This Part 5 identifies regulations, general development standards
and uniform criteria for uses in all districts. The provisions of
this Part 5 shall apply in addition to any other applicable zoning
regulations.
A.
All accessory structures and/or uses shall require a permit, with
the exceptions noted below.
B.
Accessory buildings or structures covering an area of ground exceeding
120 square feet and/or having a height of 10 feet or more shall conform
to the setback requirements for accessory structures.
C.
All accessory buildings or structures shall be permanently attached
to the ground or adequately secured to the ground to prevent the structure
from causing property damage in high winds.
D.
A principal structure shall exist on the lot prior to the issuance
of a permit for an accessory structure.
E.
No use that is to be carried on in an accessory structure shall violate
the permitted uses in the district in which the principal structure
is located.
F.
All accessory structures shall comply with the side and rear yard
setback requirements for the district in which the principal structure
is located.
G.
No accessory structures shall be closer than five feet to a principal
structure.
H.
A zoning permit shall be required for the following accessory structures:
sport courts, chicken coops, outdoor dog pens/runs, pool houses 120
square feet or less, sheds 120 square feet or less, play structures/playhouses
120 square feet or less and less than 10 feet high, greenhouses 120
square feet or less, and gazebos 120 square feet or less.
[Amended 5-13-2019 by Ord. No. 841]
A.
General regulations. The official building codes of Peters Township
are the currently adopted versions of the International Building Code.
C.
Buildings in a nonresidential district shall:
(1)
Be designed to take advantage of the natural terrain;
(2)
Not be physically located or entered so as to unnecessarily
concentrate activity in one portion of the lot;
(3)
Have the front and sides, and the rear, when the rear faces
a street or residential district, faced with brick, stone, or other
suitable material, as approved by the Township Planning Commission;
and
(4)
Not be excessive in length or depth (over 200 feet), except
when the landowner and/or developer can illustrate to the satisfaction
of the Township Planning Commission that the proposed architectural
design of the lot and building(s) avoids monotonous patterns of construction,
repetitive spaces between buildings or fire-fighting difficulties.
D.
In a multifamily development:
(1)
Buildings shall be designed so as to avoid monotonous patterns
of construction or repetitive spaces between buildings.
(2)
Multifamily dwellings may be designed around courts or common
green spaces, have private balconies or patios, and should exhibit
different factors and design features between structures in the complex.
(3)
Townhouses should have differing architectural facades or treatment
of materials and have varying front yard setbacks.
E.
Buildings in the Town Center District. These construction requirements
include, but are not necessarily limited to the following:
(1)
Roof materials: shall include the utilization of roof tiles,
roof shingles, or other roof material that is residential in character.
(2)
Mechanical equipment. All mechanical equipment shall be located
on the ground and be screened with fencing, walls, or landscaping
or be housed within the structure.
(3)
Exterior finish: All construction shall be of brick, stone,
or other material residential in character deemed acceptable by both
the Township Planning Commission and the Township Council. Siding
may be used on structures that are primarily brick or stone.
(4)
Other architectural elements are encouraged, such as bay windows,
chimneys, dormers, porches, columns, or decks to enhance the residential
character of the building design.
F.
Building roofs in all other commercial and industrial districts.
If a landowner and/or developer provides a roof other than a flat
roof, the landowner and/or developer shall be entitled to one of the
following as approved by the Township Council:
G.
Balconies in mixed-use districts (TC, MA, VM, WV, VB).
(1)
Balconies shall be permitted on a building facade that is adjacent
to a public right-of-way.
(2)
A balcony shall be a maximum of 20 square feet, where the balcony's
depth shall not exceed 2.5 feet.
(3)
To ensure expedient escape from fire or other similar danger
if necessary, balconies shall not be utilized for the outdoor storage
of grills.
A.
General standards for all driveways.
(1)
In order to provide a safe and convenient means of access, grades of all driveways shall be in accordance with the specification in Part 12, Appendixes, of this chapter. Driveways, in all districts other than residential districts, shall have a maximum grade of 12% with 10% the preferred maximum.
(3)
Driveways shall not be constructed in such a way as to create
a drainage problem on an adjacent lot. The size and kind of drainage
facilities shall be subject to the approval of the Township Engineer.
(4)
Visibility at driveways shall be maintained as required in § 440-600. Driveway pillars along local roadways shall be a minimum of three feet off the curb. Driveway pillars along collector or arterial streets shall be positioned outside the right-of-way.
(5)
Sight distance for driveways. All driveways intersecting with
Township roads must have a minimum sight distance as described in
the tables below, corresponding to PADOT Regulations Title 67 § 441.8(h).
Highway occupancy permits on state roads must be obtained. If the
minimums below cannot be achieved, the formula in PADOT Regulations,
Title 67, § 441.8(h)(2)(iv), may be used.
|
Figure 500.1
Safe Sight Distance for Passenger Cars and Single-Unit Trucks
Exiting from Driveways onto Two-Lane Roads
| ||
|---|---|---|
|
Posted Speed
(miles per hour)
|
Safe Sight Distance Left
(feet)
|
Safe Sight Distance Right
(feet)
|
|
25
|
250
|
195
|
|
35
|
440
|
350
|
|
45
|
635
|
570
|
|
55
|
845
|
875
|
|
Figure 500.2
Safe Sight Distance for Buses and Combinations Exiting from
Driveways onto Two-Lane Roads
| ||
|---|---|---|
|
Posted Speed
(miles per hour)
|
Safe Sight Distance Left
(feet)
|
Safe Sight Distance Right
(feet)
|
|
25
|
400
|
300
|
|
35
|
675
|
625
|
|
45
|
1,225
|
1,225
|
|
55
|
2,050
|
2,050
|
B.
Driveways in nonresidential districts.
(1)
Interior circulation and traffic control. Curb cuts in the nonresidential
and industrial districts shall not exceed 25 feet in width, exclusive
of the curb return radius of 25 feet. Safety considerations in the
review process will include limits on the number of curb cuts, one-way
access requirements, possibilities for the sharing of curb cuts, and
PADOT review where required.
(a)
Driveways that provide parking spaces should be so designed as to discourage through traffic. If parking spaces are indicated by lines with angles other than 90°, then traffic lanes may be restricted to one-way, permitting head-in or diagonal parking. Parking and aisle width requirements are in § 440-508.
(b)
Driveways for areas provided for loading and unloading of delivery trucks and other vehicles, and for the servicing of shops by refuse collection, fuel, deliveries, and other service vehicles, shall be separate from driveway used by the general public for access to parking areas if required by the Commission or the Township Council. Loading requirements are in § 440-507L.
(2)
Design.
(a)
All driveways shall be paved. Design of bituminous surfaces
shall be a minimum of six inches of PENNDOT 2A aggregate base with
three inches of ID-2 bituminous binder and 1 1/2 inches of ID-2
bituminous wearing course. Concrete driveways should be constructed
with a minimum of four inches of AASHTO No. 57 aggregate and five
inches of Class A concrete, reinforced with six-inch by six-inch welded
wire fabric. Concrete driveways abutting Township roads should have
an expansion joint constructed 24 inches behind the curb. This requirement
will save the Township restoration costs during future maintenance
projects by not having to replace the full concrete slabs.
(b)
Design of driveways shall include provisions for positive subsurface
and subbase drainage under and at the outside edges of the paving.
In major cut or potentially wet areas, underdrains are to be installed
under edges of the driveway and connected to the storm drainage system.
(c)
Curbs shall be installed on sides of driveways as requested
by the Township Engineer to contain vehicular traffic, protect pedestrians,
control stormwater, and reduce maintenance of adjacent seeded or planted
areas.
(d)
Where no curbs are to be installed, paved scupper ditches of
sufficient depth to intercept surface water and maintain a dry subgrade
for the driveway paving shall be installed.
(e)
Center-line markings on driveways shall be required to guide
and control traffic flow.
(f)
Traffic direction and control signs shall be provided and "no
parking" and speed limits posted where required by the Township.
(3)
Frontage on private rights-of-way. Development of properties
that front on or contain a private right-of-way shall be governed
by the following criteria and standards.
(a)
No nonresidential lot shall be developed unless the private
right-of-way is improved to nonresidential driveway standards (paving,
width, etc.) all the way to a public right-of-way.
(b)
All properties fronting on a private right-of-way shall provide
proof that they have the right to use said right-of-way all the way
to a public street.
(4)
Service streets. Service streets (e.g., to loading areas) should
be of adequate width to handle the type of traffic anticipated; and
should meet the driveway regulations in this chapter as a minimum;
be designed according to good engineering practices; and be approved
by the Township Planning Commission.
C.
A maximum of two entrance driveways shall be constructed per lot,
unless otherwise specified in this chapter.
D.
A landowner and/or developer shall be permitted to construct a pedestrian
drop-off and/or vehicular access driveway within a lot's front yard
setback requirements.
E.
Driveways for new land development shall be aligned at 90° with
an existing public street right-of-way unless otherwise approved by
the Township Planning Commission.
F.
Driveways may extend from the right-of-way of the street to the cartway
of the street but shall not change the grade or contour of the street
right-of-way, nor shall any person cut into, fill, or in any way alter
any gutter, curbing, drainage ditch or storm drain within the right-of-way
of a street or easement for the purposes of extending a driveway.
G.
Commercial district driveways/joint and cross access.
(2)
Adjacent commercial properties shall provide a joint or cross
access driveway to allow circulation between sites wherever feasible
along roadways classified as major collectors or arterials in accordance
with the functional classification contained in the municipal comprehensive
plan. The following shall apply to joint and cross access driveways:
(a)
The driveway shall have a design speed of 10 miles per hour
and have sufficient width to accommodate two-way traffic, including
the largest vehicle expected to frequently access the properties.
(b)
A circulation plan that may include coordinated or shared parking
shall be required.
(c)
Features shall be included in the site design to make it visually
obvious that abutting properties shall be tied in to include cross
access.
(3)
The property owners along a joint or cross access driveway shall:
(a)
Record an easement with the deed allowing cross access to and
from other properties served by the driveway.
(b)
Record an agreement with the municipality so that future access
rights along the driveway shall be granted at the discretion of the
municipality and the design shall be approved by the municipal engineer.
(c)
Record a joint agreement with the deed defining the maintenance
responsibilities of each of the property owners located along the
driveway.
I.
Driveway dimensions.
[Amended 5-13-2019 by Ord. No. 841]
|
Figure 500.3
Driveway Dimensions
| ||||
|---|---|---|---|---|
|
Driveway Type
|
Distance
|
Distance from Property Line
|
Surface Width
|
Driveway Angle with Center Line of Intersecting Street Pavement
|
|
Single-family dwelling
|
Corner lot: greater than 50 feet from the point of intersection
to the nearest paved cartways
|
Greater than 2 feet
|
Greater than 12 feet and less than 20 feet, excluding any parking
bay or turnaround
|
Entrance to street shall be at an angle of 75° to 105°
with the center line of the intersection street. Driveways shall be
paved with impervious material from street cartway to building line.
Beyond building setback, driveway shall have dust-free surface.
|
|
Multifamily land developments
|
Near corner: greater than or equal to 50 feet from the point
of intersection to the nearest paved cartways
|
Based on required buffer area
|
Greater than 15 feet for one-way traffic; 20 feet for two-way
traffic, excluding any parking space or turnaround
|
Entrance to the street shall be at an angle of 75° to 105°
with the center line of the intersection street.
|
|
All other uses in all districts
|
Greater than or equal to 200 feet from the intersection of any
two street pavements; shall be designed in a manner conducive to safe
ingress and egress as determined by Planning Commission and Township
Council. Where practicable, exits shall be located on minor rather
than major streets or highways. In the event the property is less
than 200 feet in frontage, the driveway shall be at the farthest feasible
extremity from the street intersection.
|
No design shall be approved which is likely to create substantial
traffic hazards endangering public safety. Safety requirements which
may be imposed in such review shall include traffic control devices,
acceleration or deceleration lanes, turning lanes, traffic and lane
markings and signs. The landowner and/or developer shall be responsible
for the construction of any such traffic control devices.
|
Driveways accommodating oversized vehicles may exceed the widths
specified in this chapter by permission or request of the Planning
Commission based on good engineering practices.
|
Entrance to the street shall be at an angle of 75° to 105°
with the center line of the intersecting street.
|
A.
Any part or portion of a lot which is not used for buildings, other
structures, loading or parking spaces and aisles, sidewalks and designated
storage areas shall be planted with an all-season grass ground cover
and shall be landscaped in accordance with an overall landscape plan.
Mulch and/or aggregate shall not be considered an appropriate landscaping
material along public streets or internal private driveways.
B.
Trees and shrubs shall be specified in accordance with the recommended practice of the American Society of Nurserymen, and a list of recommended plants in Part 12, Appendixes, of this chapter. In addition to the tree and plant list, the Township will consider suggested plantings by the landowner/developer.
C.
All plantings not surviving for three planting seasons shall be replaced.
All landscaped areas including swales shall be maintained in a healthy
growing condition, neat and orderly appearance, and kept free from
refuse and debris. All landscaping shall be so arranged and maintained
as not to obscure the vision of traffic or hide fire hydrants. No
vehicles shall be parked nor shall parking be provided for vehicles
in the portions of a site required to be landscaped.
D.
Landscape plans.
(1)
A landscape plan, with appropriate details, shall be prepared
and submitted at the time of site plan or subdivision and land development
application. The landscape plan shall contain and show the following
information:
(a)
All required buffer areas with proposed plantings (identifying
each proposed tree, bush or shrub) drawn to scale and identifying
the height and width of any proposed mounds.
(b)
All required planting independent of any buffer area requirements
(identifying each tree, bush, shrub, the use of sod or seeding, etc.)
drawn to scale.
(c)
Any planting in excess of the requirements in this Part 5.
(d)
Any existing trees or vegetation that are to be preserved, accurately
identifying their relative size and location.
(e)
Any existing trees or vegetation that will be removed, accurately
identifying their relative size and location.
(2)
All landscape plans for parking lots 5,000 square feet or greater
shall be designed by a landscape architect or other professional nurseryman.
E.
Interior parking lot landscaping.
[Added 5-13-2019 by Ord.
No. 841]
(1)
Parking lots should be effectively landscaped with trees and
shrubs to reduce glare, to delineate driving lanes and to reduce reflected
heat.
(a)
Perpendicular stall design. In nonresidential and mixed-use
districts, one planting island of at least nine feet in width shall
be provided for every double row of 15 stalls. Each planting island
shall extend to the full length of both parking spaces. For nonresidential
projects in residential zones, one planting island of at least nine
feet in width shall be provided for every double row of 10 parking
stalls. The planting island shall contain one shade tree plus shrubs
and/or groundcover for the island's entire area.
(b)
Angled stall design. In all districts, double rows of abutting
angled spaces shall include a continuous landscaping divider strip
nine feet wide centered on the dividing line, protected by curbing
and planted with grass or other landscaping materials with no less
than one shade tree for each five, or remaining thereof, abutting
spaces counted down one side.
F.
The Township shall require tree planting at the base of a slope to
provide a visual screen.
[Added 5-13-2019 by Ord.
No. 841]
G.
Landscaping required in buffer areas as outlined in § 440-504 cannot be substituted for any required landscaping mandated in this section.
[Added 5-13-2019 by Ord.
No. 841]
H.
Landscaping for service structures. All service structures shall
be fully screened, except when located in the Industrial (I) District.
Service structures in the Industrial (I) shall be fully screened when
located within 100 feet of any zoning district other than Industrial
(I). For the purposes of this subsection, service structures shall
include propane tanks, dumpsters, air conditioning units and condensers,
electrical transformers and other equipment or elements providing
service to a building or a site.
[Added 5-13-2019 by Ord.
No. 841]
(1)
Location of screening. A continuous planting, hedge, fence,
wall or earthen mounding shall enclose any service structure on all
sides unless such structure must be frequently moved, in which case
screening on all but one side is required. The average height of the
screening material shall be one foot more than the height of the enclosed
structure but shall not be required to exceed eight feet in height.
When a service structure is located next to a building wall, perimeter
landscaping material may fulfill the screening requirements for that
side of the service structure if that wall or screening material is
of an average height sufficient to meet the height requirement set
out in this section. Whenever service structures are screened by plant
material, such material may count towards the fulfillment of required
landscaping.
(2)
Protection of screening material. Whenever screening material
is placed around any trash disposal unit or waste collection unit
that is emptied or removed mechanically on a regular basis, a fixed
barrier to contain the placement of the container shall be provided
within the screening material on those sides where there is such material.
The barrier shall be at least 18 inches from the material and shall
be of sufficient strength to prevent possible damage to the screening
when the container is moved. The minimum front opening of the screening
material shall be 12 feet to allow service vehicles access to the
container.
I.
If a landowner and/or developer provides landscaping within the lot
equal to 1 1/2 times the required quantity and total area to
be planted as defined by this chapter, Township Council may grant
the landowner and/or developer a development bonus of up to 10% of
the total nonresidential gross floor area.
[Added 5-13-2019 by Ord.
No. 841]
A.
To minimize potential physical and/or visual conflicts between uses,
buffer areas shall be provided in certain situations. Buffer areas
shall be required in conjunction with the development of any lot,
as defined by Figure 500.4, Buffer Areas. Naturally existing wooded
or vegetative areas may be able to serve as any of the buffers as
required in Figure 500.4. The Township may require additional plantings
to supplement the naturally preserved buffer area.
[Amended 5-13-2019 by Ord. No. 841]
|
Figure 500.4
Buffer Areas
| ||||||
|---|---|---|---|---|---|---|
|
Proposed Development
|
Required Buffer
| |||||
|
A
|
B
|
C
|
D
|
E
| ||
|
Multifamily
| ||||||
|
Adjoining a single-family residential lot
|
X
| |||||
|
Adjoining a farm
|
X
| |||||
|
Adjoining any other use
|
X
| |||||
|
Nonresidential
| ||||||
|
Adjoining a residential lot
|
X
| |||||
|
Adjoining the Arrowhead Trail
|
X
| |||||
|
Adjoining public right-of-way
|
X
| |||||
|
Parking lot (or driveways)
| ||||||
|
Abutting a road right-of-way or lot line
|
X
| |||||
|
Multifamily adjoining a farm
|
X
| |||||
|
Accessory use if reduced residential setback is utilized
|
X
| |||||
|
Single-family
| ||||||
|
Adjoining a farm
|
X
| |||||
B.
Buffer area requirements. Buffer areas are defined as follows.
(1)
Buffer Area A is a minimum of 25 feet wide.
(a)
No structures or uses, including but not limited to buildings,
accessory structures, parking spaces, access drives and lighting devices,
may be located closer than 25 feet to any front, side or rear lot
line, except that access drives may be located in the front buffer
area. The buffer area shall follow the entire length of the lot line.
(b)
High- and low-level screening shall be provided as follows.
The high-level screen shall abut the lot line.
|
Figure 500.5
Buffer Area A
| |||
|---|---|---|---|
|
High-Level Screen
|
Low-Level Screen
| ||
|
Plants
|
Spacing
|
Plants
|
Spacing
|
|
Evergreens 5 to 6 feet high or deciduous trees exceeding 2 inches
in caliper and no less than 8 feet high
|
Intervals of less than or equal to 10 feet
|
Shrubs or hedges planted at an initial height greater than or
equal to 2 feet
|
Intervals of less than or equal to 5 feet and in alternating
rows to produce a more effective barrier
|
(c)
The buffer area can be provided on the lot or parcel. A separate
area or open space is not required.
(2)
Buffer Area B is a minimum of 15 feet wide.
(a)
No structures or uses, including but not limited to buildings,
accessory structures, parking spaces, curbs, access drives and lighting
devices, may be located any closer than 15 feet to any front, side
or rear lot line except that access drives may be located in the front
buffer area. The buffer area shall follow the entire length of the
lot line.
(b)
High- and low-level screening shall be provided as follows.
The high-level screen shall abut the lot line.
|
Figure 500.6
Buffer Area B
| |||
|---|---|---|---|
|
High-Level Screen
|
Low-Level Screen
| ||
|
Plants
|
Spacing
|
Plants
|
Spacing
|
|
Evergreens 5 to 6 feet high or deciduous trees exceeding 2 inches
in caliper and no less than 8 feet high
|
Intervals of less than or equal to 10 feet
|
Shrubs or hedges planted at an initial height greater than or
equal to 2 feet
|
Intervals of less than or equal to 5 feet and in alternating
rows to produce a more effective barrier
|
(3)
Buffer Area C is a minimum of 10 feet wide.
(a)
No structures or uses, including but not limited to buildings,
accessory structures, parking spaces, curbs, access drives and lighting
devices, may be located any closer than 10 feet to any front, side
or rear lot line except that access drives may be located in the front
buffer area. The buffer area shall follow the entire length of the
lot line.
(b)
One deciduous street tree with a diameter at breast height of
3 1/2 inches and not less than 18 feet high and 10 shrubs greater
than two feet in height shall be planted for every 35 feet of linear
footage. All ground cover shall be grass within a landscaped area
along a public road.
(4)
Buffer Area D. If a residential setback is reduced per the provisions
of § 440-403, the landowner, developer or tenant shall provide
one of the following:
(a)
Deciduous and/or or evergreen shrubs five feet to six feet in
height and planted no more than six feet apart;
(b)
Deciduous trees exceeding two-inch diameter at breast height,
no less than eight feet in height, planted at intervals no more than
10 feet apart with a low-level screen consisting of a combination
of deciduous and evergreen shrubs planted at an initial height of
not less than three feet; or
(c)
Masonry wall or wooden fence with a minimum opacity of 80% and
a minimum height of five feet.
C.
Buffer area maintenance.
(1)
The buffer area shall be provided and maintained by the landowner,
developer or tenant of the said lot between any nonresidential or
mixed-use district or use and contiguous residentially zoned districts,
except where natural or physical man-made barriers exist that will
duplicate the effect of the landscape screen.
(2)
In a buffer area, the existing grade shall be maintained for
a distance of at least eight feet to provide adequate width for plant
material, and the maximum grade in the remainder of the buffer area
shall not exceed three feet horizontal to one foot vertical.
(3)
All plants not surviving three planting seasons shall be replaced.
A.
Intent and purpose. These regulations are intended to maintain ambient
lighting levels as low as possible in order to enhance the Township's
community character and charm and maintain dark skies. Area lighting
should provide good visibility, minimum glare and minimum spillage
onto abutting properties or into the sky. It is the intent of this
section to encourage, through the regulation of the types, kinds,
construction, installation and uses of outdoor electrically powered
illuminating devices, lighting practices and systems to conserve energy
without decreasing safety, utility, security and productivity while
enhancing nighttime enjoyment of property and night skies. These regulations
are intended to be consistent with the requirements of the National
Electrical Code (NEC), as referenced in the International Residential
Code and the International Building Code.
B.
Exterior lighting shall be:
(1)
Architecturally integrated with the character of the associated
structures, site design, landscape and zoning districts;
(2)
Directed downward and shielded, or specifically directed to
walls, landscape elements or other similar features, so that light
is confined within the boundaries of the subject parcel;
(3)
Installed so that lights do not blink, flash or be of unusually
high intensity or brightness;
(4)
Appropriate in height, intensity and scale to the uses and the
site they are serving; and
(5)
Installed in conformance with the provisions of this section,
the Building Code, the Electrical Code, and the site plan approval.
C.
Exceptions. The following outdoor lighting is not subject to the
provisions of this section:
(2)
Lights used for holiday decorations, when displayed during the
period of display of the Township's public holiday decorations.
(3)
Portable temporary lighting used by law enforcement or emergency
services personnel to protect life or property.
(4)
In single-family residential zones, fixtures containing lamps
emitting less than the 1,800 lumens (26 watts for fluorescent lighting,
50 watts for high-intensity discharge, and 100 watts for incandescent),
provided that the light fixture is fully shielded and properly focused
downward to minimize glare and spill light into the night sky and
onto adjacent properties and does not exceed a height of 15 feet.
(5)
Streetlights erected on public or private right-of-way. Streetlight
design is to be in compliance with the Township streetlighting policy.
(6)
Lighting associated with a special event must be approved by
the Peters Township Council.
D.
Lighting standards.
(1)
Parking area illumination levels.
(a)
The minimum maintained illumination requirement is one footcandle
in the general parking areas. "General parking areas" are defined
as being 80% of a parking lot, excluding entrances or traffic lanes
directly in front of store entrances, for commercial zones with a
maximum illumination of eight footcandles and an average not to exceed
three footcandles, in general parking areas. Lighting plans should
be designed so that higher traffic areas have sufficient lighting.
Vertical lamps shall be utilized for lights on poles. Wall-mounted
lights may utilize horizontal lamps, provided that they are fully
shielded. Lenses shall not protrude below the lamp screening material;
that is, sag lenses are not permissible.
(b)
Subject to Planning Commission approval, the minimum maintained
footcandle requirement may be reduced in parking areas which are provided
with a significant level of ambient light; in parking areas that utilize
a lighter colored parking surface, such as concrete; and in parking
areas located along a transition with sensitive land uses. Also, subject
to Planning Commission approval, the minimum maintained footcandle
requirement may exceed one footcandle when necessary for security
or other purposes.
(2)
Entrance lighting. Multifamily residential and nonresidential
development should provide glare-free light fixtures at building entrances
and exits. Nonresidential developments shall provide for lighting
in accordance with this chapter at all vehicle and pedestrian entrances
and on-site vehicle intersections. Entrance lighting may not exceed
a height of 12 feet and must be high-pressure sodium. In order to
promote safety, lighting levels at entrances shall be equal to the
average level of the associated parking lot.
(3)
Spillover lighting. With the exception of light sources that
do not exceed a height of three feet above finished grade, light sources
must be a full cutoff so as to not direct light skyward, and shall
be so arranged by means of filters or shields to avoid reflecting
lighting onto adjoining properties or streets. Lighting fixtures that
do not exceed a height of three feet above finished grade shall be
properly focused to minimize glare and spill light into the night
sky and onto adjacent properties.
(4)
Height.
(a)
In nonresidential zoning districts, the height of parking lot
lighting must be in scale with the building and structure heights
on the site. The lighting between the building and the property line
shall be full cutoff, shielded wall-mounted or shielded freestanding
light poles.
(b)
Building-mounted lights may be mounted no higher than 18 feet
and must be a full cutoff. Lighting may not be mounted above the roofline.
(c)
In all commercial zoning districts as well as the IN Industrial
Zoning District, pole heights shall not exceed 25 feet. For noncommercial
uses, such as a church or a community facility in a residential zoning
district, the height of freestanding light poles shall not exceed
20 feet in height.
(d)
Notwithstanding the above, the height of a freestanding light
fixture shall not exceed the heights listed above. The Planning Commission
has the authority to allow the erection of lighting fixtures in excess
of the light height limits in order to provide compatibility with
adjoining properties and streets. When such lighting is located in
parking areas located along or adjacent to areas with sensitive land
uses, such as residential uses, the Planning Commission has the authority
to limit the height, style, and placement of lights to architecturally
integrate with the character of the site and adjoining land uses.
(5)
Decorative lighting. In the Town Center District, decorative
lighting shall be utilized. Decorative lights shall be placed along
sidewalks in the front and along the public roadway as shown in the
picture below. The decorative light used shall be consistent throughout
the district, and shall comply with Part 6.
|
Figure 500.7
Sample of Decorative Lighting
|
|
(6)
Hours of operation.
(a)
All off-street parking areas associated with multifamily residential,
commercial, industrial, and nonresidential uses shall be illuminated
at night. Multifamily residential lighting systems shall provide the
full illumination required herein throughout the night hours. Nonresidential
uses shall provide the full illumination required during hours the
facility is accessible to customers, employees, and other users with
a maximum of 50% of full illumination provided throughout the remainder
of the night.
(b)
Outdoor lighting used for illumination for walkways, private
roadways and streets, equipment yards and outdoor security may remain
on all night.
(c)
Outdoor lighting used for outdoor sales and eating areas, assembly
or repair areas, signs, recreational facilities and other similar
applications shall be off between the 30 minutes after the closing
of the business and sunrise. Areas which contain approved permanent
outdoor storage may be lighted at 50% of full illumination.
(7)
Permitted lamp fixture types.
(a)
Lighting in parking areas is limited to high-pressure sodium.
Metal halide may be utilized to light architectural elements and pedestrian
walkways.
(b)
Lighting of private recreational facilities in the single-family and multifamily residential zoning districts (LD, WP, CL, MD, VR and RR) shall be directed downward and shielded so that light is confined to the recreation facility and within the boundaries of the property. Lights shall only be on when the facility is in use. Lighting for outdoor recreation facilities is also subject to § 440-601, public, private, and semiprivate recreation facility.
(c)
Lighting for signs shall comply with Part 7.
(8)
The Township of Peters reserves the right to require adjustments
to outdoor lighting after a new site comes on-line and lighting problems
or issues are found to exist.
A.
Parking ratios.
(1)
Any building or structure erected, altered, or used and any lot used or occupied for any of the following purposes shall be provided with the minimum number of parking spaces set forth in Figure 500.8 or 500.9, as determined by the Zoning Officer or Planning Director, unless reserve parking or shared parking are being used or the conditions in Subsection A(4) below apply.
(2)
In addition to the regulations in Figure 500.9, Minimum Off-Street
Parking Space Requirements by Use, the Township may require the developer
to provide up to one visitor space for every two units within a multifamily
development and may require additional parking facilities for recreational
buildings or areas.
(3)
Parking space minimum requirements for uses not provided in
Figure 500.9 shall be determined by the Township Planning Commission
as a component of site plan review and approval.
(4)
Any future change in land use for structures or parts of structures
exceeding 10,000 square feet in gross floor area shall require a recalculation
of the required parking. The recalculation of parking shall be submitted
to and approved by Township Planning staff prior to the change in
use. In the case of shared parking, if the mixture of uses shall change
from the original calculation, a new shared parking calculation shall
be required to be submitted to the Township Planning staff for approval.
(5)
When a parking space minimum requirement must be established
for a commercial center, land development or building exceeding 10,000
square feet in gross floor area in which the uses cannot be reasonably
determined or estimated, the Township may apply the following general
minimums based on gross floor area:
|
Figure 500.8
General Parking Minimums for Use in Unclear Large-Scale Cases
| |
|---|---|
|
Gross Floor Area (GFA)
(square feet)
|
Ratio of Required Spaces to GFA
|
|
10,000 to 24,999
|
1:150
|
|
25,000 to 99,999
|
1:175
|
|
100,000 to 399,999
|
1:200
|
|
400,000 or greater
|
1:250
|
(6)
In any case, the Township reserves the right to adjust the minimum
requirement based on site configuration, context of surrounding area
and any information available on intended land use.
Figure
500.9 - Minimum Off-Street Parking and Loading Requirements by Use
|
Figure 500.9
Minimum Off-Street Parking and Loading Requirements by Use
[Amended 5-13-2019 by Ord. No. 841; 10-11-2021 by Ord. No. 869] | ||||
|---|---|---|---|---|
|
Use
|
Minimum Number of Off-Street Parking Spaces
|
Minimum Number of Loading Spaces
| ||
|
Residential
| ||||
|
Single-family detached
|
2 per dwelling unit
|
N/A
| ||
|
Single-family attached
|
2 per dwelling unit
| |||
|
Multifamily
|
1.5 per dwelling unit
| |||
|
Flat (mixed-use)
|
2 per dwelling unit
| |||
|
Group living facility: Type A
|
1 per 10 residents plus 1 per 2 employees on peak shift plus
1 per 10 residents (guest spaces)
| |||
|
Group living facility: Type B
|
1 per 10 residents plus 1 per 2 employees on peak shift plus
1 per 10 residents (guest spaces)
| |||
|
Mobile home park
|
1 per dwelling unit
| |||
|
Transitional facility
|
1 per 2 residents plus 1 per 2 employees on peak shift
| |||
|
Conservation Residential (CR) and Mixed-Residential (MR) developments
|
1 guest parking space per every 5 residential units; shall be
evenly distributed throughout the development and shall have no more
than 5 contiguous spaces in a single parking area
| |||
|
Agricultural
| ||||
|
Agricultural operations
|
N/A
|
N/A
| ||
|
Farm
| ||||
|
Forestry/woodlot
| ||||
|
Community garden
| ||||
|
Commercial
| ||||
|
Adult-oriented use
|
1 per 100 square feet of gross floor area (GFA)
|
N/A
| ||
|
Bar/nightclub
|
1 per 75 square feet of GFA
|
N/A
| ||
|
Brewpub
|
1 per 75 square feet of GFA
|
N/A
| ||
|
Car wash
|
Automatic wash: 9 stacking spaces per wash unit plus 1 drying
space, plus 1 per employee on peak shift
Self-service wash: 3 stacking spaces per wash unit plus 2 drying
spaces, plus 1 per employee on peak shift
|
N/A
| ||
|
Clinic
|
1 per 200 square feet of GFA
|
N/A
| ||
|
Convenience store
|
1 per 200 square feet of GFA
|
1
| ||
|
Crematory
|
1 per employee on peak shift
|
N/A
| ||
|
Factory authorized automobile dealer
|
1 per 500 square feet of building GFA
|
N/A
| ||
|
Farmers' market
|
N/A
|
N/A
| ||
|
Funeral home
|
1 per 3 seats with viewing rooms
|
N/A
| ||
|
Greenhouse, major
|
1 per 300 square feet of GFA (indoor) plus 1 per 500 square
feet of GFA (outdoor) plus 1 per employee on peak shift
|
N/A
| ||
|
Office
|
1 per 250 square feet of GFA
|
N/A
| ||
|
Office (medical)
|
1 per 250 square feet of GFA
|
▪ Up to 20,000 square feet: 1
▪ 20,001 to 60,000 square feet: 2
▪ Each additional 60,000 square feet or fraction thereof:
1 additional
| ||
|
Office (warehouse)
|
1 per 750 square feet of office GFA
|
▪ Up to 20,000 square feet: 1
▪ 20,001 to 60,000 square feet: 2
▪ Each additional 60,000 square feet or fraction thereof:
1 additional
| ||
|
Restaurant: convenience/fast-food
|
1/75 square feet of GFA plus 1 per 3 outdoor seats
|
N/A
| ||
|
Restaurant: limited/counter service
|
1 per 200 square feet of GFA plus 1 per 3 outdoor seats
|
N/A
| ||
|
Restaurant: full/table service
|
1 per 220 square feet of GFA plus 1 per 3 outdoor seats
|
N/A
| ||
|
Retail store
|
1 per 200 square feet of GFA
|
N/A
| ||
|
Wholesale landscaping
|
1 per 500 square feet of GFA plus 1 per employee on peak shift
|
N/A
| ||
|
Recreation, Education, Public Assembly
| ||||
|
Cemetery
|
1 per 500 square feet of GFA office space plus 1 per employee
on peak shift
|
N/A
| ||
|
Conference and training center
|
1 per 3 persons at maximum legal occupancy
|
▪ Up to 5,000 square feet: 1
▪ 5,001 to 20,000 square feet: 2
▪ Each additional 20,000 square feet or fraction thereof:
1 additional
| ||
|
Equestrian facility
|
1 per 4 stables plus 1 employee on peak shift
|
N/A
| ||
|
Place of worship/assembly
|
1 per 3 seats in primary room of assembly
|
N/A
| ||
|
Private club
|
1 per 100 square feet of GFA
|
▪ Up to 5,000 square feet: 1
▪ 5,001 to 20,000 square feet: 2
▪ Each additional 20,000 square feet or fraction thereof:
1 additional
| ||
|
Recreation facility: private
|
To be determined by Planning Commission followed by a parking
needs analysis
|
To be determined by Planning Commission
| ||
|
Recreation facility: public
| ||||
|
Recreation facility: commercial
| ||||
|
School
| ||||
|
K to 8
|
1 per employee on peak shift plus 1 per classroom
|
N/A
| ||
|
9 to 12
|
1 per employee on peak shift plus 10 per classroom
| |||
|
Studio
|
1 per 400 square feet of GFA
|
N/A
| ||
|
Theater/auditorium
|
1 per 4 seats in each screening room
|
1/500 seats
| ||
|
Services
| ||||
|
Animal kennel
|
1 per 1,000 square feet of GFA plus 1 per employee on peak shift
|
N/A
| ||
|
Animal day care
|
1 per employee on peak shift plus 1 per 6 animals at peak occupancy
|
N/A
| ||
|
Animal grooming and retail operations
|
1 per 200 square feet of GFA
|
N/A
| ||
|
Automobile repair garage
|
3 per service bay plus 1 per employee on peak shift
|
N/A
| ||
|
Automobile gas/service station
|
1 per 500 square feet of GFA plus 1 per employee on peak shift
|
N/A
| ||
|
Bank
|
1 per 300 square feet of GFA plus 1 per employee on peak shift
|
N/A
| ||
|
Bed-and-breakfast
|
1 per guest room
|
N/A
| ||
|
Business services
|
1 per 500 square feet of GFA
|
▪ Up to 5,000 square feet: 1
▪ 5,001 to 20,000 square feet: 2
▪ Each additional 60,000 square feet or fraction thereof:
1 additional
| ||
|
Day-care facility
|
1 per 5 patrons plus 1 per employee on peak shift
|
N/A
| ||
|
Gallery
|
1 per 200 square feet of GFA open to the public
|
N/A
| ||
|
Hospital
|
1 per bed plus 1 per employee on peak shift
|
▪ Up to 5,000 square feet: 1
▪ 5,001 to 20,000 square feet: 2
▪ Each additional 60,000 square feet or fraction thereof:
1 additional
| ||
|
Hotel/motel
|
1 per sleeping room plus additional spaces for accessory uses
(restaurant, bar, etc.)
|
N/A
| ||
|
Nursing care facility
|
1 per 3 patient beds
|
N/A
| ||
|
Personal services
|
1 per 300 square feet of GFA plus 1 per 2 employees on peak
shift
|
1 space
| ||
|
Pharmacy
|
1 per 400 square feet of GFA
|
N/A
| ||
|
Post office
|
1 per 300 square feet of GFA
|
N/A
| ||
|
Public utility facility
|
N/A
|
N/A
| ||
|
Veterinary services
|
1 per 300 square feet of GFA
|
N/A
| ||
|
Industrial
| ||||
|
Compressor station
|
N/A
|
N/A
| ||
|
Conventional gas drilling
|
N/A
|
N/A
| ||
|
Excavating service
|
1 per employee on peak shift
|
N/A
| ||
|
Flex space
|
1 per 300 square feet of GFA
|
1 space
| ||
|
Light assembly
|
1 per 500 square feet of GFA
|
▪ Up to 20,000 square feet: 1
▪ 20,001 to 260,000 square feet: 2
▪ Each additional 60,000 square feet or fraction thereof:
1 additional
| ||
|
Medical marijuana processing facility
|
1 per employee on peak shift
|
N/A
| ||
|
Micro-alcohol production
|
1 per 500 square feet of building GFA
|
N/A
| ||
|
Processing plant
|
1 per 500 square feet of building GFA
| |||
|
Research and development
|
1 per 500 square feet of building GFA
|
N/A
| ||
|
Self-storage facility
|
1 per employee on peak shift plus 1 per 10 storage spaces
|
1 space for each exterior door plus 1/5 interior doors
| ||
|
Unconventional gas drilling
|
Sufficient to allow all associated vehicles to be parked off-street,
as adjudged by the Planning Commission.
|
N/A
| ||
|
Warehouse
|
1 per 2,000 square feet of GFA
|
▪ Up to 5,000 square feet: 1
▪ 5,001 to 20,000 square feet: 2
▪ Each additional 20,000 square feet or fraction thereof:
1 additional
| ||
|
Public Facilities/Infrastructure
| ||||
|
Commercial wireless communications facility
|
1 per facility
|
N/A
| ||
|
Emergency services
|
1 per 250 square feet of GFA
|
N/A
| ||
|
Essential services
|
1 per employee on peak shift
|
N/A
| ||
|
Parking facility
|
N/A
|
N/A
| ||
|
Public works facility
|
1 per 300 square feet of GFA plus 1 per employee on peak shift
|
N/A
| ||
|
Solar energy system: large
|
N/A
|
N/A
| ||
B.
Stacking and queuing spaces.
(1)
In addition to minimum parking requirements established in this
chapter, the following stacking or queuing areas are required:
[Amended 5-13-2019 by Ord. No. 841]
|
Figure 500.10
Stacking and Queuing Spaces
| ||
|---|---|---|
|
Activity Type
|
Minimum Stacking Spaces Per Lane
|
Measured From
|
|
Automated teller machine
|
3
|
Teller
|
|
Bank teller lane
|
4
|
Teller window
|
|
Car wash stall, automatic
|
9
|
Entrance
|
|
Car wash stall, self-service
|
3
|
Entrance
|
|
Coffee shop
|
5
|
Window
|
|
Gasoline pump island
|
2
|
Pump island
|
|
Pharmacy
|
4
|
Window
|
|
Restaurant, drive-through
|
6
|
Order box
|
|
Restaurant, drive-through
|
4
|
Order box to pickup window
|
|
Oil change and quick lube
|
3
|
Per bay
|
|
Other
|
5
|
Determined by Zoning Officer
|
(2)
Required stacking spaces are subject to the following design
and layout standards.
(a)
The size of a stacking or queuing space shall be 19 feet in
length by nine feet in width.
(b)
Each lane shall be clearly defined in a manner that is identifiable
during all seasons.
(c)
Stacking spaces may not impede on- or off-site traffic movements
or movement into or out of off-street parking spaces.
(d)
Stacking spaces must be separated from other internal roadways
for traffic movement and safety.
C.
Parking held in reserve. If the number of spaces required above is
substantially larger than the number of spaces anticipated by the
applicant, then the applicant may hold some of the parking in reserve
in order to avoid unnecessary paving while ensuring adequate area
for potential parking demands.
(1)
Suitable area must be available on the site for 100% of the
parking required above.
(2)
The number of spaces which must be paved initially may be reduced
by up to 50% by the Township Council or Planning Commission. All stormwater
engineering shall be designed based on total parking requirements,
including the reserve.
(3)
Applicants that anticipate a need for more than 120% of the
required parking spaces should design their developments with suitable
area for the balance of the total number of spaces required. These
spaces shall be held in reserve. The reserve parking spaces shall
be constructed by the applicant if and when determined necessary by
the Township Council or Planning Commission, upon recommendation of
the Zoning Officer.
(4)
The Township may require installation of these parking spaces
under the following conditions:
(a)
When there is evidence of a continued overflow of parking as
installed by the applicant.
(b)
When a reevaluation of the parking capacity by the Zoning Officer
shows that future parking needs will not be met. The parking capacity
shall be reevaluated whenever there is a change in use, ownership,
number of employees, number of residents, building size, and/or land
area.
D.
Maximum parking. The maximum amount of permitted parking shall be 150% of the minimum required parking, unless the Township Council or Planning Commission requires installation of additional parking, as outlined in Subsection C above.
E.
Shared parking.
(1)
The parking spaces required in the above standards may be reduced
by an amount determined by the Planning Director when it can be demonstrated
through a parking demand study that sufficient parking is already
available or can be provided by the subject uses through shared parking.
(a)
The parking demand study shall provide evidence about anticipated
parking demand at peak times and the distance relationship between
shared parking spaces and the specific uses to be served.
(b)
Some portion of the shared off-street parking area shall lie
within 200 feet of an entrance, regularly used by patrons, into the
buildings to be served by the shared parking.
(c)
Access and parking easements shall be prepared and recorded
for each property to be served by the shared parking.
(2)
The use of shared parking shall be required when the development
is under the control of a single owner/developer and contains commercial,
retail, office, institutional, or public uses with staggered peak
parking demands. A parking demand study is encouraged for all development
and redevelopment to optimize available parking resources, minimize
construction and maintenance costs and enhance community character.
(3)
The minimum amount of shared parking required shall be calculated
by the Township according to the shared parking calculator maintained
by the Planning Department.
F.
Accessibility requirements.
(1)
The quantity of handicapped spaces for a land development shall
be included within the total number of parking spaces required.
(2)
The proportion and access of handicapped spaces required by
a land development shall conform to the requirements of the Americans
with Disabilities Act (ADA) Accessibility Guidelines, US Access Board.
(3)
One in every eight accessible spaces, but not less than one,
shall be served by an access aisle a minimum of 96 inches wide and
shall be designated as "van accessible."
(4)
All signage designating accessible spaces shall be in accordance
with the Americans with Disabilities Act (ADA) and the Pennsylvania
Vehicle Code requirements.
G.
Design and layout.
(1)
Surface parking areas provided on-site for new development shall
be located at the side, to the rear or at the face of a building that
does not front along a street. Corners of primary street intersections
shall be avoided in the location of parking lots, as shall the space
between a building and the adjacent street frontage it faces. Partial
or full underground parking may be used.
(2)
The Township Council or Planning Commission shall approve one
of the following incentives for parking lots in land or building redevelopment
that provides a minimum of 80% of the required parking spaces between
the building(s) rear face and rear lot line or side face(s) and side
lot line(s):
(3)
Where parking lots are allowed to locate, or remain between
the face of a building and its street frontage, a five-foot-wide planting
area shall be provided between the parking lot and the street right-of-way.
H.
Surface parking area specifications.
(1)
Off-street parking spaces provided in a surface parking lot shall not be located any closer than 10 feet to the right-of-way line of a public or private roadway. The area between the right-of-way and off-street parking spaces shall be seeded and planted with shrubbery, trees or other landscaped barrier that will prevent the shining of lights from the parking area onto the roadway and in accordance with § 440-504 as appropriate.
(2)
Parking lot interconnections shall be required. In all commercial,
industrial, and mixed-use districts, the landowner and/or developer
shall provide a two-way access point in the side yard. If development
exists on an adjacent lot, then the access point shall be located
so that the maximum traffic flow between parking lots can ultimately
occur.[1]
[1]
Editor's Note: Former Subsection B(3), at least 50% of all
parking spaces required within a multifamily development shall be
roofed and enclosed on three sides, which immediately followed this
subsection, was repealed 4-24-2023 by Ord. No. 892. This ordinance also renumbered
former Subsection B(4) and (5) as Subsection B(3) and (4), respectively.
(3)
If more than 50% of the use's required parking is located between
a public right-of-way line and the front facade of a building, the
front yard buffer area shall be a minimum of 25 feet.
I.
Parking garage/structure specifications.
(1)
No parking garage/structure shall exceed 35 feet in height above
the average ground level immediately adjacent to the parking garage/structure.
(2)
Parking garages/structures shall be included in all building
and net site coverage calculations.
(3)
Parking garages/structures shall be illuminated in conformance with the requirements of § 440-506.
(4)
Parking structures shall conform to the yard setbacks of a principal
building as defined in this chapter.
J.
Parking within residential development. Private off-street parking
areas shall be used exclusively for the parking of noncommercial vehicles
and motorcycles owned and used by the occupants of the premises, including
residents, tenants, employees and employers.
K.
Mixed-use district parking; applies to McMurray Town Center, Mixed-Use
Activity Center and Mixed-Use Village.
(1)
For development on a lot that includes a mixture of nonresidential
and residential uses for which individual uses cannot be reasonably
determined or estimated, 3.5 spaces per 1,000 square feet of gross
floor area minus 10% of the total number of spaces shall be provided.
(2)
When adjacent to a public road right-of-way, an individual surface
parking lot shall be equal to or less than 200 feet in length. No
more than 50% of the lot's frontage to a public right-of-way shall
be used for parking.
(3)
If more than one parking lot exists in a development and two
or more of the development's parking lots commonly share the same
side of a public right-of-way, then one of the following shall occur
between the parking lots:
(a)
Landscape planting shall be provided for a minimum of 100 feet
in length along the right-of-way between the two parking lots. The
planting area shall be 20 feet minimum in depth. No parking spaces
shall be constructed between the landscape area and the public-right-of-way.
Driveway access shall be permitted to be constructed between the landscape
area and the public right-of-way. The plantings shall be a mix of
deciduous and evergreen plantings. Species reaching a mature height
of less than three feet shall not exceed 40% of the total planted
area.
(b)
The lot's principal building shall be located between the parking lots. If the building is less than 60 feet in width, then the required landscape planting for the building's perimeter shall be extended beyond this district's standard minimum width so that the building width plus landscape width equals a minimum of 80 feet. An illustration of this typical relationship is included within Part 12, Appendixes, of this chapter.
(4)
Parking lots for nonresidential uses shall not be constructed
in the area between a building's front facade and the lot's front
lot line.
(5)
Structured parking shall be permitted within mixed-use districts.
Parking structures shall be considered a building that is an accessory
to the principal use of a site and shall not be included in the site's
floor area ratio (FAR) calculation.
(6)
Surface parking shall be permitted within the floodplain of
a mixed-use district, provided that:
(a)
Disturbance to the floodplain is in conformance with regulations
stipulated by the Federal Emergency Management Administration (FEMA),
the Department of Environmental Protection (DEP) and the Township
Engineer.
(b)
A stormwater management facility or equivalent facility as approved
by the Township Planning Commission is provided below pervious parking
surfaces or adjacent to an impervious parking surface for the management
and control of the parking lot's stormwater runoff.
(c)
To minimize damage to the lot on which the parking is constructed
and properties downstream, the Township encourages the landowner and/or
developer to incorporate best managements practices as outlined in
the Pennsylvania Handbook of Best Management Practices for Developing
Areas.
L.
Loading requirements.
(1)
General standards. The proportion of loading spaces shall be
provided in accordance with Figure 500.9, Minimum Off-Street Parking
and Loading Requirements by Use.
(2)
Adequate area that is screened from public view shall be provided for dumpsters and the disposal of waste. Dumpster locations shall be in the rear of a parking lot out of view from public streets where feasible. An illustration of this is provided in Part 12, Appendixes, of this chapter. Off-street loading and unloading space(s) with proper and safe access from the street, service street, or parking lot shall be provided on each lot where it is deemed necessary by the Township Planning Commission. Each loading space shall:
(a)
Accommodate the size vehicles expected to frequent the site,
providing adequate clearance and maneuvering area in accordance with
good engineering practices.
(b)
Have a paved surface to provide safe and convenient access during
all weather conditions.
(c)
Not be located between the street right-of-way line and the
building set back line.
(d)
Not use spaces or aisles for required parking for loading and
unloading purposes, except during hours when business operations are
suspended.
(e)
Be designed so that vehicles will not back in or out on any
public right-of-way.
(f)
Not in any way block the effective flow of persons or vehicles
or block any fire lane or fire protection apparatus.
A.
General standards.
(1)
Off-street parking spaces with the proper and safe access shall
be provided within a structure or in the open to serve adequately
the uses on each lot within a district. Parking spaces shall be so
arranged that no vehicle will back out on any public right-of-way
or into an entrance driveway within 20 feet of a street cartway. Stacked
spaces are prohibited except for display vehicles.
(2)
For purposes of designing the layout of off-street parking facilities, the following minimum design standards shall be observed: (See diagram in Part 12, Appendixes, of this chapter.)
|
Figure 500.11
Minimum Off-Street Parking Width
| ||||
|---|---|---|---|---|
|
Parking Angle
(degrees)
|
One-Way
Aisle Width
(feet)
|
Two-Way
Aisle Width
(feet)
|
Stall Width
(feet)
|
Stall Length
(feet)
|
|
Parallel
|
15
|
24
|
8
|
23
|
|
Up to 37°
|
13
|
24
|
9
|
18
|
|
38° to 57°
|
15
|
24
|
9
|
18
|
|
58° to 74°
|
18
|
24
|
9
|
18
|
|
75° to 90°
|
24
|
24
|
10
|
20
|
|
Stacking spaces for drive-through or drive-up facilities
|
9
|
19
| ||
(3)
Parking lots for buildings used exclusively for offices may
designate up to 1/3 of the required spaces for compact cars in perpendicular
spaces of nine feet by 18 feet, provided that the area is identified
with signs.
B.
Parking lots shall:
(1)
Have an impervious paved surface as required in § 440-503. However, Grasscrete, Monoslab, or equal may be used in place of impervious paving in lightly traveled areas with the permission of the Township Planning Commission.
(2)
Have parking stalls clearly delineated by painted lines or markers.
(3)
Be provided with guide rails or wheel stops when necessary for
safety or protection of adjacent structures, landscaped areas, or
downward slopes.
(4)
Have all vehicular entrances and exits clearly designated for
all weather conditions.
(5)
Be adequately lighted if used during evening hours.
(6)
Be approximately level, except for necessary drainage purposes.
The maximum permissible slope of any parking area shall be 7%. If
parking spaces are provided in an area which exceeds 5%, all such
spaces shall be perpendicular to the contour lines of the area.
These regulations have been designed to permit reasonable use
of lots, to protect the public health and safety, to preserve the
aesthetic appearance of the zoning districts and to protect the integrity
of the area and bulk regulations in this chapter. Outdoor displays
and storage of any type shall not be permitted unless such displays
and storage are accessory to the approved occupancy conducted on the
premises, follow the regulations specified in this section, or as
are otherwise specified in this chapter.
A.
Outdoor displays.
(1)
A single sample of merchandise may be displayed outdoors in
the nonresidential district, provided that:
(a)
It does not occupy buffer areas, parking spaces, driveways,
or interfere with traffic flow on the lot;
(b)
It does not damage or obscure landscaping;
(c)
It leaves a clear pedestrian path of six feet;
(d)
It does not obstruct visibility (See § 440-600L.);
(e)
It is of a type, size and design which will maintain and preserve
the character, aesthetics and lot values in the zoning district in
which such display shall be maintained; and
(f)
It does not constitute a structure.
(2)
No display of cars for sale (excluding auto dealers) shall occur
on commercial property.
B.
Outdoor storage.
(2)
Propane. All liquefied petroleum gas containers or tanks of 500 pounds or more shall be installed in accordance with the National Fire Protection Association Bulletin No. 58, 12972, as amended, the Regulations for Liquefied Petroleum Gas of the Pennsylvania Department of Labor and Industry, and any applicable federal regulations. In addition, all bottled gas cylinder, tank or container installations, regardless of size or locations, shall be protected from tampering and/or damage as required by the Township Fire Marshal and the Fire Prevention Code. (See Chapter 165, Article II.) Installations shall be screened from view in any such manner specified by the Zoning Officer that does not conflict with the above cited regulations.
(3)
General Commercial District and Industrial District.
(a)
Merchandise.
[1]
Temporary outdoor storage of merchandise of a seasonal nature
shall be permitted by special permit if:
[2]
The permanent outdoor storage of merchandise is prohibited and
all operations of a business shall take place within a closed building,
unless otherwise specified. "Permanent" shall mean merchandise normally
stocked for that business and replenished from new stock on a regular
basis.
(b)
Vehicles. Company vehicles operated daily in connection with a business may be parked on the premises after business hours. Fleets of company vehicles (three or more) operated daily in connection with a business cannot be parked on the premises after business hours if they exceed the size of a pickup truck or panel van. All other vehicles, except licensed school buses, shall remain on the premises only long enough to load, unload, or perform other functions incidental to the conduct of business. Vehicles for sale or rent and automobile repair garages are regulated by § 440-601.
(c)
Shopping cart storage. Any establishment which furnishes carts
or mobile baskets as an adjunct to shopping shall provide definite
areas within the paved areas for storage of said carts. Each designed
storage area shall be clearly marked for storage of shopping carts.
Shopping carts shall be collected regularly and not create a safety
hazard.
(4)
No outdoor storage shall be conducted in any residential districts.
(5)
Outdoor storage shall not occur in a front yard or yard adjacent
to a residential district.
(6)
If outdoor storage exceeds 150 square feet, the landowner or
developer shall file a special permit with the Township Planning Department.
(7)
Outdoor storage of merchandise related to a farm shall conform
to the provisions of Part 6.
A.
The peak hour trip calculations shall be defined by the guidelines
and procedures outlined in the most current edition of the Institute
of Transportation Engineers (ITE) Trip Generation Handbook and the
ITE Trip Generation Manual.
B.
The threshold requirement for a traffic impact study is 75 peak hour
trips. This shall apply regardless of the type of land use proposed.
A study may also be required of the developer even if the threshold
is not met when the development is located in an area with known traffic
deficiencies. The study shall determine what, if any, improvements
will need to be constructed and maintained as part of the development.
The study shall be prepared in accordance with the requirements of
this chapter. The Planning Director may waive the study requirement
for an individual development, where said development was incorporated
as part of a previously approved traffic impact study.
C.
Technical aspects of the traffic impact study should be performed
in accordance with the most recent edition of PennDOT's Policy and
Procedures for Transportation Impact Studies and the most recent edition
of ITE's Recommended Practice for Traffic Access and Impact Studies
for Site Development.
D.
The traffic study shall be signed and sealed by a licensed engineer
from the Commonwealth of Pennsylvania with experience in traffic engineering.
E.
Traffic impact study process. Prior to beginning a traffic impact
study, the landowner and/or developer shall submit a proposed scope
of services to the Planning Director for review and approval. If the
scope of study includes access to any state highway, a traffic study
scoping meeting should be held jointly with PennDOT. The traffic impact
study shall include the following if determined to be appropriate
by the Planning Director:
(1)
A brief description of the proposed project in terms of land
use and magnitude.
(2)
An inventory and analysis of existing roadway and traffic conditions
in the site environs including:
(a)
Roadway network, roadway classification, and traffic control.
(b)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT); data collection to be conducted in accordance
with the data collection and analysis methodologies outlined in PennDOT
Publication 46 Traffic Engineering Manual.
(c)
Planned roadway improvements by others.
(d)
Level of service as defined by the current edition of the Transportation
Research Board's (TRB) Highway Capacity Manual approved for use in
Pennsylvania by PennDOT; level of service to be reported by lane group,
approach, and overall intersection.
(e)
Other measures of existing roadway adequacy, i.e., lane widths,
shoulder widths, speed limits, crash history, geometric review, driveway
sight distance, intersection sight distance, etc.
(3)
Proposed site-generated traffic volumes in terms of:
(a)
Peak hours and ADT (by development phase if required) including
any pass-by trip calculations and internal capture calculations outlined
in the most current edition of the Institute of Transportation Engineers
(ITE) Trip Generation Handbook and the ITE Trip Generation Manual.
(b)
Arrival/departure distribution to be approved by the Planning
Director.
(c)
Site traffic volumes on study roadways.
(4)
An analysis of future traffic conditions including:
(a)
Future opening year no build and combined traffic volumes (site
traffic plus future background roadway traffic). Opening year is the
projected year of opening for the proposed development or change in
use. For phased developments, the Planning Director will determine
which year or years are to be analyzed.
(b)
Future design year no build and combined traffic volumes (site
traffic plus future roadway traffic). Design year is projected to
five years beyond the expected opening year of the development/change
in use. In the case of a phased development, the design year shall
be five years beyond full buildout of the final phase of the development.
The Planning Director may waive the analysis of the design year if
the overall development generates fewer than 3,000 trips per day or
fewer than 100 entering or 100 exiting trips during the peak hour
of the development.
(c)
Level of service as defined by the current edition of the Transportation
Research Board's (TRB) Highway Capacity Manual approved for use in
Pennsylvania by PennDOT; level of service to be reported by lane group,
approach, and overall intersection.
(d)
A pavement analysis of roadways which are projected to experience
significant increase in ADT volumes off-site.
(e)
Other measures of future roadway adequacy: lane widths, shoulder
widths, speed limits, geometric review, driveway sight distance, intersection
sight distance, etc.
(f)
Traffic signal warrants in accordance with PennDOT procedures
outlined in the current edition of PennDOT Publication 212 Official
Traffic Control Devices and PennDOT Publication 46 Traffic Engineering
Manual.
(g)
Queuing analysis and turn lane warrants in accordance with a
methodology outlined in the current edition of PennDOT Publication
46 Traffic Engineering Manual.
(h)
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
(i)
Roadway levels of service on roadway segments within the defined
study area as defined by the current edition of the Transportation
Research Board's (TRB) Highway Capacity Manual approved for use in
Pennsylvania by PennDOT.
(5)
A description of future levels of service and their compliance
with standards for traffic capacity of streets, intersections and
driveways. New streets shall be designed for adequate traffic capacity
defined as follows, all referenced by the current edition of the Transportation
Research Board's (TRB) Highway Capacity Manual approved for use in
Pennsylvania by PennDOT.
(a)
Traffic capacity level of service (LOS) shall be based upon
future design year analysis.
(b)
New or modified (a new approach created) unsignalized intersections
or driveways which intersect streets shall be designed for an overall
LOS C or better unless otherwise specified by the Planning Director.
Additional mitigation or turn restrictions may be imposed if individual
lane groups or approaches are LOS E or LOS F at a new/modified unsignalized
intersection or driveway.
(c)
New or modified (a new approach created) signalized intersections
shall be designed for an overall LOS C or better, unless otherwise
specified by the Township. Additional mitigation may be required if
individual lane groups or approaches are LOS E or LOS F at a new/modified
signalized intersection.
(d)
Existing intersections impacted by development traffic shall
maintain a minimum overall LOS D, or, if future base (without development
traffic) overall LOS E then mitigation shall be made to maintain overall
LOS E with development traffic. If future base overall LOS F, then
any degradation in terms of overall vehicle delay shall be mitigated.
Additional mitigation may be required by the Planning Director if
critical lane groups or approaches degrade below LOS D (i.e., LOS
E or LOS F).
(e)
New streets shall be defined for a minimum LOS C.
(f)
Existing roadway segments impacted by development traffic shall
maintain a minimum LOS D for each direction, or, if future base (without
development traffic) LOS E or LOS F then degradation in LOS shall
be mitigated.
(g)
If sufficient evidence is provided that the above LOS criteria
cannot be met with reasonable mitigation, then the Planning Director
may modify LOS requirements thought the use of a ten-second variance
in accordance with the most recent edition of PennDOT's Policy and
Procedures for Transportation Impact Studies or the Planning Director
may waive the LOS requirements altogether. If the LOS requirements
are waived by the Planning Director, an alternative transportation
mitigation as described in PennDOT's Policy and Procedures for Transportation
Impact Studies maybe be required by the Planning Director.
(h)
When access is onto a state road, the LOS criteria shall be
consistent with PennDOT requirements.
(6)
A description and analysis of the proposed access plan and site
plan including:
(a)
Access plan including analysis of required sight distances using
PennDOT criteria and description of access roadway, location, geometric
conditions, ADA compliance, and traffic control.
(b)
On-site circulation plan showing parking locations and dimension,
loading access, traffic circulation, pedestrian circulation, ADA compliance
and traffic control.
(c)
For new residential developments with roadways proposed to be offered for dedication to the Township, a transportation plan showing proposed internal traffic control and compliance with the Township's traffic calming standards for new development (Chapter 385: Traffic Calming Standards, Attachment TC-01 through TC-09; §§ 376-9; 376-16; and 385-37N) shall be provided.
(7)
Traffic circulation mitigating action plan shall include:
(a)
Project features relative to site access and on-site circulation
that could be modified to maximize positive impact or minimize negative
impact.
(b)
Off-site improvement plan depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
F.
Traffic control devices and other traffic improvements. Whenever,
as a result of additional traffic generated by a proposed development,
the traffic impact study determines the need for a traffic signal
or regulatory sign, additional traffic lanes (acceleration, deceleration
or turning) or other traffic improvements to be constructed on the
landowner and/or developer's property or on the property abutting
the landowner and/or developer's property, the landowner and/or developer
shall, as a condition to approval of the final plat, agree to construct
the improvements at the landowner and/or developer's cost, or in lieu
thereof, and with the written consent of the Township, reimburse the
Township for the cost of the improvements.
G.
Wherever ITE, TRB, or PennDOT publications are referenced in this
section, it shall be assumed that the most recent edition of such
publications or in the event that a publication has been superseded
by another manual/publication/handbook, the most recent edition of
the successor publication is to be used to satisfy the requirements
of this section. The Planning Director shall make the final determination
regarding any standards, methodologies, or publications to be used
in the preparation of the traffic impact analysis.
Vegetation preservation applicable to a landowner and/or developer
of a land development is governed by the specifications in this section
and the provisions of the Pennsylvania Municipalities Planning Code.
A.
Vegetation preservation. The removal of trees, shrubbery, foliage,
grass or other natural growth shall be permitted when in conformance
with the provisions of this chapter or any other chapter of the Township
regulating land use, development and logging as approved by the Township
Council. The activity of grubbing (defined as the cleaning of underbrush
from a well-treed area) shall be permitted with the expressed approval
of the Planning Director. A landscape plan shall be prepared and submitted
at the time of subdivision and/or land development application, bearing
the seal of a registered landscape architect.
B.
Cutting and clearing of vegetation; violations and penalties.
(1)
Forestry activities of timber harvesting and/or logging, whether by clear-cutting, selective cutting or other common practice, shall be permitted in any zoning district. All forestry activities shall comply with Chapter 402, Trees, Article I, Logging and Timber Harvesting, of the Peters Township Code of Ordinances.
(2)
The cutting of trees and/or clearing of vegetation within the maximum buffer area which could be applicable to the lot, as required by § 440-505, or within the minimum building setback as required by Part 4, whichever is greater, unless incidental to imminent development, is prohibited. Grubbing activity, as defined in Subsection A, is permitted where the purpose is to improve the appearance of the lot.
(3)
"Imminent development" shall be considered to be development
which is reasonably expected to commence and for which there are realistic
plans to commence on a minimum basis of eight hours per day, 40 hours
per week (utilizing a standard workweek basis of five on, two off)
within 60 days of the completed cutting activities and for which a
subdivision or land development plan or plat and a conceptual landscape
plan has been submitted and approved by the Township.
(4)
The penalty for violating this section shall be a maximum of
$500 for each day in excess of 60 that the cleared lot is not subject
to significant development activities, as defined above, unless the
lack of significant development for time in excess of 60 days following
the clearing of the lot occurred for reasons other than a lack of
reasonable expectations as to when development would and could commence
and/or a lack of realistic plans for the commencement of development.
This language is not intended to prohibit the cutting of diseased,
dead or dying plants or trees, the development of flower or vegetable
gardens or the removal of single trees or clumps of vegetation for
aesthetic, safety or other concerns. It does prohibit the mass or
large-scale defoliation of a lot preparatory to development until
shortly before the proposed development actually takes place.
(5)
In addition to any other remedy available to the Township and
in the event that the construction of structures and/or infrastructure
on the site does not commence despite an approved land development
plan within six months of the completion of the clearing operations
as determined by the Township, the disturbed site shall be reforested
in accordance with requirements for the applicable buffer area or,
if in the area of any required minimum setback not within a required
buffer area, in accordance with the spacing and planning variety required
for Buffer Area A. Should this six-month period fall during a season
not conducive to planting, the Township may permit the developer and/or
landowner to delay this reforestation until a time more conducive,
but shall commence, in no case, any later than April 1. Furthermore,
at the time of the land development plan or plat approval, the Township
shall require that a performance bond be provided, in the favor of
the Township, to guarantee this reforestation, in an amount approved
by the Township Engineer. The lot must be reforested with a species
comparable to the predominant species on the lot prior to the commencement
of the clearing operations.
(6)
The landscape plan required by § 440-504 shall show the location and species of all existing trees six inches in diameter at breast height (dbh). All such trees shall be marked in the field in order that they may be inspected by the Township. Applicants are encouraged to maximize the retention of all healthy existing trees six inches or more dbh. All trees, including those not listed by the Township Planning Department, are subject to approval by the Township Planning Department with respect to health, location and species type. Trees to be preserved should not be disturbed within the dripline. Any change to the existing grade within the dripline shall disqualify the opportunity for credits. A developer preserving existing approved trees shall be entitled to the following credits from the buffer area requirements of § 440-505:
(a)
Eighteen-inch dbh or greater tree located in required buffer
areas: six trees.
(b)
Eighteen-inch dbh or greater tree located outside required buffer
areas: seven trees.
(c)
Twelve-inch to eighteen-inch dbh located in required buffer
areas: four trees.
(d)
Twelve-inch to eighteen-inch dbh located outside required buffer
areas: five trees.
(e)
Six-inch to twelve-inch dbh tree located in required buffer
areas: two trees.
(f)
Six-inch to twelve-inch dbh tree located outside required buffer
areas: three trees.
B.
Nongravity walls and fences.
(1)
Fences and nongravity walls may be used for privacy, protection
or screening, but shall not be used in lieu of landscape screening
in buffer areas.
(2)
Any fence or nongravity wall forward of the building set back
line shall be no higher than four feet, shall not be a privacy or
chain-link fence and shall not encroach into the street right-of-way.
Fences and non-gravity walls in side and rear yards shall not exceed
a height of six feet. Fence height measurements shall not include
projections above fence posts, decorative features, or other protrusions.
A permit to erect a nongravity wall and/or fence shall be required
in accordance with the regulations of the Township Planning Department.
Athletic fields and similar recreation facilities are exempt from
the six-foot height restriction. (See Part 6.)
C.
Fences.
(1)
Fences shall be defined to include a front and back face. The
finished side of the fence shall be considered the front face and
the front face shall be oriented toward the exterior of a lot so that
a maximum of 80% of each structural member of the fence, unless a
split rail fence, shall be visible from an adjacent lot.
(2)
Privacy fences shall include fences with slat spacing of less
than one inch.
(3)
No fence in the residential zoning districts shall be barbed
wire or electric, excluding use on a farm.
(4)
No privacy or chain link fence may be constructed forward of
the front setback lines.
(5)
No front yard fence shall exceed four feet in total height (measured
from the ground to the highest point of fencing material).
(6)
No side or rear fence shall exceed six feet in total height
(measured from the ground to the highest point of fencing material).
(7)
Fences, including decorative fencing, shall not have unprotected
spikes or similar components.
A.
Requirement. Sidewalks shall be provided on any lot and/or land development
plan where the Planning Commission recommends them for public safety.
B.
Unless approved by the Township Council, sidewalks within the MA
(MA.1 and MA.2), TC, VC and VM Districts shall, at a minimum, be constructed
within the front buffer area and shall be aligned so that the amount
of contiguous planting area in the buffer area is maximized.
C.
If a sidewalk exists in an adjacent lot's buffer area, the landowner
and/or developer shall connect the sidewalk to the adjacent lot's
existing sidewalk.
D.
Sidewalks internal to a land development shall be designed to minimize
conflicts between pedestrians and vehicles.
E.
Walkways shall be provided between plaza areas, parking areas and
a lot's principal structure.
F.
In the MA (MA.1 and MA.2), TC, VC and VM Districts, a minimum of
one sidewalk connection shall be provided between a public road right-of-way
and the principal building entrance or an alternative point of egress/ingress
as approved by Township Planning Commission.
Farms and general agricultural regulations. Unless otherwise
controlled within this chapter, operations involving the use of buildings
and land for farming, gardening, nurseries, major and/or minor greenhouses,
seasonal living, riding academies, animal kennels, livery or boarding
stables, stock raising, dairying and poultry shall be permitted only
on a farm in a R-1A District, subject to the following regulations:
A.
The minimum size of a farm shall be 10 acres.
B.
Storage of manure and/or odor- or dust-producing substances shall
not be permitted within 200 feet of any property line.
C.
All grazing or pasture area utilized for farming/agriculture purposes
shall be fenced.
D.
A greenhouse shall not be operated within 100 feet of any property
line.
E.
Buildings or kennels in which animals or poultry are kept shall not
hereafter be erected within 200 feet of any lot line, provided that
this shall apply to buildings housing more than two dogs or other
household pets.
F.
Additional farm buildings other than the principal dwelling unit
shall not be constructed closer than 50 feet to any property line.
H.
The display and sale of farm products shall be permitted, provided that signs conform to the requirements of Part 7 of Chapter 440 of the Charter and Code of Peters Township, Pennsylvania. If conducted from a portable stand, the stand shall be located at least 25 feet from the road right-of-way and removed at the end of the growing season. If business is conducted from a permanent stand, the stand shall be located at least 50 feet from the road right-of-way.
I.
Agricultural activities shall be required to provide for the safe management of stormwater runoff in accordance with the applicable standards and criteria of the Township Stormwater Management Plan and the stormwater management requirements of the Township Subdivision and Land Development Ordinance (Chapter 385). The submission and approval of a stormwater management plan, as required by Chapter 371, Stormwater Management, shall be waived for agricultural activities (including nurseries and forest management operations) that have an erosion and sedimentation control plan approved by the County Conservation District.
J.
The owner(s) and operator(s) of a farm shall incorporate best management
practices as outlined in the Pennsylvania Handbook of Best Management
Practices for Developing Areas to minimize negative impacts of erosion,
siltation and surface water and groundwater contamination.
K.
No more than eight seasonal living quarters per 100 acres shall be
permitted to be located on a farm or agriculture lot, where the dwellings
are utilized for employees of business conducted on the lot.
