A.
Placement of accessory buildings and structures. Except for those described in §§ 155-1500B, C, D, and E, all accessory buildings and structures shall be subject to the following minimum setbacks from the lot lines:
(1)
All accessory buildings and structures shall be located behind
the front building line of the principal structure, and in no event
closer than the front yard setback line.
(2)
All accessory buildings and structures shall be a minimum of
20 feet from the side and rear lot lines.
(3)
Except as otherwise permitted, the height of a residential accessory
structure shall not exceed 20 feet in height.
B.
Storage sheds and outdoor trash facilities.
(2)
Residential uses.
(a)
Storage sheds and outdoor trash facilities shall be located
behind the rear building line of the principal structure, and a minimum
of 20 feet from the side and rear lot lines.
(b)
Storage sheds and outdoor trash facilities shall not exceed
a total height of 12 1/2 feet.
(c)
Outdoor trash facilities shall be screened from view from the
street line.
C.
D.
Outdoor kitchens.
When required by this chapter, commercial storage shall meet
the following criteria:
A.
All storage, including, but not limited to, storage of refuse, trash,
garbage, recycling, equipment, mechanical equipment and/or generators,
shall be completely screened from view from any public right-of-way
and any adjacent property.
B.
No permanent storage of merchandise, articles or equipment shall
be permitted outside a building and no goods, articles, or equipment
shall be stored, displayed or offered for sale beyond the front lines
of a building.
C.
Screening shall consist of evergreen plantings and/or an architectural
screen.
D.
No storage area shall be located within the front yard of any lot.
E.
In addition to the standards listed above, all dumpsters and/or outdoor
storage of refuse bins shall meet the following criteria:
(1)
All organic rubbish or garbage shall be contained in tight,
vermin-proof containers.
(2)
Any area for the storage and collection of refuse, trash, or
garbage shall be screened from direct view by fencing or masonry walls,
which shall be a minimum of six feet high and at least one foot higher
than the trash receptacles contained therein.
(3)
All screening, inclusive of any enclosure gate(s), shall be
visually opaque.
(4)
Fencing, screening, and any enclosure gate(s) shall at all times
be maintained in good repair.
(5)
Chain link fencing and/or gates shall not be permitted for the
screening of dumpsters and/or outdoor storage of refuse bins.
A.
On a corner lot any yard not considered a front yard shall be regulated
as a side yard.
B.
On any corner lot, no wall, fence, or other structure shall be erected or altered and no hedge, tree, shrub or other growth shall be maintained which may cause danger to traffic on a street or road by obscuring the view, and shall further be in compliance with the standards set forth under § 76-4 for fences, walls and screens at corner lots.
C.
If a corner lot is occupied by a single-family detached dwelling,
and the applicant proves to the Zoning Officer that there is no suitable
permitted location for customary accessory uses/structures (such as
a shed or pool), then the Zoning Officer may permit such accessory
use/structure in one of the two front yards, provided it is located
and landscaped so as to minimize the impacts upon the neighborhood.
A.
No subdivision which would result in more than one flag lot to the rear of the same front lot shall be permitted except by special exception as granted by the Zoning Hearing Board and under such appropriate limitations and restrictions as may be deemed necessary or desirable under the provisions of § 155-2005 hereof. In no event shall the accessway for the driveway area be included in the area required for minimum lot size. In no event shall more than two flag lots be permitted to the rear of a front lot.
C.
If only one flag lot will result, such lot will, within its perimeter
and title thereof, have an accessway to accommodate a driveway at
least 50 feet wide extending from such lot to a public road or to
a private road open to public use.
D.
If two flag lots to the rear of the same front lot will result, each
shall have included, within the perimeter and title thereof, a separate
accessway to accommodate each driveway at least 25 feet wide extending
from each of the respective lots to a public road or to a private
road open to public use. The two driveways may have a single pavement,
but each flag lot shall have a right to its own paved driveway.
E.
Where front lots adjoin and they are to have accessways and/or driveways
leading to flag lots to the rear, each front lot shall have only a
single flag lot to the rear. Each rear lot shall have within its perimeter
and title an accessway at least 50 feet wide, for its sole use, extending
from the flag lot to a public road or a private road open to public
use.
F.
The flag lot accessway required by this section shall be restricted
by deed, insofar as the right of passage is concerned.
G.
The "flag" section of the lot shall meet all the minimum applicable
zoning requirements.
A.
Purpose. The purpose of this section is to provide for minimum landscaping
standards to provide an effective screen and mitigate visual impacts
of nonresidential uses and parking areas adjacent to residential properties
and public rights-of-way.
B.
General standards.
(1)
Any part or portion of a commercial site which is not used for
buildings, other structures, loading and parking spaces and aisles,
sidewalks, and designated storage areas shall be planted with an all-season
ground cover and shall be landscaped according to an overall plan.
(2)
All mechanical equipment not enclosed in a structure shall be
fully and completely screened from view from any point in a manner
compatible with the architectural and landscaping style of the remainder
of the lot. Such screening shall be subject to site plan and architectural
review by the Township.
(3)
A completely planted visual barrier or landscape screen of sufficient
density not to be seen through and of sufficient height to constitute
an effective screen and give maximum protection and immediate visual
screening shall be provided and continually maintained between any
commercial uses and contiguous residentially zoned districts.
(4)
All uses identified under § 155-903 shall be buffered from all contiguous properties by a completely planted visual landscape screen consisting of coniferous trees planted not less than six feet on center, having a planted height of not less than eight feet, which buffer area may be located with the required yard areas.
C.
Buffer planting strips.
(1)
When required by this chapter, buffer planting strips shall
meet the following criteria:
(a)
Along each side or rear property line of a nonresidential use
which directly abuts a residential district in the Township or a similar
district in an adjoining municipality, there shall be a buffer planting
strip not less than 50 feet in width.
(b)
The buffer planting strip shall be measured from the district
boundary line or from the near street line where a street serves as
the district boundary line. The buffer planting strip shall not be
part of a street right-of-way, but shall be in addition thereto.
(c)
The buffer planting strip may be included with the required
side or rear yard, and, in case of conflict, the larger yard requirement
shall apply.
(d)
Within the buffer planting strip, the exterior width beyond
the planting screen shall be planted with grass seed, sod, or ground
cover and shall be maintained and kept clean of all debris, rubbish,
weeds and tall grass (in excess of 12 inches).
(e)
The buffer planting strip shall be a landscaped area free of
structures, materials, and vehicular parking. No driveways or streets
shall be permitted in the buffer planting strip except at points of
ingress and egress.
(f)
The buffer planting strip shall be permanently maintained and
shall constitute a planting of dense evergreens, compact evergreen
hedges, or where otherwise specifically designated in this chapter,
an appropriate wall, fence, suitable planting, or combination thereof.
(h)
The Board of Supervisors may, in its sole discretion, permit
all or a portion of the buffer planting strip to be located within
the abutting residential district where the abutting residential property
is owned or controlled by the owner of the property within the zoning
district, where such abutting residential property forms part of the
lot being developed for commercial purposes and where it determines
that the intent of the buffer planting strip regulations will be met.
In the event that the Board of Supervisors permits the buffer planting
strip to be so located, it shall require that appropriate perpetual
easements and restrictions be placed upon that portion of the abutting
residential property being used for the buffer planting strip.
A.
Purpose. The purpose of this section is to minimize undesirable off-site
effects of lighting while providing for lighting that is sufficient
for the safe and pleasurable use of property within the Township.
B.
General standards. The following standards shall apply to all exterior
light fixtures within the Township, except streetlighting and associated
traffic safety devices provided by a public utility or governmental
entity within a public right-of-way:
(1)
The light from any exterior light fixture shall be effectively
shielded and shall be arranged so as to protect adjacent streets and
neighboring properties from direct glare or light radiation, which
may cause a safety problem or nuisance.
(2)
No lighting fixture shall have any blinking, flashing, moving,
or fluttering lights or other illuminating device which has a changing
light intensity, brightness, or color, nor will any beacon lights
be permitted, except for temporary seasonal decorative lighting.
(3)
Neither the direct nor reflected light from any lighting fixture
shall create a disabling glare that would be a potential traffic hazard
for motor vehicle operators on public roads.
(4)
Except for lighting within business parking lots as defined under Article XVIII, illumination at any point on the perimeter of the lot shall not exceed 0.5 footcandle when measured with a calibrated, stable reading photometer, regardless of the attitude or angle of the meter to the light source.
(5)
Lighting within business parking lots shall provide a minimum
illumination level within a range of 1.2 to 1.5 footcandles. In no
case, however, shall illumination exceed 1.0 footcandle measured at
the property line, or 0.6 footcandle measured at the property line
adjacent to a residential district.
(6)
Freestanding light standards shall not exceed 15 feet in height.
All fixtures shall be equipped with a glare-shielding device and,
where possible, shall incorporate recessed bulbs and light globes.
C.
Control of glare.
(1)
Floodlighting and outdoor lighting in all districts, whether
or not required by this chapter:
(a)
Shall not be aimed, installed, or directed so as to project
into the windows of neighboring residential uses, and shall not be
directed skyward or onto a roadway.
(b)
Shall be diffused, directed, shielded, located, designed, and
maintained in such a manner as not to present any hazardous situations
for passing vehicular or pedestrian traffic or create a nuisance by
objectionable light projected beyond its lot line onto a neighboring
use or property.
(2)
All fixtures shall be equipped with light directing or shielding
of a type and design appropriate to the lighting application, for
the purpose of redirecting offending light or reducing direct or reflected
glare, and no glare shall be discernible beyond its lot line onto
adjacent properties.
(3)
The intensity of illumination projected onto a residential use
from another property shall not exceed 0.5 footcandle, measured line-of-sight
at the property line.
(4)
Vegetation screens shall not serve as the primary means for
controlling glare. Rather, glare control shall be achieved through
the use of full-cutoff fixtures, shields and baffles, and appropriate
application of fixture mounting height, wattage, aiming angle and
fixture placement.
(5)
Reduction of night time lighting.
(a)
All non-essential lighting of businesses and parking lots shall
be reduced within one hour after the end of business hours to the
minimum level required for security purposes as approved by the Township
when the use was permitted, including, but not limited to, lowering
or extinguishing display, aesthetic, parking, and sign lighting.
(b)
Where all-night safety or security lighting is deemed necessary,
the lighting intensity levels shall generally not exceed 25% of the
levels permitted by this section but in no case shall they be less
than the minimum levels for safety or security as invoked by the Illuminating
Engineering Society of North America.
A.
No storage area shall be located within the front yard of any residential
lot.
B.
Storage for periods in excess of 30 days shall be screened from view
from any public right-of-way, contiguous residential use, and/or Township/public
park.
C.
Screening shall consist of continuous evergreen plantings and/or
include an architectural screen.
D.
Storage of any recreational vehicle(s) shall be done in accordance with § 155-1801E(3), parking requirements for recreational vehicles.
Where a tract has been or is to be divided into lots, it shall
be the duty and responsibility of the owner of the tract to provide
roadways to all lots not fronting on existing public highways and
such roadways must connect with existing public highways and must
conform in width and construction with them and be approved by the
Board of Supervisors.
No subdivision shall be permitted that results in the creation of an irregular-shaped lot, except by special exception granted by the Zoning Hearing Board under such appropriate limitations and restrictions as may be deemed necessary or desirable under the provisions of § 155-2005.
