1. 
Frontage Required onto Improved Street.
A. 
A principal building shall only be built upon a lot with frontage on a public street, except:
(1) 
A single lot that existed as a lawful recorded lot of record prior to the adoption of this chapter and that is not proposed to be subdivided and that is to be used for a single-family detached dwelling shall be permitted to have access onto a public street by means of a legally permanent access easement or private street if such easement or private street provides safe and convenient access and egress, including acceptable access for emergency vehicles.
(2) 
A townhouse or condominium development may have access to individual dwellings or buildings using a parking court and a shared accessway/private street within the tract, provided that such shared access/private street guarantees permanent access (with a method for funding perpetual maintenance approved by the Board of Commissioners under the Subdivision and Land Development Ordinance [Chapter 22]) from such dwellings or buildings to reach a public street.
(3) 
New lots may have access onto a private street if the private street meets all of the requirements for a public street and if there is an acceptable system in place to fund and complete perpetual maintenance and repair of the street.
B. 
Any new lot that is granted subdivision approval shall have frontage and direct access onto a public street, without traversing through or over another lot, except as permitted above for a townhouse or condominium development.
2. 
Multiple Uses in a Building. Occupancy of a principal commercial, institutional or industrial building by more than one permitted use is specifically allowed, provided that all other requirements of this chapter are satisfied.
3. 
Multiple Buildings on a Lot. An approved commercial, institutional, industrial, townhouse or garden apartment lot may include more than one principal building. In such case, the minimum front, side and rear yard requirements shall only apply at lot lines of the property. Individual buildings or portions of such buildings may be held in approved condominium ownership, but the lot shall be owned by a single legal entity. In cases not meeting this subsection, only one principal building shall be permitted per lot.
4. 
Minimum Size of Dwellings. Each dwelling unit shall include a minimum of 700 square feet of habitable, indoor, heated floor area, except such minimum for apartment units shall be 500 square feet.
5. 
For shopping center and office developments under the same ownership and consolidated for the purposes of development or phased development comprised of more than one building site, the development shall be served by an internal circulation network. All access to outparcels shall utilize the internal circulation network rather than separate connections to arterial roads. The required documentation pursuant to § 22-1004, Subsection 3B, of the SALDO shall also be required for outparcels.
1. 
Height Exceptions.
A. 
The maximum structure height specified for each district shall not apply to: farm silos and associated agricultural structures, communications towers, amateur radio antennas (see § 27-403), water towers, clock or bell towers, steeples of places of worship, mechanical equipment areas, skylights, electrical transmission lines, elevator shafts, wind turbines, chimneys or other appurtenances usually required to be and customarily placed above the roof level and not intended for human occupancy.
B. 
For the above exempted structures, the maximum height shall be 250 feet above the average surrounding ground level, unless a different maximum is established for a use elsewhere in this chapter.
2. 
Height and Airport Approaches. At a minimum, any structure proposed to have a height of 75 feet or more above average surrounding ground level shall present sufficient information to the Zoning Officer to prove that the structure would comply with all applicable federal, state and Township requirements regarding airport approaches and warning lights. See Appendix A regarding airport approaches.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
1. 
Sight Distance at Intersections.
A. 
Intent: to ensure that traffic passing through an intersection or turning onto a street can safely see oncoming traffic.
B. 
A triangular area as described in this section shall be graded and shall be kept free of sight obstructions between a height of two and eight feet, including structures, nontransparent fences, vegetation and signs (but not including signposts or utility posts of less than one foot in width or the trunks of deciduous trees).
C. 
This sight distance triangle shall be shown on development plans submitted to the Township and be shown on any plan required to be recorded. Such triangle shall serve as a permanent setback line for all such visual obstructions and shall be binding upon present and future owners of the land.
D. 
If a driveway, accessway or street would enter onto a state street, the required sight triangle to be included on the development plan shall be that necessary to achieve the minimum sight distance required by PennDOT regulations.
E. 
Where a driveway, accessway or street would enter onto a street that is not state-owned, the required sight triangle to be included on the development plan shall be that necessary to achieve the minimum sight distance that would have been needed to meet PennDOT regulations if a state street was involved.
F. 
These sight distance requirements shall apply to all intersections involving a public street and another street, accessway or driveway, except these requirements shall not apply to an individual driveway serving only one or two dwelling units that enters onto a local or collector street.
G. 
A sight distance triangle shall apply for each direction of approach to an intersection.
H. 
For any existing residential driveway entrance to an arterial street that is proposed to be used for a new nonresidential principal use, the applicant shall prove to the satisfaction of the Township Engineer that such entrance will meet PennDOT sight distance requirements in both directions as would apply to a new driveway on such street. If such sight distance cannot be met, then the use shall be denied.
2. 
Buffer Yards. Buffer yards and screening complying with the following standards shall be required under the following situations:
A. 
Buffer Yard Width, When Required. Buffer yards with evergreen screening shall be required in the following situations:
Buffer Yard to be Provided by the Following:
When the Use Providing the Screening and Buffer Is:
Width of Required Buffer Yard (feet):
1.
Any newly developed or expanded:
a) Industrial use
b) Industrial storage or loading area
c) Hospital
Within 500 feet of a residential lot line (as defined in Part 2)
50 (plus see also berm requirement in § 27-307 for berms within the buffer yard for hospitals and health care uses); refer to Part 10, Health Care Overlay District, for additional berm requirements for a health care campus
2.
Any newly developed or expanded commercial use
Within 500 feet of a residential lot line (as defined in Part 2)
30, except along a front lot line along a street
3.
Any newly developed or expanded industrial outdoor storage use or area routinely used for the parking of 4 or more tractor-trailers
Abutting the existing right-of-way of an expressway, arterial or collector street
20, unless such area would be completely screened from view of such streets by buildings
4.
Any use other than above
Required to provide a buffer yard under another section of this chapter
20, unless stated otherwise
B. 
Location of Buffer Yards.
(1) 
The buffer yard shall be measured from the district boundary line, future street right-of-way line or lot line, whichever is applicable.
(2) 
Plants needed for the visual screen shall not be placed within a future street right-of-way. The required buffer yard width shall be in addition to the required future street right-of-way.
(3) 
The buffer yard may include areas within a required front, side or rear yard, or a paved area setback area, provided the larger yard requirement shall apply in case of overlap.
(4) 
A business use shall not be required to provide a buffer yard for an adjacent residential use or district if the uses/districts are separated by an expressway. However, outdoor storage or tractor-trailer parking adjacent to an expressway shall still provide any required buffer yard and screening.
C. 
Characteristics of Buffer Yards.
(1) 
The buffer yard shall be a landscaped area free of structures, dumpsters, commercial or industrial storage or display, manufacturing or processing activity, materials, loading and unloading areas or vehicle parking or display. No new driveways or streets shall be permitted in the buffer yards except at points of approved crossings for ingress or egress.
(2) 
Maintenance. In buffer yards, all areas not covered by trees and shrubs shall be well-maintained in an all-season vegetative ground cover (such as grass) and shall be kept free of debris and rubbish and shall not include grass areas higher than eight inches.
(3) 
Preservation of Existing Vegetation/Slopes. If an applicant proves to the satisfaction of the Zoning Officer, after a review by the Planning Commission, that an existing healthy tree line, attractive thick vegetation, natural earth berm and/or steep slopes will be preserved and serve the same buffer purposes as plant screening that would otherwise be required, then such preserved existing buffer shall be permitted to be used in place of planting new plants. In such case, the width of the buffer yard required by § 27-803, Subsection 2A, shall still apply. If this existing buffer requirement is removed, the applicant shall be required to plant a buffer yard that will meet the planting requirements of this section.
(4) 
Fence. Any fence in a buffer yard shall be placed on the inside of any required evergreen screening.
D. 
Planting Screen.
(1) 
Each buffer yard shall include a planting screen of trees or shrubs extending the full length of the lot line.
(2) 
Each planting screen shall meet the following requirements:
(a) 
Plant materials needed to form the visual screen shall have a minimum height when planted of four feet.
(b) 
Plants needed to form the visual screen shall be of such species, spacing and size as can reasonably be expected to produce within three years a solid year-round visual screen at least six feet in height.
(c) 
The plant screen shall be permanently maintained by present and future landowners. Any plants needed to form the visual screen that die or are removed shall be replaced within 120 days.
(d) 
The plant screen shall be placed so that at maturity the plants will be at least five feet from any cartway and will not grow over an exterior lot line.
(e) 
The plant visual screen shall be interrupted only at:
1) 
Approved points of vehicle or pedestrian ingress and egress to the lot;
2) 
Locations necessary to comply with the sight distance requirements of § 27-803; and
3) 
Locations needed to meet other specific state and Township requirements.
(f) 
Evergreen trees likely to grow substantially in diameter should be planted in two or more rows or offsets if needed to allow space for future growth, as seen in the sketch below.
E. 
Buffer Yard Plans.
(1) 
Prior to the issuance of a permit under this chapter where a buffer yard would be required, and on any required subdivision or land development plan, the applicant shall submit plans showing:
(a) 
The location and arrangement of each buffer yard.
(b) 
The placement, general selection of species and initial size of all plant materials.
(c) 
The placement, size, materials and type of all fences to be placed in such buffer yard.
(2) 
The Zoning Officer shall review such plans to determine that the plans are in conformance with the terms of this chapter.
F. 
Species of Plants in Screening. Trees and shrubs needed to form a required visual screen shall be of the following or closely related species, unless the applicant uses standard reference material or a letter from a registered landscape architect to prove to the satisfaction of the Zoning Officer that a substitution would be appropriate. A required visual screen shall primarily include evergreen plants. Leafy deciduous plants may be selectively used, provided that their use does not result in significant visual openings during the winter. If more than 25 plants are needed to form a visual screen, then a maximum of 50% of such plants shall be of one species.
Buxus — all varieties of boxwood
Cragana arborescens — Siberian pea shrub
Cephalanthus occidentalis — Button bush
Chaenomeles Japonica — Flowering quince
Cornus — all varieties of dogwood
Cotoneaster divaricata — Spreading or upright cotoneaster
Crataegus laevigata — Crimson cloud hawthorn
Euonymus — all varieties of euonymus
Forsythia spectablilis — Showy forsythia
Hamamelis — all varieties of witch hazel
Hydrangea arbrescens — Hills of snow hyrangea
Ilex — all varieties of holly
Juniperus — all varieties of junipers
Kolkwitzia amabilis — Beauty bush
Ligustrum — all varieties of privet
Lonicera — all varieties of honeysuckle
Magnolia stellata — Star magnolia
Picea — all varieties of spruces
Pinus — all varieties of pines
Photinia — all varieties of photinia
Pseudotsuga — all varieties of firs
Rhamnus davurica — Dahurian buckthorn
Rhamnus frangula — Glossy or alter buckthorn
Spirea — all varieties of spirea
Syringa — all varieties of lilac
Taxus — all varieties of yews
Thuja occidentalis — American arborvitae
Thuja origentalis — Oriental arborvitae
Tsuga — all varieties of hemlocks
Viburnum — all varieties of viburnum
1. 
Ground Cover. Any part of a commercial, industrial, institutional or garden apartment lot which is not used for structures, loading areas, parking spaces and aisles, sidewalks and designated storage areas shall be provided with an all-season, well-maintained, vegetative ground cover and shall be landscaped with trees and shrubs.
2. 
See the Township Subdivision and Land Development Ordinance [Chapter 22] regarding street trees. See the parking regulations regarding paved area landscaping. See buffer yard requirements in § 27-803, Subsection 2.
1. 
Registration of Nonconformities. It shall be the responsibility of a party asserting a nonconformity to provide the evidence that it is lawful. A property owner may request a written statement of nonconformity from the Zoning Officer after providing sufficient evidence.
2. 
Continuation of Nonconformity. A lawful nonconforming use, structure or lot, as defined by this chapter, may be continued and may be sold and continued by new owners. Any expansion of, construction upon or change in use of a nonconformity shall only occur in conformance with this section.
3. 
Expansion of, Construction upon or Change in Use of Nonconformities.
A. 
Nonconforming Structure.
(1) 
The Zoning Officer shall permit a nonconforming structure to be reconstructed or expanded, provided:
(a) 
That such action will not increase the severity or amount of the nonconformity (such as the area of the building extending into the required setback) or create any new nonconformity.
(b) 
That any expanded area will comply with the applicable setbacks in that district and other requirements of this chapter.
(c) 
That if the structure uses an on-lot septic system, the Township Sewage Enforcement Officer determines that such system is adequate for the proposed use.
(2) 
In the case of a nonconforming structure which is used by a nonconforming use, any expansion shall also meet the requirements of this section regarding nonconforming uses.
B. 
Nonconforming Lot.
(1) 
New permitted structures for a single permitted-by-right principal use and its customary accessory uses may be constructed, reconstructed or expanded on a nonconforming lot of record as a permitted-by-right use if all of the following requirements are met:
(a) 
The lot area is at least 40% of the minimum lot area.
(b) 
The lot width is at least 40% of the minimum lot width.
(c) 
The lot is a lot of record that lawfully existed prior to the adoption of this chapter or an applicable subsequent amendment.
(d) 
Minimum setbacks and other requirements of this chapter are complied with for any new construction or expanded area, unless another section of this chapter specifically allows an exception, such as in § 27-307 or 27-801.
(e) 
If a new principal building will be served by an on-lot septic system, the lot shall comply with all state septic regulations and shall provide an approved alternative drainfield location. An expansion of an existing building may be required to provide an expanded drainfield, under DEP regulations.
(f) 
For a dwelling on a nonconforming lot, the front door shall face a public street, and the dwelling shall have a side facing onto a public street that has an appearance typical of a front of a dwelling.
(2) 
Setbacks. The Zoning Hearing Board may grant a special exception to reduce the required setbacks for construction on a nonconforming lot if the Board determines that such reduction would result in a building that would be more compatible with neighboring residences than would be built if the setback requirement was not reduced.
(3) 
Merger. If two contiguous nonconforming lots under common ownership include at least one lot that is less than 40% of the required lot area, and if at least one of the lots did not include a principal building, then the two lots shall be merged to form one lot that would be conforming or less nonconforming. This provision shall only apply if one or both of the lots has a lot area of less than 6,000 square feet.
(4) 
If a proposed development on a nonconforming lot does not meet the requirements of the above § 27-806, Subsection 3B(1) and (2), then development of the lot shall not occur unless a variance is granted by the Zoning Hearing Board. In addition to the standards stated for a variance in the MPC, 53 P.S. § 10101 et seq., the Zoning Hearing Board shall also review whether any alternative permitted uses could reasonably be made of the property that would less significantly adversely impact upon the established character of an existing residential neighborhood than the proposed use.
C. 
Expansion of a Nonconforming Nonresidential Use. A nonconforming use or a building used by a nonconforming use shall not be expanded, except in accordance with the following provisions:
(1) 
An expansion of more than 5% in total building floor area shall require special exception approval from the Zoning Hearing Board under § 27-120.
(2) 
Such reconstruction or expansion shall be only upon the same lot that the nonconforming use was located upon at the time the use became nonconforming.
(3) 
The total building floor area used by a nonconforming use, or the total area covered by impervious surfaces of a nonconforming use, shall not be increased by greater than 25% beyond each such measurement that existed in such use at the time such use became nonconforming. These maximum increases shall be measured in aggregate over the entire life of the nonconformity.
(4) 
Any expansion of a nonconforming use shall meet the required setbacks and other requirements of this chapter, unless the Zoning Hearing Board grants a variance.
D. 
Expansion of a Nonconforming Residential Use. An existing nonconforming residential use may be expanded in floor area as a permitted-by-right use, provided that:
(1) 
The number of dwelling units is not increased.
(2) 
The expansion meets all applicable setbacks.
(3) 
No new types of nonconformities are created.
(4) 
A nonconformity is not made more severe (including the building area within the required setback area).
4. 
Damaged or Destroyed Nonconformities.
A. 
A nonconforming structure that has been destroyed or damaged equal to 50% or more of its total value by fire, windstorm, lightning or a similar cause deemed not to be the fault of the owner may be rebuilt in a nonconforming fashion only if:
(1) 
The application for a building permit is submitted within 18 months after the date of damage or destruction.
(2) 
Work begins in earnest within 12 months afterwards.
(3) 
A nonconformity shall not be created or increased by any reconstruction.
B. 
Rebuilding of a damaged or destroyed nonconformity shall not begin until plans for rebuilding have been presented and approved by the Zoning Officer. Any change of one nonconforming use to another nonconforming use shall comply with the provisions of this section.
C. 
Nonconforming Use of Open Land. All nonconforming off-premises signs, junkyards, outside storage areas and similar nonconforming uses of open land, when damaged to an extent of 50% or more of replacement cost, shall not be continued, repaired or reconstructed.
5. 
Abandonment of a Nonconformity.
A. 
If a nonconforming use of a building or land is discontinued, razed, removed or abandoned for 365 or more days, subsequent use of such building or land shall conform with the regulations of the district in which it is located, except:
(1) 
As provided for in the "damaged or destroyed nonconformities" provisions of this section; and
(2) 
If a nonconforming off-premises junkyard, outside storage area or similar nonconforming use of open land is discontinued for 30 days or more, the use shall not be continued, repaired or reconstructed.
B. 
The applicant shall be responsible to provide evidence that the nonconformity was not abandoned.
6. 
Floodplains. See the Township Floodplain Ordinance [Chapter 8].
7. 
Changes from One Nonconforming Use to Another.
A. 
Once changed to a conforming use, a structure or land or portion thereof shall not revert to a nonconforming use.
B. 
A nonconforming use may be changed to a different type of nonconforming use only if permitted as a special exception by the Zoning Hearing Board. The Board shall determine whether the applicant has provided sufficient proof to show that the proposed new use will be equally or less objectionable in external effects compared to the pre-existing nonconforming use. The Board should review the following types of effects:
(1) 
Traffic generation (especially truck traffic).
(2) 
Noise, dust, fumes, gases, odor, glare, vibration, fire and explosive hazards.
(3) 
Amount and character of outdoor storage.
(4) 
Hours of operation if the use would be close to dwellings.
(5) 
Compatibility with the character of the surrounding area.
8. 
District Changes. Any uses, structures or lots that become nonconforming because of a zoning district change shall be regulated under this section on nonconformities.
[Amended by Ord. No. 08-2020-630, 8/13/2020]
1. 
Construction Vehicle Parking and Temporary Offices. See "essential services," a permitted-by-right accessory use, in § 27-306.
2. 
Temporary Tents, Structures and Uses. Unless regulated by another section of this chapter, tents and other temporary structures erected for a routine and customary accessory use as well as temporary routine and customary accessory uses, are permitted a maximum of 30 days in any calendar year (January 1 through December 31); subject to the following conditions:
A. 
Routine and Customary Accessory Use. A routine and customary accessory use includes, but is not limited to:
(1) 
A fundraising, charitable, or public service event held by a permitted-by-right, special exception, conditional, or lawfully existing nonconforming principle use of the property.
(2) 
A special event held only for the residents, employees, or members of a property.
(3) 
A sidewalk or tent sale where the permitted principle use is expanded outdoors, beyond the boundaries of the principle structure.
(4) 
Outdoor dining at a restaurant.
B. 
Temporary Tent or Structure. A temporary tent or structure includes, but is not limited to:
(1) 
A tent or membrane structure intended for residential use but does not include a swimming pool.
(2) 
A mobile food truck, wagon, or similar vehicle remaining in place and serving customers for more than 45 minutes on any given day.
C. 
Statement from the Owner. The applicant shall present a statement from the owner of record of the land accepting responsibility to ensure that the temporary tent, structure, or use is removed once the permit expires.
D. 
Removal. A temporary tent, structure, or use shall be removed completely upon expiration of the permit without cost to the Township. If the temporary tent, structure, or use is not removed in a timely fashion after proper notification, the Township may remove the temporary tent, structure, or use at the cost of the person who owns the land upon which it is located.
E. 
Hours of Operation. Within a Residential Zoning District, a temporary tent, structure, or use may not operate outdoors between the hours of 10:00 p.m. and 7:00 a.m.
F. 
Parking. There shall be no additional parking requirements for a temporary tent, structure, or use, however; it is the responsibility of the applicant to ensure that parking is handled in a safe and efficient manner. If parking spaces will be removed to accommodate the temporary tent, structure, or use, the applicant must demonstrate that adequate parking arrangements have been arranged for the event.
G. 
Notification of Authorities. Prior to the issuance of a permit, the applicant of a temporary tent, structure, or use shall notify the Township Police Department and the Township Fire Inspector so that proper safety requirements, if any are required, may be arranged with those authorities. Proof of this coordination must be provided to the Zoning Officer.
H. 
Setback Requirements. All temporary tents and structures 1,000 square feet of floor area or less are required to meet applicable setback requirements of this chapter for accessory structures. Temporary tents and structures greater than 1,000 square feet of floor area are required to meet principal structure setback requirements of this chapter. All temporary tents and structures must be located outside of the designated fire lane and at least 10 feet from all permanent structures.
I. 
Reoccurring Events. Multiple occurrences of a temporary tent, structure, or use may be approved provided that the same use or event does not exceed or repeat 30 days in a calendar year. A permit shall not be issued for multiple occurrences spanning more than one calendar year.
J. 
Fire Inspections. All temporary tents, structures, and uses on nonresidential properties and all temporary tents, structures, and uses over 1,000 square feet on residential properties must adhere to all Township Fire Code requirements and be inspected by the Township Fire Inspector after installation and before usage begins.
K. 
Bathroom Facilities. The applicant shall provide proof of adequate bathroom facilities at the discretion of the Zoning Officer.
3. 
Temporary Tents, Structures, and Uses by Special Exception. For temporary tents, structures, or uses which cannot meet the requirements stated in § 27-807, Subsection 2, and other than those uses that were lawfully occurring on a periodic basis prior to the adoption of this chapter, a temporary permit may be approved by the Zoning Hearing Board as a special exception use, subject to the following additional provisions:
A. 
Duration. The Zoning Hearing Board shall establish a limit on the duration of the use. The Zoning Hearing Board may grant a single approval once for numerous occurrences of an event. For reoccurring events, approval can be granted for a maximum of up to five consecutive years.
B. 
Temporary Use. For a use not considered to be a routine and customary accessory use but still considered to be an accessory use to the permitted-by-right, special exception, conditional, and lawfully existing nonconforming principle use of the property, the Zoning Hearing Board may approve the use as a special exception, regardless if the use is permitted in that zoning district or not.
C. 
Fee. Upon written request, the Zoning Hearing Board may waive and/or return the required application fee if the applicant is an Internal Revenue Service recognized and well-established nonprofit organization and the applicant clearly shows that the proposed use is temporary and will be used to clearly primarily serve a charitable or public service purpose.
D. 
Special Events. For a special event that will attract significant numbers of the public, the Zoning Hearing Board may deny the use if it determines that the proposed temporary tent, structure, or use will have a negative impact on the general health, safety, and welfare of the Township.
4. 
Portable Storage Containers.
A. 
This section shall apply to a portable storage container that is kept outside of a building and which has a length greater than 10 feet and which is not currently attached to a motor vehicle or railroad and which is not part of a permitted principal industrial use.
B. 
The following regulations shall apply on a principally residential lot:
(1) 
A portable storage container shall not be kept on a principally residential lot for a total of more than 60 days in any two-year period, unless it is necessary for storage as part of an active construction permit for the lot.
(2) 
A maximum of one portable storage container shall be allowed per lot.
(3) 
A portable storage container shall not be required to comply with minimum setbacks for accessory structures.
C. 
On a lot that is not a principally residential lot, any portable storage container that is kept on a lot for more than 30 days shall meet the setbacks that apply to a principal building, unless it is necessary to temporarily hold materials for on-site construction.
D. 
The following shall apply to any portable storage container:
(1) 
The container shall not obstruct safe sight distances at intersections.
(2) 
The container shall not obstruct travel lanes of a street or a public sidewalk or a handicapped ramp.
(3) 
The container shall only be allowed to be placed within a street right-of-way if a permit for such placement is issued by the Township. Such permit shall specify a maximum number of days during which the container may be placed within the right-of-way.
(4) 
The container shall not be used to store hazardous, explosive or toxic substances or putrescent garbage.
(5) 
A facility that stores portable storage containers that have been leased by others or are available for lease shall be considered a warehouse.
5. 
Temporary Tents, Structures, and Uses During an Emergency Declaration. In the event of an emergency declaration by the United States Federal Government, the Commonwealth of Pennsylvania, or the Township of Salisbury, temporary tents, structures, and uses needed to adhere to regulations set by the emergency declaration, shall not be regulated by this chapter, provided that such temporary tents, structures, and uses are removed and the property is restored to its original state within 30 days after the emergency declaration has been lifted. If a property owner wishes to retain the temporary tent, structure, or use after the emergency declaration has been lifted, a zoning application must be submitted within 30 days after the emergency declaration has been lifted and the application will be reviewed according to all regulations of this chapter. This section does not exempt a property owner and/or applicant from any other regulations or Code requirements of the Township of Salisbury.
A driveway or accessway serving a commercial or industrial use shall be deemed to be integral with such use and shall not be a permitted use in a residential district. This restriction shall not apply to a driveway or accessway that will be clearly limited to use by only emergency vehicles.
1. 
Purposes. The purposes of a traffic study are:
A. 
To determine the safety and congestion impacts, and related costs, of proposed major traffic-generating uses.
B. 
To require that applicants respond with reasonable proposals to resolve the negative traffic impacts that their proposed uses will cause on the public.
C. 
To recognize that sufficient federal, state and Township funds are not available to resolve traffic problems caused by private development.
D. 
To assist in carrying out Sections 503(2)(ii) and 503(3) of the Pennsylvania MPC, as amended.
E. 
To ensure that streets bordering a site plan, subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection.
F. 
To ensure that the access into and out of site plans, subdivisions and land developments is reasonably safe.
2. 
Uses Requiring a Traffic Study. Where a site plan, subdivision or land development is estimated to generate 500 trips per day or more (as based on the generation rates included in the Institute of Transportation Engineers, Trip Generation Manual, the latest edition), a developer shall submit a traffic study and report meeting the requirements of § 22-1018 of the Subdivision and Land Development Ordinance. A traffic study is also required for the following proposed projects:
A. 
Residential: 50 or more dwelling units.
B. 
Commercial: 15,000 square feet or more of total floor area.
C. 
Office: 15,000 square feet or more of total floor area.
D. 
Industrial: 40,000 square feet or more of total floor area or any trucking company terminal.
E. 
Institutional: 20,000 square feet or more of total floor area.
F. 
Any use or combination of uses that would result in an average of more than 1,000 trips per day.
G. 
Any use or combination of uses on a lot or on a tract, including contiguous lots in common ownership, that currently generates over 1,500 trips per day and would involve additional proposed development that would generate an additional 500 or more trips per day.
3. 
The traffic study shall meet the requirements of the Subdivision and Land Development Ordinance (see § 22-1018 of such ordinance).
4. 
The Township may have a traffic study reviewed by a professional engineer or a transportation consultant, with the reasonable costs of such review required to be reimbursed by the applicant.