[Ord. No. 11/10/2008, § 500]
The provisions of this Part represent standards and regulations that shall be applied to all uses in addition to those established for the applicable zoning district. These regulations are to be used either in common in all zoning districts or are to be applied to specific situations as stated herein.
[Ord. No. 11/10/2008, § 501]
1. 
No yard or lot existing at the time of passage of this chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet at least the minimum requirements established in Part 3, "District Regulations," of this chapter. In addition, all provisions set forth for lots in the Subdivision and Land Development Ordinance in effect in North Centre Township shall be met.
2. 
Every principal building erected shall be located on a lot as defined. There shall not be more than one principal residential building and its accessory structures on one lot, except in the case of multifamily housing developments, open space residential developments, mobile home parks, or other land developments approved pursuant to the requirements of the Subdivision and Land Development Ordinance in effect in North Centre Township.
3. 
Every lot created shall be adjacent to a public street or shall have access to a public street via a private street or right-of-way approved pursuant to the requirements of the Subdivision and Land Development Ordinance in effect in North Centre Township.
4. 
Lot width shall be measured at the minimum required front building setback line, except that lots located on cul-de-sac turnarounds or curves in the road or lots of unusual shape may have widths less than those required provided that the average of the front and back lot line is equal to or greater than the required lot width. In no case however, shall the front lot line have a width of less than 50 feet measured at the front setback line.
5. 
No portion of a lot included in a street right-of-way shall be included in calculating the lot's area.
6. 
No space applied or necessary under this chapter to satisfy the yard and area requirements in relation to any building or use, whether now or subsequently built or conducted, shall be counted or used as part of the required open space or area in relation to any other building or use.
[Ord. No. 11/10/2008, § 502]
1. 
Projections.
A. 
Chimneys, fireplace flues, air conditioner condenser units, cornices, eaves, gutters, steps or bay windows may project into any required yard, but not more than three feet.
B. 
Porches, decks, loading docks, and attached carports, whether enclosed or unenclosed, shall be considered part of the main building and shall not project into any required yard.
2. 
Front Yards.
A. 
Front yard setbacks shall be as set forth in Part 3, "District Regulations," and shall be measured from the edge of the adjoining street right-of-way. Where a lot has no road frontage, the front yard setback shall be measured from the edge of the front property line, or in the case of a "flag lot," the front yard requirement shall be measured from the edge of the longest lot line opposite the rear lot line.
B. 
When an unimproved lot is situated between two improved lots, each having a principal building which extends into the required front yard, the front yard of such unimproved lot may be the same depth as the average of the two adjacent improved lots.
C. 
In any district, where 50% or more of the frontage of the block upon which a proposed building is to be located is already improved with buildings having front yards less than the depth required for that district, then the front yard of the unimproved lot may be the same depth as the average of the front yards for the remainder of the block.
D. 
In any district, where 50% or more of the frontage of the block upon which a proposed building is to be located is already improved with buildings having front yards greater than the depth required for that district, then the front yard of the unimproved lot may not be less than the average of the front yards for the remainder of the block.
E. 
Where an addition is proposed for an existing principal residential building which extends into the required front yard setback area, the addition may be authorized by the Zoning Officer so long as the addition extends no further into the required front yard than the existing structure and is no closer than 10 feet to the edge of the adjoining street right-of-way (or front property line where the lot has no road frontage). [See also § 27-901, Subsection 1D(2), of this chapter for extensions or enlargements proposed for nonconforming buildings or structures.]
F. 
Accessory buildings or structures may not be erected or located within any required front yard setback area, except for fences (as provided in § 27-505, Subsection 3, below), signs (as regulated in Part 7), or as may be provided otherwise in Part 4, "Supplementary Use Regulations," for specific uses. (See also § 27-505, Subsection 2, for additional standards pertaining to accessory buildings or structures.)
G. 
Off-street parking and loading areas may be located within the required front yard setback area, but only as provided in Part 8 of this chapter.
3. 
Side Yards.
A. 
Side yards shall be measured from the edge of the, side property line or from the edge of the right-of-way of any adjoining street or alley.
B. 
On a corner lot, the side yard abutting the street shall have a width equal to the required front yard depth for the district in which the lot lies.
C. 
Where an addition is proposed for an existing, principal residential building which extends into the required side yard setback area, the addition may be authorized by the Zoning Officer so long as: the addition extends no further into the required side yard than the existing structure; it does not obstruct the clear sight triangle of an intersection; and it is no closer than 10 feet to any property line nor closer than 20 feet to the center line of any adjoining alley. [See also § 27-901, Subsection 1D(2), of this chapter for extensions or enlargements proposed for nonconforming buildings or structures.]
D. 
Accessory buildings or structures may not be erected or located within any required side yard setback area, except for fences (as provided in § 27-505, Subsection 3, below), signs (as regulated in Part 7), or as may be provided otherwise in Part 4, "Supplementary Use Regulations," for specific uses. Where a side yard is adjacent to an alley, all accessory structures shall be set back a minimum of 20 feet from the center line of the alley. (See also § 27-505, Subsection 2, for additional standards pertaining to accessory buildings or structures.)
E. 
Off-street parking and loading areas may be located within the required side yard setback area, but only as provided in Part 8 of this chapter.
4. 
Rear Yards.
A. 
Rear yards shall be measured from the rear property line or from the edge of the right-of-way of any adjoining street or alley.
B. 
Where an addition is proposed for an existing, principal residential building which extends into the required rear yard setback area, the addition may be authorized by the Zoning Officer so long as: the addition extends no further into the required rear yard than the existing structure; it does not obstruct the clear sight triangle of an intersection; and it is no closer than 10 feet to any property line nor closer than 20 feet to the center line of any adjoining alley. [See also § 27-901, Subsection 1D(2), of this chapter for extensions or enlargements proposed for nonconforming buildings or structures.]
C. 
Accessory buildings or structures may be erected or located within a rear yard, but only as set forth in Part 3, "District Regulations." No accessory buildings or structures shall however be located within a required rear yard setback area except for fences (as provided in § 27-505, Subsection 3, below), signs (as regulated in Part 7), or as may be provided otherwise in Part 4, "Supplementary Use Regulations," for specific uses. Where a rear yard is adjacent to an alley, all accessory structures shall be set back a minimum of 20 feet from the center line of the alley. (See also § 27-505, Subsection 2, for additional standards pertaining to accessory buildings or structures.)
D. 
Off-street parking and loading areas may be located within the required rear yard setback area, but only as provided in Part 8 of this chapter.
[Ord. No. 11/10/2008, § 503]
1. 
The maximum height regulations set forth in Part 3, "District Regulations," shall not apply to spires, belfries, cupolas, chimneys, ventilators, skylights, flag poles, utility poles, solar collectors or related equipment, and ornamental or other necessary mechanical appurtenances normally associated with homes, churches and similar establishments. Such appurtenances shall however be erected only to such height as is necessary to accomplish their intended purpose and shall not be used for human occupancy.
2. 
Agricultural or industrial structures such as barns, silos, grain elevators, water storage or cooling tanks, or similar types of structures generally erected to heights exceeding the maximum limits established in the district regulations for the zones where they may be located, may also exceed the designated height regulations, provided that such appurtenances are erected only to such height as is necessary to accomplish their intended purpose, and in the case of structures being proposed for location in or adjacent to a residential district, are set back a distance equal to their height from all property lines.
3. 
Commercial communications towers or commercial wind energy facilities may also exceed the maximum height regulations set forth in Part 3, "District Regulations," provided that they meet the height and setback provisions set forth in §§ 27-429 and 27-430 of this chapter.
4. 
Notwithstanding any of the exceptions outlined above, the location and height of all structures shall be in accordance with all applicable rules, regulations, standards and criteria of the U.S. Department of Transportation, Federal Aviation Administration (FAA). Further, any applicant for a structure designed to have a height of 250 feet or more above ground level shall include a documented review and/or approval, as applicable, from the FAA with their application.
[Ord. No. 11/10/2008, § 504]
1. 
Two or More Principal Uses in Same Building. When two or more principal uses occupy the same building (not including home occupations as defined in § 27-431) sufficient parking spaces, lot area, open space, etc., shall be provided so that the standards pertaining to each use will be met in full, unless provided otherwise in this chapter or authorized as part of a land development approved pursuant to the requirements of the Subdivision and Land Development Ordinance in effect in the Township.
2. 
Accessory Buildings or Structures. An accessory building(s) or structure(s) may be maintained in conjunction with a permitted, principal use provided that the following standards are met:
A. 
Accessory buildings or structures shall be set back in accordance with the yard requirements established in Part 3, "District Regulations," and the supplemental requirements provided in § 27-503 above.
B. 
In the RR Rural Residential and SR Suburban Residential Districts, no accessory storage structure or utility shed shall be located in front of the front building line of its principal structure.
C. 
No manufactured housing, mobile home units, buses, van bodies, or truck trailers may be used as accessory buildings or structures, except that temporary storage trailers may be permitted for agricultural purposes in the A Agricultural Preservation District.
D. 
The height of all accessory buildings or structures shall be as set forth in Part 3, "District Regulations," except as may be provided otherwise in Part 4, "Supplementary Use Regulations."
3. 
Fences and Walls. (See also § 27-507, Subsection 1B.)
A. 
Fences or walls may be permitted to be located within any of the required yard setback areas, unless otherwise restricted or prohibited by provisions of this chapter.
B. 
Fences or walls erected in a RR Rural Residential or SR Suburban Residential District shall not exceed four feet in height when located within a required front yard, nor more than eight feet in height when located within a required side or rear yard.
C. 
In no case shall a fence or wall be erected which could cause danger to traffic on a street or road (whether public or private) by obscuring a driver's view or which does not comply with the clear sight triangle requirements contained in Subsection 4 below.
D. 
All fences to be placed in an identified floodplain area shall also meet the floodplain management regulations set forth in Part 6 of this chapter.
4. 
Clear Sight Triangle Requirements. No obstructions or plantings measuring higher than 30 inches or hanging lower than 10 feet above the established grade of the street at the property line shall be permitted within the clear sight triangle of any street intersection. A clear sight triangle shall be defined as that area of unobstructed vision at a street intersection formed by lines of sight between points at a given distance from the intersection of street center lines. These distances shall be as follows:
A. 
For the intersection of two local streets, the distance from the intersection of the street center lines shall be 50 feet.
B. 
For the intersection of a local street and a collector street, the distance from the center line intersection shall be 75 feet.
C. 
For the intersection of two collector streets, the distance required shall be 100 feet.
5. 
Maximum Building Coverage. The percentage of land covered by principal and accessory buildings or structures on each lot shall not be greater than is permitted in Part 3, "District Regulations," for the district in which the lot is located.
6. 
Maximum Impervious Surface.
A. 
The percentage of the lot covered by impervious surfaces, including buildings, structures, and any area in asphalt, concrete or similar materials which will not absorb water (including parking lots, driveways, roads, and sidewalks) shall not be greater than is permitted in Part 3, "District Regulations," for the district in which the lot is located.
B. 
Where however, stormwater runoff from the roof of a building is diverted into underground detention basins or sump areas (designed and constructed in accordance with the recommendations provided in the Pennsylvania Stormwater Best Management Practices Manual), the space occupied by such building may be considered as "pervious" for the purpose of calculating the tract's maximum impervious surface.
7. 
Erosion and Sedimentation Control. All erosion and sedimentation control requirements set forth in the Subdivision and Land Development Ordinance in effect in North Centre Township and the Department of Environmental Protection's 25 Pa. Code, Chapter 102, "Erosion Control," or as may hereafter be amended, shall be met to the satisfaction of the Township Zoning Officer prior to the issuance of a zoning permit.
8. 
Drainage and Stormwater Management. All drainage and stormwater management standards set forth in the Subdivision and Land Development Ordinance in effect in the Township, Act 1978-167 (the Pennsylvania Stormwater Management Act), and any Watershed Stormwater Management Ordinance in effect in North Centre Township or as may hereafter be enacted, shall be met to the satisfaction of the Township Zoning Officer prior to the issuance of a zoning permit.
9. 
Outdoor Lighting. All outdoor flood lighting and spot lighting, whether on public or private premises, shall be mounted and shielded to effectively eliminate direct glare on adjacent properties or on public streets.
[Ord. No. 11/10/2008, § 505]
1. 
Where a commercial or industrial use (commenced after the effective date of this chapter) abuts a residential use, or residential or agricultural preservation district, a buffer yard of at least 25 feet shall be required, unless provided otherwise in Part 4, "Supplementary Use Regulations." Such buffer yard shall be a part of the commercial or industrial operation and shall be parallel and adjacent to the residential use or district boundary. Screen plantings, as provided in § 27-507, shall also be placed along the entire length of the buffer yard, and shall be owned and maintained by the commercial or industrial property owner.
2. 
All required buffer yards shall be planted and maintained with vegetative material, such as grass, sod, shrubs, or other evergreens. Where required within or in place of buffer yards, screening shall be accomplished in accordance with § 27-507 below.
3. 
A buffer yard may be considered as part of the required yard space.
4. 
No structure, storage of materials, or off-street parking or loading areas shall be permitted within any required buffer yard; however, utilities and access drives may cross such yards.
[Ord. No. 11/10/2008, § 506]
1. 
All outdoor storage, parking and/or loading areas of commercial or industrial uses shall be screened from view from any residential use, residential district or public right-of-way by screen plantings or other visual barrier with plantings. (See also Part 4, "Supplementary Use Regulations," for additional uses requiring screening.)
A. 
Screen Plantings.
(1) 
Screen plantings shall be placed immediately surrounding the area between the commercial or industrial parcel and any adjacent residential use, residential district or public right-of-way or as may be required otherwise in Part 4, "Supplementary Use Regulations," and shall extend the entire length of the common boundary.
(2) 
Screen planting shall be composed of evergreen plants and trees arranged to form both a low level and high level screen. The high level screen shall consist of evergreen trees planted at an initial height of not less than four feet, with specimens no younger than three years of age, and planted in intervals of not more than 10 feet. The low level screen shall consist of two rows of evergreen shrubs or hedges planted at an initial height of not less than two feet and spaced at intervals of not more than five feet. The low level screen plantings shall be placed in an alternating or staggered pattern to produce a more effective visual barrier.
(3) 
Screen planting shall be maintained permanently by the lot owner, and any plant material which does not live shall be replaced within one year.
(4) 
All such plantings shall be placed so that, at maturity, it will be no closer than five feet to any street right-of-way or property line.
(5) 
Screen planting shall be broken only at points of vehicular or pedestrian access or utility easements. In accordance with the provisions of § 27-505, Subsection 4, however, a clear sight triangle must be maintained at all street intersections.
B. 
Fences or Walls.
(1) 
In lieu of, or in addition to, screen plantings as set forth above, the Township Supervisors or Zoning Hearing Board, as applicable, may consider the use of an opaque fence or wail as an acceptable barrier to potentially objectionable noise, glare, and/or visibility between commercial or industrial uses and abutting residential properties or residential districts.
(2) 
Fences or walls used to provide required screening shall be at least six feet in height and shall include plantings, such as trees, shrubs or vines, along the surface of the barrier which faces any residential use, residential district or any public right-of-way.
(3) 
Fences or walls used to provide required screening shall meet the requirements set forth in § 27-505, Subsection 3, of this chapter.
(4) 
Any fence or wall used to provide required screening shall be owned and maintained in a structurally sound condition by the property owner.