Township of Vernon, PA SUPPLEMENTARY REGULATIONS

Only one access shall be permitted for a property, unless the applicant demonstrates to the satisfaction of the Township Engineer that additional access is necessary to accommodate traffic to and from the site and it can be achieved in a safe and efficient manner.

If safe and efficient movements cannot be demonstrated to the satisfaction of the Township Engineer, the Board of Supervisors may, at their sole discretion, restrict access to right-turn-only ingress and egress or, if available, to another state-maintained or Township road.

For a property that abuts two or more streets, the Board of Supervisors may restrict access to only that street that can more safely and efficiently accommodate traffic.

If the Board of Supervisors anticipates that a property may be subdivided and that the subdivision may result in an unacceptable number or arrangement of driveways, or both, the Board of Supervisors may, at their sole discretion, require the property owner to enter into an access covenant to restrict future access or an easement allowing unrestricted cross-traffic movement between said lots.

Corner Clearance.

Unless demonstrated to be unduly restrictive and/or unsafe to the satisfaction of the Township Engineer, all corner clearance shall meet the following driveway spacing standards:

Conneaut Lake Road/US 6/US 322: 600 feet.

Perry Highway/US 19: 400 feet.

SR 98: 400 feet.

Access shall be provided to the street where corner clearance requirements can be achieved.

If the minimum driveway spacing standards cannot be achieved due to parcel configuration, steep topography, or other natural constraints, the following shall apply in all cases:

There shall be a minimum ten-foot tangent distance between the end of the intersecting roadway radius and the beginning radius of a permitted driveway.

The distance from the nearest edge of cartway of an intersecting roadway to the beginning radius of a permitted driveway shall be a minimum of 30 feet.

If reasonable access to the property cannot be achieved in accordance with the herein-stated requirements, and no reasonable alternative is identified, the driveway shall be located the farthest possible distance from the intersecting roadway. In such cases, directional connections (e.g., right in/right out only, right in only or right out only) may be required as determined appropriate by the Township Engineer.

Driveways shall be aligned with other driveways or roadways on the opposite side of the intersecting roadway on arterials and major collector roads.

The Board of Supervisors may, at their sole discretion, require restrictions at the driveway if the Township Engineer determines that the location of the driveway and particular ingress or egress movements will create safety or operational problems.

Safe Sight Distance.

Safe sight distance shall be available for all permitted turning movements at all intersections.

Driveway safe sight distance shall be in accordance with PennDOT's Publication 441 and Publication 282, while local road safe sight distance shall be in accordance with PennDOT Publication 70.

All driveways and intersecting roadways shall be designed and located so that the sight distance is optimized to the greatest degree possible without jeopardizing other requirements such as intersection spacing, and in all instances at least the minimum sight distance requirements shall be met.

Driveway Channelization.

For high- and medium-volume driveways, channelization islands and medians shall be used to separate conflicting traffic movements into specified lanes to facilitate orderly movements for vehicles and pedestrians.

Where it is found to be necessary to restrict particular turning movements at a driveway, due to the potential disruption to the orderly flow of traffic or as a result of sight distance constraints, the Board of Supervisors may require a raised channelization island.

Raised channelization islands shall be designed with criteria consistent with the latest AASHTO publication entitled "A Policy on Geometric Design of Highways and Streets."

Joint and Cross Access.

The Board of Supervisors may require a joint driveway in order to achieve the driveway spacing standards as follows:

Conneaut Lake Road/US 6/US 322: 600 feet.

Perry Highway/US 19: 400 feet.

SR 98: 400 feet.

Adjacent nonresidential properties shall provide a joint or cross-access driveway and appropriate easement to allow circulation between parcels wherever feasible along Conneaut Lake Road/US 6/US 322, Perry Highway/US 19, and SR 98. The following shall apply to joint and cross-access driveways:

The driveway shall have a design speed of 10 mph and have sufficient width to accommodate two-way traffic, including the largest vehicle expected to frequently access the properties.

A circulation plan that may include coordinated or shared parking shall be required.

Features shall be included in the design to make it visually obvious that abutting properties shall be tied in to provide cross access.

The property owners along a joint or cross-access driveway shall:

Record an easement with the deed allowing cross access to and from other properties served by the driveway.

Record an easement to the satisfaction of the Township so that future access rights along the driveway shall be granted at the discretion of the municipality and the design shall be acceptable and to the satisfaction of the Township Engineer.

Record a joint agreement with the deed, defining the maintenance responsibilities of each of the property owners located along the driveway.

Access to Outparcels.

For commercial and office developments under the same ownership and consolidated for the purposes of development or phased developments comprised of more than one building site, the Board of Supervisors shall require that the development be served by an internal road that is separated from the main roadway.

All access to outparcels shall be internalized using the internal roadway.

The driveways for outparcels shall be designed to allow safe and efficient ingress and egress movements from the internal road.

The internal circulation roads shall be designed to avoid excessive queuing across parking aisles.

The design of the internal road shall be in accordance with Chapter 22, § 22-503.

All necessary easements and agreements required under Chapter 27, § 27-503, Subsection 1E(2), shall be met.

The Board of Supervisors may require an access covenant to restrict any or all outparcels to internal access only.

Frontage/Service Roads.

The Board of Supervisors may require the construction of frontage or service roads to provide more-favorable access for multiple commercial and residential developments to preserve the safety and capacity of the adjacent roadway.

The Board of Supervisors may require the construction of frontage or service roads to maintain the driveway spacing standards contained in this section.

New developments that abut an existing service or frontage road must take access to the service or frontage road. Access to the arterial or collector road will be permitted only if the driveway and intersection spacing requirements are met and a traffic study shows that it is necessary to maintain levels of service and safety is not compromised. The traffic study shall be conducted in accord with PennDOT's applicable guidelines and requirements.

Preexisting Access.

Permitted driveways in place at the time of the adoption of this section that do not conform to the standards herein shall be designated as preexisting, nonconforming driveways. All preexisting, nonconforming driveways shall be brought into compliance with the applicable standards contained herein under any of the following conditions:

New driveway permits are requested.

Modifications to an existing driveway permit are requested.

The property owner or applicant applies for a change in property use and will generate more vehicle trips than the existing use.

(d)

An expansion of the existing use will result in an increase in trip generation.

§ 27-504 Building Setback Exceptions.

[Ord. 2009-01, 4/2/2009, § 504]

Where a vacant lot exists between two developed lots and the principal building on one or both of these lots is located closer to the abutting street than the required setback distance, a building proposed on the vacant lot may be set back the average of the two existing buildings either side or the average of one of the existing buildings and the minimum required setback distance, whichever is less.

Where a building is to be constructed on a lot so that one or more of its walls is not parallel to the nearest lot line the wall shall be set back so that the distance between the lot line and the nearest corner of the building and between the lot line and furthest corner on the same wall divided by two is not less than the minimum required setback; provided, that no part of the wall is less than 10 feet from the adjacent property line.

§ 27-505 Encroachment Into Required Yard Areas.

[Ord. 2009-01, 4/2/2009, § 505]

Paved patios, walkways, handicap ramps, and off-street parking areas may occupy required yard areas on a lot that are not less than three feet from a lot line except that on a residential lot only walkways and driveways may occur in the area between the street right-of-way line and front setback line and on a commercial or industrial lot abutting a residentially zoned or used lot no paved surfaces shall occur within 10 feet of the mutual lot line unless adjacent property owners agree in writing to a lesser amount, or abutting, paved areas.

Porches, bay windows, fire escapes, balconies on upper floor levels, access ways to basement areas, chimneys not more than six feet wide, roof overhangs and architectural details may extend up to three feet into any required yard area but not closer than five feet to any lot line.

A fence or wall may be built or a hedgerow planted along a property line; provided that any fence, wall or hedge is not constructed or maintained at a height exceeding four feet along the front lot line or along the side lot line between the front lot line (right-way-line) and the front setback line or at a height not exceeding six feet along all other lot lines.

An open-mesh metal fence not exceeding 12 feet in height may be constructed along the lot lines of a commercial or industrial property where it abuts a public street or another commercial or industrial lot. On any residential property an open-mesh metal fence not to exceed eight feet in height may be erected for security purposes along any lot line. Such a fence may be altered to diminish the view through it only in the lower four feet of its height.

Fences, walls and hedges shall be located so as not to interfere with sight distances of motorists approaching street intersections. A driver approaching an intersection 40 feet away from the intersecting center lines of the two streets shall be able to see 40 feet to his right and left down the center line of the intersecting street at a height not less than three feet six inches nor more than eight feet above the pavement. Within this volume of space no fences, hedges, walls or tree branches shall be permitted. Where the grades of approaching streets interfere with compliance, the embankments, as part of development of a corner property, shall be graded to allow sight distances as close as possible to compliance.

§ 27-506 Height Limitations.

[Ord. 2009-01, 4/2/2009, § 506]

Tall structures may be subject to the special requirements of § 27-514 (Port Meadville Airport) of this chapter.

§ 27-507 Screening and Landscaping.

[Ord. 2009-01, 4/2/2009, § 507; as amended by Ord. 2012-03, 8/2/2012, § C]

Required Screening. Whenever business premises are developed or expanded on property adjacent to a conservation-agricultural, residential zone district, residential use properties or a nonconforming business use expands a screen shall be required as a condition of approval of such development. The screen shall be installed along the rear and/or side property lines where such lines abut property in the conservation-agricultural or residential zones or along the rear and side lines of a lot containing a nonconforming use to be expanded. The screen shall be installed and maintained by the business developer at his expense and for as long as the circumstances that required the screen initially remain. The screen may extend to the common property line but shall not encroach upon adjacent property except for tree limbs at least eight feet above ground. The screen may be provided in any of the following ways:

A permanent, continuous fence of wood or metal displaying no advertising and with the decorative or finished side facing the adjacent property, such fence not less than six nor more than eight feet in height, at least 50% of the vertical surface of which shall be opaque.

A dense evergreen shrub or hedge planting to be installed at a height of not less than four feet and maintained thereafter at a height of not less than six nor more than eight feet in height.

A tree buffer consisting of not less than three deciduous shade trees at least three-inch caliper when planted, not less than six evergreen trees at least 10 feet tall above ground level when planted and not less than three flowering trees at least 2 1/2-inch caliper when planted for each 180 feet of length. Buffers or parts of buffers less than 180 lineal feet shall be planted proportionately with the required materials.

Any combination of these or an alternate screen acceptable to the Planning Commission such as natural changes of grade or natural vegetation that obscures the industrial or commercial development from the adjacent residential zoned land.

The Board of Supervisors shall require the developer to post a maintenance bond or establish an escrow account to guarantee survival of all materials he/she has planted for a period not exceeding two years after the initial planting. The Board shall also require that the developer provide a continuous maintenance program for feeding, spraying and pruning the planted materials.

Retaining Walls. Any wall at least four feet high above grade on its exposed side and intended to hold an earth embankment from slipping shall be considered a retaining wall. Such walls shall be designed by a registered engineer and shall be capable of withstanding soil pressures from behind as well as having foundations adequate to avoid overturning, a drainage system to remove water collecting behind the wall and a barrier along the top of the wall to prevent accidental falls. A retaining wall shall require a zoning permit and shall not be closer than five feet from any property line.

Conneaut Corridor Landscaping. In addition to other landscaping provisions of this and other ordinances of the Township that may be applicable, all developments within the Conneaut Corridor Zoning Districts shall include a row of white flowering trees along road frontage area of the property. Said trees shall be a minimum of 10 feet in height with a two-inch caliper when planted and be of a species appropriate for planting in a Hardiness Zone 4. Said trees shall be spaced along the development frontage at a center-to-center distance of no greater than 30 feet, and shall be set back from the property/right-of-way line a distance no greater than 15 feet.

§ 27-508 Accessory Buildings and Uses.

[Ord. 2009-01, 4/2/2009, § 508]

Any accessory use may only be constructed concurrent with or later than the principal use it serves.

An accessory building shall be located only in a rear or side yard of a lot and not forward of the front wall of the principal use building except that buildings for agricultural purposes may occupy any area of a property within the front, side and rear setback lines.

No dwelling unit shall be located in any accessory building.

No accessory building shall exceed 20 feet in height or no bigger than the footprint square footage of the primary structure or occupy more than 1,800 square feet of ground area except that buildings for agricultural purposes are exempt from these regulations. There shall be no residents or business permitted within the accessory use structure.

Swimming pools shall be considered an accessory use and shall be located in a rear or side yard area. Each pool shall be surrounded by a sturdy continuous fence at least four feet in height, access through which is controlled by a gate capable of being locked. The fence shall contain no openings larger than six inches in diameter or diagonal dimension. For purposes of this regulation a swimming pool shall be considered any vessel other than a natural or man-made lake or pond with a depth greater than 1 1/2 feet and a diameter or diagonal dimension across the top over 20 feet.

A temporary building may be constructed for use on a construction site or as a real estate sales office; provided, the building meets the size, height and setback requirements for accessory buildings and the permit allowing construction of the building limits the time it may be in place to one year, with renewals possible on a year-to-year basis upon showing of just cause to the Zoning Officer but in no case for a total of more than five years.

Kennels and stables for the private, noncommercial use of the residents of the same property shall be arranged so that outdoor areas are entirely enclosed by a fence of sufficient height and design to contain the animals, set back not less than 10 feet from any adjacent lot line so that drainage from outdoor areas does not flow onto abutting properties and so that shelter in a completely enclosed building is available to the animals. In the case of adult horses not less than 20,000 square feet of fenced-in area shall be provided for each adult horse.

§ 27-509 Individual Manufactured Homes.

[Ord. 2009-01. 4/2/2009, § 509]

An individual manufactured home shall be considered a transportable single-family dwelling on its own chassis intended for permanent occupancy in one unit or two matched units which is towed to its site complete and ready for occupancy except for incidental assembly and attachment operations. An individual manufactured home implies that is not in a manufactured home park but is on its own lot as the sole principal permitted use.

Within the zone districts where they are permitted individual manufactured homes shall meet all requirements of this chapter for single-family dwellings as to minimum lot size, setbacks, lot width and off-street parking. Within the Suburban Residential Zone District the length of any manufactured home shall be not more than four times the home's width.

Manufactured homes shall be set securely as required by the Township's Building Code.

The space between the floor of the manufactured home and the ground below shall be enclosed by the concrete block foundation or by a continuous vinyl or metal skirting maintained in good condition. The space under the floor shall be well ventilated.

Manufactured homes shall be placed on their required foundations within 60 days of arrival on their lot and towing bar and wheels removed.

No manufactured home shall be occupied until it has received an occupancy permit from the inspection agency after installation of sewage disposal and water supply systems in working order.

Before a manufactured home can be removed from its site the owner shall present to the inspection agency certification that all Township, County and School District taxes, past and current, have been paid in full.

Any manufactured home brought into the Township or after the effective date of this chapter shall display a placard indicating that it complies with the National Manufactured Housing Construction and Safety Standards Act and as amended.

After removal of a manufactured home from it lot the foundation shall be removed and the site backfilled to original grade within 60 days by the lot owner or a second manufactured home shall be placed on the vacated foundation within 60 days of the removal.

§ 27-510 Special Residential Uses.

[Ord. 2009-01, 4/2/2009, § 510]

Conversion Apartments. In the Residential R-S Zone District, an existing single-family detached building may be converted to a two-family building, either internally or by an addition, provided that:

Each dwelling unit contains at least 400 square feet of floor area, such area to include only the living room, dining room, kitchen and one bedroom or 200 square feet for the same use areas if one or both units are to be occupied exclusively by one person.

Each dwelling contains its own complete bathroom, kitchen sink, refrigerator and stove or cook top and two means of egress directly or by a stairway or fire escape to the outside at grade, exclusive of the other unit.

Utility systems serving each dwelling unit are independent of the other unit.

Minimum Size of Apartment Unit. In zone districts where apartments are either permitted by right or conditionally each dwelling unit shall contain not less than the following area, exclusive of hallways, stairways, bathrooms, closets, utility rooms, basement areas, etc.

Efficiency apartment intended for single occupancy: 200 square feet.

One-bedroom apartment: 300 square feet.

Two-bedroom apartment: 400 square feet.

For each additional bedroom: 100 additional square feet.

Minimum Size and Width of Townhouse Units. In zone districts where townhouses (attached single-family dwellings) are either permitted by right or conditionally each dwelling unit or development shall conform to the following standards:

The number of townhouse units permitted in any development shall not exceed one per 3,600 square feet of lot area.

Total floor area of each dwelling, all levels, but not including integral garage: at least 600 square feet plus 100 square feet for each bedroom after the second.

Width across dwelling at narrowest dimension measured at right angles to an exterior wall or a wall separating adjacent units: at least 16 feet.

At least 400 square feet of floor area of each dwelling shall occur at or a few steps above grade level.

Number of attached dwellings in a group: not more than eight.

Minimum Separation of Multifamily Buildings on the Same Property. Assuming rectangular buildings, the following dimensional standards shall be observed in the spacing of multifamily buildings on the same property in zone districts where such buildings are permitted:

A principal wall shall be considered any exterior wall that contains all the windows opening into any apartment; all other walls shall be considered end walls. Open balconies attached to a wall may extend not more than three feet into the space separating buildings.

Principal walls of two buildings that face one another shall be separated by at least 50 feet and a principal wall facing a side or rear property line shall be set back at least 25 feet from the line.

A principal wall shall be separated from an adjacent end wall of a second building by at least 30 feet.

End walls of two buildings that face one another shall be separated by at least 15 feet and an end wall facing a side or rear property line shall be set back at least 10 feet from the line.

A landscaped strip not less than 10 feet wide shall separate any residential building on the site from driveways or parking areas on the property.

Walls shall be considered facing each other if they are parallel or form an angle of not more than 45°. If walls of neighboring buildings are not parallel they shall be separated by at least the average of the greatest and least distance between them measured along parallel lines at right angles to the wall on either building but by not less than 20 feet at any point.

When walls on neighboring buildings will overlap if extended towards one another along a plane at right angles to the wall of either building and the overlap exceeds six feet, the buildings shall be separated as prescribed above but if the overlap is six feet or less, the buildings shall be separated by at least 20 feet.

Buildings shall be so arranged on their site so that emergency vehicles will have access to each building.

Motel Regulations.

Each motel unit shall contain not less than 200 square feet of floor area including a bathroom with toilet and hot and cold running water.

All units shall be connected to public sewage disposal and water supply systems or community systems approved by the State DEP.

A motel may include recreational and/or conference facilities and a restaurant for the public and/or guest only use.

§ 27-511 Off-Street Parking and Loading.

[Ord. 2009-01, 4/2/2009, § 511; as amended by Ord. 2012-03, 8/2/2012, §§ D and E]

Off-street parking and loading facilities provided in at least the number required by this section shall be available throughout the hours of operation of the business or use for which the parking and/or loading is provided. Spaces for residential uses shall be available at all times.

Dimensional Requirement.

Each parking space shall be at least nine feet in width and contain at least 180 square feet of area exclusive of access lanes.

The minimum dimensions for parking spaces and the access to them shall be in accordance with the following table:

Angle of Parking	Curb	30 Degrees	45 Degrees	60 Degrees	90 Degrees
Depth of Space	7'	17'-4"	19'-10"	21'	20'
Width of Space	22'	18'	12	10'-5"	9'
Access Land Width	10'	11'	13'	18'	11'
Aisle Width	30'	46'-8"	52'-8"	60'	62'

Where the "angle of parking" means the angle of the parking space relative to the edge of the parking area or the adjacent parking aisle parallel to the spaces being measured; the "depth of space" means the full depth of each space measured at right angles to the access lane between the two corners of any parking space furthest from each other; the "width of space" means the width measured at right angles to the side lines of each space; the "access lane width" means the width of the access lane across the narrowest dimension between parking spaces on either side of the lane measured at right angles to the length of the lane; and "aisle width" means the width of an access lane plus parking spaces on both sides of the lane measured at right angles to the length of the lane. For aisles with parking on one side only subtract the width of one "depth of space" from the aisle width for the appropriate angle of parking.

Design Standards.

Parking to serve any nonresidential use shall be located so that no required space is more than 500 feet from the building or use such space is designed to serve. No parking facilities intended to serve a business or manufacturing use shall be located in a residential zone district.

Parking to serve multifamily dwellings shall be located so that no required space is more than 200 feet from the entrance to the building the space is designed to serve. A planted strip not less than five feet in width shall separate the edge of parking areas from adjacent apartment buildings.

Parking may be located on a lot other than that containing the use for which the parking is required; provided, the off-site parking area meets the stipulations of Subsection 3A and B above and the off-site property is either in the same ownership as the lot containing the use or the owner of the lot has a long-term renewable lease on the off-site property guaranteeing that the parking will be available for the life of the use.

Where a structure is in mixed use the total parking requirements for the various uses shall be added together to determine the total parking required.

Whenever a use is enlarged or changed, the additional parking required to serve such enlargement or change shall be in accordance with this section, but nothing in this section shall be construed to require uses legally existing prior to the passage of this chapter to comply with these requirements except when such use is enlarged or changed.

All parking areas serving any commercial or industrial operation or any residential activity where more than two dwelling units utilize the same area shall be surfaced with a durable and dustless all-weather material. Such parking areas shall be sloped, not more than 6% or less than 1 1/2% towards a storm drainage system. Stormwater falling on a parking lot shall be drained from inlets within the lot.

Where a parking lot contains at least 25 spaces, it shall be surfaced with at least two inches binding and wearing courses of an asphaltic mix acceptable to the Township over at least six inches of well-compacted and choked base course of crushed limestone or equivalent concrete paving. Parking spaces shall be marked off in traffic paint with six-inch wide white or yellow stripes. Full exterior, interior and island perimeters of parking area shall be contiguously curbed with concrete curbing with a minimal vertical reveal of six inches, minimum width of eight inches and extending no less than 18 inches below grade. Exceptions to the curbing requirements as stated herein shall be permitted as follows:

Portions of the side yard and rear yard exterior perimeter parking area curbing may be omitted where shown by the developer to be necessary and appropriate to allow stormwater runoff flow to reach a stormwater management best management practice (BMP) device or facility.

Portions of the side yard and rear yard exterior perimeter parking area curbing may be omitted where shown by the developer that installation of such curbing would unduly impede or obstruct planned future building development or parking area expansion to accommodate said future building development.

Portions of interior and/or island curbing may be depressed, but not omitted, where shown by the developer to be appropriate and necessary to allow stormwater runoff flow to reach a stormwater management best management practice (BMP) device or facility.

Portions of the exterior perimeter parking area curbing may be omitted along side yard and rear yard areas when all adjacent pavement areas are sloped toward the interior of the parking area.

Parking areas not intended for customer use such as auto dealer storage lots, contractors' storage yards or similar uses accommodating commercial vehicles may, at the discretion of the Zoning Officer, be exempt from the binding and wearing courses; provided, the surface is kept dust and mud free at all times.

Where edges of paved areas slope downhill and parking spaces are at right angles to the slope, stop bars shall be provided at each space.

Embankments adjacent to a parking lot shall not exceed one-foot vertical rise to each two feet of horizontal run. Where an embankment slopes from a parking lot a swale shall be provided parallel to the edge of the paved surface and directed to a storm drain inlet.

On a single-family to two-family dwelling lot, a garage and the access to it on the property will count as required parking areas.

Where dwelling units and/or commercial uses share parking and/or garage space, parking designated for one dwelling or commercial use shall not block that designated for other dwellings or commercial uses.

Where a parking lot is located within 25 feet of an adjacent property containing a single-family or two-family dwelling, the edge of the lot shall be screened by an evergreen hedge, earth mounding, fence or any combination to the extent necessary to visually buffer the dwelling from the parking lot.

The edges of parking lots in any residential zone shall be set back at least 40 feet from abutting streets and by at least 15 feet from side or rear property lines.

Parking lot lights shall be located and aimed so that no direct light source shall be visible from adjacent streets or nearby residential properties. The light level shall be the minimum to provide safety and security.

The parking lot display of goods shall not diminish the required on-lot parking spaces or pedestrian walkways and to do so is a violation of this chapter.

Table of Minimum Off-Street Parking Requirements.

Use			Minimum Space Required
Residential
All dwellings, except as noted below:			2 per dwelling
	Garden apartment		1 1/2 per dwelling
	Efficiency apartment		1 per dwelling
	Elderly housing complex		1 per 2 dwellings
	Transitional dwelling or personal care home		2 spaces plus 1 space for each 4 persons cared for
	Home occupation		1 per each 300 square feet of area in use as home occupancy
	Nursing or convalescent home		1 per each 2 beds
	Day-care center		1 per each 10 persons to be cared for plus 1 per 2 employees
Commercial and Public
	Shopping center (mall or plaza)		1 per 250 square feet of gross floor area
	Convenience stores selling vehicle fuel		1 per 200 square feet of gross floor area plus 1 per each fueling station
	Retail commercial and personal service businesses		1 per each 200 square feet of gross leasable floor area
	Bowling alleys		5 per lane
	Churches and/or house of worship, auditoriums and similar places of enclosed assembly		1 per each 4 persons who can be seated at 1 time
	Clubs, taverns or restaurants		1 per each 3 persons who can be seated at 1 time
	Take-out restaurants with no seating or drive thru		1 per 100 square feet of customer service area
	Commercial Recreation
		Golf facilities	3 per tee
		Riding stable	1 per every 2 horse stalls on premises
		Swimming pool	1 per each 3 persons in pool's designated capacity
	Funeral homes		5 per each reposing room
	Kennel or boarding stable		1 per each 5 dogs or 3 horses that can be boarded simultaneously
	Medical and dental clinics		1 per each 250 square feet of gross floor area
	Medical hospitals		1 per 2 beds plus 1 per 3 employees
	Health/fitness gyms and spas		1 per 300 square feet of gross floor area
	Motel/hotel		1 per each sleeping room plus 1 per every 2 employees
	Offices with customer services		1 per each 300 square feet of gross leasable floor area
	Offices not providing customer services		1 per each 400 square feet of gross leasable floor area
	Manufactured home sales and display lot		2 per each unit display area
	Libraries and museums		1 per 300 square feet of gross floor area plus 1 per 2 employees
	Service stations		3 waiting spaces at each side of each pump island, plus 5 for customer service
	Theaters		1 per each 3 persons who can be seated at 1 time or 1 for each 4 persons if the theater shares parking in a shopping center
	Theaters, drive-in		10 on the property between the street and each ticket position
	Animal hospital/pet grooming and/or animal boarding facility		1 per each 5 kennels; minimum of 3 spaces
	Automotive rental establishment		1 per 700 square feet of gross floor area plus 1 per 300 square feet of office, sales and other spaces to be used by customers and/or employees
	Automotive, truck and/or heavy equipment sales, service, parts		1 per 700 square feet of gross floor area plus 1 per 400 square feet of office, sales and other spaces to be used by customers and/or employees
	Bank and other financial institution		1 per 150 square feet of office space plus 5 stacking spaces per each drive-in window
	Book store		1 per 100 square feet of gross floor area
	Contracting operation (construction, electrical, heating, plumbing, etc.)		1 per each 1,000 square feet of gross floor area and outside storage area
	Laundromat		1 per 75 square feet of gross floor area
	Printing/publishing establishment		1 per 300 square feet of gross floor area
	School/college/post-secondary or trade school		1 per each 4 students per design building capacity
Industrial
	Warehousing, storage, freight terminals		1 per each 4,000 square feet of floor area
	Manufacturing		1 per each 750 square feet of floor area
	Gross floor area shall be defined as the gross floor area of the subject building without storage, utility space, mechanical spaces, and other areas that can be justified as serving the building occupants without requiring additional parking spaces.

Stacking Requirements for Drive-In. Drive-Through Facilities. This section provides vehicle standards for drive-in, drive-through facilities. These may include such uses as banks, fast-food restaurants and car washes. The purpose of these standards is to provide minimal stacking capacity for various uses so vehicles will not use public streets while queuing in line for service. All references to stacking capacity relates to typical automobiles. A length of 20 feet per auto will be used to accommodate one vehicle and minimal head space. Minimum stacking lane width is nine feet.

Use	Stacking Capacity Per Drive-In Window
Restaurant	8[1] per drive-in window
Bank	5 per drive-in window
Car Wash	4 per wash bay
Gas Stations and Convenience Stores	3 per pump

For other uses, guidelines for the Institute of Transportation Engineers may be used or the written recommendations of a professional engineer.

Note: Stacking capacity is to be measured from the lot line to the service window and is not to include any area of the public right-of-way.

[1]

If there are separate order and pickup windows, four for each shall be accepted.

General Requirements for Off-Street Loading.

Each loading space shall be at least 10 feet by 40 feet in area with a clear height of 14 feet six inches exclusive of access and maneuvering space.

All loading spaces shall be in the side or rear yard of a commercial or industrial property and access to such spaces should not be closer than 100 feet to any street intersection.

Streets adjacent to a loading area shall not be used for maneuvering. If necessary, maneuvering space shall be provided adjacent to the loading area so that vehicles may change direction and leave as well as enter the loading area moving in a forward direction.

Where a group of buildings in the same use on the same property exist, one building may be designated to receive and dispatch goods; provided that the total applicable floor area in all buildings on the property is aggregated in determining the total required loading spaces.

Loading areas and adjacent maneuvering space shall be surfaced with a maintained all-weather material placed over at least six inches of well-compacted base course and shall be sloped to assure positive drainage to a storm inlet or drainage way.

Space allocated for off-street loading including access to such space shall not also be utilized to meet required off-street parking requirements.

No motor vehicle repair or service shall be permitted in a loading area.

Whenever a use of a property is enlarged or changed the additional loading required to serve such enlargement or change shall be in accordance with the requirements of this section.

Nothing in this section shall compel uses existing legally prior to passage of this chapter to comply with those loading requirements except as required by Subsection 5H above.

Table of Minimum Off-Street Loading.

The following table applies to any wholesale or retail commercial or manufacturing operation in which all or part of the goods or services prepared or sold on the property originate elsewhere:

Total Square Feet of Floor Area	Required Loading Spaces
0 to 25,000	1
Each additional 50,000 or fraction thereof	1

The following table applies to any service or office function not dealing in products brought to or dispensed from the same property:

Total Square Feet of Floor Area	Required Loading Spaces
0 to 100,000	1
100,001 to 300,000	2
Each additional 200,000 or fraction thereof	1

Review and Approval.

Any proposal for new parking areas, for new construction or for expansion of existing structures or uses shall be submitted to the Zoning Officer concurrent with the application for constructing the building to be served or separately not later than such application. A scaled plan of the property showing the location of each parking and loading space, access aisles, maneuvering areas, access from adjacent public streets, provisions for drainage, location of all structures and an indication of construction and materials shall be provided.

The Zoning Officer, in addition to satisfying himself that adequate parking in compliance with this part is provided, shall also determine that safe access to parking areas from the public highway is available before he/she shall issue a permit.

§ 27-512 Signs.

[Ord. 2009-01, 4/2/2009, § 511; as amended by Ord. 2012-03, 8/2/2012, §§ F and G]

General Requirements (see the section on the Conneaut Corridor signs § 27-513).

All signs shall be located upon the property containing the activity or use for which the sign is to be erected except for off-premises directional signs (see Subsection 3D). Authorization of the property owner is required.

All signs over six square feet in face area shall be constructed of durable materials. All signs must comply with the Pennsylvania Uniform Construction Code (UCC).

For purposes of determining sign area for conformance with this section, the area shall be considered the total area of the signboard or, if there is no signboard, then the area inside a continuous line connecting the edges of the sign message. On any sign only one sign face, or the larger face, need be calculated. The area of the sign support need not be calculated as part of the sign area.

Sign structures of any type already legally in place in Vernon Township at the date of adoption of this chapter may remain. However, signs that would not be permitted under the terms of this section may not be increased in size or relocated although the sign's message may be changed. Once such a sign structure is removed it may not be replaced except in conformance with this section.

No sign shall be permitted to be placed upon the roof of any structure or to project above the cornice line of a flat-roofed building or above the gutter line of a sloped roofed building. A sign integrated into a sloped roof or attached to a wall hiding roof-mounted mechanical equipment as part of the building's original design may be permitted.

No signs lighted in such a manner as to create glare conditions on adjacent or nearby properties or roads or to be capable of causing confusion with traffic control devices shall be permitted.

This section shall not apply to the display of patriotic flags or banners or to any signs to be erected by Vernon Township or PennDOT, nor shall it apply to signs on a property that are not visible from any public street or adjacent properties.

Signs shall be removed not more than 60 days after the use or activity on the same property that they advertise has been removed. If the building that housed the use or activity remains, the sign structure may also remain.

Temporary signs in the public interest not advertising a commercial product may be approved by the Zoning Officer for erection in accordance with the requirements of this section for a period not to exceed 60 consecutive days.

No sign shall be erected containing information which states or implies that a property may be used for any purpose not permitted under the provisions of this chapter for the zoning district in which the property to which the sign relates is located.

In the event that a business or building occupancy ceases or is discontinued for a period of at least 270 days, for any reason, all signs and associated supporting structure shall be removed from the building and the property upon which said building is located; except in the event that there are multiple buildings located upon said property. When multiple buildings or building occupancies are located on a single property served by a common sign or signs, only the sign(s) located upon, and/or associated with the unoccupied building shall require removal.

Permitted Signs.

Residential and Conservation-Agricultural Districts.

Identification of property limited to name and address of occupant or nature of home occupation if applicable.

Signs advertising property for sale or rent indicating only owner's or broker's name, address and phone number.

Signs forbidding trespassing on private property and/or denoting a driveway or road as private.

Signs identifying public or semipublic institutions and activities carried on by them.

Signs identifying roadside stands selling goods produced on the same property occupied by the stand, such sign removed annually when seasonal sales have been terminated.

Artisans' signs indicating name, address, phone number and type of service performed by contractor on the premises to be removed not more than 10 days after work on which artisan is employed is completed.

Yard or garage sale signs provided they are removed within three days after the sale ends.

Retail and Service Business and Business and Manufacturing Districts.

Any sign permitted in the residential districts.

Signs identifying a business or industry on the same property as the business or industry advertised.

Portable signs are not allowed in Vernon Township.

Entrance signs.

Off-premises signs are not allowed in Vernon Township.

Electronic signs.

Freestanding Signs.

Freestanding signs may occur only in yard areas between the principal building on the lot and the street or streets to which the property has its principal access.

No part of any freestanding sign shall be closer than five feet to a street right-of- way, 10 feet to any side or rear lot line if the lot on which it is located abuts a lot in a retail and service business or manufacturing zone district or 40 feet if it abuts a lot in a residential or conservation zone district.

Freestanding signs in residential or conservation-agricultural zones:

Such signs shall not be closer than 10 feet from any lot line.

They shall not exceed six square feet in area on any face and no more than one such sign shall be permitted on the property.

Signs shall not be more than nine feet above grade at any point and shall not be illuminated.

Signs on the property of and calling attention to a public or not for-profit institution shall be not more than 30 square feet in area on any face and eight feet above grade at any point and may be illuminated by an interior hidden source only.

Not more than two signs, each not more than 16 square feet in area, may be erected to advertise a roadside stand; provided, such signs are removed whenever the stand is not in operation.

Freestanding signs in the retail and service business and business and manufacturing zones:

Maximum number of signs: One on each property frontage or two on each frontage exceeding 500 feet but in no case more than a total of three.

Maximum sign area: Each sign may contain up to 50 square feet of area each face.

Maximum height: No sign may exceed 20 feet in height at any point above the ground.

Illumination: Signs may be lighted from within the sign or from a hidden source. Specially arranged landscaping may be used to hide the light source.

Bonus for group of businesses on the same property using one sign: The maximum sign area may be increased by 10 square feet for each business not counting the first using a common freestanding sign up to a total sign area not greater than twice the maximum area specified in Subsection 3D(2) above.

Wall-Mounted Signs.

Such signs shall not be permitted in a residential or conservation zone district but are permitted in the retail and service business and the business and manufacturing zone districts.

Wall signs shall not exceed in area 10% of the area of the wall surface supporting the sign including windows and doors. Wall signs shall face a street abutting the property on which they are located.

Wall signs shall occupy only the area of the wall between the heads of windows or doors opening into the ground floor of a building and the sills of windows opening into the second floor or the top of the wall parapet if the building is only one story in height.

Wall signs shall not extend above the top of the wall or beyond the vertical edges of the wall surface.

Wall signs shall be installed parallel to the supporting wall and shall project no more than 12 inches overall from the face of the wall.

Wall signs may be illuminated from within the sign or from a hidden source integral with the sign and mounted above or below the sign.

Other Types of Signs.

Projecting Signs.

Permitted in all zone districts but in residential and conservation zones only if hung from a private lamppost.

No more than one projecting sign shall be permitted on any property; except that in a retail and business zone when several businesses share the same premises, each business may have one projecting sign with an area on either face not greater than six square feet.

A projecting sign shall not extend more than four feet from the wall to which attached. In residential zones, the maximum sign area shall not exceed four square feet. In all other zones, the maximum area shall not exceed 20 square feet.

No projecting sign shall at any point be higher than nine feet in a residential zone and shall not extend above the building parapet wall or gutter line in any other district. A minimum clearance of not less than eight feet shall be provided between the bottom of the sign and ground level below.

Signs shall not project over any public right-of-way.

Projecting signs may be lighted from an interior source or a hidden source integral with the sign structure but signs on lampposts shall be separately lit in residential zones.

Temporary Signs.

Such signs shall include yard sale or garage sale signs, political signs, balloons or other inflatables. Those advertising an event shall not be placed more than two weeks in advance of the event and shall be removed not later than 30 days after placement.

Contractor's signs, new building signs and/or realtor signs are permitted in any zone district for a specific time period consistent with their purpose including signs to be replaced later by a permanent sign and/or banner.

In a residential or conservation district, the maximum size shall not exceed six square feet. In retail and service business districts, the maximum size shall not exceed 32 square feet.

Marquees and Canopies.

Signs may be attached to the vertical edges of marquees and canopies in the retail and service business zone.

Such signs shall not extend above, below or beyond the vertical edges.

A sign may be attached to the ceiling of a canopy provided the distance between the bottom of the sign and the pavement below is at least eight feet and the height of the sign does not exceed three feet.

Window Signs.

Signs attached or applied to, painted on or hung over a window shall not be permitted in a residential zone district.

In other zone districts, such signs, if permanent, shall not cover more than 25% of the window area.

This section shall not apply to temporary paper signs attached to the inside of windows where window signs are permitted.

Billboards.

Billboards shall be considered any sign that advertises a product or service not manufactured or available for sale on the property where the sign is located.

Billboard structures existing at the time of adoption of this chapter may remain indefinitely and be maintained but may not be increased in size or moved.

No new billboards shall be permitted in Vernon Township.

Electronic Signs. Signs with video, light emitting diodes (LEDs) or similar changeable copy messages are considered a permitted use in the CR, BM and Conneaut Corridor Districts provided:

The developer of the sign shall clearly describe the type of electronic sign proposed as it meets the appropriate definition of electronic signs by subtype under the definitions in this chapter.

Electronic signs may be freestanding and shall meet all area and setback limitations for the district in which it is proposed.

Additional Setbacks from Residential Districts. All portions of the sign structure must be a minimum distance of 100 feet from an abutting residential district boundary.

Setback from Other Electronic Changeable Copy, Electronic Graphic Display, or Video Display Signs. Electronic signs must be separated from other electronic signs at least 35 feet. No more than one electronic sign is permitted on a lot, regardless of how many tenants occupy that lot.

Orientation. When located within 150 feet of a residentially used lot in a residential zone, all parts of the electronic changeable copy sign must be oriented so that no portion of the sign face is directed towards from an existing or permitted principal structure on that lot.

Audio or Pyrotechnics. Audio speakers or any form of pyrotechnics are prohibited in association with an electronic sign.

Additional Conditional Use Standards for Types of Electronic Signs.

Electronic Changeable Copy Sign. Electronic changeable copy signs must meet the following standards:

Duration. The message must have a minimum duration of eight seconds and must be a static display.

Limited Text. The text of the sign visible at any point must be limited to 10 words to allow passing motorists to read the entire copy with minimal distraction.

Video Display Sign. Video display signs must meet the following standards:

Brightness. The sign must not exceed a maximum illumination of 5,000 nits (candelas per square meter) during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between dusk to dawn as measured from the sign's face at maximum brightness.

Dimmer Control. Video display signs must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level for the period between 1/2 hour before sunset and 1/2 hour after sunrise.

Electronic Graphic Display Sign. Electronic graphic display signs must meet the following standards:

Duration. Any portion of the image must have a minimum duration of five minutes and must be a static display.

No portion of the image my flash, scroll, twist, change color, or in any manner imitate movement.

Luminance. The sign must not exceed a maximum illumination of 5,000 nits (candelas per square meter) during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between dusk and dawn as measured from the sign's face at maximum illumination.

Dimmer Control. Electronic graphic display signs must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level for the time period between 1/2 hour before sunset and 1/2 hour after sunrise.

(d)

Multi-vision Signs. Multi-vision signs must meet the following standards:

Duration. In all districts, any image or message or portion thereof must have a minimum duration of eight seconds and must be a static display. Transition time must be no longer than two seconds.

Default Mechanism. All multi-vision signs must be equipped with a properly functioning default mechanism that will stop the sign in one position should a malfunction occur.

Review and Approval.

While all signs except those already in place at the time of adoption of this chapter shall conform to this section, only those signs with a face area exceeding six square feet shall require a permit.

A permit shall be for the life of the sign structure. If the sign is enlarged or moved, a new permit shall be required. The message on a sign may be changed or repainted without the need for a new permit.

A fee shall be charged for a permit for any sign, whether temporary or permanent, based on the sign's total area, except that the applicant for any sign with an area of six square feet or less shall pay only a flat processing fee. A separate permit shall be required for each sign, except that a group of signs erected at the same time on the same property may be placed on the same permit with the total area of all the signs on the permit determining the fee. The Board of Supervisors shall by resolution establish the schedule of fees.

Signs placed by a public body or a civic or religious organization shall be exempt from fees regardless of the size of the sign, but any such sign placed by a civic or religious organization shall require a permit.

Persons desiring to erect a sign or signs, whether as a separate project or part of other construction requiring a permit, shall apply to the Zoning Officer and submit a plan of their proposal indicating the location of the sign on the property, dimensions to property lines, dimensions of the sign including height of the top and bottom above ground level and construction details indicating materials to be used and details of the method of attachment to the building or ground including guying. The Zoning Officer shall issue a permit if all applicable parts of this section are adhered to and required fees have been paid.

§ 27-513 Conneaut Corridor Signs.

[Ord. 2009-01, 4/2/2009, § 512A]

Signs in the Conneaut Corridor (see Appendix).[1]

[1]

Editor's Note: The Appendix is on file in the Township offices.

General Provisions. Note: These provisions apply only to the Conneaut Corridor.

Any sign hereafter erected or maintained shall conform to the provisions of this section and the provisions of the Township Building Code.

No sign other than an official traffic sign or similar sign shall be erected within public right-of-way lines of any public way unless specifically authorized by the state or Township, or by specific authorization of the Township.

No sign or sign structure shall be erected at the intersection of any street in such a manner as to obstruct free and clear vision, nor at any location where, by its position, shape, or color, it may interfere with or obstruct the view of or be confused with, any authorized traffic sign, signal, or device.

If a premises contains property usages bounded by more than one street, sign area(s) calculated may then be applied to permit signs placed on each property line frontage.

Every sign permitted by this chapter must be kept in good condition and repair.

Any sign legally existing at the time of the passage of this chapter that does not conform in use, location, height, or size with the regulations of the zone in which such sign is located shall be considered a protected non-conforming use and may continue in such status until such time as it is either abandoned or removed by its owner.

Temporary signs, unless otherwise regulated by specific provisions of this chapter relating to size, use, and zone in which placed, shall be subject to the following regulations:

Except for those temporary signs whose time of display is specifically addressed elsewhere in this chapter, no temporary sign shall be permitted to be displayed for a period in excess of 30 days in any one year.

Except for those temporary signs whose size is specifically addressed elsewhere in this chapter, the size of any temporary sign shall not be in excess of the size permitted for any permanent sign of like configuration and/or type in a given zone.

Any temporary sign that is electrically energized or that contains any electrical device must conform to the same requirements that relate to permanent electric signs under this chapter (see § 27-512, Subsection 5F).

Permits.

A permit must be obtained from the Township Zoning Officer for the erection and maintenance of all signs over six square feet in size. All signs, as applicable, must comply with the Township's Building Code.

Before any permit is granted for the erection of a sign or sign structure requiring such permit, plans shall be filed with the Zoning Officer. The permit application shall be accompanied by the written consent of the owner or lessee of the premises upon which the sign is to be erected. Signs must also comply with the Township's Building Code.

No new sign shall hereafter be erected, constructed, or maintained except as herein provided and until after all permits, if required, have been issued by the Zoning Officer.

No sign shall be enlarged or relocated except in conformity to the provisions herein, nor until a proper permit, if required, has been secured. The changing of movable parts or components of an approved sign that is designed for such changes, or the changing of copy, display and/or graphic matter, or the content of any sign or sign structure shall not be deemed an alteration.

Permit fees to erect, alter, or relocate a sign shall be in accordance with the fee schedule adopted by the Township.

Area of Signs.

Signs Containing Integral Background Areas. The area of a sign containing a clearly defined background area, as defined herein shall be expressed as the area of the smallest standard geometric shape capable of encompassing the perimeter of the background area of the sign. In the case of signs in which multiple background areas are separated by open space, sign area shall be expressed as the sum of the areas of all separate background areas, calculated as referenced above, but without regard for any open space between the separate background areas.

Signs Without Integral Background Areas. In instances in which a sign consists of individual elements such as letters, symbols, or other graphic objects or representations that painted, attached to, or otherwise affixed to a surface such as a wall, window, canopy, architectural projection, or to any surface not specifically designed to serve as a sign background, the sign area shall be expressed as the sum of the individual areas of the smallest geometric shapes capable of encompassing the perimeters of the individual elements comprising the sign.

In computing the area of a double-faced sign, only one side shall be considered, provided both faces are identical in size.

General.

Temporary real estate signs, as defined herein, are permitted, provided that the area of such signs shall not exceed 32 square feet and further provided that not more than one such sign shall be placed on property held in single and separate ownership unless such property fronts on more than one street, in which case one such sign shall be permitted on each separate street frontage. All such signs shall be permitted only during the time in which the property advertised is available for sale, lease, or rental, and must be removed within 10 days after execution of an agreement of sale, lease, or rental.

Temporary signs erected in connection with the development or proposed development of the premises or property provided that the area of any such sign shall not exceed 32 square feet. Not more than one such sign shall be placed on property held in single and separate ownership unless the property fronts on more than one street, in which case one such sign shall be permitted on each separate street frontage. Such signs shall be removed within 10 days after the development has been completed and/or the last structure occupied.

Temporary signs advertising special events and/or promotions of a commercial or noncommercial nature, provided that such signs shall be non-illuminated, shall be displayed during a time period of no more than two weeks prior to the special event and/or promotion, and shall be removed within five days following the special event and/or promotion; and further provided that not more than one such sign shall be placed on any single premises or property unless such premises or property fronts on more than one street in which case one such sign shall be permitted on each separate street frontage. The area of any such sign shall not exceed 32 square feet.

Informational or public service signs as required on any premises or property for the purpose of advertising the availability of restrooms, telephones, or similar facilities of public convenience provided that the area of any such sign shall not exceed 16 square feet.

Memorial signs or historical signs or tablets, provided that the area of any such sign or tablet shall not exceed nine square feet.

Directional signs as defined herein and as required on any premises or property provided that the area of any such sign shall not exceed nine square feet.

On-Premises Signs Permitted in the Conneaut Corridor District. One of the purposes of this section is to provide a standard theme for the primary signs along the Conneaut Corridor. The Conneaut Corridor sign, where used, shall be the primary identification sign for the business, or complex of the businesses. Though not required, those using the "Corridor" sign format will enjoy a size bonus of 25%. The design of the "Corridor" sign is to be set by a special committee. This bonus provision will only apply after the Corridor design has been officially adopted by the Township. In general, two tiers of signs shall be permitted along the Conneaut Corridor. Tier one signs are nearest the road and shall be the primary development identifier, while smaller signs may be attached to individual businesses or buildings. For smaller businesses, one sign may suffice for both purposes.

Tier One Signs; Primary Frontage Signs.

Size of Sign.

Signs using the Conneaut Corridor design: 75 square feet.

Signs not using the Conneaut Corridor design: 50 square feet.

Location of Sign. Set back not closer than five feet to the front property line, or more than 50 feet from the front property line.

Height. The overall height of any sign shall not exceed 20 feet.

(d)

Clear Space. No sign shall be erected that will interfere with a driver's sight vision entering or leaving a property. In addition, the bottom edge of all tier one signs shall be at least seven feet above average grade level.

(e)

Landscaping. The base for all tier one signs shall be located in a landscaped island at least four feet wide and at least eight feet long. If located in a parking area, the landscape island shall be surrounded by curbing.

Tier Two Signs. These signs shall be fixed to individual buildings within a development.

Tier two signs include wall or fascia signs, and permanently applied window signs or signs otherwise permanently applied to walls or other building surfaces.

The total area of all signs affixed or applied essentially in a parallel plane to any given building facade shall not exceed an area computed as a percentage of the building facade, including window and door areas and cornices to which they are affixed or applied in accordance with the following table:

Tier Two Signs
Distance of Sign from Road or Adjacent Commercial or Industrial Zone	Percentage of Building Face or Wall Permitted for Sign Area
0 to 100 feet	15%
101–300 feet	20%
Over 301 feet	25%

In the case of a shopping center or group of stores or other business uses on a lot held in single and separate ownership, the provisions of this section relating to the total area of signs permitted on a premise shall apply with respect to each building, separate store, or similar use.

Canopy Signs (also marquee signs and signs on architectural projections).

Signs affixed or applied in an essentially flat plane to the face of a building or freestanding canopy, marquee, or architectural projection provided that the copy area of any such sign, as defined herein, does not exceed an area equal to 40% of the product of the height and length of the face area of the canopy, marquee, or architectural projection to which such sign is affixed or applied.

Graphic treatment in the form of striping or patterns shall be permitted on the face of any building or freestanding canopy, marquee, or architectural projection without restriction, and the area of any such graphic treatment shall not be calculated as a component of permitted copy area.

Awning Signs.

Signs affixed or applied to the face or side surface of any awning or backlit awning provided that the copy area of any such sign, as defined herein, does not exceed an area equal to 50% of the total background area of the awning or backlit awning surface to which it is affixed or applied; or alternatively, does not exceed an amount equal to the amount of copy area permitted for parallel signs as provided herein, whichever is greater.

Graphic treatment and/or embellishment in the form of striping, patterns, or valances shall be permitted on the face or side surfaces of any awning or backlit awning without restriction, and the area of any such graphic treatment and/or embellishment shall not be calculated as a component of permitted copy area.

Multi-tenant or Directory Signs for Offices. Churches and/or House of Worship, and Non-Retail Businesses: These signs are intended to identify separate offices, or occupants of a building. Such signs will be tier two signs and not exceed 60 square feet in size.

Off-Premises Signs. Not permitted in the Conneaut Corridor.

REGULATORY FLOOD ELEVATION

Snipe Signs. Not permitted in the Conneaut Corridor.

(8)

Pennants. Allowed mounted on building surfaces only.

Lighting. Signs may be lighted either by internal or external means. External lights shall be carefully focused on sign copy and not be a hazard to motorists. No sign shall emulate traffic or emergency lighting.

§ 27-514 Special Height Restrictions in the Vicinity of Port Meadville Airport.

[Ord. 2009-01, 4/2/2009, § 513]

Area Involved. A map titled "Port Meadville Airport Height Restriction Map" shall be available for inspection in the offices of the Township Secretary and Zoning Officer.

Development Affected. Any proposal to erect:

Any building or structure within 500 feet of the center line of the runway.

Any building or structure within the height restricted area over 35 feet in height, particularly communications towers or exhaust stacks.

Elements of the Height Restricted Area.

Primary Surface Area. Runway plus land 250 feet on either side for the center line and 200 feet along the center line beyond each end of the runway-elevation 1.404 feet above sea level.

Transitional Surface Area. An inclined plane rising one-foot vertical to each seven feet horizontal from each side of the primary surface area and the approach surface area to a maximum height of 150 feet above the primary surface area or 1,554 feet above sea level.

Approach Surface Area. An inclined plane rising one-foot vertical to each 34 feet horizontal from each end of the primary surface area to the horizontal surface area fanning out from a width of 500 feet at its lower end to 2,000 feet at its upper end equally on each side of the axis of the center of the runway extended.

Horizontal Surface Area. A flat surface 150 feet above the primary surface area or 1,554 feet above sea level with inner edges being the transitional surface area and the approach surface area and with its outer edges described by half circles whose radii are 10,000 feet centered at the points where the runway center line crosses the ends of the primary surface area and by tangents 10,000 feet from and parallel to the runway center line connecting the half circles.

Conical Surface Area. An inclined plane rising one-foot vertical to each 20 feet horizontal extending for 4,000 feet outward from the outer edge of the horizontal surface area to a maximum height of 350 feet above the primary surface area or 1,754 feet above sea level.

Submission and Review of Proposal in the Restricted Area.

Any development described by Subsection 2 shall submit, in addition to other required documents for a zoning permit, the ground elevation of the proposed building or structure and its maximum height above the ground elevation. A surveyed elevation will be preferred but interpolated elevations from U.S. Geological Survey maps will be acceptable.

The Zoning Officer shall locate the proposed building or structure within the height restricted areas and shall determine relative to the primary surface elevation (1,404 feet) whether the building or structure will pierce any of the surfaces described in Subsection 3 above.

If so, the Zoning Officer shall deny a zoning permit and advise the applicant of the height limits imposed on his property and his right of appeal to the Zoning Hearing Board.

§ 27-515 Development on Land Subject to Flooding.

[Ord. 2009-01, 4/2/2009, § 514]

Purpose of This section. In addition to the general reasons for this chapter (§ 27-102), this section is deemed necessary to protect natural drainage and water supplies, to reduce the financial burden on the public caused by unwise development in areas that flood, to encourage use of appropriate materials and construction methods in structures that may flood and to comply with federal and state floodplain management requirements.

Definitions of Terms Peculiar to This Section.

FLOOD HAZARD AREA

A watercourse plus the land on either side that will be submerged during the one-hundred-year storm. The flood hazard area is also the one-hundred-year floodplain.

MANUFACTURED HOME

For purposes of this section, the term shall include manufactured home and other buildings of similar construction used for offices or places of assembly as well as travel trailer and recreational vehicles if they are placed on a site for more than 190 consecutive days.

ONE-HUNDRED-YEAR-FLOOD

The runoff from a storm inundating the floodplain that will likely occur once every 100 years or has a 1% chance of happening in any year.

The one-hundred-year flood elevation plus 1 1/2 feet.

Identification of Flood Hazard Areas.

Areas that are subject to inundation by the one-hundred-year flood are identified on panels two, four, five and 10 of the Flood Insurance Study's Flood Insurance Rate Map (FIRM), prepared by the Federal Emergency Management Agency (FEMA), dated July 16, 1990, or more recent revisions thereto.

When a comparison of the FIRM with the Township's Flood Insurance Study (FIS) for those areas with flood elevations noted reveals a discrepancy, the information contained in the FIS shall take precedence.

The flood hazard areas identified on the map panels include the following:

"AE" (crosshatched and shaded). The floodway or that portion of the flood hazard area needed to carry the one-hundred-year flood without increasing the water surface elevation more than one foot at any point.

"AE" (shaded). The flood fringe or areas adjacent to the floodway that will be submerged by the one-hundred-year flood.

"A" (shaded). The general floodplain or flood hazard areas along secondary streams for which no flood elevations have been calculated.

"X" (lightly shaded). Flood-hazard areas that would be submerged by the five-hundred-year flood but not by the one-hundred-year flood.

"X" (unshaded). Areas whose elevation is above the five-hundred-year flood level.

The map panels of the Flood Insurance Rate Map shall be considered an overlay upon the Zoning Map. The map panels shall be available for inspection in the offices of the Township Secretary and Zoning Officer. Where regulations imposed by this section within the limits of the one-hundred-year flood as delineated on the map panels are more restrictive than the underlying zoning regulations the requirements of this section shall apply.

While the degree of protection from flooding sought by this section is based on reasonable methods and analysis, floods greater than the regulatory one-hundred-year flood may occur as a result of natural or man-made causes. This section does not imply that areas outside any identified floodplain or flood hazard area or any use permitted in them will be free of flooding or flood damage.

Disputes over the boundary of a floodplain or flood hazard area shall be handled as for any other zoning district boundary dispute (§ 27-301, Subsection 5G).

The boundary of a floodplain or flood hazard area may be modified by the Board of Supervisors when studies provided by a registered professional engineer with hydrological experience document the need for specific revisions. Prior to the Board's approval consent for the change shall be obtained from FEMA.

In flood hazard areas where no one-hundred-year flood elevations are identified on the FIRM or in the FIS, the landowner's engineer may use any of the following sources, where available, to help determine the flood elevation as well as the floodway area:

U.S. Army Corps of Engineers' French Creek Flood State Forecast Map.

U.S. Geological Survey Flood-Prone Quadrangles.

Soil Conservation Service Soil Survey for Crawford County (alluvial soils).

State DEP flood reports.

Known high-water marks from past floods within or adjacent to the property on which development is proposed to occur.

Zoning Permit Requirement for Construction Within a Flood Hazard Area.

If the Zoning Officer has reason to believe that proposed development for which a zoning permit has been requested is within a flood hazard area, he/she shall require that the applicant comply with the requirements of this section. If the applicant contests this decision, the burden of proving the Zoning Officer is in error shall lie with the applicant.

This section shall apply, in addition to building construction, to any earth-moving for purposes of preparing a site for immediate or future development, for uncovering mineral resources or improving drainage patterns.

The building and/or grading permit application shall be accompanied by the following documentation:

The location on the site plan of the edge of the one-hundred-year floodplain and the elevation of the plain on the site tied into a nearby established U.S.G.S. bench mark or to an elevation reference mark identified on the flood hazard area map panels.

The elevation of the lowest floor level within a proposed building or building improvement relative to the established benchmark.

Proposed flood proofing measures incorporated in the building design if the building is for nonresidential use and has floor elevations below the regulatory flood level.

Certification by a registered professional engineer that the proposed construction or development has been adequately designed to withstand the pressures, velocities and impact and uplift forces associated with the one-hundred-year flood; that any portions of a building below the one-hundred-year flood level have been adequately flood proofed; that the flood and floor elevations and edge of the one-hundred-year floodplain are as accurate as available information will permit and that within the floodway the effect of the development will not increase the elevation of the one-hundred-year flood level.

Statement by the developer that he/she will not be storing or producing on the site within the flood hazard area any of the substances listed in Subsection 6B and C below.

A complete and accurate "elevation certificate" in the specific format and form as available from FEMA. Said certificate shall be provided at the time of application submittal and after construction to verify actual construction conditions.

The zoning permit application and supporting documentation shall be submitted by the applicant to the Crawford County Conservation District for review and comment. The zoning permit shall not be issued until after the district's comments are received and evaluated by the Zoning Officer, who may require revisions to the application for conformance with the district's recommendations.

Before issuing a zoning permit, the applicant has the responsibility of securing approvals from state and federal agencies that have jurisdiction in flood hazard areas. The applicant shall present such written approvals or letters indicating that such approvals will be forthcoming as a condition of receiving the zoning permit.

Construction Limitations in Flood Hazard Areas.

Within any general floodplain area ("A" shaded areas), no new construction or development shall be located within the area measured 50 feet back from the top of the bank on either side of any watercourse.

Within any floodway area ("AE" crosshatched and shaded areas), the following provisions shall apply:

Any new construction, development, use, activity or encroachment that would cause any increase in flood heights shall be prohibited.

No new construction or development shall be allowed unless all appropriate permits are obtained from the Department of Environmental Protection (DEP).

Within the "AE" shaded area, for which no floodway has been designated in the FIS, no development shall be allowed unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the elevation of the one-hundred-year flood more than one foot at any point.

No encroachment, alteration or improvement of any kind shall be made to any watercourse included in a flood hazard area until adjacent municipalities upstream and downstream of the proposed activity have been notified by the Township Secretary and until permits and approvals have been first obtained from DEP. In addition, the Federal Insurance Administrator and the Pennsylvania Department of Community and Economic Development, Bureau of Community Planning, shall be notified prior to any alteration or relocation of any such watercourse.

The lowest floor elevation of any new residential structure, including basement, or any substantial improvement to a residential structure shall be at least 1 1/2 feet above the one-hundred-year flood elevation. Fully enclosed spaces below the one-hundred-year flood elevation are prohibited. A residential structure shall be considered any building containing one or more dwelling units.

Any new nonresidential structure or substantial improvement thereto having its lowest floor level, including basement, not elevated to at least 1 1/2 feet above the one-hundred-year flood elevation shall be flood-proofed an accordance with the W-1 or W-2 space classification standards contained in the publication Flood proofing Regulations, published by the U.S. Army Corps of Engineers in June 1972, and the registered architect or engineer designing the building shall certify that the plans and specifications are in conformance with these regulations. A nonresidential building shall contain no dwelling units. Fully enclosed space below the one-hundred-year flood elevation shall be prohibited unless flood proofed in accordance with this subsection.

Fill materials shall be placed to extend laterally with minimal grade at least 15 feet outward from the walls of any building shall consist of soil and small rocks only and shall be no steeper than one vertical to two horizontal when more than 15 feet from a building. In designing the grading of a site within a flood hazard area the engineer shall insure that all parts of the site drain completely to an adjacent drainage way, particularly after the site has been flooded.

Utility Systems.

Drainage systems shall be designed to prevent backflow of floodwaters.

Water and sanitary sewer lines shall not permit infiltration of floodwaters.

Sanitary systems shall not discharge untreated sewage into floodwaters.

On-site sewage disposal systems, or any part thereof, shall not be permitted in any flood hazard area.

Electrical distribution panels shall be at least three feet above the one-hundred-year flood level, and separate circuits shall serve lower levels dropped from above.

Water heaters, furnaces, air-conditioning and ventilating units and similar equipment shall not be located below the regulatory flood level.

All gas and oil supply systems shall be designed to prevent infiltration of floodwaters or discharge of pipe contents into floodwaters as well as to drain the systems if infiltration does occur.

All materials that are buoyant, flammable, explosive or injurious to human, animal or plant life shall be stored or maintained at least 1 1/2 feet above the one-hundred-year flood level.

All buildings and structures shall be designed, located and constructed so as to offer minimum obstruction to the flow of water and to have a minimum effect on increased flood heights.

All buildings and structures partly or wholly within a flood hazard area shall be securely anchored to prevent flotation, collapse or lateral movement. Storage tanks and other similar structures to be located below the regulatory flood level shall also be securely fixed to prevent flotation.

Building Materials to Be Used in Spaces below the Regulatory Flood Level.

Wood flooring shall be installed to avoid structural damage to the building when the floor is wet.

Plywood, adhesives and paints and other finishes shall be "marine" or otherwise water-resistant.

Walls and ceilings shall be constructed of water-resistant materials that will withstand inundation.

Windows and doors shall be metal.

All wood components shall be painted using "marine" or similar water-resistant paints or finishes.

Special Requirements for Manufactured Homes.

Within a floodway area ("AE" crosshatched and shaded areas), manufactured homes shall be prohibited.

Where permitted in the underlying zone districts and within any other flood hazard area, manufactured homes shall be placed on a permanent foundation elevated so that the lowest floor is 1 1/2 feet or more above the elevation of the one-hundred-year flood and so that the installation complies with § 27-509 of this chapter.

Development or Uses Prohibited Within any Flood Hazard Area.

The following uses shall be prohibited and where already present shall not be expanded:

Hospitals.

Nursing homes.

Jails or prisons.

Sanitary landfills.

Manufactured home parks, including any improvements that would increase the number of manufactured homes in the park.

The production, storage or use of more than 550 gallons, or comparable dry measure, at any time, of any of the following substances:

Acetone.

Ammonia.

Benzene.

Calcium carbide.

Carbon disulfide.

Celluloid.

Chlorine.

Hydrochloric acid.

Hydrocyanic acid.

Magnesium.

Nitric acid.

Oxides of nitrogen.

Petroleum products.

Phosphorus.

Potassium.

Sodium.

Sulphur.

Pesticides.

The production, storage or use of any amount of radioactive substances.

Improvements to Existing Structures in a Flood Hazard Area.

The requirements of this section shall not require any changes to be made to lawfully existing buildings or structures.

Within any floodway area ("AE" crosshatched and shaded area), no expansion or enlargement of an existing structure shall be permitted that would result in an increase in the elevation of the one-hundred-year flood level.

Any modification, alteration, reconstruction or improvement of any kind to an existing structure where the value exceeds 50% of the existing structure shall be considered a substantial improvement and be carried out in full compliance with this section.

Any change involving less than 50% of the value of the existing structure shall be elevated and/or flood proofed to the greatest extent possible under the circumstances.

Variances.

Variances may be considered by the Zoning Hearing Board for development within a flood hazard area (except as modified by Subsection 8B below), provided that the application for the variance includes an engineering study identifying the location of the edge of the one-hundred-year floodplain on the site for which the variance is requested; and provided, further, that the variance, if granted, will not allow a rise of greater than one foot in flood levels at any point and it can be proved by the applicant that any rise of less than one foot resulting from the grant will not flood land during the one-hundred-year event that would otherwise not be inundated.

No variance shall be granted for any construction, development, use or activity within any floodway area ("A" crosshatched and shaded area) that would cause any increase in the one-hundred-year flood elevation at any point.

No variance shall be granted that will permit any use prohibited by Subsection 6.

In reviewing any request for a variance, the Zoning Hearing Board shall consider at least the following:

There is good and sufficient cause.

Failure to grant the variance would result in exceptional hardship to the applicant.

If granted, the variance will involve the least modification necessary to provide relief.

Any approved structures or modifications thereto are designed and constructed to be able to resist the one-hundred-year flood.

The granting of the variance will result in no unacceptable or prohibited increase in flood heights, no additional threats to public safety or extraordinary public expense, no nuisances or frauds upon the public and no conflicts with other state or local ordinances.

If a variance is granted, the Board shall inform the applicant that the approval may result in increased premium rates for flood insurance and may increase the risks to life and property.

A description of all variances granted within any flood hazard area, including location of the property, shall be a part of the Township's annual report to the Federal Insurance Administration.

§ 27-516 Regulations Governing Communications Antennas and Communications Equipment Building.

[Ord. 2009-01. 4/2/2009, § 515]

Building mounted communications antennas shall not be located on any single-family dwelling or two-family dwelling.

Building mounted communications antennas shall be permitted to exceed the permissible building height by no more than five feet.

Omnidirectional or whip communications antennas shall not exceed 20 feet in height and seven inches in diameter.

Directional or panel communications antennas shall not exceed five feet in height and three feet in width.

Any applicant proposing communications antennas to be mounted on a building or other structure shall submit documentation from a Pennsylvania-registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the building or other structure, considering wind and other loads associated with the antenna location.

Any applicant proposing communications antennas mounted on a building or other structure shall submit detailed construction and elevation drawings indicating how the antenna will be mounted on the structure to be reviewed for compliance with the Township.

The communications equipment building shall comply with the required yards and height requirements of the applicable zoning district for an accessory structure.

§ 27-517 Outdoor Lighting.

[Ord. 2009-01, 4/2/2009, § 516]

Purpose. To require and set minimum standards for outdoor lighting to:

Provide for and control lighting in outdoor public places where public health, safety and welfare are potential concerns.

Protect drivers and pedestrians from the glare of non-vehicular light sources.

Applicability.

All uses within the Township where there is interior or exterior lighting that creates a nuisance or hazard as viewed from outside, including, but not limited to, residential, commercial, industrial, public and private recreational/sports and institutional uses, and sign, billboard, architectural and landscape lighting.

Temporary seasonal decorative lighting is exempt from all but the glare-control requirements of this chapter.

Emergency lighting, as may be required by any public agency while engaged in the performance of their duties, or for illumination of the path of egress during an emergency as described in NFPA 75 and NFPA 101, are exempt from the requirements of this chapter.

Criteria.

Illumination Levels. Lighting, where required by this chapter, or otherwise required or allowed by the Township, shall have intensities, uniformities and glare control in accordance with the recommended practices of the Illuminating Engineering Society of North America (IESNA), unless otherwise directed by the Township.

Light Power Densities (LPDs). Lighting shall conform to the exterior LPDs, as set forth by the current edition of ASHRAE/IESNA 90.1 Standard.

Lighting Fixture Design.

Fixtures shall be of a type and design appropriate to the lighting application and shall be acceptable to the Township.

For the lighting of predominantly horizontal surfaces such as, but not limited to parking areas, roadways, vehicular and pedestrian passage areas, merchandising and storage areas, automotive-fuel dispensing facilities, automotive sales areas, loading docks, building entrances, sidewalks, and site entrances, fixtures shall be aimed straight down and shall meet IESNA full-cutoff criteria. Fixtures, except those containing directional lamps, with an aggregate rated lamp output not exceeding 500 lumens, e.g., the rated output of a standard non-directional forty-watt incandescent or ten-watt compact fluorescent lamp, are exempt from the requirements of this subparagraph. In the case of decorative street lighting, the Township may approve the use of luminaries that are fully shielded or comply with IESNA cutoff criteria.

For the lighting of predominantly non-horizontal surfaces such as, but not limited to, facades, landscaping, signs, billboards, fountains, displays and statuary, fixtures shall be fully shielded and shall be installed and aimed so as to not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway. Fixtures, except those containing directional lamps, with an aggregate rated lamp output not exceeding 500 lumens, e.g., the rated output of a standard non-directional forty-watt incandescent or ten-watt compact fluorescent lamp, are exempt from the requirements of this subparagraph.

Control of Glare.

All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.

Directional fixtures such as floodlights and spotlights shall be so shielded, installed and aimed that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway or pedestrian way. Floodlights, when building, pole or otherwise installed above grade on residential properties, except when motion-sensor actuated, shall not be aimed out more than 45° from straight down. When a floodlight creates glare as viewed from an adjacent residential property, the floodlight shall be required to be re-aimed and/or fitted with a shielding device to block the view of the glare source from that property.

"Barn lights," a/k/a "dusk-to-dawn lights," when a source of glare as viewed from an adjacent property, shall not be permitted unless effectively shielded as viewed from that property.

Parking facility and vehicular and pedestrian-way lighting (except for safety and security applications and all-night business operations), for commercial, industrial and institutional uses shall be automatically extinguished no later than 1/2 hour after the close of business or facility operation. When safety or security lighting is proposed for after-hours illumination, it shall not be in excess of 25% of the number of fixtures or illumination level required or permitted for illumination during regular business hours. When it can be demonstrated to the satisfaction of the Township that an elevated security risk exists, e.g., a history of relevant crime, an appropriate increase above the 25% limit may be permitted.

Illumination for signs, billboards, building facades and/or surrounding landscapes for decorative, advertising or aesthetic purposes is prohibited between 11:00 p.m. and dawn, except that such lighting situated on the premises for a commercial establishment may be operated while the establishment is actually open for business, and until 1/2 hour after closing.

Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.

The illumination projected from any use onto a residential use shall at no time exceed 0.1 foot-candle, measured line-of-sight from any point on the receiving residential property.

(8)

The illumination projected from any property onto a non-residential use shall at no time exceed 1.0 foot-candle, measured line-of-sight from any point on the receiving property.

(9)

Except as permitted for certain recreational lighting and permitted elsewhere in this subparagraph, fixtures shall not be mounted in excess of 25 feet above finished grade of the surface being illuminated. Mounting height shall be defined as the distance from the finished grade (AFG) of the surface being illuminated to the optical center of the luminary. Where proposed parking lots consist of 100 or more contiguous spaces, the Township may, at its sole discretion, based partially on mitigation of potential off-site impacts, allow a fixture mounting height not to exceed 30 feet AFG. For recreational lighting maximum mounting height requirements, refer to "recreational uses" elsewhere in this chapter.

(10)

Only the United States and the Pennsylvania flag shall be permitted to be illuminated past 11:00 p.m. Flag lighting sources shall not exceed 7,000 aggregate lamp lumens per flagpole. The light source shall have a beam spread no greater than necessary to illuminate the flag and shall be shielded so that it is not visible at normal viewing angles.

(11)

Under-canopy lighting for such applications as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore drive-ups, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source at all lateral angles. The average illumination in the area directly below the canopy shall not exceed 20 initial foot-candles and the maximum shall not exceed 30 initial foot-candles.

Installation.

Electrical feeds for lighting standards shall be run underground, not overhead and shall be in accordance with the NEC Handbook.

Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces, or where they could be hit by snow plows or wide-swinging vehicles, shall be placed a minimum of five feet outside paved area or tire stops, or placed on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other Township-approved means.

Pole mounted fixtures for lighting horizontal tasks shall be aimed straight down and poles shall be plumb.

Poles and brackets for supporting lighting fixtures shall be those specifically manufactured for that purpose and shall be designed and rated for the weights and wind loads involved.

Pole foundations shall be designed consistent with Uniform Construction Code (UCC) requirements.

Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as to always meet the requirements of this chapter.

Billboards and Signs. The lighting of new or relighting of existing billboards and signs shall require a zoning permit, which shall be granted when the Township is satisfied that excessive illumination, light pollution, glare and light trespass have been adequately mitigated, and shall be subject to the following requirements:

Externally illuminated billboards and signs shall have fixtures mounted at the top of the billboard or sign and aimed downward. The fixtures shall be designed, fitted and aimed to shield the source from off-site view and to place the light output onto and not beyond the sign or billboard. Lighting shall be by linear fluorescent unless it can be demonstrated to the satisfaction of the Township that such a mounting arrangement is not possible. At no point on the face of the sign or billboard and at no time shall the illumination exceed 30 vertical foot-candles during hours of darkness.

Internally illuminated signs shall have a dark field and light message. The aggregate output of the light sources shall not exceed 500 initial lumens per square foot of sign face per side.

The illumination of billboards shall be limited to commercial and industrial zoning districts and the illumination of billboards within 400 feet of a residential use or district shall not be permitted.

Off-premises billboards and signs shall be extinguished automatically by a programmable controller, with astronomical and daylight savings time control and spring or battery power-outage reset, by no later than 11:00 each evening until dawn, except that signs for establishments (not companies) that operate or remain open past 11:00 p.m. may remain on no later than 1/2 hour past the close of the establishment.

Rotating, traveling, pulsing, flashing or oscillating light sources, lasers, beacons; searchlights or strobe lighting shall not be permitted.

LED billboard and sign lighting shall only be permitted in the Conneaut Corridor, commercial and retail and service business districts and shall not be allowed to operate between 12:00 a.m. (midnight) and dawn when located where visible form a residential district or use. The LED output shall be automatically reduced to a brightness level that does not create glare during hours of darkness.

The use of highly reflective signage that creates nuisance glare or a safety hazard shall not be permitted.

Plan Submission. Where site lighting is required by this chapter, is otherwise required by the Township or is proposed by the applicant, lighting plans shall be submitted for Township review and approval. The submitted information shall include the following:

A plan or plans of the site, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), existing and proposed trees, and adjacent uses that might be adversely impacted by the lighting. The lighting plan shall contain a layout of all proposed and existing fixtures including, but not limited to, area, architectural, building entrance, canopy, soffit, landscape, flag, sign, etc., by location, orientation, aiming direction, mounting height, lamp, photometry and type.

A 10 feet by 10 feet illuminance grid (point-by-point) plot of maintained horizontal foot- candles overlaid on the site plan, plotted out to 0.0 foot-candles, which demonstrates compliance with the light trespass, illuminance and uniformity requirements as set forth in this chapter or as otherwise required by the Township. When the scale of the plan, as judged by the Township, makes a 10 feet by 10 feet grid plot illegible, larger grid spacing may be permitted.

The maintenance (light-loss) factors, IES candela test-filename, initial lamp- lumen ratings and specific lamp manufacturer's lamp ordering nomenclature, used in calculating the presented illuminance levels.

Description of the proposed equipment, including fixture catalog cuts, photometric, glare reduction devices, lamps, on/off control devices, mounting heights, pole foundation details, pole protection means and mounting methods.

When landscaping plans are involved, they shall contain the lighting fixture locations and shall demonstrate that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.

When requested by the Township, the applicant shall also submit a visual-impact plan that demonstrates appropriate steps have been taken to mitigate the potential consequences of on-site and off-site glare and to retain the intended character of the Township. This plan may require the inclusion of initial vertical footcandle values at specific off-site venues, e.g., bedroom windows of adjacent residential uses.

Plan Notes. The following notes shall appear on the lighting plan:

Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval. Requests for substitutions shall be accompanied by catalog cuts of the proposed equipment and lighting plans, including a point-by-point plot, as required above, that demonstrate full compliance with the Township-approved plan.

The Township reserves the right to conduct post-installation inspections to verify compliance with this chapter requirements and approved lighting plan commitments, and if deemed appropriate by the Township, to require remedial action at no expense to the Township.

All exterior lighting, including building-mounted lighting, shall meet IESNA full-cutoff criteria unless otherwise specifically approved by the Township.

Installer shall notify Township to arrange for inspection and approval of all exterior lighting, including building-mounted lighting, prior to its installation.

Compliance Monitoring.

Safety Hazards.

If the Township judges a lighting installation creates a safety hazard, the person(s) responsible for the lighting shall be notified and required to take remedial action.

If appropriate corrective action has not been effected within 15 days of notification, the Township will take appropriate legal action.

Nuisance Glare and Inadequate Illumination Levels.

When the Township judges an installation produces unacceptable levels of nuisance glare, skyward light, excessive or insufficient illumination levels or otherwise varies from this chapter, the Township may cause notification of the person(s) responsible for the lighting and require appropriate remedial action.

If the infraction so warrants, the Township may act to have the problem corrected as in Subsection 6A(2) above.

Nonconforming Lighting. Any lighting fixture or lighting installation existing on the effective date of this chapter that does not conform with the requirements of this chapter, shall be considered as a lawful nonconformance.

A nonconforming lighting fixture or lighting installation shall be made to conform to the requirements of this chapter when:

It is deemed by the Township to create a safety hazard.

It is replaced by another fixture or fixtures or abandoned or relocated.