and within five prior to the completion of the harvesting.
B. 
The following requirements shall govern all timber harvesting operations:
(1) 
The boundaries of the area to be harvested shall be clearly marked by attaching posters to the boundary trees prior to the harvest to avoid inadvertent harvest off-site.
(2) 
Felling or skidding on or across any public road is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation whichever is responsible for the maintenance of such roads.
(3) 
Tops or slash shall not be left within 40 feet of a public road or adjacent property boundary.
(4) 
A harvesting setback of 40 feet shall be established along any public road or adjacent property boundary, and harvesting shall be limited to 1/3 of the basal area of the harvest in a ten-year period.
(5) 
Litter and debris resulting from a timber harvesting operation shall be completely removed from the site before vacated by the operator.
(6) 
All haul roads, skid roads, skid trails and log landings shall be retired properly including seeding of herbaceous species as recommended by the Chester County Conservation District or the Pennsylvania Department of Conservation and Natural Resources, Bureau of Forestry.
[Ord. 147, 8/11/2008, § 1316; as amended by Ord. 152, 12/8/2008, § 1]
1. 
Applicability. This chapter shall not apply to any existing or proposed building, or extension thereof, or to any land, used or to be used by a public utility corporation, if, upon petition of the corporation, the Public Utility Commission shall, after public hearing, decide that the present or proposed situation or use of the building or land in question is reasonably necessary for the convenience or welfare of the public.
2. 
Lot Area and Coverage. Minimum lot area and maximum coverage regulations of this chapter shall not apply to electric substations, pumping stations and other facilities of a public utility, which are otherwise permitted in any zoning district, provided, however, that the required yard setbacks and maximum height regulations for single-family detached residential uses, agricultural uses and non-residential uses with no public sewage disposal and/or no public water supply in the R-3 Zoning District shall apply regardless of the zoning district in which any such electric substation, pumping station or other facility is actually located.
[Ord. 147, 8/11/2008, § 1317]
On any corner lot, no wall, fence, sign, temporary sign or other structure shall be erected or altered which obstructs the clear sight triangle; and, no hedge, tree, shrub or other growth shall be planted which may then or ultimately obstruct the view. A clear sight triangle shall be provided at each intersection as measured from points 75 feet distant from the center lines of intersecting streets.
[Ord. 147, 8/11/2008, § 1318; as amended by Ord. 158, 12/14/2009, § I]
1. 
Accessory uses authorized in this chapter shall include, but not by way of limitation, the following:
A. 
Uses Accessory to Agriculture. Greenhouses; roadside stands for sale of products produced on the premises; barns; keeping, breeding and management of livestock and poultry; and preparation of products produced on the premises for use and the disposal thereof by marketing or otherwise; but no barn, poultry house or similar structure shall be erected nearer to any lot line than 100 feet.
B. 
Uses Accessory to Dwellings.
(1) 
Shelter for pets, private stable (refer to § 27-1325, herein) and chicken house (having an area of no more than 175 square feet); except that no such stable or chicken house shall be erected other than to the rear of such dwelling and at a distance of not less than 100 feet from the rear and side property lines thereof and from any dwelling thereon. No fowl or animal shall be maintained without a suitable building therefor.
(2) 
Private greenhouse not to be located in the required front yard, but can be located in the side or rear yard, not closer than 10 feet from any property line.
(3) 
Garage, as defined in § 27-202 of this chapter, unattached to a dwelling, not to be located in the required front yard, but can be located in the side or rear yard, not closer than 20 feet from any property line.
(4) 
Private swimming pool located only in the rear yard of the principal building not closer than 10 feet to any property line, as measured from the outside edge of the permanent or semipermanent improvements surrounding the body of water.
[Amended by Ord. No. 2019-235, 10/14/2019]
(5) 
Except as and to the extent permitted under and by § 27-1315 of this Part (providing for home occupations as accessory uses in any residential zoning district), uses authorized in this chapter as accessory to a dwelling shall not be deemed to include a business, hospital, clinic, animal hospital, barber shop, beauty parlor, other personal service shops, tea room, hotel, or any similar use.
(6) 
Antenna connected to or servicing radio equipment operated by a resident of the dwelling who is the holder of a valid and current amateur radio license duly issued by the Federal Communications Commission. The antenna shall be subject to and comply with the provisions of § 27-1320 of this Part.
(7) 
The renting of rooms, including a kitchen and bathroom, within the dwelling in which the lessor resides to not more than two persons, with or without the provision of daily meals for such persons.
(8) 
Satellite television antenna subject to and complying with the provisions of § 27-1320 of this Part.
C. 
Uses Accessory to Public Park. Customary recreational, refreshment, and service uses and buildings in any public park, reservation, playground or other recreational area.
D. 
Sheds, Leans-To, Storage Buildings Accessory to All Residential Dwellings. Any shed, lean-to or storage building for lawn maintenance or household storage, and not exceeding 400 square feet in area, and which is clearly accessory to a residential dwelling unit, shall be located in the rear yard of the principal structure and at least 10 feet from any property line.
[Amended by Ord. No. 228, 12/10/2018]
E. 
Uses Accessory to Commercial Activities. Any commercial activity involving the sale of equipment or materials may, while open for business, have an outdoor display area comprising not more than 25% of the indoor area; and outdoor storage of goods for sale shall be located in the rear yard of the principal building or structure.
F. 
Uses Accessory to Industrial Activities. Security quarters when authorized as a special exception, lunch room facilities for exclusive use of employees, indoor warehousing, and outdoor storage when screened in accordance with the provisions of § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22].
G. 
Solar Energy and Wind Energy Equipment. Solar energy equipment and wind energy equipment shall be permitted as an accessory structure in all zoning districts, subject to and in accordance with the provisions of §§ 27-1335 and 27-1336, respectively, of this Part.
H. 
Horse Boarding. Full boarding and/or partial boarding of horses shall be permitted as an accessory use in the FR, R-1 and R-2 Zoning Districts in compliance with the following:
[Added by Ord. No. 2020-245, 9/14/2020]
(1) 
There shall be no more than four horses boarded on any property, and the property must contain sufficient acreage in accordance with § 27-1325 of the Zoning Ordinance to accommodate the total number of horses kept by the owner/occupant and/or boarded on behalf of other parties.
(2) 
Boarded horses shall be provided with humane living conditions, including all necessary sustenance, drink, access to veterinary care, and clean and sanitary indoor shelter which shall consist of one stall per horse or an adequately sized run-in shelter (100 square feet per horse), to protect the horses against inclement weather, which will preserve the body heat of the horses and keep them dry.
(3) 
Horse boarding shall not be construed to include a commercial horseback riding stable or a commercial horseback riding lesson school.
[Ord. 147, 8/11/2008, § 1319]
1. 
Any antenna authorized by this chapter, as an accessory use to a dwelling (including, without limitation, an antenna connected to or servicing radio equipment operated by a resident of the dwelling who is the holder of an amateur radio license, or a satellite television antenna), shall be subject to and comply with the following:
A. 
The antenna may be (1) attached to a dwelling or a permitted accessory building to the dwelling, or (2) freestanding but only on the same lot as the dwelling.
B. 
Whether the antenna is attached to the dwelling or a permitted accessory building, or is freestanding.
(1) 
No portion of the antenna may be erected within or extend into the front yard of the dwelling, notwithstanding that the front yard may be greater than the required minimum front yard for the dwelling.
(2) 
The antenna may be erected within or extend into the required minimum side yard or rear yard for the dwelling; provided, that no portion of the antenna shall be closer than 10 feet to the nearest lot line.
C. 
Notwithstanding other provisions of this chapter to the contrary.
(1) 
The total height of the antenna, as determined in Subsection 1C(2), below, shall not exceed the shortest distance between the antenna and the nearest lot line.
(2) 
For purposes of this Subsection 1C, the total height of the antenna shall be the vertical linear distance measured to the highest point on the antenna from.
(a) 
The lowest point on the antenna, in the case the antenna is attached to the dwelling or a permitted accessory building.
(b) 
The lowest point on the antenna which touches the surface of the ground, in the case the antenna is freestanding.
D. 
The antenna shall be of noncombustible and corrosive resistant material.
E. 
The antenna shall be erected, installed and maintained at all times in accordance with the specifications of its manufacturer, including, but not limited to, base, construction, anchoring and guying requirements, load limitations (including, without limitation, wind, ice and snow load limitations), and lightning protection. The antenna shall also be erected, installed and maintained at all times in accordance with applicable provisions of the Building Code [Chapter 5, Part 1, § 5-101]. In the event of any inconsistency between the manufacturer's specifications and the applicable provisions of the Building Code [Chapter 5, Part 1, § 5-101], the provisions of the Building Code [Chapter 5, Part 1, § 5-101] shall supersede and control.
F. 
The antenna shall, at all times, be used, operated and maintained in compliance with all applicable regulations of the Federal Communications Commission, the physical performance requirements of § 27-1330 of this chapter (including, but not limited to, § 27-1330, Subsection 1B, concerning radioactivity and electrical disturbances and other law.
G. 
The antenna shall, at all times, be used, operated and maintained only for the private lawful reception and/or transmission, as the case may be, of signals or waves on conventional equipment in or on the dwelling or a permitted accessory building to the dwelling, or on the lot on which the dwelling is located. Without limiting the generality of the foregoing, a satellite television antenna shall be used only for the lawful reception of satellite-delivered signals to be viewed privately on television sets in or on the dwelling or a permitted accessory building to the dwelling, or on the lot on which the dwelling is located.
H. 
Not more than one antenna, the erection of which requires the issuance of a building permit under the Building Code [Chapter 5, Part 1, § 5-101], shall be erected, installed or maintained outside on a lot (whether attached to the dwelling or a permitted accessory building to the dwelling, or freestanding); provided, that two antennae, the erection of each of which requires the issuance of such building permit, may be located outside on the same lot if one, and only one, of such antennae is a satellite television antenna that is greater than 24 inches in diameter. There shall be no limitation on the number of satellite antennae that are 24 inches and less.
I. 
The provisions of this § 27-1320 shall not apply to antennas pertaining to wireless communications facilities, which are governed by the standards and criteria set forth in Part 20 of this chapter.
[Added by Ord. 206, 7/11/2016]
[Ord. 147, 8/11/2008, § 1320]
1. 
Existing Interior Lots of Record. An existing lot of record for which access to a public road is by a relatively narrow strip of land may be built upon only when authorized by a special exception. In computing the area of such lots, the area of the strip of ground connecting the lot with the public road shall not be considered. All buildings and other structures to be located on such lots shall be not closer than 75 feet from surrounding lot lines, and the strip of ground connecting the lot with the public road shall have a minimum width of 32 feet, and shall be used as an access strip to only the particular lot in question. The Zoning Hearing Board shall consider the suitability of the strip of ground which connects the lot with the public road for use as an access driveway, and shall assure that any such access driveway is hard surfaced and otherwise complies with the requirements of the Township Driveway Ordinance [Chapter 21, Part 1].
2. 
Creation of Interior Lots. The creation of interior lots is prohibited.
[Ord. 147, 8/11/2008, § 1321]
1. 
A structure or part of a structure shall not be erected within or shall not project into any minimum required yard in any district, except that:
A. 
An enclosed porch, not more than 14 feet in height, may be erected to extend into a required front or rear yard a distance of not more than 10 feet, provided that in no case shall it extend into such front or rear yard more than 1/2 the existing depth of the yard.
B. 
A terrace, platform or landing place, not covered by a roof, canopy or trellis, which does not extend above the level of the first floor of the building, may be erected to extend into a required yard a distance of not more than 12 feet, provided that it shall not extend into such yard more than 40% of the existing depth or width of the yard.
C. 
A porte-cochere, temporary garage, or car port, may be erected over a driveway in a required side yard, provided that such structure is:
(1) 
Not more than 14 feet in height and 20 feet in length.
(2) 
In compliance with all standards of the Zoning District in which it is located.
(3) 
Entirely open on at least three sides, exclusive of the necessary supporting columns and the customary architectural features.
(4) 
Located a minimum distance of 20 feet from the side lot line.
D. 
A buttress, chimney, cornice, pier, or pilaster of a building may project not more than 18 inches into a required yard.
E. 
Open, unenclosed fire escapes, steps, bay windows and balconies may project not more than three feet into a required yard.
[Ord. 147, 8/11/2008, § 1322]
Any multi-unit structure, commercial structure or permitted industrial structure, and any structure greater than 32 feet in height shall be subject to the requirement for the provision of fire suppression devices in accordance with the Building Code [Chapter 5, Part 1, § 5-101]. Water storage devices may also be required to meet specified fire flow requirements.
[Ord. 147, 8/11/2008, § 1323]
A residential fence or wall, excepting a retaining wall, or a wall of a building permitted under the terms of this chapter, over six feet in height, shall not be erected within any of the required yards, unless that portion of the fence or wall which exceeds six feet in height has a ratio of open space to solid area of at least four-to-one. Utilities and governmental fences shall be permitted up to eight feet in height.
[Ord. 147, 8/11/2008, § 1324; as amended by Ord. 205, 12/14/2015, § XXXVI]
1. 
The keeping, raising or boarding of horses, cattle, llamas, mules and other similar large animals for domestic purposes, including a barn or stable [see § 27-1319, Subsection 1B(1)] for same, shall require a minimum lot area of not less than two acres regardless of the zoning district in which said property is located. The two acre requirement shall be applicable for two such large animals and for each additional large animal kept on the lot, parcel or premises, one additional acre of lot area shall be required. For sheep, goats and other similar-sized animals, a minimum lot area of not less than two acres shall be required for two such animals and for each two additional such animals kept on the lot, one additional acre of lot area shall be required. The above requirements shall be enforced regardless of whether the animals are kept for domestic purposes or for the temporary boarding of animals for other parties.
2. 
The keeping, raising or boarding of fowl, including without limitation, chickens, ducks, guinea fowl, pheasants and quail, for domestic purposes shall require a minimum lot area of not less than one acre regardless of the zoning district in which said property is located. In no event shall more than 10 such fowl be permitted on each one acre area of land; provided, however, that no more than five turkeys shall be permitted on each one acre area of land. Chickens and other fowl shall not be permitted to run freely on any lot and must be caged or kept in a run at all times. The structure, building, shelter or pen shall be constructed of such material and in such manner that it can be kept clean and sanitary. The enclosure shall satisfy the requirements for accessory structures set forth in § 27-1319, Subsection 1B(1), of this chapter.
[Ord. 147, 8/11/2008, § 1325]
An on-site sewage disposal system, or any part thereof, which is otherwise permitted by other provisions of this chapter or other law, shall not be located nearer to the bank of any perennial stream than 100 feet, or such other distance as may be provided by the floodplain district regulations of this chapter, whichever distance is greater.
[Ord. 147, 8/11/2008, § 1326]
A building permit shall not be issued for any type of construction until a conservation plan has been approved in accordance with § 22-306, Subsection 1, of the Subdivision and Land Development Ordinance [Chapter 22].
[Ord. 147, 8/11/2008, § 1327]
1. 
A municipal landfill owned and operated by the Township or owned and operated by an authority created by the Board of Supervisors is permitted as a use by right in the LI Limited Industrial District. All other landfills, dumps, refuse disposal areas, refuse transfer stations and the like are prohibited in all of the zoning districts of the Township.
2. 
If a landfill is erected within the Township in accordance with the above ownership requirements, all required approvals and permits shall first be obtained from the Pennsylvania Department of Environmental Protection in accordance with Title 25, Chapter 75, of the Pennsylvania Code, Solid Waste Regulations, adopted August 2, 1971, as amended.
[Ord. 147, 8/11/2008, § 1328]
Except as otherwise provided by this chapter the use of any lot shall be limited to a single principal use, with accessory uses as authorized herein.
[Ord. 147, 8/11/2008, § 1329; as amended by Ord. 152, 12/8/2008, § 1]
1. 
Land, buildings, structures or premises in any zoning district, or any mobile home park, shall not be used, altered, or occupied in a manner as to create any dangerous, injurious, noxious or otherwise objectionable fire, explosive, radioactive or other hazard; noise or vibration; smoke, dust odor, or other form of air pollution; electrical or other disturbance; glare; liquid or solid refuse or wastes; conditions conducive to the breeding of rodents or insects, or other substance, condition, or element, in any manner or amount as to adversely affect the surrounding area. The following shall be applicable to all zoning districts:
A. 
Fire and Explosive Hazards. All activities and all storage of flammable and explosive material at any point shall be provided with adequate safety devices against the hazards of fire and explosion, and adequate firefighting and fire-suppression equipment and devices as detailed and specified by the Department of Labor and Industry and the laws of the Commonwealth of Pennsylvania. All buildings and structures and activities within such buildings and structures shall conform to the Building Code [Chapter 5, Part 1, § 5-101], the Fire Prevention Code, and all other applicable ordinances if and when adopted by the Township. Any explosive material shall conform to the requirements of Chapter 211, Title 25, Rules and Regulations, Pennsylvania Department of Environmental Protection, for storage, handling and use of explosives.
B. 
Radioactivity or Electrical Disturbances. There shall be no activities which emit dangerous radioactivity at any point. There shall be no radio or electrical disturbance adversely affecting the operation of equipment belonging to someone other than the creator of the disturbance. If any use is proposed which incorporates the use of radioactive material, equipment or supplies, such use shall be in strict conformity with Chapters 221, 223, 225, 227 and 229, Title 25, Article V, Pennsylvania Department of Environmental Protection, Rules and Regulations.
C. 
Smoke, Ash, Dust, Fumes, Vapors and Gases. There shall be no emission of smoke, ash, dust, fumes, vapors or gases which violate the Pennsylvania Air Pollution Control Laws, including the standards set forth in Chapter 123 (Standards for Contaminants) and Chapter 131 (Ambient Air Quality Standards), Article III, Title 25, Pennsylvania Department of Environmental Protection, Rules and Regulations.
D. 
Liquid and Solid Wastes. There shall be no storage of or discharge at any point into any public or private sewer system, or watercourse or into the ground, of any materials in such a way or of such a nature, as will contaminate or otherwise cause the emission of hazardous materials in violation of the laws of the Commonwealth of Pennsylvania, and specifically Chapters 73, 75, 95, and 97, Title 25, Pennsylvania Department of Environmental Protection, Rules and Regulations.
E. 
Glare. No direct or sky-reflected glare whether from spotlights, floodlights, searchlights or other sources shall be visible from adjoining public streets or adjacent lots when viewed by a person standing on ground level.
F. 
Odor. No use shall emit odorous gases or other odorous matter in such quantities as to be offensive at any point on or beyond its lot lines. The guide far determining such quantities of offensive odors shall be the 50% response level of Table I, Odor Thresholds in Air, "Research on Chemical Odors: Part I, Odor Thresholds for 53 Commercial Chemicals," October 1968, Manufacturing Chemists Association, Inc., Washington, DC.
G. 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection 1G, Noise, was repealed 10/9/2017 by Ord. 217. For current provisions, see Ch. 6, Part 3, Noise.
[Ord. 147, 8/11/2008, § 1330; as amended by Ord. 205, 12/14/2015, § XXXVII]
The exterior storage of more than one automotive vehicle or truck is prohibited in all zoning districts; provided, however, that such vehicle or truck shall be covered when not in use. The exterior of any property shall be maintained in a clean, safe and sanitary condition, and free from the accumulation of rubbish, garbage or junk in all zoning districts. Junkyards or the exterior storage of materials that comprise a junkyard shall be prohibited in all zoning districts.
[Ord. 147, 8/11/2008, § 1331]
The erection of temporary structures in excess of 100 square feet and used for commercial or industrial purposes shall require a temporary use permit and shall comply with all of the area, bulk and dimensional standards of the zoning district in which it is located.
[Ord. 147, 8/11/2008, § 1332; as amended by Ord. 166, 4/12/2010, § V]
1. 
Whenever an existing lot and/or an existing building or other structure on an existing lot becomes nonconforming, or more nonconforming, with respect to one or more applicable areas and/or dimensional requirements, as a result of the taking of a portion of the lot for public purposes, the following shall apply:
A. 
The lawful use of the lot and/or the lawful use, location and/or size of the building or other structure on the lot, as existing on the effective date of the taking, may remain and continue after the effective date of the taking, provided that the nonconformity, with respect to each applicable area and/or dimensional requirement, resulting from the taking, is not more than 50% of the applicable requirement, or does not increase an existing nonconformity of the same applicable area and dimensional requirement beyond 50% of that requirement.
B. 
Where the nonconformity, with respect to each applicable area and dimensional requirement, resulting from the taking, is more than 50% of the applicable requirement, or increases an existing nonconformity of the same applicable area and/or dimensional requirement beyond 50% of that requirement, the lawful use of the lot and/or lawful use, location, and/or size of the building or other structure on the lot, as existing on the effective date of the taking, may remain and continue after the effective date of the taking only when authorized as a conditional use.
C. 
The conditional use under Subsection 1B shall be allowed or denied by the Board of Supervisors pursuant to the standards and other provisions set forth in § 27-1406 of this chapter.
D. 
Each lawful use of the lot and/or the lawful use, location and/or size of the building or other structure on the lot, as existing on the effective date of the taking and permitted to remain and continue as provided by Subsection 1A or by conditional use as provided by Subsection 1B, shall be considered (to the extent the nonconformity of such use, location and/or size with respect to an applicable area and/or dimensional requirement results from or is increased by the taking) a nonconforming, or more nonconforming, use, building or structure, as of the effective date of the taking, for purposes of Part 19 and other provisions of this chapter including, but not limited to, §§ 27-1901, Subsections 1B, C, D, and E, 27-1902, Subsections 1B, C, 4, 5, and 6, 27-1906, and 27-1908. Where a lawful use of the lot and/or the lawful use, location and/or size of the building or other structure on the lot is permitted to remain and continue by conditional use under Subsection 1B, the provisions of this Subsection 1D shall be subject to the decision of the Board of Supervisors granting the conditional use, including any conditions attached to the grant.
E. 
In the case the lot is undeveloped and the lawful lot area and/or lot width of the lot becomes nonconforming, or more nonconforming, as a result of the taking, the lot shall be considered a nonconforming, or more nonconforming, undeveloped lot with respect to lot area and/or lot width as of the effective date of the taking for purposes of Part 19 and other provisions of this chapter including, but not limited to, § 27-1906.
F. 
The taking shall not extinguish any lawful nonconformity of the lot and/or the building or other structure on the lot, which nonconformity exists on and immediately prior to the effective date of the taking, to the extent that such nonconformity does not result from the taking.
G. 
For purposes of this section, the following definitions shall apply:
APPLICABLE AREA AND/OR DIMENSIONAL REQUIREMENTS
The requirements of this chapter, providing for minimum lot area, minimum lot width, maximum building coverage, maximum impervious coverage, and/or minimum front, side and/or rear yards, applicable to a lot and/or to the location and/or size of a building or other structure on a lot.
EFFECTIVE DATE OF THE TAKING
Where the taking is by condemnation by the exercise of the right of eminent domain, the date on which the Township files a declaration of taking; or where the taking is by deed, the date on which the Township accepts the deed.
LAWFUL
When modifying the use of a lot, the use, location and/or size of a building or other structure on a lot, or the lot area or lot width of a lot, shall mean a use, location, size, lot area or lot width that, on and immediately prior to the effective date of the taking, (a) complies with applicable provisions of this chapter, or (b) to the extent not complying, is lawfully nonconforming.
PUBLIC PURPOSES
Such purposes shall include, but shall not be limited to, providing additional width or length to an existing public road, relocating an existing public road, or relocating a proposed new road in a subdivision or land development in order to align, or better align, the new road with an extensive public road; providing public parks, providing public utilities infrastructure, and other governmental facilities and services.
TAKING
A taking shall include: (a) condemnation by the Township, for public purposes, of a portion of a lot by the exercise of the right of eminent domain; (b) acceptance by the Township of a deed, in lieu of condemnation, conveying to the Township a portion of a lot for public purposes; or (c) acceptance by the Township of a deed, conveying to the Township a portion of a lot for public purposes as required or requested by the Township in and by a specific resolution therefor duly adopted by the Board of Supervisors.
H. 
The provisions of this section including, but not limited to, Subsection 1F, shall not apply in any case where monetary compensation is paid or payable by the Township to the owner of a lot and/or other party in interest for the taking of a portion of the lot for public purposes.
[Ord. 147, 8/11/2008, § 1333; as amended by Ord. 172, 2/14/2011, § VIII]
Except as may be otherwise provided in this chapter with respect to a particular Township use, a Township use may be located by right in any zoning district, as may be determined by the Board of Supervisors to be reasonably necessary for the convenience or welfare of the Township, and except for this section, shall not be subject to any provision of this chapter including, but not limited to, bulk, area and dimensional standards.
[Ord. 147, 8/11/2008; as added by Ord. 158, 12/14/2009, § I]
1. 
Any solar energy equipment authorized by this chapter shall be considered accessory structures and the generation of energy or heat as an accessory use to the principal use in any zoning district and shall be subject to and comply with the following:
A. 
Solar energy equipment shall be located on the same lot as the principal use.
B. 
Solar energy equipment shall comply with all minimum side and rear yard setback and height requirements of the applicable zoning district.
C. 
Power generated by solar energy equipment shall not exceed 50 kilowatts of maximum output capacity per principal residential use or 100 kilowatts of maximum output capacity per principal nonresidential use. There shall be no commercial use of the solar energy equipment for generation of energy, except for energy purchased by a public utility in accordance with law or other government regulations.
D. 
Solar panels shall comply with the physical performance requirements contained in § 27-1330 of this chapter.
E. 
The solar energy equipment shall meet and be installed in accordance with all applicable requirements of the Township Building Code as defined in Part 2, § 27-202, of this chapter.
F. 
No free-standing solar energy equipment shall be located in the front yard. Solar energy equipment affixed to the roof of the principal structure and visible from the front yard shall be permitted.
[Ord. 147, 8/11/2008; as added by Ord. 158, 12/14/2009, § I; and as amended by Ord. 183, 9/12/2011, § I]
1. 
Any wind energy equipment authorized by this chapter shall be considered accessory structures and the generation of energy as an accessory use to the principal use in any zoning district.
A. 
Freestanding wind turbines shall be subject to and comply with the following:
(1) 
Freestanding wind turbine energy equipment shall be located on the same lot as the principal use.
(2) 
Power generated by freestanding wind turbine energy equipment shall not exceed 50 kilowatts of maximum output capacity for residential uses or 100 kilowatts of maximum output capacity for nonresidential uses. There shall be no commercial use of the wind energy equipment for generation of energy, except for energy purchased by a public utility in accordance with law or other government regulations.
(3) 
No freestanding wind turbine energy equipment shall be located in a front yard.
(4) 
Freestanding wind turbine energy equipment shall comply with all principal structure minimum side and rear yard setback requirements of the applicable zoning district.
(5) 
Freestanding wind turbine energy equipment shall not exceed a height of 145 feet. The height of a freestanding wind turbine shall be measured from the average approved finished grade at the perimeter of the base of the freestanding wind turbine to the highest vertical point of the rotor at its maximum vertical position.
(6) 
For a freestanding wind turbine, only a single pole or monopole structure shall be permitted. The pole shall be self-supporting upon its foundation without the use of guy wires or other supports and shall be certified by the wind turbine's manufacturer that the pole is sufficient to withstand the weight of the wind turbine being installed, as well as the projected windload to be placed upon the wind turbine.
(7) 
Freestanding wind turbines shall not be artificially lighted.
(8) 
Freestanding wind turbine energy equipment shall comply with all applicable requirements of the Federal Aviation Administration.
(9) 
Freestanding wind turbine energy equipment shall be set back from any occupied building, property line, street ultimate right-of-way, utility building or structure, utility right-of-way or easement, or liquid fuel source a distance of not less than 1.5 times the height measured from the average approved finished grade at the perimeter of the base to the highest vertical point of the rotor at its maximum vertical position.
(10) 
For a freestanding wind turbine, clearly visible warning signs concerning falling objects shall be placed within the principal structure rear and side yard setbacks and spaced not more than 100 feet apart, to the extent possible, to warn against ice and rotor throws. Signs are to be placed a minimum of three feet from the ground and be a minimum of one square foot, but not exceeding two square feet in surface area.
(11) 
Freestanding wind turbines shall be equipped with a braking system to limit rotor rotation speed to within the design limits.
(12) 
The minimum height of the lowest position of the freestanding wind turbine rotor shall be 15 feet above the surface of the ground.
(13) 
Ladder or steps affixed to a freestanding wind turbine shall not be provided any lower than 15 feet above its base.
(14) 
The design color and other visual features of the freestanding wind turbine shall be white, off-white or grey.
(15) 
For a freestanding wind turbine, all exterior utilities, cables, electrical lines, and other connections shall be located in a conduit and buried underground to the maximum extent possible.
(16) 
For a freestanding wind turbine, all ground mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access.
(17) 
There shall be no antennae, advertising or other items or material affixed to or otherwise placed on the freestanding wind turbine energy equipment, except those required for safety or identification of manufacturer.
(18) 
Operation of the freestanding wind turbine energy equipment shall comply with the physical performance requirements of § 27-1330 of this chapter.
(19) 
The freestanding wind turbine energy equipment shall meet and be installed in accordance with all applicable requirements of the Township Building Code.
B. 
Roof mounted wind turbines shall be subject to and comply with the following:
(1) 
Roof mounted wind turbine energy equipment shall be located on the same lot as the principal use.
(2) 
Power generated by roof mounted wind turbine energy equipment shall not exceed 1,000 watts of maximum output capacity. There shall be no commercial use of the roof mounted wind turbine energy equipment for generation of energy, except for energy purchased by a public utility in accordance with law or other government regulations.
(3) 
Roof mounted wind turbine energy equipment shall not exceed a height of eight feet measured from the center of the wind turbine's nose cone to the roofline on which it is mounted.
(4) 
Roof mounted wind turbine blades shall be made of aluminum or carbon fiber.
(5) 
Roof mounted wind turbine blades shall have a minimum clearance of three feet between the tip of the blades and roofline as well as other obstructions including but not limited to antennas, satellite dishes, vent stacks, and chimneys.
(6) 
For a roof mounted wind turbine, the mounting equipment shall be certified by the wind turbine's manufacturer that the mounting equipment is sufficient to withstand the weight of the wind turbine being installed, as well as the projected windload to be placed upon the wind turbine.
(7) 
The roof mounted wind turbine shall be mounted in accordance with the manufacturer's installation requirements with mounting bracket materials being a minimum thickness of 1/4 inch steel.
(8) 
Certification is required by a registered professional engineer that the building is structurally sufficient to withstand the weight of the wind turbine being installed, as well as the projected windload to be placed upon the wind turbine.
(9) 
Roof mounted wind turbines shall not be artificially lighted.
(10) 
Roof mounted wind turbines may be installed on occupied buildings. Roof mounted wind turbine shall be set back from any adjacent occupied building a distance of not less than 30 feet.
(11) 
For a roof mounted wind turbine, clearly visible warning signs concerning falling objects shall be placed within the principal structure yard setbacks and spaced not more than 100 feet apart, to the extent possible, to warn against ice and rotor throws. Signs are to be placed a minimum of three feet from the ground and be a minimum of one square foot, but not exceeding two square feet in surface area.
(12) 
Roof mounted wind turbines shall be equipped with a braking system to limit rotor rotation speed to within the design limits.
(13) 
The design color and other visual features of the roof mounted wind turbine shall be white, off-white or grey.
(14) 
For a roof mounted wind turbine, all exterior utilities, cables, electrical lines, and other connections shall be located in a conduit and buried underground to the maximum extent possible.
(15) 
For a roof mounted wind turbine, all ground mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access.
(16) 
There shall be no antennae, advertising or other items or material affixed to or otherwise placed on the roof mounted wind turbine energy equipment, except those required for safety or identification of manufacturer.
(17) 
Operation of the roof mounted wind turbine energy equipment shall comply with the physical performance requirements of § 27-1330 of this chapter.
(18) 
The roof mounted wind turbine energy equipment shall meet and be installed in accordance with all applicable requirements of the Township Building Code.
[Ord. 147, 8/11/2008; as added by Ord. 196, 8/12/2013, § VII]
For each corner lot within any zoning district, each yard frontage on a street shall require a front lot depth as set forth in the dimensional standards of the zoning district for such lot.
[Added by Ord. 209, 12/12/2016]
1. 
Purpose. The intent of this section is to:
A. 
Accommodate the need for surface land uses affiliated with transmission pipelines consistent with the desire to protect the health, safety and welfare of the citizens of the Township.
B. 
Minimize aesthetic, nuisance and visual impacts of surface land uses affiliated with transmission pipelines through proper design, siting and vegetative screening.
C. 
Ensure the location of surface land uses affiliated with transmission pipelines in compliance with applicable industry standards and requirements, federal law, and Pennsylvania state law, including the Federal Energy Regulatory Commission (FERC), the Pennsylvania Oil and Gas Act (as amended),[1] and Pennsylvania case law.
[1]
Editor's Note: See 58 P.S. § 1 et seq.
D. 
Preserve the rural, suburban and urban character of neighborhoods adjacent to surface land uses affiliated with transmission pipelines.
2. 
Use Provisions.
A. 
Except as otherwise designated in Subsection 2B below, surface land uses affiliated with transmission pipelines shall be permitted as a principal use in all zoning districts when adjacent to and within 100 feet of underground transmission pipelines that exist as of the date of adoption of this section or are proposed when authorized as a conditional use pursuant to Subsection 3 below and Part 14 of this chapter. In addition, such uses shall meet the dimensional requirements, including, but not limited to, area and bulk standards, of the underlying zoning district and shall demonstrate compliance with the East Coventry Township Stormwater Management Ordinance [Chapter 9, Part 1].
B. 
Surface land uses affiliated with transmission pipelines shall be prohibited in the following areas:
(1) 
The SSCD Steep Slope Conservation District;
(2) 
The FW Floodway Floodplain District;
(3) 
Areas containing seasonally high water table soils;
(4) 
Areas containing wetlands;
(5) 
Riparian buffer areas; and
(6) 
All areas identified on the Historic Resources Map of the Township as described in Part 12 of this chapter.
C. 
All other uses ancillary to surface land uses affiliated with transmission pipelines are prohibited unless otherwise permitted in the zoning district in which the use is located.
3. 
Standards for Surface Land Uses Affiliated with Transmission Pipelines. The following standards will be considered by the Township prior to permitting surface land uses affiliated with transmission pipelines:
A. 
Setbacks.
(1) 
Unless otherwise approved by the Board of Supervisors upon recommendation of the Township Planning Commission, the applicant shall demonstrate that the setbacks for surface land uses affiliated with transmission pipelines and all supporting equipment and structures to any property line or right-of-way shall be consistent with the minimum setback in the underlying zoning district. In addition, surface land uses affiliated with transmission pipelines and all supporting equipment and structures shall be set back a minimum of 750 feet from residential buildings and all commercial, industrial and institutional uses or a minimum of 500 feet from the nearest lot line, whichever is greater. Where yard area or other setbacks of the underlying zoning district contradict these standards, the larger of the setbacks shall apply.
(2) 
Setbacks may be increased by the Township pursuant to the type of material being managed at the surface land use affiliated with transmission pipelines, if the use is adjacent to areas of high on-site population, and the current status of science regarding safety protocols in proximity to pipelines or surface land uses affiliated with transmission pipelines. The Township shall, on a case-by-case basis, determine if increased setbacks are warranted consistent with the potential impact radius ("PIR"), defined by the relationship between the diameter of the adjacent pipeline (and appurtenances) and its maximum operating pressure (see Appendix A),[2] if high on-site populations are located in close proximity (referred to as "high-consequence areas"), and if more than one transmission pipeline (such as coupled lines) will be managed at the surface land use affiliated thereto. The PIR approach is applicable only to surface land uses affiliated with "gas" or "petroleum gas" transmission pipelines, as defined by Title 49, Code of Federal Regulations, § 192.3. Surface land uses affiliated with transmission pipelines carrying "hazardous liquids," as defined by Title 49, Code of Federal Regulations, § 195.2, shall adhere to the setback standards contained in this Subsection 3A.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
B. 
Landscaping. The applicant shall provide a plan, prepared by a landscape architect licensed in Pennsylvania, showing landscaping proposed to be installed to screen and buffer surface land uses affiliated with transmission pipelines. The landscape plan shall incorporate a mix of native vegetation, including evergreens, shrubbery and trees, which shall be of sufficient density to screen the facility. Existing vegetation in proximity to surface land uses affiliated with transmission pipelines shall be preserved to the greatest extent possible. All proposed landscaping shall comply with the requirements of § 22-428, Subsection 11D, of the Subdivision and Land Development Ordinance [Chapter 22] and § 27-1309 of this chapter. Applicants shall submit a visual survey from mutually agreed upon vantage points in order to support the proposed landscaping plan's mitigation of visual impacts.
C. 
Noise. Sound produced by the surface land use affiliated with transmission pipelines shall not result in noise or vibration clearly exceeding the average intensity of noise or vibration occurring from other causes at the property line; in no case shall the sound-pressure level exceed:
(1) 
The noise levels set forth in § 27-1330, Subsection 1G,[3] of this chapter, measured 100 feet from the property line of the property upon which the emission occurs; or
[3]
Editor's Note: Said subsection was repealed 10/9/2017 by Ord. 217. For current provisions, see Ch. 6, Part 3, Noise.
(2) 
60 dB(A) [according to the American National Standards Institute's (ANSI) "a"-weighted scale] at the property line closest to the land use, whichever is more restrictive.
D. 
Odors. Odor, vapors or particulate matter produced by the surface land use affiliated with transmission pipelines shall not exceed:
(1) 
The average emission of such substances occurring from other causes at the property line; and
(2) 
The standards set forth in § 27-1330, Subsection 1F, of this chapter. Specific contaminants shall be regulated by Pa. Code, Title 25, Environmental Protection, Part 1, Subpart C, Article III, Air Resources.
E. 
Signage. All signs, other than utility identification signs, appropriate warning signs, or owner identification signs, shall be prohibited. There shall be no antennas, advertising, or other items or material affixed to or otherwise placed on surface land uses affiliated with transmission pipelines, except as permitted by the Township.
F. 
Parking. If the surface land use affiliated with transmission pipelines is fully automated, adequate parking as determined by the Township shall be required for maintenance workers. If the site is not automated, the number of parking spaces shall be equal to the number of people on the largest shift, plus such additional spaces to accommodate shift changes and to provide adequate storage for other vehicles used on site as determined appropriate by the Township. Parking spaces shall be located within the landscape buffer area so they are substantially concealed when viewed from surrounding properties.
G. 
Lighting. No surface land use affiliated with pipeline utilities shall be artificially lighted except as required for emergency nighttime access. Any such lights shall be shielded so as to prevent intrusion upon nearby properties.
H. 
Engineered Drawing Submission. Applications for a land use affiliated with pipeline utilities shall be accompanied by engineering drawings prepared by an engineer licensed in Pennsylvania. The engineer shall certify that all applicable Commonwealth of Pennsylvania and United States standards and all Township ordinances and requirements for the construction, operation, and maintenance of the proposed facility have been met.
I. 
Visual Impact. Any surface land use affiliated with transmission pipelines shall be designed and constructed so as to mitigate the visual impact from public roads and nearby uses. In addition, the color and other visual features of the land use affiliated with pipeline utilities shall be designed and installed in such a manner so as to create the least visual impact practicable.
J. 
State and Federal Regulation. All applicants, whether commercial pipeline companies or otherwise, must demonstrate the submission of sufficient filings and/or receive sufficient approvals, as required, through the Federal Energy Regulatory Commission (FERC), the Pipeline and Hazardous Materials Safety Administration (PHMSA), and appropriate departments or agencies of the Commonwealth of Pennsylvania, including, without limitation, the Pennsylvania Department of Environmental Protection (PADEP) and/or the Pennsylvania Public Utilities Commission (PA PUC). Such documentation is not required as part of the initial application to the Township but must be included with the final as-built plans submitted upon approval by the Township.
K. 
Removal of Surface Land Uses Affiliated With Transmission Pipelines. Any surface land uses affiliated with transmission pipelines that are no longer licensed and active shall be removed and the site restored to its original condition at the owner's expense within 60 days of the last date that the facility was licensed by the PADEP and FERC. A bond or escrow account shall be posted with the Township prior to the construction of the facility in an amount determined by the Township to be sufficient to ensure such removal and site restoration. The applicant shall have prepared, and shall submit to the Township to accompany the bond or escrow account, an estimate of the cost necessary to remove the surface land use facility associated with the pipeline and restore the site to its preconstruction condition.