A. 
Lots of record lacking minimum area or frontage. A lot legally recorded before adoption of this chapter, containing less lot area and/or having less lot frontage on a street than required, may be developed for any use permitted in the zone district where the lot is located without application for a variance provided:
(1) 
No reduction of front, side, or rear yards is required to accommodate the proposed development.
(2) 
The lot does not abut along a common side lot line property in the same ownership.
(3) 
If public sewer and water are not available, the Sewage Enforcement Officer certifies the lot as being acceptable for on-lot sewage disposal and specifies the location and type of sewage disposal method that will be required.
B. 
If two or more vacant lots in the same ownership exist side by side and one or more contains less area or frontage than the minimum required, the lots shall be combined or resubdivided to create lots meeting at least the minimum area and frontage requirements.
C. 
Determination of lot area if lot extends to street center line. In such case, the street right-of-way shall be assumed to be 40 feet wide and a strip 20 feet wide across the front of the property and along the side as well if a corner lot, shall be excluded from the lot in determining area.
D. 
Number of principal permitted uses on a lot. Only one principal permitted use shall be allowed on an undivided property and only one dwelling building shall be permitted on a lot except in the case of a mobile home park, a townhouse or apartment development or a second use on a lot situated so that if the property is later subdivided both uses will occupy lots meeting all area, setback and frontage requirements that apply in the zone district and each will have separate access to a public street.
A. 
When a vacant lot exists between developed lots, a structure may be erected on the vacant lot so that it is set back from the street not less than the average setback of structures on the developed lots on either side or 25 feet, whichever is less. If a vacant lot exists next to a developed lot on one side, a structure may be erected on the vacant lot so that it is set back from the street not less than the average of the setback of the structure on the developed lot and 25 feet, or set back 25 feet, whichever is less.
B. 
Permitted projections into yards. Roof overhangs, chimneys, open balconies, bay windows, fire escapes, steps or stoops and uncovered porches may extend up to four feet into a required front, side, or rear yard, but not closer than three feet to any property line.
C. 
Uses permitted in required yard areas. Driveways, patios at grade and parking areas may be extended to within one foot of any property line and fences and hedges to any property line but paved areas may not drain on to neighboring properties or adjacent streets. Neighbors may agree, in writing, to extend paved areas to their mutual property line.
D. 
Hedges and fences as obstructions. Fences or hedges along, or within six feet of a property line shall not exceed three feet in height if located in the front yard area of the lot and not more than six feet in height in the side or rear yard areas. At street corners, fences and hedges shall be held back to assure adequate vision for drivers approaching the intersection on each street. Generally a clear triangular area whose sides are the street right-of-way lines and are at least 25 feet in length will provide an adequate sight area, but the Zoning Officer may require a greater area in specific cases. Where hedges grow to exceed the height limitations of this section or encroach on clear sight areas, the Zoning Officer may order the offending portions of the hedges removed.
[Amended 10-11-2010 by Ord. No. 341; 5-11-2015 by Ord. No. 357]
A. 
Maximum height. See Article IV lot and area requirements for each zone district.
B. 
Measurement of height. Height shall be measured as the vertical distance between ground level and the top of the wall or the top of the roof, using the front wall of the building. On a sloped-roof building the top of the wall shall be considered as halfway between the roof's eave line and ridge line.
C. 
Exceptions. Chimneys, church steeples, flagpoles, water tanks, silos, mechanical equipment mounted on a roof and communications equipment erected to meet the standards of the Federal Communications Commission shall be exempt from the maximum height regulations.
A. 
Any accessory use may only be constructed or occupied concurrent with or later than the principal use it serves.
B. 
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.
C. 
No dwelling unit shall be located in an accessory building.
D. 
No accessory building shall exceed 15 feet in height and one story.
E. 
Swimming pools shall be considered any structure intended for swimming or recreational bathing that contains water over 24 inches deep. This includes in-ground, above-ground, and on-ground swimming pools, hot tubs, and spas. Pools shall be considered an accessory use and may only be located in a rear yard area. Each pool shall be surrounded by a fence at least four feet in height, access through which is controlled by a gate capable of being locked. Erection of a pool shall require a building permit.
[Amended 12-12-1997 by Ord. No. 281; 5-11-2015 by Ord. No. 358]
F. 
Boat trailers, camper tops and similar self-propelled or towed recreational vehicles may be stored on any lot either within a garage or in the rear yard area. No such vehicle shall be occupied at any time in the Township for residential purposes.
G. 
Garages may be integral with a dwelling or, if separated, shall be located at least 10 feet from the nearest point of the dwelling. A garage and dwelling may be attached by means of an open breezeway and shall be considered integral in this case.
H. 
No abandoned vehicles, parts of vehicles or discarded household appliances, furniture or other similar items shall be permitted on any property if not enclosed within a building. Not more than one vehicle lacking current registration and inspection sticker shall be permitted outside a building on any lot, and such vehicle shall be completely covered by a tarpaulin or similar opaque covering when work is not actively in progress towards the vehicle's restoration.
A. 
Any single-family dwelling in the R-2 Residential Zone District may be converted to a two-family dwelling, provided that after conversion each dwelling will have at least 360 square feet of floor area, its own toilet, lavatory and shower or tub in a separate room, as well as a stove, refrigerator and food preparation area; and each dwelling has two means of egress directly to the outside and not through another dwelling. No part of a dwelling unit, except storage areas, shall be located in a basement area where the floor is more than four feet below outside grade or in an attic area where the average floor to ceiling height is less than seven feet.
B. 
Apartments constructed in a new building shall contain at least 360 square feet in an efficiency apartment, at least 480 square feet for a one-bedroom apartment and at least 550 square feet for a two-bedroom unit. Each apartment shall also contain a toilet, lavatory and shower or tub in a separate room, as well as a stove, refrigerator and food preparation area. There shall not be less than 1,000 square feet of lot area per apartment and the minimum lot size shall be not less than 10,000 square feet.
C. 
Attached single-family dwellings (townhouses) shall contain at least 450 square feet of floor area at the ground level and there shall be not more than eight dwellings attached in one group. The average distance within a group between the center-lines of adjacent walls separating dwellings shall be not less than 18 feet and no two adjacent wall center-lines shall be closer together than 16 feet. Walls controlled by this section shall include exterior walls parallel to walls separating dwellings. Each dwelling shall have front and rear entrances at grade as remote as possible from each other. No lot for sale or lease containing a townhouse shall be less than 2,000 square feet in area if the R-2 Zone District and the minimum lot size to receive a townhouse group shall be not less than 10,000 square feet.
D. 
Where several apartment building or townhouse groups occupy the same or adjacent lots, such buildings shall be separated by at least 40 feet when the long walls of adjacent buildings face each other, at least 30 feet when a long wall faces an end wall and at least 20 feet when end walls face each other, regardless of the location of property lines.
E. 
Where common open space is to occur on any residential plan where dwellings are to be sold, the developer shall provide, as part of his submission, the bylaws for a homeowner's association to manage the common open space. Such document shall be reviewed and may be amended by the Township Solicitor.
F. 
Individual mobile homes on their own lots.
(1) 
Such mobile homes shall meet all requirements of this chapter for single-family homes, including the securing of a building permit.
(2) 
They shall be supported directly on a peripheral masonry foundation carried at least three feet below grade. The area below the floor shall be ventilated but completely enclosed by a masonry wall.
(3) 
Mobile homes shall be placed on their foundations not later than 30 days after arrival on the lot.
(4) 
No mobile home shall be occupied until the Zoning Officer verifies that connection has been made to approved sewer and water services. Mobile homes that propose to heat and/or cook with gas shall use natural gas and not propane or kerosene.
(5) 
Mobile homes shall be securely tied down to their foundations by exterior over-the-top or built-in steel straps at each corner and at one intermediate point each side.
(6) 
No mobile home lacking toilet and washing facilities or cooking and food storage facilities shall be permitted for permanent occupancy.
(7) 
No mobile home shall be removed from the Township until the owner had secured certification that all Township, school district and county taxes past and current have been paid in full.
(8) 
Any mobile home brought into the Township on or after the effective date of this chapter shall comply with the National Manufactured Housing Construction and Safety Standards Act, as amended.
G. 
Every apartment, townhouse or mobile home bedroom, food preparation area (if a separate room) and common hallway occupied after the effective date of this chapter shall be equipped with smoke detectors with integral alarms approved as to type and location in the building by the Fire Marshal.
A. 
Any development constructed or expanded after the effective date of this chapter shall provide off-street parking in accordance with this section. Where several uses share the same lot the parking requirements of each shall be added together to determine the total parking to be provided.
B. 
Each parking space in a lot shall contain at least 180 square feet and be at least nine feed in width, exclusive of access lanes. Access lanes shall be at least 22 feet in width. The near edge of a parking lot shall be no farther away from the entrance of the use it serves than 200 feet and may be on a second property in the same ownership as the use served or leased for the life of the use. For a single-family detached or two-family dwelling the garage and driveway on the property may be used to meet the off-street parking requirements.
C. 
Parking lot surfaces.
(1) 
Where parking is provided for eight or fewer vehicles on a lot the surfacing may be not less than 4 1/2 inches of well-choked and compacted crushed limestone or slag base course.
(2) 
Where parking is provided for more than eight vehicles on a lot the base course described in Subsection C(1) above shall be surfaced with a one-or two-layer bituminous course not less than two inches in depth provided and placed in accordance with PennDOT specifications or equivalent concrete surfacing. Parking spaces shall be marked off using traffic paint.
D. 
Slopes and drainage.
(1) 
Parking lots shall be sloped not less than 1/2% nor more than 6% to a storm drain if the lot is paved.
(2) 
When the slope extends downhill from the edge of a parking lot the edge shall be protected by a curb or stop bars.
(3) 
Stormwater falling on a paved parking lot shall be collected in the lot and directed to a storm inlet or a recognized drainageway. Where no inlet or stream is available a sump pit or dry well may be used with the approval of the Township Engineer who shall review the plans for such a drainage solution.
E. 
Screening and setback of parking.
(1) 
Parking lot paved edges shall be set back from property lines at least two feet.
(2) 
Where a parking lot designed for more than eight vehicles abuts other properties developed with housing the parking lot shall be screened along the common property line by a hedge maintained at a height of not less than four or more than six feet or a fence or wall of the same height.
(3) 
The Board of Commissioners may approve a natural change of grade along property lines or existing natural vegetation as a screen in lieu of a hedge, fence, or wall, upon application of the developer and favorable recommendation from the Planning and Zoning Commission.
F. 
Schedule of off-street parking requirements. Off-street parking requirements shall be as follows:
(1) 
Single-family detached dwelling, two-family dwelling or townhouse: two spaces per dwelling unit.
(2) 
Garden apartment, conversion apartment or apartment over a store: 1 1/2 spaces per dwelling unit.
(3) 
Medical, dental or veterinarian clinic: one space for each 100 square feet of floor area.
(4) 
Home occupation, business or professional office or retail or service business: one space for each 200 square feet of floor area.
(5) 
Nonprofit club or other assembly space without permanent seating: one space for each 100 square feet of floor space in the main hall or meeting room.
(6) 
Church: one space for each four persons who can be seated simultaneously in the sanctuary.
(7) 
Restaurant or tavern: one space for each three persons who can be seated simultaneously at tables and at the bar.
(8) 
Gasoline service station: two parking spaces outside the circulation area surrounding the pump islands and garage entrance.
(9) 
Funeral home: six spaces for each reposing room.
(10) 
Motel: one space for each sleeping room.
(11) 
Boarding or lodging home: one space for each boarder or lodger plus two spaces for the resident family.
(12) 
Personal care home or day-care center: three spaces.
(13) 
Bowling alley: six spaces for each alley.
(14) 
Nursing or convalescent home: one space for each two beds.
A. 
Definitions of terms peculiar to this section. As used in this section, the following terms shall have the meanings indicated:
BILLBOARD
A sign advertising goods or services not produced or available on the premises containing the sign, excepting political, public or charitable agency signs.
FREESTANDING SIGN
A freestanding sign supported entirely by its own structure set in or on the ground and not attached to a building or other structure.
MARQUEE, AWNING or CANOPY
A marquee is a permanent shelter over a building entrance supported by the building and extending laterally from the building's face; an awning is a seasonal covering over an entrance that may be retracted mechanically and removed; a canopy is a freestanding seasonal structure covering a building entrance.
PROJECTING SIGN
A sign attached to a building wall along one edge of the sign or attached to the wall by a bracket perpendicular to the wall surface.
SIGN
A structure or device that is self-supporting and is attached to a building or any part of a building or to another structure or painted on a building or structure, projecting a message by words, symbols and/or pictures designed to be viewed by the public from any public street or space open to the public, but not including the support of the sign.
SIGN AREA
All the area of a panel containing the sign message or all the area enclosed by connecting the extremities of the sign's interrelated parts. Where a sign has several faces, the total of all faces shall constitute the sign's area.
WALL SIGN
A sign applied flat to or painted on a building wall and extending no more than one foot in depth from the wall face.
B. 
General limitations.
(1) 
Except for time and temperature indicators, animated signs, whether revolving or containing any moving parts or activated by wind movement, shall be prohibited. No signs illuminated by a flashing or pulsating source, no strings of bare bulbs and no signs lighted so as to create glare conditions on adjacent or nearby properties or streets or to confuse motorists shall be permitted.
(2) 
No sign shall be placed upon the roof of a building or so as to project above the top or beyond the ends of a building wall.
(3) 
Freestanding signs shall be placed only in yards abutting a public street and shall not project into a public right-of-way.
(4) 
Exemptions from these regulations. The following types of signs are exempt from the regulations contained in this subsection:
(a) 
Any sign erected by the Board of Commissioners or any state or federal agency;
(b) 
Memorial tablets erected by public or nonprofit organizations.
(c) 
Directional or informational signs on a property provided they are strictly functional, contain no advertising and are approved by the Zoning Officer.
(d) 
Holiday decorations.
(5) 
When a business moves or closes, signs advertising it shall be removed within 30 days of termination.
(6) 
Any sign existing at the time of adoption of this chapter may be replaced in the same location by a sign of the same dimensions and height or a lesser size or height if the existing sign exceeds in size or height the maximum requirements of this chapter for its location or, if the sign would not be permitted in its location, at the time of adoption.
(7) 
Any signs advertising a political candidacy shall be freestanding and shall not be placed on utility poles.
C. 
Permits.
(1) 
A permit issued by the Zoning Officer shall be required before any sign may be erected, except for those listed in Subsection C(5) below.
(2) 
Sign permit applications shall contain the following information provided by the applicant:
(a) 
Name, address and phone number of the applicant, the contractor to erect the sign and the owner of the property, as well as address of property if different from owner's.
(b) 
Statement of permission granted by the owner of the property for erection of the sign if owner and applicant are not the same.
(c) 
Location of the sign on the property relative to buildings and property lines and height of sign from ground level to top of sign with dimensions noted.
(d) 
A copy of the drawing from which the contractor will create and erect the sign, including an elevation view and method of attaching the sign to the ground or to a building.
(3) 
The cost of sign permits shall be established by resolution of the Board of Commissioners.[1] A permit shall be required for the replacement, enlargement or moving of a sign, but not for repair of an existing sign.
[1]
Editor's Note: The Fee Schedule is on file in the Township offices.
(4) 
Garage, yard or porch sale signs shall be placed only on the property where the sale is occurring. Such signs shall not exceed four square feet in area, shall not be in place more than three days while the sale is in progress and shall not be approved more than four times in any calendar year on the same property. Sales shall only be of household items and not of goods purchased for the purpose of resale on the premises.
(5) 
The following types of signs shall not require permits for erection:
(a) 
Real estate sales sign, to be removed upon sales of the premises on which the sign is posted.
(b) 
Sign denoting designers and/or contractors when placed on the property where the firm is doing work, to be removed when the work is completed.
(c) 
Home occupations or other personal name plate or sign.
(6) 
The following types of signs shall require permits but no fees:
(a) 
Sign or bulletin board put up by public, charitable or religious institutions when located on the same property as the institution. Temporary signs advertising special events of such institutions may be approved by the Board of Commissioners in other locations for a period not exceeding 30 days.
D. 
Signs permitted in the Residential and Conservation Districts.
(1) 
The following types of signs shall be permitted in the Residential and Conservation Districts:
(a) 
Property identification sign limited to name and address of occupants, and/or name and nature of home occupation conducted in the dwelling, such sign not more than two square feet in area each face.
(b) 
Temporary sign indicating property for sale, rental or lease identifying the broker's or owner's name, address and phone number and nature of proposed transaction, such sign not greater than 12 square feet in area each face and placed upon the property being offered.
(c) 
Sign identifying a public or semipublic institution and activities carried on by the institution, such sign not greater than 24 square feet in area each face.
(d) 
Temporary sign identifying designers or contractors employed on the property, such sign not exceeding eight square feet each face, limited to one sign per designer or contractor and to be removed upon completion of the work.
(e) 
Memorial tablet erected by a public or nonprofit organization; traffic or other governmental signs authorized and/or erected by public body.
(2) 
Signs may be applied flat to the principal structure on the property, attached to a private lamppost or fence or to a pole in the ground. Only one sign may be permitted on a property, except that if the property abuts two streets, one sign on each street may be approved.
(3) 
No sign shall extend to more than 12 feet in height measured from the topmost part of the sign to the ground level below.
(4) 
No sign shall be lighted except signs identifying public or semipublic institutions provided such lighting is from an indirect, hidden source.
E. 
Signs permitted in the Commercial and Industrial Districts.
(1) 
Permitted types of signs. The following types of signs shall be permitted in the Commercial and Industrial District:
(a) 
Any sign permitted in the Residential Zone Districts.
(b) 
A sign identifying a business or industry on the same property as the business or industry.
(c) 
A billboard in the Industrial District only, set back at least 25 feet from any street or property line and not exceeding 100 square feet of area on any face.
(2) 
Signs may be freestanding, projecting or wall mounted. In addition, signs may be attached to or be a part of the edges of a marquee, retractable awning or canopy, provided such edge does not exceed three feet in height.
(3) 
Size of signs.
(a) 
Freestanding signs shall not exceed 48 square feet in area on any face and no more than a total area on all faces of 96 square feet, limited to one on any property. Such signs shall not protrude ever a sidewalk or a public right-of-way.
(b) 
Wall signs shall not exceed in area 10% of the wall surface to which they are attached, including the area of windows and doors. However, regardless of wall area, a wall sign of at least 20 square feet shall be permitted and no wall sign shall exceed 100 square feet in area.
(c) 
Projecting signs shall not exceed in area 15 square feet on either face and shall not extend more than three feet from the face of the wall to which attached. Projecting signs shall not protrude over a sidewalk or a public right-of-way.
(d) 
No part of any sign shall extend to a height greater than 35 feet above the ground below.
(e) 
The total area of all signs on any property shall not exceed 100 square feet on all faces.
F. 
Special exception and regulations. Notwithstanding the provisions of Subsections A through E inclusive:
[Added 4-12-2003 by Ord. No. 305]
(1) 
Temporary signs (as defined below) shall be permitted to be displayed in all zoning districts by nonprofit, service-oriented associations or organizations whose services and activities directly benefit all or a portion of the citizens of the Township (hereinafter "applicant"), subject to the following limitations, restrictions and regulations:
(a) 
Signs may be displayed on the sporting fields and surrounding areas where athletic, sporting or social events occur that promote the civic purposes of the applicant;
(b) 
Signs can only be displayed in the calendar year between April 1 and October 31, following which latter date all signs shall be removed so that they are not on display between November 1 and March 31;
(c) 
Signs shall be placed or displayed only on fencing surrounding the sports playing fields, or on dugouts, batting cages or the concession stand walls and in such a manner that the display area faces inward towards the playing areas or fan seating/bleacher areas;
(d) 
The surface areas of the signs that face any residential areas shall contain no displays and shall be uniform in color and appearance so as not to disturb the visual aesthetics to the residences. (For example, the outward-facing areas of the several baseball fields' outfield fences shall contain no displays that can be observed from or are offensive to occupants of the nearby residences);
(e) 
The advertising copy (content) or other display on any sign shall only be inward facing in relation to the sports field playing areas;
(f) 
The Zoning Officer shall have authority to approve or disapprove a proposed sign or signs, whether before or after being erected, subject to an appeal by applicant or any adult Township resident to the Board of Commissioners, who shall have final authority on the matter;
(g) 
There shall be no application or permit fee charged to an applicant under this subsection.
(2) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
APPLICANT
The person, entity or organization who files the application for a sign permit.
NONPROFIT SERVICE-ORIENTED ASSOCIATION OR ORGANIZATION
Any person, entity or organization that is granted and maintains "nonprofit" or "not-for-profit" status by state or federal taxing authorities and which such person, entity or organization shall devote a majority of its efforts and functions to promote civic benefits to the citizens of the Township, including but not limited to: youth sports and health development, senior citizen activities and the like.
TEMPORARY SIGNS
In addition to all the definitions contained in Subsection A herein, shall include and mean any writing, picture, artistic or other display which promotes the purposes of the applicant, including commercial advertisements for a fee charged by the applicant to businesses, professionals or persons, the area of which shall be no larger than 48 feet square, and subject to the regulations, limitations and restrictions in Subsection F(1).
A. 
Review of plans for multiple-family, single-family or industrial developments:
[Amended 5-12-2003 by Ord. No. 306]
(1) 
Before a zoning permit may be issued for such a building or grouping of buildings or to expend such a building or a grouping or to develop or further develop a site, the developer shall present of his/her proposal to the Planning and Zoning Commission.
(2) 
The plan shall clearly show on a scaled drawing the location and height of all buildings proposed and existing to remain relative to property and street lines, number of dwellings, multiple-family dwellings, single-family dwellings, commercial units in each building, access drives from adjacent streets, layout of parking lots, parking areas, showing the number of spaces, location of public sanitary sewer and waterlines, proposed grading including degree of slope and methods to control and dispose of stormwater.
(3) 
The Planning and Zoning Commission shall review the plan at its next monthly meeting after receipt and shall render a decision to approve the plan as submitted, approve it with specific modifications or conditions or reject it, not later than the second regular meeting after first reviewing the proposal. Any conditions attached to approval shall be included on the zoning permit. If the developer withdraws and then resubmits the plan, the review time period shall begin again with the resubmission. If the plan is approved as submitted or the developer accepts the modifications or conditions attached to approval, the Commission shall authorize the issuance of a zoning permit. A developer whose plan has been rejected or who objects to conditions attached to the plan by the Commission may appeal to the Board of Commissioners to approve the plan or remove or relax specifications.
(4) 
The Board of Commissioners or the Planning and Zoning Commission may at its options call and hold a public hearing on the plan prior to rendering a decision.
B. 
Grading.
(1) 
Earth movement shall result in finished grades that do not exceed two horizontal to one vertical unless a report prepared by a professional engineer indicates that specific steeper slopes in a particular location will not compromise the stability of the completed slope or areas above or below it.
(2) 
Topsoil shall be removed and stockpiled before the start of grading. Graded slopes shall be planted with a fast-catching grass cover as soon as grading is completed.
(3) 
Where fill is used it shall be placed in layers not exceeding 12 inches in depth, thoroughly compacted, and keyed in to undisturbed earth at the edges of the fill. Fill shall be considered any material that has been brought to or moved on the site.
C. 
Drainage.
(1) 
Stormwater shall not be permitted, as a result of development undertaken after adoption of this chapter, to collect upon any property or to pass from one property onto another in a concentrated flow without benefit of an easement or to cross a public street on the surface.
(2) 
In any multifamily, commercial or industrial development the application to the Planning and Zoning Commission shall be accompanied by a plan to indicate how stormwater will be collected and removed from the property.
(3) 
The Commission may require, where no subsurface storm drainage system is available and/or where large areas are to be covered with structures and paved surfaces, that developers provide storm retention vessels on their properties of sufficient capacity to hold the flow from the fifty-year storm of record [4.7 inches in 24 hours] for release at the ten-year rate [3.8 inches in 24 hours]. The Commission may ask the Beaver County Conservation District for assistance in determining the need for and the adequacy of stormwater management facilities.