A.
The requirements applying to all zoning districts regulate activities,
uses, structures, conditions, and treatments that may be present on
a property whether or not a principal building or use is present.
These requirements contribute to and promote the health, safety, comforts,
conveniences, and/or necessities of the property's occupants,
the immediate neighborhood, and the entire Township community. Federal
or state laws or regulations preempt certain ordinance requirements
that conflict with federal or state statutes or regulations.
B.
Minimum requirements. In addition to other requirements outlined
in this chapter, all permitted uses and conditional uses and structures
thereon shall comply with the following minimum requirements:
(1)
Be carried on only in buildings and structures in such a manner so
as not to create a fire hazard.
(2)
Comply with the PA UCC current standards.
(3)
Be conducted wholly within an enclosed building, except where specifically
exempt in this chapter or as expressly permitted by action from the
Board of Supervisors.
(4)
Adhere to the design standards and requirements for all zoning districts
specified in this chapter as they relate to, but not limited to, building
and site design, noise limitations, vibration, odors, erosion, water
pollution, steep slope controls, restoration of sites after clearing
and construction, vegetation preservation, and buffer yards and landscaping
plans.
(6)
Maintain adequate parking and provide for disabled persons in accordance
with ADA regulations.
(7)
Maintain buffer yards and landscaping as required in this chapter.
(8)
Maintain the lighting standards as required in this chapter.
(9)
Maintain and limit signs as required in this chapter.
(10)
No building shall contain any provision for incineration of
garbage or rubbish by any method whatsoever.
C.
Design purpose. The following regulations are established to, through
the review and regulation of design characteristics, preserve and
promote the unique character of the Township. Buildings, structures,
sites, signs, and public spaces in the Township shall be designed
to:
(1)
Retain, reflect, and enhance the dominant aesthetic or visual qualities
of the neighborhood.
(2)
Appropriately relate proposed development to existing designs, styles,
building forms, and land uses.
(3)
Encourage and promote sensitive and contextual design through the
use of design elements, details, styles and architectural features
as well as other amenities, materials or treatments that may be appropriate
to further the design standards.
(4)
Encourage a pedestrian-oriented and human-scaled ROW, public realm
and streetscape and promote safe pedestrian movement, access, and
circulation.
(5)
Define access from streets, sidewalks, and public ROWs, and specify
a minimum of two vehicular entrances/exits from developments which
contain 50 or more residential units.
(6)
Protect, respect, and expand the design of green space, landscaping
and open space within the neighborhood and encourage development that
enhances this character with landscape design details such as trees,
lawns, plantings, fountains, and walls.
(7)
Encourage and promote direct visual access to views and vistas within
the Township.
D.
Determination of compliance with requirements.
(1)
During the review of an application for zoning approval, the applicant
shall be required to submit data and evidence documenting that the
proposed activity, facility, or use will comply with the provisions
of this chapter.
(2)
In reviewing such documentation, the Township may seek the assistance
of any public agency having jurisdiction or interest in the particular
issues, and the Township may seek advice from a qualified technical
expert.
(3)
All costs of the expert's review and report shall be paid by
the applicant.
E.
Continuing enforcement.
(1)
The Zoning Officer shall investigate any purported violation of these
requirements and, subject to the approval of the Board of Supervisors,
may employ qualified technical experts to assist in the determination
of a violation.
(2)
Costs of the services of such experts shall be paid by the owner
or operator of the facility accused of the violation if the facility
or use is found to be in violation.
(a)
If the facility or use is found to be compliant with this article,
said costs shall be borne by the Township.
(b)
If the facility or use is found to be in violation of this article, the owner or operator shall be given written notice of violation in accordance with Article VIII of this chapter and a reasonable length of time to correct the violation. Failure to correct the violation shall be subject to the penalty provisions of this chapter and shall result in the revocation of the occupancy permit for the facility or use.
A.
Air-conditioning units shall be at least 15 feet from any lot line
in nonresidential zoning districts.
B.
Air-conditioning units, other than window units, and permanent generators
located in residential zoning districts, may encroach upon the required
setback lines but shall not exceed three feet over the required setback
line.
C.
All building mechanical systems such as air-conditioning units, exhaust
systems, satellite dishes, fire escapes, elevator housings, and other
similar elements shall be integrated into the overall design and character
of the building.
D.
Screening.
(1)
Mechanical equipment associated with nonresidential uses shall be
fully screened from public streets, paths, private streets, and abutting
lots.
(2)
Ground-mounted mechanical equipment shall be screened from public
streets and abutting lots to a height sufficient to screen the equipment.
When solid screening is used, the materials shall be compatible with
the building materials.
(3)
All roof-mounted mechanical equipment shall be screened from view
or isolated so as not to be visible from any public ROW, measured
from a point five feet above grade.
(4)
Roof screens, when used, shall be coordinated with the building to
maintain a unified appearance.
A.
Nonresidential. New nonresidential development shall be constructed
to be generally compatible with buildings on the same block frontage
within 500 feet. This provision shall be satisfied by constructing
the subject structure so that at least three of the following features
are similar to the majority of other structures within 500 feet on
the block frontage on both sides of the street:
B.
Residential. New infill attached single-family dwellings shall be
constructed to be generally compatible with other existing dwelling
units on the same block frontage. This provision shall be satisfied
by constructing the subject dwelling unit so that at least three of
the following features are similar to the majority of other dwelling
units within 200 feet on the block frontage (both sides of the street):
(1)
Roof style/overhang (e.g., gable, mansard, hip, A-frame);
(2)
Garage orientation and access (e.g., attached/front-loaded, attached
sideloaded, detached/alley-loaded);
(3)
Building massing (e.g., ranch with two story attached garage; two
story with attached garage; bungalow);
(4)
Floor area: The floor area of the proposed dwelling units shall be
no less than 80% of the average floor area of other dwellings;
(5)
Front porches (existence of);
(6)
Exterior building material; or
(7)
Pattern of window and door openings (e.g., central door and four
windows; offset door and three windows).
A.
Any facade facing a sidewalk, public ROW, or public street shall
have an active building elevation. Active building elevations shall
include windows, building entrances, and other architectural features
that enhance the pedestrian scale and experience of the building facade.
B.
New construction shall respect existing building widths by providing
a division of the facade into distinguishable building increments.
A.
All residential and nonresidential buildings.
(1)
Every portion of any exposed exterior wall of every principal structure
shall be composed of brick, stone, glass, metal, marble, wood siding,
or imitation siding.
(2)
The Board of Supervisors may approve alternative materials if, and
only if, such material is determined to be equal or superior in quality
and aesthetic character compared to approved materials.
(3)
An addition to an existing structure, which is nonconforming with
respect to this section, may be constructed in conformance with the
materials of original construction of the existing portion of the
structure with approval by the Zoning Officer.
(4)
Walls.
(a)
All sides of the building shall have active building elevations
as outlined in this article.
(b)
Walls shall incorporate surface treatments such as recesses,
projections, finish materials, awnings and other architectural articulation,
which shall be required along 100% of the horizontal length of any
wall.
B.
Additional requirements for residential buildings.
(1)
Building facade shall include:
(a)
A visual structural break either in roofline or front facade
shall be provided between every attached single-family dwelling unit.
(b)
A visual structural break in facade shall be provided between
garden apartment dwelling units to eliminate long flat walls.
(c)
The requirements determining the spacing of buildings shall
be flexible so as to encourage imaginative site design. The spaces
between buildings shall be of sufficient size to guarantee adequate
light, air, and emergency access and shall comply with minimum building
separation requirements of the duly adopted Township Fire Code.
A.
Loading docks, trash collection, and similar facilities shall be
incorporated into the overall design of buildings and the site and
include landscaping pursuant to the landscaping, buffers and screening
requirements specified in this article so that the visual and acoustic
impacts of these functions are contained and out of view from adjacent
properties and public streets.
B.
Loading dock facilities may include a solid masonry wall that is
compatible with the building materials and shall be at least six feet
in height.
A.
Excluding windows, no more than three principal exterior building
materials shall be used on any one side of a building.
B.
All exterior building walls and structures shall be constructed with
durable materials such as masonry, natural or decorative stone, brick,
finishing wood, or glass.
A.
Design standards for commercial and mixed use buildings shall follow
the design standards for nonresidential uses specified in this article.
A.
Dumpsters. Dumpsters must be completely screened from view from any
residential zoning district, public street, or walkway with screening
that is at least as tall as the dumpster. This provision shall apply
to all dumpsters, including those used for the collection and storage
of recyclable materials, whether public or private.
B.
Refuse collection areas in all residential districts.
(1)
All refuse storage shall be located in the side or rear of the buildings
and not visible from the public ROW.
(2)
Deposited refuse shall not be visible from outside the refuse enclosure.
(3)
Screening shall be of sufficient height and density to completely
hide the storage from public view. All screening shall be maintained
in such manner as to present a neat and orderly appearance at all
times. Screening of dumpsters shall be of masonry materials or similar
features. Landscaped screening using trees and shrubs shall not be
permitted.
C.
Refuse collection areas in all nonresidential districts.
(1)
All refuse collection areas shall be located in the side or rear
of the buildings.
(2)
Deposited refuse shall not be visible from outside the refuse enclosure.
(3)
Screening shall be of sufficient height and density to completely
hide the storage from public view. All screening shall be maintained
in such manner as to present a neat and orderly appearance at all
times.
(4)
Refuse collection areas shall be so located upon the lot as to provide
clear and convenient access to refuse collection vehicles.
(5)
No trash or garbage shall be stored in any unenclosed exterior property
area of any multifamily dwelling in any zoning district.
(6)
Refuse areas and similar facilities shall be completely enclosed
within a masonry wall or fence that is compatible with the building
materials and shall be at least six feet high, on three sides maintaining
a 100% visual blockage on all three sides and a self-closing gate
on the fourth side.
(7)
Refuse areas shall have hardened, stabilized surfaces constructed
to prevent accumulation of stormwater runoff.
A.
No activity shall cause electrical disturbance adversely affecting
public safety, radio, or other equipment or cause harm to wildlife
or vegetation in the vicinity.
A.
Except for driveways and walks, no portion of the front yard shall
be paved with asphalt or concrete.
B.
Decorative stone surfaces shall be used only when an integral part
of a landscape plan.
C.
To the maximum extent practical, the front yard, side yard, and the
unpaved area between the sidewalk and the street paving shall be covered
with turf or vegetative ground cover.
D.
To the maximum extent practical, the rear yard shall be fine graded
to ensure proper grades and drainage.
A.
The following requirements for fencing and walls apply to all zoning
districts:
(1)
No fence or wall exceeding six feet in height shall be erected, replaced,
or altered unless an application has been made, and a permit issued
by the Zoning Officer.
(2)
Fences may be permitted on lots with no principal use subject to
the requirements of this section.
(3)
Walls shall not be installed within utility, stormwater, and/or access
easements.
(4)
Fences within utility, stormwater, and/or access easements shall
be designed to be taken down easily and shall include an access gate
to provide access to the easement.
(5)
If a fence is installed or placed within an easement and access to
the easement is required or the utility within the easements requires
repair, the Township or owner of the easement shall have the right
to remove the fence to provide access and complete the necessary work.
(6)
Fence location.
(a)
Unless otherwise stated, no fence exceeding four feet in height
shall be allowed within the otherwise applicable front yard setback
area of the zoning district in which the fence is located. This regulation
shall also apply to corner lots to verify clear sight distance shall
be maintained.
(b)
Fences and all supporting structures must be entirely on the
property of the party erecting the fence and shall not encroach upon
a public ROW.
(7)
Fence height.
(a)
The height of all fences or walls shall be measured from the
finished grade to the top of the fence.
(b)
Unless otherwise stated, no fence or wall shall exceed six feet
in height.
(c)
A fence of no more than 10 feet in height shall be allowed to
enclose a private or public tennis court, basketball, or sports courts
provided that the fence is no more than 60% solid.
(d)
A fence enclosing a private swimming pool shall be allowed,
provided that the fence is no more than 60% solid.
(e)
Unless otherwise stated, fences or walls in nonresidential zoning
districts abutting residential zoning districts shall not exceed six
feet in height.
(f)
A fence no more than 10 feet shall be allowed to enclose a school,
playground, or park provided that the fence is no more than 60% solid.
(g)
A fence height may be increased to eight feet in height when
the installation of the fence is intended to restrict deer from a
property. However, the top two feet of any such fence shall be no
more than 60% solid.
(8)
Fence and wall design.
(a)
All two faced fences shall be so installed so that the finished
side shall face out toward neighboring properties and the street.
(b)
All structural member bracing shall only be visible on the inside
portion of the fence.
(c)
Where walls and fences are desired, they shall be of a material
compatible with the building materials utilized on the principal structure.
(d)
All fences and walls shall be maintained and, when necessary,
repaired, removed, or replaced.
(e)
Architectural masonry walls and fencing to screen parking shall
only be required for nonresidential uses. An example is shown in Figure
5.
|
Figure 5: Example Architectural Masonry Wall/Fencing to
Screen Parking Illustration
 |
(9)
Street intersections. No fence shall be installed that obstructs
sight distance at street intersections or interferes with the required
clear sight triangle.
A.
Fire prevention and firefighting equipment acceptable to the Board of Fire Underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive materials is conducted. Such handling and storage shall be subject to the fire prevention requirements in Chapter 52 of the Township Code.
A.
No activities in the Township shall emit radioactivity at any point.
B.
No activities in the Township shall emit radio or electrical disturbance
adversely affecting the operation of equipment belonging to someone
other than the creator of the disturbance.
C.
No hazardous materials shall be discharged at any point into any
public or private sewerage system, watercourse, or the ground.
D.
No liquid or solid materials shall be discharged in such a way as
to contaminate or otherwise cause the emission of hazardous materials
in violation of Allegheny County and state laws.
A.
For purposes of this section, the landscaped area shall include the
area required or permitted, under this section, to be devoted to landscaping
and environmental improvement, which may include existing and new
vegetation, berms, lighting, street furnishings, and ornamental features
which are integrated with the vegetation.
B.
The following minimum standards shall be observed for all development
or redevelopment subject to this section.
(1)
Total landscaped area.
(a)
Residential.
[1]
All residential lots less than 100 feet in width shall be landscaped
with at least three trees with a minimum of 2.5 inch caliper DBH for
every dwelling unit on such lot.
[2]
Residential lots in excess of 100 feet in width shall be landscaped
in accordance with the requirements of this chapter. Cluster subdivisions,
townhomes, or multifamily developments shall be landscaped in accordance
with the applicable provisions of the landscape and buffer yard guidelines
contained in this chapter.
[3]
Minimum landscaped area lot percentage shall be 15% for attached
single-family and multifamily dwelling units
(b)
Nonresidential uses.
[1]
For all nonresidential developments, one tree with a minimum
of two-and-one-half-inch caliper DBH shall be planted for every 1,000
square feet of floor area or fraction thereof of structures to be
erected.
[2]
Preserving existing trees that are of equivalent size and number
to those required hereunder shall satisfy this requirement.
[3]
Minimum landscaped area lot percentage shall be 15% for nonresidential
uses.
(2)
Buffer yards. The purpose of this section is to screen and minimize
the potential impact of new development adjacent to existing developments
or to future developments.
(a)
In addition to standard setbacks and the planting requirements outlined in Subsection B(1) above, additional landscaped areas, or buffer yards, shall be used to establish a greater separation where dissimilar land uses are located adjacent to each other. Careful site planning can minimize the need for constructed buffer yards by the preservation of natural topographic features, preservation of vegetation and sensitive location of site improvements and land uses.
(b)
Standards. The type and extent of plantings or screening required
for buffer yards shall be proportionally related to the degree of
incompatibility or difference in use of the adjacent land uses, as
defined in Table 8 below.
[1]
The buffer yard shall be a separate parcel unless a recorded
conservation easement is provided on the property to allow for buffer
plantings.
[2]
The buffer yard shall be measured from the zoning district boundary
line, street ROW line, or lot line, whichever is applicable.
[3]
Buffer plantings or screens shall not be planted so as to encroach
upon the street ROW.
[4]
Existing trees within the buffer yards shall not be removed
unless required for utility installation or roadway construction.
[5]
Detention and retention basins or ponds shall not be placed
in the required buffer yards and shall be on an open space parcel.
(c)
Buffer types and standards are outlined in Table 8.
|
Table 8: Buffer Type Standards
| ||
|---|---|---|
|
Buffer Type
|
Land Uses
|
Minimum Buffer Yard Setback
|
|
Type A buffer
|
Minor separation shall be required between similar land developments
or compatible land uses.
|
20 feet
|
|
Type B buffer
|
Moderate separation shall be required between single-family
residential that is adjacent to more dense, smaller lot single-family,
multifamily housing or rural business centers.
|
30 feet
|
|
Type C buffer
|
Major separation shall be required between single-family residential
or multifamily housing that is adjacent to commercial areas, schools,
institutional, cultural facilities, regional commercial areas, hotels,
motels and office parks, or active recreation areas.
|
40 feet
|
|
Type D buffer
|
Major separation shall be required between single-family residential
or multifamily housing that is adjacent to adjacent land uses where
steep slopes of 15% or more are present.
|
75 feet separation between the land use and the steep slope
area
|
(d)
Buffer yard types.
[1]
Buffer screens shall contain one of the following plant materials
options per every 100 linear feet for a twenty-foot-wide minor separation
buffer yard:
[3]
Deciduous plant materials shall comprise no more than 50% of
the required buffer yard plantings.
(3)
General landscape requirements.
(a)
All landscaped areas shall be permanently landscaped and maintained
in good condition.
(b)
All areas of a site, not occupied by buildings or paving, shall
be landscaped with trees, shrubs, ground covers, grasses, and other
plantings of the type(s) specified as recommended plant materials.
(c)
All landscaped areas must be within an excavated area and not
placed in containers on top of a hard surface.
(d)
Unless otherwise provided, a landscaped area shall have a minimum
width of six feet excluding curbs, retaining walls, or similar enclosing
structures.
(e)
Landscaped areas may include mulched planting beds.
(f)
Landscaping materials shall not be provided between the curb
and sidewalk and shall be contained so as not to spill or intrude
into the public ROW.
(g)
All areas not utilized for structures, driveways, planting strips,
or parking shall be seeded, sodded, or landscaped within 30 days of
construction completion.
(4)
Plant material specifications.
(a)
All trees shall be planted and maintained to grow upright and
plumb and the tree pit mulched.
(b)
Trees shall be planted behind the sidewalk and outside of the
public ROW.
(c)
Trees shall be planted with an approved deer guard or protectant and shall be consistent with the Standard Details in Chapter 70 of the Township Code.
(d)
Planting shall be in accordance with the recommended practice
of American Society of Nurserymen.
[1]
Plants shall be maintained and guaranteed for one planting season.
(e)
The use of synthetic vegetation (turf, plastic plants, etc.)
shall not be allowed for any required landscaping.
(f)
Tree and plant species provided must meet the landscaping and
screening standards of this section.
(g)
The applicant shall show that the removal of any trees or natural vegetation is necessary for the imminent and orderly development of the property, unless such removal is part of a forestry operation as regulated in A§ 84-51 of this chapter.
(h)
Trees.
[1]
The minimum size for a tree shall be 1.5 inch caliper DBH.
[2]
Canopy/street trees shall be provided along the entire length
and on both sides of all streets behind the sidewalk and outside of
the public ROW within the subdivision or land development.
[3]
Canopy/street trees shall be spaced a maximum of 50 feet on
center for large trees, 35 feet on center for medium trees, and 20
feet on center for small trees, providing a minimum of two such trees
per lot for lots with frontages of 100 feet or less and a minimum
of three such trees per lot for lots with frontages greater than 100
feet. Trees shall be planted within the ROW or within a band of 25
feet parallel to the ROW line.
[4]
Canopy/street trees shall be spaced as above on each side of
all common internal streets where there are no private lot frontages.
[5]
Canopy/street trees plantings can be in uniform rows or in clusters
or groupings.
[6]
Canopy/street trees shall be classified as follows:
[a]
Large trees: ultimate height exceeding 40 feet
and shall have a minimum caliper of two-and-one-half inch or larger
caliper DBH at planting.
[b]
Medium trees: ultimate height exceeding 25 feet
and shall have a minimum two inch caliper DBH at planting.
[c]
Small trees: ultimate height not to exceed 25 feet
and shall have a minimum caliper of 11/2 to two inches DBH at the
time of planting.
[7]
Existing mature trees or woodlands of high quality which remain
undisturbed adjacent to the street ROW may be used in place of or
in conjunction with the requirements of this subsection.
(j)
Ground covers.
[1]
Ground covers planted to satisfy the standards of this section
shall have a minimum container size of one gallon.
[2]
Turf areas shall be planted with species suitable as permanent
lawns in the region. Turf areas shall be sodded or seeded. Turf on
impermeable surfaces shall be prohibited. Additional maintenance shall
be provided until coverage is complete.
[3]
Other ground covers suitable for the soil and climate conditions
of the area may be approved within required landscape areas.
[4]
Mulch shall be installed and maintained at a minimum depth of
three inches on all planted areas except where ground cover plants
are fully established.
(5)
Recommended plant species.
(a)
Recommended plant species for landscaping plans can be found
in Appendix A of this chapter.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(b)
In addition to the species listed in Appendix A of this chapter,
the Township may consider suggested plantings by the owner or developer.
(6)
Landscaping plan guidelines and requirements.
(a)
General guidelines. The following guidelines shall be used in
developing all landscaping plans:
[1]
The landscaping plan shall be prepared by a licensed landscape
architect.
[2]
Plants selected shall be suited to the climate and region as
well as the geologic and topographic conditions of the site. Protection
and preservation of native plant materials and natural areas are encouraged.
[3]
Water-intensive ornamental plant materials shall not exceed
10% of the total landscaped area.
[4]
To the greatest extent possible, decorative water features shall
use recirculating water.
[5]
When providing privacy and screening for adjacent land uses,
visual, noise, and air quality factors shall be considered.
[6]
All plant materials located in snow storage areas shall be selected
to withstand the conditions associated with these areas. Additionally,
all parking lot landscaping shall be salt-tolerant.
(b)
Landscape plan contents. Landscaping plans shall be drawn to
scale, including dimensions and distances, and shall clearly delineate:
[1]
Plant materials, including trees, shrubs, ground cover, turf,
and other vegetation, shall be shown clearly on the plan. In addition,
plants shall be labeled by botanical name, common name, caliper, or
container size, spacing, and quantities in each group.
[2]
Property lines and street names.
[3]
Streets, driveways, walkways, and other paved areas.
[4]
Pools, ponds, water features, lighting fixtures, fences, and
retaining walls.
[5]
Existing and proposed buildings and structures, including elevation,
if applicable.
[6]
Natural features, including, but not limited to, rock outcroppings
or existing plant materials that will be preserved.
[7]
Trees and woodlands. Preservation of existing trees and woodlands pursuant to this article and Chapter 78 of the Township Code.
[8]
Tree staking, plant installation, soil preparation details,
and all other applicable planting and installation details.
[9]
Calculation of the total landscaped area.
[10]
Designation of recreation areas, if applicable.
(c)
Design and construction.
[1]
Specify in cut areas to be treated as lawn that rock shall be
covered with 12 inches minimum of suitable subsoil below topsoil.
[2]
Specify that depth of topsoil be a minimum of six inches. The
maximum shall be 12 inches, placed in a uniform depth to prevent uneven
settlement.
[3]
Specify that topsoil shall not be stripped, placed, or worked
while frozen or wet.
[4]
Specify and/or detail that finished grade of topsoil shall be
1/2 inch to 3/4 inch below top of walks and curbs to provide positive
drainage off walks.
(d)
Maintenance plan.
[1]
A landscape maintenance plan must accompany every land development
plan.
[2]
All required plantings shall be permanently maintained in good
condition, and, when necessary, replaced with new plant material to
ensure continued compliance with this section.
[3]
For the purpose of enforcement, the property owner shall be
responsible for maintenance.
[4]
Maintenance shall include watering, weeding, and pruning.
(7)
Protected areas during grading and construction.
(a)
During grading and construction, a protected area extending
outward to the drip line of each tree shall be provided within which
paving, grading, or the storage of dirt, building materials, debris,
or any other materials or any other equipment shall not be allowed.
(b)
Each protected area shall be enclosed by a barrier constructed
in a manner required and approved by the Zoning Officer.
[1]
The required barriers shall be constructed by the property owner
and approved by the Zoning Officer prior to issuance of a building
permit.
[2]
Protective barriers shall be maintained until the issuance of
a certificate of occupancy.
[3]
The Zoning Officer may reduce the protected area if they determine
a larger area is not necessary to the survival and health of the tree.
[4]
Failure to maintain barriers may result in revocation of the
building permit.
(c)
Permanent soil stabilization to prevent soil loss and protect
water quality shall be required and include:
[1]
Permanent soil stabilization treatments include establishment
of lawn cover or ground cover, mulch or retaining wall as appropriate
to the slope and use.
[2]
Permanent restoration or stabilization of swales, drainage channels,
streams, canals, riverbanks, and shorelines disturbed by construction
shall be required. Soil retention treatments include use of stone,
geotextile, and/or vegetative cover.
[3]
Determination of the structural stability and/or required stabilization
of existing or proposed slopes steeper than 50%, rock cuts or river
gorge shall be required.
(8)
Landscaping as screening for residential and nonresidential uses.
(a)
Landscape strip.
[1]
In all nonresidential zoning districts, a landscape strip shall
be provided at the property line adjacent to all public ROWs.
(b)
Screening shall be required for any nonresidential use where
it abuts a residential zoning district or residential use on the ground
floor.
(c)
All parking shall be screened from adjacent properties and the
street as outlined in this article.
(d)
Unless a perimeter landscaped open space, a minimum of 10 feet
in depth, is provided, a durable and well-maintained solid wall, fence,
or other screening device, no less than four feet nor more than six
feet in height, shall be provided along every lot line shared in common
by a parking lot and a lot devoted to any residential use.
(9)
Alternative landscaping plan. The applicant may submit an alternative landscaping plan that includes an alternate way of meeting the landscaping requirements that may include masonry or stone street walls, more mature plant materials, hedges, public art, or other similar amenities to improve the aesthetics of the site. Such alternative landscaping plan shall require a land development review as outlined in Chapter 78 of the Township Code. The alternative landscaping plan shall be prepared by a licensed landscape architect.
A.
No use shall produce a strong, dazzling light or reflection of a
strong, dazzling light or glare that is visible from any point along
a lot line.
B.
All indoor or outdoor lighting or illumination, including electric
or otherwise, shall be located, directed, and of an intensity that
does not:
C.
Any illumination or lighting, which is located, directed or of an
intensity that causes a hazardous condition or causes danger to the
person or property of others or interferes with or restricts the lawful
use and enjoyment of property by others is hereby declared to be a
public nuisance.
D.
All light fixtures shall be concealed source fixtures except for
pedestrian-oriented accent lights.
E.
Feature lighting, such as uplighting of trees or other plant material,
seasonal lighting, etc., shall be so arranged to reflect away from
any residential structure.
F.
All illuminations constructed, installed, changed, or remodeled shall
include cutoff lighting, so that the candlepower does not exceed 2.5%
of the total footcandles at an angle of 90° above horizontal and
the candlepower does not exceed 10% of the total footcandles at an
angle of 80° above horizontal. These requirements apply to any
lateral angle around the light.
G.
The maximum wattage permitted using metal halide as a source shall
be 150 watts.
H.
The light intensity at any lot line shall not exceed 0.5 footcandle.
Where light is reflected in a street area, the intensity measurement
shall be made on the ROW line across the street from where the light
emanates and shall not exceed 0.5 footcandle at such point of measurement.
I.
Pedestrian lighting.
(1)
Pedestrian lighting fixtures shall be consistent with the Standard Details in Chapter 70 of the Township Code.
(2)
Pedestrian lighting fixtures shall be required to light pedestrian
areas, plazas, walkways, steps, and changes of grade so that public
areas are suitably lighted for public safety.
(3)
Pedestrian lighting shall be located along all streets within the
TCDO District and the TVO District.
(a)
Pedestrian lighting fixture spacing shall be approximately every
160 feet on each side of the street within the TCDO and approximately
every 130 feet on each side of the street within the TVO.
(b)
Lighting fixtures should be staggered approximately half the
distance from the lighting fixture on the opposite side of the street.
Details of proposed lighting fixtures and supports and the locations
thereof shall be submitted as required by this chapter.
(4)
New developments shall require pedestrian lighting at each new intersection
at an existing roadway and/or entrance to the plan.
J.
Security lighting.
(1)
Security lighting fixtures may be permitted, when such security lighting
is in addition to the otherwise required lighting, however such security
lighting shall not project above the facade or roofline of any building
and are to be shielded so the light source is not visible from any
adjacent property line.
(2)
Lighting shields shall be painted to match the surface to which they
are attached.
(3)
Security lighting fixtures shall not be substituted for parking lot
or walkway lighting fixtures and are restricted to lighting only loading
and storage locations or other similar areas requiring security lighting.
K.
Lighting for nonresidential uses.
(1)
Parking lot lighting shall be consistent with the Standard Details in Chapter 70 of the Township Code and shall be contained within the parking area boundary. No light spillover shall occur outside the parking area in excess of the light levels prescribed elsewhere in this chapter and the light source shall not be visible from any street.
(2)
Exterior wall-mounted floodlights or "wall-pack" lighting fixtures
shall be prohibited.
(3)
Soft lighting of building faces is encouraged. Building lighting
shall be indirect in character. Indirect wall lighting or "wall-washing"
overhead down lighting or interior illumination that spills outside
is encouraged. Architectural lighting that articulates the particular
building design and provides required functional lighting for safety
and clarity of pedestrian movement.
L.
Overhead wiring is prohibited.
M.
Unless otherwise approved, light-emitting diode (LED) light sources
shall have a correlated color temperature (CCT) that does not exceed
4000K.
A.
Points of measurement to determine compliance with any of the performance
standards shall be the property line nearest the source that is the
subject of measurement unless otherwise specified.
B.
Except as provided in the subsection below, no person shall cause,
suffer, allow, or permit sound from the premises of any permitted
use that, when measured at any point on the property line of any property
located within or abutting any residential use, is in excess of any
of the following:
(1)
From 7:00 a.m. to 7:00 p.m.:
(a)
Continuous or frequently repeating airborne sound which has
a sound level in excess of 66 dBa; or
(b)
Continuous or frequently repeating airborne sound which has
an octave band sound pressure level in decibels which exceeds the
values provided in Table 9 in one or more octave bands; or
(c)
Impulsive sound in air that has a peak sound pressure level
in excess of 80 dBa.
|
Table 9: Octave Bond Sound Pressure
| |
|---|---|
|
Octave Band Center Frequency
(Hz)
|
Level
(dBa)
|
|
31.5
|
96
|
|
63
|
82
|
|
125
|
74
|
|
250
|
67
|
|
500
|
63
|
|
1,000
|
60
|
|
2,000
|
57
|
|
4,000
|
55
|
|
8,000
|
53
|
(2)
From 7:00 p.m. to 7:00 a.m.:
(a)
Continuous or frequently repeating airborne sound which has
a sound level in excess of 45 dBa; or
(b)
Continuous or frequently repeating airborne sound which has
an octave band sound pressure level in decibels which exceeds the
values provided in Table 10 in one or more octave bands; or
(c)
Impulsive sound in air that has a peak sound pressure level
in excess of 80 dBa.
|
Table 10: Octave Bands
| |
|---|---|
|
Octave Band Sound Pressure Level
(dBa)
|
Octave Band Center Frequency
(Hz)
|
|
31.5
|
86
|
|
63
|
71
|
|
125
|
61
|
|
250
|
53
|
|
500
|
48
|
|
1,000
|
45
|
|
2,000
|
42
|
|
4,000
|
40
|
|
8,000
|
38
|
(3)
In addition, if the sound level at any point on the property line
of an existing use exceeds such standards and the existing use is
modified, changed, altered, enlarged, or extended in a lawful manner
in accordance with this chapter, then the sound level at any point
on the property line of such modified, changed, altered, enlarged,
or extended use may continue to exceed the sound standards set forth
above, but only up to the sound level in existence immediately prior
to such modification, change, alteration, enlargement, or expansion.
C.
Outdoor paging systems and speakers shall be prohibited in the Township.
D.
Noise resulting from alarms, sirens, emergency work, normal lawn
and landscaping care, traffic, agricultural use, and Township construction
and/or events shall be exempt from the requirements of this section.
E.
Noise resulting from temporary construction activity that occurs
between 7:00 a.m. and 7:00 p.m. shall be exempt from the requirements
of this section, except that such activity that occurs on Sundays
shall be exempt from the requirements of this section from 9:00 a.m.
to 7:00 p.m.
F.
No noise from recordings, loudspeakers, or public-address systems
shall be allowed which interferes with the reasonable enjoyment of
adjacent residential properties.
G.
Exclusions, permitted variations, and variances to noise limitations.
(1)
The ZHB is empowered to hold public hearings and to grant variances
from the terms of this section. A variance shall be granted only if
the applicant can establish that:
(a)
The source of the sound violation cannot be controlled so as
to be brought into conformance with this chapter by any reasonable
method.
(2)
All enforcement and appeal provisions governing this chapter as a
whole shall be applicable to these noise performance standards.
H.
Vibration.
(1)
No use in any permissible business zone may generate any ground-transmitted
vibration that is perceptible to the human sense of touch measured
at the outside boundary of the immediate space occupied by the enterprise
generating the vibration if the enterprise is one of several located
on a lot or the lot line if the enterprise is one of several located
on a lot or the lot if the enterprise generating the vibration is
the only enterprise located on the lot.
(2)
No use may generate any ground-transmitted vibration in excess of
the limits set for this in subsection. Vibration shall be measured
at any adjacent lot line or residential zoning district line, as provided
in Table 11.
(3)
The instrument used to measure vibrations shall be a three component
measuring system capable of simultaneous measurement of vibration
in three mutually perpendicular directions.
(4)
The values provided in Table 11 may be measured directly with suitable
instrumentation or computed on the basis of displacement and frequency.
When computed, the following formula shall be used:
|
PV = 6.28 F x D
|
|
Where:
| ||
|
PV
|
=
|
Particle velocity (inches per second).
|
|
F
|
=
|
Vibration frequency (cycles per second).
|
|
D
|
=
|
Single amplitude replacement of the vibrations (inches).
|
|
The three velocities shall be the vector sum of the three components
recorded.
|
(5)
The values in Table 11 may be multiplied by two for impact vibrations,
i.e., discrete vibration pulsations not exceeding one second in duration
and having a pause of at least one second between pulses.
(6)
Vibrations resulting from temporary construction activity that occurs
between 7:00 a.m. and 7:00 p.m. shall be exempt from the requirements
of this subsection.
|
Table 11: Maximum Ground-Transmitted Vibration
| ||
|---|---|---|
|
Zone
|
Particle Velocity
(inches per second)
Adjacent Lot Line
|
Residential Zone
|
|
Commercial districts
|
0.10
|
0.02
|
|
Industrial districts
|
0.15
|
0.02
|
|
Residential districts
|
0.02
|
0.02
|
A.
Continuous, frequent, or repetitive odors detectable after the odorous
air has been diluted with five or more volumes of odor-free air shall
be a violation of this section.
B.
No malodorous gas or matter shall be permitted which is discernible
on any adjoining lot or property.
C.
No use other than an agricultural use in any zoning district may
generate any odor that reaches the odor threshold, measured at:
D.
Exceptions.
(1)
An odor detected for less than 15 minutes per day is exempt.
(2)
No violation shall occur if the person or business causing or allowing
the emission of odorous air contaminants is employing the best available
treatment, maintenance, and control currently available to maintain
the lowest possible emission of odorous gases.
A.
Location of required loading spaces. Loading spaces shall be located
on the same lot, or on a directly adjoining lot in the same zoning
district, as the building or structure to which they are accessory.
No loading space shall be located in any required front yard setback.
B.
Required loading spaces. Loading spaces shall be provided in sufficient
number and of sufficient size so that no loading and unloading operations
infringe upon any street or sidewalk. A minimum of one space shall
be provided for every use and every expansion of an existing use involving
the receipt or distribution of goods, including trash removal by motor
vehicle.
C.
Design and maintenance. Every loading space shall be designed, constructed,
and maintained in accordance with the standards and requirements herein
set forth:
(1)
Screening.
(a)
No loading space shall be closer than 50 feet to any lot in
any residential zoning district, unless completely enclosed on three
sides by a wall no less than eight feet in height.
(b)
Sufficient screening shall be provided along all lot lines abutting
any residential zoning district or residential developed property
to buffer the residential use from all operations, materials, and
vehicles within any loading space.
(c)
Loading areas accessory to commercial uses, shopping centers,
or planned business developments shall be so located and screened
from public view.
(2)
Design standards.
(a)
Each loading space shall be at least 12 feet wide.
(b)
All loading berths shall have a paved concrete or bituminous
surface, graded with positive drainage to dispose of surface water.
Loading spaces shall be designed and arranged to provide access to
a street in a manner that shall create the least possible interference
with traffic movement. Access to and from the ROW to the loading spaces
shall be referred to the Township Engineer for comment.
(c)
No loading or unloading shall occur in the public ROW.
(d)
Loading and unloading operations shall be designed so they minimize
the number and width of curb cuts.
(e)
Individual loading spaces shall be clearly identified by pavement
markings four inches to six inches in width.
(3)
Loading space uses.
(a)
No part of a loading area utilized for the access, maneuvering,
and temporary parking of delivery vehicles shall also be used for
the parking of employee or customer vehicles.
(b)
No part of a loading area shall be utilized for the open-air
outdoor storage of materials, merchandise, and equipment.
(c)
When any part of a loading area is also utilized for refuse
and trash disposal and storage purposes, all outdoor containers shall
be closed and permanently stationed in an area that is easily accessible
for pick up and removal and that satisfies the screening requirements
of this chapter.
A.
No vehicle, in any zoning district, shall be parked off-street at
any time except on an authorized parking lot, parking garage, or driveway.
B.
In no case shall parking be used for the lease or storage of vehicles
or other materials by an off-site use.
C.
Computation of required spaces.
(1)
When determination of the number of required parking spaces results
in the requirement of a fractional space, any fraction up to and including
half shall be disregarded and fractions over half shall require one
parking space.
(2)
When parking spaces are required on the basis of the number of faculty,
staff, students, or employees, the maximum number per peak shift shall
govern.
D.
Off-street parking requirements.
(1)
Table 12 establishes the minimum number of parking spaces required
for the uses indicated. Parking requirements may be met by one or
more of a combination of the following methods:
(a)
On-site parking. A use shall provide the minimum number of required
spaces for all uses located on the lot or site pursuant to Table 12.
Only spaces that are designed consistent with this section are counted
toward the minimum parking required. The following provision apply
when providing the minimum number of required on-site parking spaces:
[1]
Required parking for single-family dwellings may be stacked
and does not require separate access to each required space.
[2]
No part of a parking or loading space required for any building
to comply with this chapter shall be included as part of a parking
or loading space required for another building.
[3]
Spaces at gasoline pumps and bays for vehicle repair/service
are not counted toward the minimum parking required.
E.
Uses not identified. The Zoning Officer shall determine the parking
requirement for uses that do not correspond to the categories listed
in Table 12. In such instances, the applicant shall provide adequate
information by which the proposal can be reviewed, which includes
but may not necessarily be limited to the following:
(1)
Type of uses.
(2)
Number of employees.
(3)
Building design capacity.
(4)
Building occupancy load.
(5)
Square footage of sales area and service area.
(6)
Parking spaces proposed on-site.
(7)
Number of accessible parking spaces.
(8)
Parking spaces provided elsewhere.
(9)
Hours of operation.
|
Table 12: Minimum Off Street Parking Requirements
| |
|---|---|
|
Land Use/Activity
|
Minimum Vehicle Spaces
|
|
Adult and sexually oriented business
|
Determined as per parking demand analysis
|
|
Agricultural use/operation
|
1 per 200 square feet of gross leasable area of building used
for sale of products produced on the premises
|
|
Animal day care
|
1 per 600 square feet of floor area plus 1 per employee
|
|
Animal hospital and veterinary service
|
1 per employee on peak shift plus 1 per each 2 animal enclosures
|
|
Bed-and-breakfast establishment (B&B)
|
1 per each offered sleeping room plus 2 per each permanent resident
plus 1 per each employee on peak shift
|
|
Care facility and senior housing
| |
|
Life care community
|
2 per living unit plus 1 per each employee on peak shift
|
|
Nursing home
|
1 per each 4 beds plus 1 per each employee on peak shift
|
|
Car wash, principal
|
1 per each employee on the maximum shift and 1 per vehicle if
drop off service is offered, plus vehicle queue area
|
|
Cemetery
|
1 per employee and ample accessways to the cemetery sections
so as to allow parking on the accessway for gravesite services and
visitations
|
|
Civic club
|
1 per 300 square feet floor area
|
|
College/university
|
Parking demand analysis
|
|
Commercial or public parking garage or lot
|
Not applicable
|
|
Community center
|
1 per 300 square feet floor area
|
|
Day-care center
|
1 per employee on peak shift plus 1 per each 2 of the maximum
number of persons cared for at the center
|
|
Drive-through facility, principal
|
1 per employee on peak shift plus vehicle queue area
|
|
Drug and alcohol treatment facility
|
1 per 200 square feet of floor area
|
|
Dwelling types:
| |
|
Garden apartment
|
2 per apartment unit plus 0.5 spaces per unit for guest parking
|
|
Manufactured home
|
2 per dwelling unit
|
|
Single-family, detached
|
2 per dwelling unit
|
|
Single-family, attached (townhouse/row home)
|
2 per dwelling unit
|
|
Essential facility
|
1 per service vehicle that is necessary to service the facility
(if applicable) or 1 per employee plus 1 per each 3 volunteer personnel
on normal shift plus 1 per 200 square feet usable office space
|
|
Financial institution
|
1 per 300 square feet floor area plus 1 per employee plus 2
per drive-through lane
|
|
Forestry
|
None
|
|
Funeral home/mortuary
|
1 per 4 seats
|
|
Gas/fuel station
|
1 per 200 square feet floor area, including service bays, wash
tunnels, and retail areas
|
|
Group care facility
|
Parking demand analysis
|
|
Group home
|
1 per 3 beds plus 1 per each employee on peak shift
|
|
Halfway house/recovery community
|
1 per each employee on the maximum shift and 1 per each employee
on the preceding shift
|
|
Heliport
|
2 per landing area
|
|
Hospital
|
Parking demand analysis
|
|
Junkyard
|
1 per employee on peak shift, plus 1 per 200 square feet of
floor area used for office or administrative functions
|
|
Kennel
|
1 per each employee on the maximum shift and 1 per each 200
square feet of area devoted to the kennel area
|
|
Library
|
1 per 300 square feet of floor area
|
|
Light manufacturing, research, and testing
|
1 per employee on peak shift plus 1 per 300 square feet of office
area
|
|
Logging or timber harvesting
|
1 per service vehicle
|
|
Medical clinic
|
1 per 200 square feet of floor area
|
|
Medical marijuana dispensary
|
1 per 200 square feet of floor area
|
|
Medical marijuana grower/processor
|
1 per 200 square feet of floor area
|
|
Methadone treatment facility
|
1 per 200 square feet of floor area
|
|
Microbrewery/distillery
|
1 per 50 square feet of floor area plus 1 per employee on peak
shift
|
|
Mineral development
|
1 per employee plus 1 per facility vehicle
|
|
Mixed use
|
Combined total for the dwelling type plus the nonresidential
use
|
|
Motel or hotel
|
1 per rentable room plus 1 per employee on peak shift
|
|
Natural gas compressor station
|
1 per employee
|
|
Natural gas processing plant
|
1 per employee
|
|
Nature preserve
|
1 per each acre of land, 5 spaces minimum
|
|
Nightclub
|
1 per 2 seats
|
|
Nurserie
|
1 per employee on peak shift plus 5 spaces (minimum)
|
|
Office, business and professional
|
1 per 300 square feet of floor area
|
|
Oil and gas development
|
1 per employee plus 1 per facility vehicle
|
|
Outdoor advertising sign
|
1 per site
|
|
Park, dedicated open space, or recreational land
|
As determined by the Board of Supervisors, if part of a land
development determined as per parking demand analysis
|
|
Park-and-ride facility
|
Not applicable
|
|
Pharmacy
|
1 per 200 square feet of floor area
|
|
Place of worship
|
1 per 4 seats
|
|
Recreation facility, commercial or private
|
Determined as per parking demand analysis
|
|
Recreation facility, public
|
As determined by the Board of Supervisors, if part of a land
development determined as per parking demand analysis
|
|
Restaurants
|
1 per 50 square feet of floor area plus 1 per employee on peak
shift
|
|
Restaurants, drive-through
|
1 per 50 square feet of floor area plus vehicle queue area
|
|
Retail sales and services
|
1 per 200 square feet of floor area
|
|
School
|
Determined as per parking demand analysis
|
|
Self-storage facility
|
1 per 100 storage units plus 3 for management staff
|
|
Short-term rentals
|
2 per dwelling unit
|
|
Solar energy facilities, large
|
1 per service vehicle
|
|
Swimming pools, public/commercial, principal
|
Determined as per parking demand analysis
|
|
Theater, drive-in
|
Determined as per parking demand analysis
|
|
Theater, indoor
|
12 per 1,000 square feet of floor area
|
|
Trade school
|
Determined as per parking demand analysis
|
|
Transit bus stop
|
Not applicable
|
|
Vehicle dealership, new
|
1 per each 2,000 square feet of lot area for employee and customer
parking (excludes vehicle display area)
|
|
Vehicle dealership, used
|
1 per each 2,000 square feet of lot area for employee and customer
parking (excludes vehicle display area)
|
|
Vehicle repair and service station
|
3 per repair bay plus 1 per each employee on peak shift
|
|
Vehicle salvage yard
|
1 per employee on peak shift, plus 1 per 200 square feet of
floor area used for office or administrative functions
|
|
Vineyard
|
Determined as per parking demand analysis
|
|
Warehouses
|
1 per employee on peak shift plus 1 per 300 square feet of office
area
|
|
Warehouse sales
|
1 per employee on peak shift and 1 plus 200 square feet of sales
area
|
|
Wind energy facility, large
|
1 per service vehicle
|
|
Winery
|
Determined as per parking demand analysis
|
|
WCF
|
1 per service vehicle
|
|
Uses not listed
|
Determined as per parking demand analysis; parking spot approval
will be determined by the Township Traffic Engineer and Township staff
|
F.
Parking demand analysis.
(1)
The number of off-street parking and loading spaces required by Table
12 of this chapter may be adjusted if a parking demand analysis demonstrates
that the specified ratios in Table 12 or other regulation provided
in this chapter cannot meet the total parking demand of all uses on
the subject lot at any one time. The parking demand analysis is subject
to the following conditions:
(a)
The parking demand analysis shall be signed and sealed by a
professional engineer and shall include a site plan containing the
following:
(b)
The parking demand analysis, in the form of a narrative, shall
include all information outlined in this section.
(c)
If the Zoning Officer determines that the proposed parking can
satisfy the off-street parking needs of the use(s) on the subject
lot, the landowner or developer shall be permitted to provide parking
in accordance with the parking needs analysis through land development
approval by the Board of Supervisors pending Planning Commission recommendation.
(d)
The landowner or developer shall update the Township-approved
parking demand analysis upon any change in use of the subject lot.
G.
Maximum number of parking spaces.
(1)
No use shall provide more than 110% of any of the above-listed requirements,
except through the submittal of a parking demand analysis as outlined
in this section.
H.
Shared parking.
(1)
Shared parking. Parking spaces required under this article may be
provided cooperatively for two or more uses on a site as shared subject
to the requirements of this section. Off-street parking requirements
of a given use may be met with off-site, off-street parking facilities
of another use when, and if, all of the following conditions are met:
(a)
The off-site, off-street parking facilities are located on adjacent
parcels and are located within 300 feet of the proposed uses.
(b)
The parking demands for the individual uses, as determined by
the Zoning Officer, based upon minimum off-street parking requirements,
are such that the total parking demand of all the uses at any one
time is less than the total parking stalls required.
(c)
A written and recorded agreement between the owners and lessees
is executed in perpetuity. Should the lease expire or otherwise terminate
the use for which the off-site parking was provided shall be considered
in violation of its zoning approval and, shall be subject to revocation.
Continuation or expansion of the use shall be prohibited unless the
use is brought into compliance with the parking regulations of this
chapter.
(e)
An application for approval of a shared parking plan shall be
filed with the Zoning Officer by the owner of the land area to be
included within the cooperative parking plan, the owner or owners
of all structures then existing on such land area, and all parties
having a legal interest in such land area and structures. Sufficient
evidence to establish the status of applicants as owners or parties
in interest shall be provided. The application shall include plans
showing the location of the uses or structures for which off-street
parking facilities are required, the location of the off-street parking
facilities, and the schedule of times used by those sharing parking
in common. In the event the application also requires a subdivision
or land development approval, the shared parking agreement requires
Planning Commission recommendation and Board of Supervisors approval.
I.
Design and maintenance for vehicle parking. Unless otherwise stated,
the following shall apply to all off-street parking developed in the
Township:
(1)
All open (nongarage) parking lots shall be designed to reduce the
negative visual effects of vast paved areas and contain landscaped
planting islands and defined landscaped pedestrian walkways.
(2)
Location.
(a)
Unless otherwise provided in this chapter, parking shall be
located on the same parcel as the use served.
(b)
Unless otherwise provided in this chapter, in all residential
zoning districts, no parking shall be located in the required front
yard setback except in a legal driveway or a detached or attached
garage. This shall not apply to governor's drives.
(c)
In all nonresidential zoning districts, off-street parking lots
or garages shall not be located between a public street and the principal
structure.
(d)
Unless otherwise provided in this chapter, required parking
areas shall not be located within the public ROW.
(e)
In the C-1 District, parking for the principal use shall be
entirely within the C-1 District. In no case shall parking for a commercial
use in any nonresidential zoning district be allowed in a residential
zoning district.
(f)
Off street parking and access drives shall be a minimum of 25
feet from any residential zoning district or use.
(g)
Off-street parking shall be set back a minimum of 10 feet from
property lines of nonresidential zoning districts or use.
(h)
Parking shall not be located within 10 feet of any street frontage,
except where a decorative fence or wall of no more than three feet
in height is used in conjunction with landscaping.
(3)
Parking access. Vehicular access to parking areas from a pedestrian-oriented
street shall be limited to avoid conflicts with the pedestrian movement.
(4)
Parking protection. Parking abutting a slope exceeding 2.5% shall
be protected by a guardrail or fence of a strength sufficient to prevent
vehicles using the parking area from the slope.
(5)
Parking stall requirements.
(b)
The following minimum stall dimension requirements provided
in Table 13 shall apply to the width and length of required parking
spaces.
|
Table 13: Minimum Parking Stall Dimension Requirements
| ||||
|---|---|---|---|---|
|
Type of Parking
|
Angle
|
Stall Length
(feet)
|
Stall Width
(feet)
|
Aisle Width
(feet)
|
|
Traditional
|
90
|
18
|
9
|
24
|
|
Traditional
|
60
|
22
|
10
|
20
|
|
Traditional
|
45
|
20
|
10
|
15
|
|
ADA
|
90
|
19
|
13
|
24
|
|
ADA
|
60
|
21
|
13
|
18
|
|
ADA
|
45
|
19
|
13
|
13
|
J.
Wheel stops.
(1)
Wheel stops shall be installed at the head of each designated parking
space for parking spaces at 60° and 45° angles, whether public
or private.
(2)
Wheel stops shall be provided along boundaries adjoining properties,
public ROWs, curbs, or landscaped areas.
(a)
Where parking stalls abut sidewalks, parked vehicles shall not
overhang the sidewalks unless the sidewalk is widened by two feet.
Wheel stops are required in order to allow for full pedestrian use
of the sidewalks.
(b)
As an alternative to wheel stops, another restrictive barrier
may be utilized and shall be approved by the Township during the application
process.
A.
Where parking is provided, accessible parking spaces shall be provided
in compliance with Table 14. The number of accessible parking spaces
shall be determined based on the total number of parking spaces provided
for the facility. Except that accessible parking space requirements
shall not apply to parking spaces used exclusively for buses, trucks,
other delivery vehicles, law enforcement vehicles, or vehicular impound
and motor pools not accessed by the public. Where such lots are accessed
by the public, they shall be provided with an accessible passenger
loading and unloading zone.
B.
Van accessible parking spaces in accordance with ADA[1] requirements shall be provided at a rate of one van accessible
parking space for every six accessible spaces required.
|
Table 14: ADA Parking Space Requirements
| |
|---|---|
|
Total Spaces Provided
|
Required Minimum Number of Accessible Spaces
|
|
1 to 25
|
1
|
|
26 to 50
|
2
|
|
51 to 75
|
3
|
|
76 to 100
|
4
|
|
101 to 150
|
5
|
|
151 to 200
|
6
|
|
201 to 300
|
7
|
|
301 to 400
|
8
|
|
401 to 500
|
9
|
|
501 to 1,000
|
2% of total
|
|
More than 1,000
|
20, plus 1 for each 100 spaces over 1,000
|
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
A.
Required facilities.
(2)
EV charging stations shall be located at the back of the parking
lot.
(3)
Development for each land use identified in Table 15 below shall
be required to provide EV infrastructure as shown in the Table. For
purposes of Table 15, EV charging stations shall be provided when
the development is 10,000 square feet or more and one of the following
occurs:
(a)
A new building or a new off-street parking facility is developed;
(b)
An addition or improvement to an existing building is made that
meets a certain threshold; or
(c)
The parking capacity of an existing building, site, or parking
facility is increased by more than 50%.
|
Table 15: EV Charging Station Requirements
| |
|---|---|
|
Land Use Type
|
% of EV Parking Spaces
|
|
Garden apartment (guest parking areas)
|
10%
|
|
Motel or hotel
|
3%
|
|
Retail
|
1%
|
|
Restaurant
|
1%
|
|
Office, business or professional
|
3%
|
|
Hospital
|
3%
|
|
Medical clinic
|
3%
|
|
Light research, manufacturing, testing
|
1%
|
|
School or trade school
|
3%
|
|
Place of worship
|
3%
|
|
All recreational uses (public, private, or commercial)
|
1%
|
|
Other
|
3%
|
A.
Parking lot landscaping.
(1)
Perimeter landscaped areas shall be a minimum of 10 feet wide. Earth
mounding, fencing or walls, or a combination thereof, may also be
used as a perimeter landscape screening, subject to the approval of
the Board of Supervisors.
(2)
Interior landscaping shall be required for new parking areas or expansion
of existing parking areas containing more than 6,000 square feet or
15 parking spaces.
(3)
A minimum of 5% of the total parking area must be landscaped in accordance
with this section.
(4)
Landscape islands.
(a)
A minimum of one landscaped island with a minimum size of 160
square feet shall be provided for every 15 parking spaces.
(b)
Landscape islands shall be installed at both ends of each unbroken
row of parking containing 15 or more adjacent parking spaces.
(c)
One internal landscape island, within the parking area, shall
be provided for every 15 parking spaces.
(d)
One shade tree shall be required for every 15 parking spaces
and shall planted in the landscape islands.
(e)
Landscaped divider strips shall be placed at every third row
of adjoining parking to prevent traffic movement across parking aisles.
|
Figure 6: Landscaped Island Illustration
 |
|
Figure 7: Aisles Between Landscaped Divider Strip Illustration
 |
(f)
Parking shall be screened from abutting residential uses and
residential zoning districts with a solid screening minimum height
of six feet. An earth berm may be credited toward the required height.
(g)
Plant materials located in snow storage areas shall be selected
to withstand the conditions associated with these areas.
(h)
All parking landscaping shall be salt tolerant.
(i)
Trees located in paved areas shall be provided with adequate
tree pits to permit proper watering.
(j)
Parking stops, where provided, shall be constructed of permanent
material.
(k)
All required screening and landscaping shall be maintained and,
if required, replaced to comply with the requirements in this section
and any approvals.
(5)
Parking lot ingress and egress.
(a)
Every parking lot shall be provided with one two-way entry/exit
at least 22 feet in width or two one-way entry/exit, each at least
13 feet in width.
(b)
When ingress and egress are proposed to be separated, the entrances
and exits shall be designed so that traffic shall flow in one direction
only.
(c)
The junction with the edge of a public street for a new entry
or exit exceeding 5% gradient shall include a vertical curve to provide
a suitable transition and leveling-out area.
(d)
Curbs shall be installed on sides of access points to contain
vehicular traffic, protect pedestrians, and reduce maintenance of
adjacent seeded or planted areas.
(7)
Parking lot surface.
(a)
Off-street parking shall be constructed in such a manner so
as to provide an all-weather, durable, and dustless surface. Individual
stalls shall be clearly identified by pavement markings four inches
to six inches in width.
(b)
Parking surfaces shall be graded and drained to control all
surface water accumulation in accordance with the provisions of this
article.
(c)
Parking shall include provisions for positive subsurface and
subbase drainage under and at the outside edges of the paving. In
major cut or potentially wet areas, underdrains shall be installed
under edges of ingress/egress and connected to the storm drainage
system. A drainage plan shall be submitted for all parking for more
than five vehicles.
(d)
The approved surface materials outlined in the Township Code
shall include asphalt, concrete, prefabricated pavers, or similar
materials, except that a compacted gravel parking surface may be utilized
for developments that require parking lots containing five or fewer
parking spaces.
(8)
Parking lot lighting.
(a)
Parking lighting shall be provided in accordance with this article.
(b)
Illumination shall not be used for the purpose of advertising
or attracting attention to the principal use.
(c)
Lighting fixtures shall be sized and located so as not to cast
direct rays of excessive brightness upon adjoining premises or cause
glare hazardous to pedestrians or persons using adjacent public streets.
(d)
Parking areas used after sundown may be lit to provide protection
to people using the parking area.
(10)
Parking lot pedestrian connections.
(a)
Clearly defined and marked sidewalks shall be required within
parking lots and be provided for the length of the parking to the
entrances of establishments.
(b)
Clearly defined and marked sidewalks shall be distinguished
from driving surfaces through the use of special pavers such as bricks,
scored concrete, or other similar materials.
B.
Bicycle parking standards.
(1)
Bicycle parking shall be provided at 5% of the vehicle parking requirements
but not less than a minimum of two bicycles for all multifamily dwellings
over 10 units and nonresidential uses.
(2)
Bicycle parking shall be located and clearly designated in a safe
and convenient location, at least as convenient as the majority of
auto spaces provided.
(3)
Facilities shall be designed to accommodate U-shaped locking devices
and shall support bicycles in a stable position without damage to
wheels, frame or other components and shall be securely anchored and
of sufficient strength to resist vandalism and theft.
(4)
Bicycle parking shall not be required for uses that do not typically
generate the need for bicycle parking as determined by the Zoning
Officer on a case-by-case basis.
C.
Reduction of the required number of parking spaces. An alternative
parking plan is a means to meet vehicle parking requirements other
than providing parking spaces on-site in accordance with the ratios
established in this article.
(1)
The Board of Supervisors may conditionally allow fewer than the number
of off-street parking spaces required in this section under the following
conditions:
(a)
The area required for parking for any use shall be designed
and designated as parking or reserved for possible future parking.
(b)
The nature or extent of the use does not require the minimum
number of parking spaces, as set forth in this article.
(c)
The proposed reduction enhances the development, is environmentally
sound, and advances the general welfare of the Township.
(d)
The proposed reduction in number of parking spaces will not
be inconsistent with the public interest and will preserve the health,
safety, and welfare of the Township.
(e)
There is no potentially detrimental effect on adjacent property
values.
(f)
There is no potential disruption or nuisance of or to adjacent
lots.
(g)
There is no potentially detrimental effect upon traffic patterns
and traffic safety.
(2)
Applicants seeking to meet the requirements of this section by alternative
means shall be required to secure approval of an alternative parking
plan in accordance with the standards of this section.
(a)
Contents. Alternative parking plans shall include the parking
alternative and rationale for how the alternative will compensate
for the provision of the required parking on-site.
(b)
Review and approval procedure. An alternative parking plan pursuant to this section shall require a conditional use permit from the Board of Supervisors pursuant to Article VIII of this chapter.
(c)
Eligible alternatives. Potential alternatives to be considered
include, but are not limited to:
[1]
Shared parking. Shared parking is encouraged to promote efficient
use of land and resources by allowing users to share off-street parking
for uses that are located near one another and that have different
peak parking demands or different operating hours.
[2]
Credit for on-street parking spaces. On-street parking spaces
may be used to satisfy up to 20% of the requirements for off-street
parking. Such on-street parking shall be located only on arterials
or collector streets within the public ROW and shall be located within
1,000 feet of the use.
[3]
Pedestrian-oriented use. For uses that serve the immediate neighborhood,
a reduction in the number of required parking spaces may be made.
[4]
Valet parking. Valet parking may be used as a means of satisfying
otherwise applicable off-street parking standards.
[5]
Transit credit. When located proximate to a transit stop, credit
towards the otherwise required number of parking spaces may be granted
by the Board of Supervisors in such numbers as determined by the Board
of Supervisors. The transit stop shall be within 1,000 feet of the
use.
A.
The vehicle stacking or queuing standards of this section shall comply
with all setback standards established for the zoning district and
the following shall also apply:
(1)
Minimum number of stacking/queuing spaces. In addition to minimum
parking requirements established in this chapter, the following stacking
or queuing areas are provided in Table 16.
|
Table 16: Minimum Off-Street Queuing/Stacking Requirements
| ||
|---|---|---|
|
Land Use Type
|
Minimum Stacking Spaces
|
Measured From
|
|
Car wash, automatic
|
9
|
Entrance
|
|
Car wash, self-service
|
2
|
Entrance
|
|
Financial institution, ATM lane
|
3
|
Teller
|
|
Financial institution, teller lane
|
4
|
Teller or window
|
|
Gas/fuel station
|
4
|
Pump island
|
|
Pharmacy
|
4
|
Window
|
|
Restaurant, drive-through
|
6
|
Order box kiosk
|
|
Restaurant, drive-through
|
4
|
Order box to pick up window box kiosk
|
|
Vehicle repair and service station
|
3
|
Per bay service bay
|
|
Other
|
Determined by Zoning Officer
| |
(2)
Design and layout. Required stacking spaces are subject to the following
design and layout standards.
(a)
The size of a stacking or queuing space shall be 20 feet in
length by 10 feet in width.
(b)
Each lane shall be clearly defined in a manner that is identifiable
during all seasons.
(c)
Stacking spaces may not impede on or off-site traffic movements
or movements into or out of off-street parking spaces.
(d)
Stacking spaces must be separated from other internal roadways
for traffic movement and safety.
A.
Recreational vehicles and hauling trailers shall be subject to the
following requirements:
(1)
No recreational vehicle shall be erected, used, or maintained for
living or residential purposes in the Township.
(2)
Unoccupied recreational vehicles not in use and hauling trailers
not in use and/or unattached from the main vehicle shall be stored
in a garage or rear yard. When parked in the rear yard, the recreational
vehicle or hauling trailer must be fully screened from adjacent residential
properties.
(3)
Recreational vehicles and hauling trailers not in use and/or unattached from the main vehicle shall not be parked on a public ROW or in the front or side yard of a dwelling unit. Temporary construction trailers associated with approved temporary uses and vehicles and/or hauling trailers associated with home occupations or no-impact home-based businesses are exempt from these parking regulations and shall adhere to the criteria found in Article V of this chapter.
A.
CBU design.
(1)
CBUs shall be designed such that same are centrally located to serve
the residents of the development, while providing safe and efficient
access for pedestrians and motor vehicles in the vicinity of the CBU.
(3)
Where possible, CBUs shall be located within publicly or privately
owned open space, or on private property within an access easement
in favor of an HOA.
(4)
CBUs shall be in the style, color and location approved by the Board
of Supervisors and shall be subject to the United States Postal Service
approved specifications, as amended from time to time.
(5)
New developments shall require pedestrian lighting at each CBU.
(6)
The location of CBUs shall be identified on subdivision and/or land
development plans and provided in the development when required.
B.
CBU parking.
(1)
All CBU parking spaces shall meet minimum ADA parking space dimensional
requirements.
(2)
Required CBU parking spaces shall be provided in compliance with
Table 17.
|
Table 17: Cluster Box Unit (CBU) Parking Requirements
| |
|---|---|
|
Number of Mailboxes per Location
|
Number of Parking Spaces
(Minimum)
|
|
1 - 25
|
2
|
|
26 - 50
|
4
|
|
51 - 80
|
6
|
|
80 - 110
|
8
|
|
111+
|
8 + 1 per each additional 25 mailboxes
|
A.
Outdoor storage in nonresidential zoning districts.
(1)
All merchandise for sale at retail sales and services is to be displayed
inside or, if stored outside, screened from public view, including
but not limited to bottle cases, building supplies, hardware, and
fertilizer.
(2)
Screening shall be of sufficient height and density to completely
hide the storage from public view.
(3)
Screening shall be of sufficient height and density to completely
hide storage from major highways, passenger rail-lines, and other
public accessways.
(4)
All screening shall be maintained in such a manner as to present
a neat and orderly appearance at all times.
(5)
Large objects, such as automobiles, trucks, trailers, boats, and
farm and construction equipment associated with commercial businesses,
need not be screened if permitted in the specific zoning district.
(6)
Items stored outside shall not interfere with required parking or
sidewalk areas or any public ROW.
B.
Shopping cart storage.
(1)
All commercial uses, furnishing carts, or mobile baskets as a service
to shoppers, shall provide temporary storage areas, within the required
parking for the carts or mobile baskets. A minimum of one shopping
cart storage area per 100 parking spaces shall be provided.
(2)
Shopping carts shall be removed from the parking area and stored
entirely within the principal building each evening.
(3)
The storage area shall be clearly marked for storage of carts or
mobile baskets.
C.
Temporary storage. When temporary exterior storage of material is
authorized under the provisions of this chapter, the temporary storage
shall be screened by opaque ornamental fences or walls so as not to
be visible from adjoining public streets or adjacent lots to a person
standing at the ground level.
A.
When recreation areas are required to be provided as a part of a
subdivision or land development plan, such recreational areas shall
consist of both active recreation areas and passive recreation areas.
(2)
Active recreation land areas shall:
(a)
Be in accordance with the land area size requirements of Appendix
B of this chapter;[1]
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
(b)
Be visible from a public street for safety, and provide a minimum
of 100 feet of frontage along a public road;
(c)
Be accessible from the internal pedestrian circulation system;
(d)
Be designed to meet the needs of the target market of the development;
(e)
Be centrally located within the plan within the distance requirements
as required by Appendix B of this chapter;
(f)
Be served by public utilities, including electric service, water
service, gas service, and sanitary sewerage service;
(g)
Have internal accessible access to the active recreation components
of the active recreation area(s);
(h)
Have a finished slope of no more than 3%;
(i)
Provide parking spaces as required by this article; and
(j)
Be landscaped in accordance with this article.
(3)
Requirements pertaining to recreation improvements, open space and
active recreation requirements, maximum distance, and specific facilities
can be found in Appendix B of this chapter.
(4)
When active recreation facilities are required, such facilities shall
include all necessary amenities to make the facility functional, including,
but not limited to:
(a)
Basketball courts (full size): 84 feet by 50 feet hard surface
area with an additional three feet of grass transition area around
all sides of the court, and include two goal posts, backstop, hoop
and net, and line striping in accordance with National Collegiate
Athletics Association (NCAA) standards.
(b)
Basketball courts (half size): 42 feet by 50 feet hard surface
area with an additional three feet grass transition area around all
sides of the court, and include one goal post, backstop, hoop and
net and line striping in accordance with NCAA standards.
(c)
Tennis courts: 36 feet by 78 feet hard surface area with an
additional 12 feet grass transition area adjacent to all sides of
the court and 21 feet adjacent to the ends of the court, and include
fencing around the court, net supports, tennis net, and line striping
in accordance with United States Lawn Tennis Association (USLTA) standards.
(d)
Sand volleyball courts: 30 feet by 60 feet with six feet minimum
grass transition area around all sides of the court, and include net
supports, and net in accordance with United States Volleyball Association
(USVA) standards.
(e)
Baseball, grass little league fields: 60 feet baselines, 46
feet pitch distance, 200 feet foul line, 250 feet home plate to the
center of the outfield, and includes backstops, bases, outfield fence,
and foul poles, in accordance with Little League Baseball, Inc.
(f)
Baseball, pony league fields: 80 feet baselines, 54 feet pitch distance, 250 feet foul line, 300 feet home plate to the center of the outfield, and includes sand mix infield and grass outfield, backstops, bases, outfield fence and foul poles, in accordance with the Standard Details in Chapter 70 of the Township Code.
(g)
Softball fields: 55 feet baselines, 38 feet pitch distance,
200 feet foul lines, 250 feet home plate to the center of the outfield,
and includes sand mix infield and grass outfield, backstop, bases,
outfield fence, and foul poles, in accordance with Ametuer Softball
Association (ASA) standards.
(h)
Soccer, youth fields: 120 feet by 120 feet grass field with 10 feet minimum grass transition area around all sides of the field, and include two goal nets, in accordance with the Standard Details in Chapter 70 of the Township Code.
(i)
Soccer, adult fields: 195 feet by 330 feet grass field with
10 feet minimum grass transition area around all sides of the field,
and includes two goal nets, in accordance with NCAA standards.
(j)
Multipurpose athletic fields: 120 feet by 120 feet grass field
with 10 feet minimum grass transition area around all sides of the
field.
(k)
Play structures: soft surface around all playground equipment
a minimum distance of eight feet beyond the structure on all sides
or two times the height of a pivot point above the surfacing material
(measured from a point directly beneath the pivot on the supporting
structure), whichever is greater. Soft surface can include 12 inches
depth wood carpet, sand, or rubberized safety surface in accordance
with the Unites States Consumer Product Safety Commission and ADA[2] regulations.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(l)
Picnic shelters, picnic tables, and benches shall be in accordance with the Standard Details in Chapter 70 of the Township Code.
(m)
Outdoor pools and community shelters, when required, shall be
proposed by the applicant as a complete package, and include all amenities
normally associated with such structures, for recommendation by the
Parks and Recreation Commission.
(n)
Internal pedestrian circulation shall include hard surface access,
a minimum of five feet in width meeting ADA requirements to provide
handicap accessibility to the recreation facilities from the street
walk or trail.
B.
Alternative compliance.
(1)
Certain instances may dictate that the recreation facilities required
by this chapter may not be appropriate for the proposed development.
A developer is permitted to request the Parks and Recreation Commission's
recommendation to the Board of Supervisors for alternative compliance
when one or more of the following conditions are met:
(a)
Topography, soil conditions, existing vegetation, or other site
conditions are such that full compliance is impractical or impossible,
and such proposed alternative would result in improved environmental
quality.
(b)
Existing considerations make the alternative compliance proposal
safer than the required recreation facilities.
(c)
The target market of the proposed development would be less
likely to utilize the required recreation facilities.
(2)
If alternative compliance is determined to be appropriate for a particular
development, the alternative compliance should not be construed as
a precedent for future developments.
C.
Should a developer or property owner propose to pay a fee in lieu of the dedication of active recreation land, as provided in Chapters 78 and A144 of the Township Code, then the requirements of said section shall be submitted to the Parks and Recreation Commission for their its review and recommendation to the Board of Supervisors regarding the adequacy of the submission.
A.
All developments shall be subject to the following specifications:
(1)
No removal of trees, shrubbery, foliage, grass, or other natural
growth shall be permitted except in conformance with the provisions
of this chapter, except a grubbing activity shall be permitted.
(2)
Grubbing activity is permitted where the purpose is to improve the
appearance of the land or property.
(3)
Violation of this section shall be subject to the penalties of Article VIII of this chapter for each day in excess of 30 that the cleared property is not subject to significant development activities, as defined above.
(4)
This language is not intended to prohibit forestry and timber harvesting
activities, the cutting of diseased, dead, or dying plants or trees;
the development of flower or vegetable gardens; or the removal of
single trees or clumps of vegetation for aesthetic, safety, or other
concerns. It does prohibit the mass or large-scale defoliation of
property preparatory to development until shortly before the proposed
development takes place.
A.
All new roads and drives shall have a sidewalk on both sides with
a minimum width of five feet.
B.
Sidewalks shall be provided along the full length of a building along
any building facade adjacent to a parking area or drive aisle.
C.
Sidewalks shall be installed at approximately the same elevation
as the adjacent roadway.
D.
All main and secondary entrances to buildings shall be directly linked
from the street walk to the main secondary entrance with a public
sidewalk.
E.
Sidewalks shall be required and shall be constructed in accordance with the Standard Details in Chapter 70 of the Township Code so as to facilitate pedestrian access throughout the development, along all streets, to all recreation amenities and parking lots and upon every lot and to service every use.
G.
Unless otherwise provided in this chapter, a landscaped planting
strip shall be maintained in the area between the curb of the street
and the sidewalk.
H.
For all parking lots:
(1)
A continuous internal sidewalk shall be provided to link the parking,
sidewalk along the street and the principal entrance of any building.
(2)
The areas adjacent to the internal sidewalk shall feature landscaping,
benches, and other pedestrian amenities and when the walkway is within
the parking area, it shall be distinguished by use of special pavers,
bricks, or scored concrete to enhance pedestrian safety and attractiveness.
I.
Accessibility ramp gradient, requirements of railings, and treatment
of pavement surfacing shall comply with applicable ADA requirements.
J.
Trails may be considered as an alternative to a sidewalk if the trail construction and location is as designated on the Trail Feasibility Study and Trail Design Standards, as outlined in the Standard Details in Chapter 70 of the Township Code. Unless otherwise provided, the maintenance and repair of sidewalks and/or trails, including the landscaping adjacent to such sidewalks and/or trails, is the responsibility of the property owner on which the sidewalk or trail is located or fronted.
K.
Unless otherwise provided, the maintenance and repair of sidewalks
and/or trails, including the maintenance of landscaping adjacent to
such sidewalk and/or trail, is the responsibility of the property
owner on which the sidewalk or trail is located or fronted.
A.
The regulations contained in this section shall apply to all signs
in all zoning districts. No sign may be erected, placed, established,
painted, created, altered, or maintained except in conformance with
the standards, procedures, regulations, and requirements contained
herein.
B.
Method of sign authorization and approval. For the purposes of this
chapter, signs shall be authorized for approval pursuant to the following:
(1)
Authorized signs are those for which a sign permit approval has been
issued by the Zoning Officer following a review of an application
if the application indicates compliance with this chapter.
(2)
Exempt uses are signs that are authorized but that are exempt from
regulation under this chapter and do not require sign permit approval.
(3)
Prohibited signs are those not authorized by this chapter nor exempt
from regulation.
C.
Accessory uses. Signs shall be considered accessory uses (other than outdoor advertising signs/billboards) on the lot or site they are located and subordinate to the principal use of the lot. Signs shall be subject to Article III of this chapter in addition to the requirements of this article.
D.
Principal uses. Outdoor advertising signs/billboards are considered the principal use of a lot or site on which they are located and shall comply with all the requirements of this article and Article V of this chapter.
E.
Alteration of sign face. The physical alteration of a sign face or
supporting structure shall be considered the same as construction
of a new sign which shall require sign permit approval and conformity
to all the requirements of this article.
F.
Signs on public property. Any sign installed or placed on public
property or within a public ROW, except in conformance with the requirements
of this article shall be forfeited and is subject to confiscation
in addition to other remedies the Zoning Officer shall have pursuant
to this chapter.
G.
Enforcement and remedies. Enforcement and remedies of this article
shall be pursuant to the provisions of this chapter and any other
enforcement or remedies pursuant to state and federal law.
H.
For the purposes of this section, all signs shall be classified by the definitions provided in Article II of this chapter.
I.
Prohibited and exempt signs.
(1)
The following signs are prohibited within the Township:
(a)
Abandoned signs, as regulated by this section.
(b)
Advertising vehicle.
(c)
Awning signs.
(d)
Banner signs.
(e)
Canopy signs.
(f)
Flashing signs.
(g)
Mechanical movement signs.
(h)
Off-premises signs.
(i)
Pennants and streamers.
(j)
Portable signs.
(k)
Projection signs.
(l)
Roof signs.
(m)
Any signs of a size, location, movement, coloring, or manner
of illumination which may be confused with or construed as a traffic
control device, or which hide from view any traffic or street sign
or signal.
(n)
Signs which prevent free ingress or egress from any door, window,
or fire escape, or that prevent free access from one part of a roof
to any other part. No sign other than a safety sign shall be attached
to a standpipe or fire escape.
(o)
Signs which emit smoke, visible vapors, particulate matter,
sound, odor, or contain open flames.
(p)
Signs containing mirrors.
(q)
Any banner or sign of any type suspended across a street without
the permission of the owner of the property and road.
(r)
Any other sign not specifically permitted by this section.
(2)
The following signs are authorized under this section in every zoning
district and are exempt from the permit standards of this section:
(a)
Traffic control devices on private or public property erected
and maintained to comply with PennDOT's Publication 236, Manual
of Approved Signs.
(b)
Address signs.
[1]
Buildings shall have approved address numbers placed in a position
to be plainly legible and visible from the street or road fronting
the property.
[2]
Address numbers shall contrast with their background.
[3]
Address numbers shall be alphanumeric style letters.
[4]
Address numbers shall be a minimum of six inches in height and
a maximum of 12 inches in height with a minimum stroke width of 1/2
inch.
[5]
Address signs shall not include any commercial advertising or
other identification.
(c)
Governmental signs.
(d)
Signs posted as warning of a danger or to prohibit access to
the property either generally or specifically.
(e)
One "private drive" sign per driveway entrance, not to exceed
two square feet in area.
(f)
Holiday and seasonal decorations.
(g)
Incidental signs, including incidental window signs.
(h)
Official notices or advertisements posted or displayed by or
under the direction of any public or court officer in the performance
of official or directed duties.
J.
Permitted signs. Unless otherwise provided in this chapter, permitted
types of signs, and their regulations shall be as follows:
(1)
Campus signs.
(a)
Campus signs may be permitted when a master planned multibuilding
development has been approved by the Board of Supervisors to direct
patrons to a particular building.
(b)
When a master planned multibuilding development has been approved
by the Board of Supervisors within the TCDO District, one master campus
sign may be permitted to identify the master planned multibuilding
development. Such master campus signs shall be subject to the following
requirements:
[1]
The master campus sign shall be set back a minimum of 30 feet
from the edge of the pavement of the road cartway or berm of the cartway.
[2]
The master campus sign's face shall not exceed 100 square
feet.
[3]
The master campus sign shall contain no more than two sign faces,
one per side.
[4]
Corporate logos are permitted as a part of the master campus
sign.
[5]
The recognized corporate colors may be utilized, otherwise,
the campus sign shall be of neutral, natural colors.
[6]
The master campus sign may be illuminated as permitted by Subsection L below, except that master campus signs may not be internally illuminated.
[7]
The location of a master campus sign must be approved by the
Township prior to any installation.
[8]
The master campus sign is intended to indicate the main entrance
to a master planned multibuilding development.
[9]
When a secondary vehicular entrance is provided to an approved
master planned multibuilding development, a secondary master campus
sign shall be permitted at such secondary vehicular entrance. A secondary
master campus sign shall be subject to all the requirements for a
master campus sign, except the secondary master campus sign shall
be no larger than 25 square feet in size.
[10]
A master campus sign or a secondary master campus
sign shall each be only of a monument design type, with minimum letter
heights of eight inches.
[11]
All master campus signs or secondary master campus
signs shall include landscaped areas adjacent to the sign(s), which
shall contain appropriate vegetation and ground cover so as to enhance
the visual appeal of the development entrance.
(c)
Campus signs within a master planned multibuilding development
directing patrons to a particular building shall be subject to the
following:
[1]
The sign face of each campus sign shall not exceed six square
feet.
[2]
The campus sign shall contain no more than two sign faces, one
per side.
[3]
No corporate logos are permitted on the campus signs.
[4]
The recognized corporate colors may be utilized as a background
feature otherwise, the campus sign shall be of neutral, natural colors.
[5]
The campus sign shall not be illuminated.
[6]
The campus sign shall not be a substitute for a traffic control
sign.
[7]
The locations and quantities of campus signs must be approved
by the Township prior to any installation.
[8]
Campus signs are not intended to indicate the entrance or exit
to individual establishments.
(2)
Changeable copy signs, manual.
(a)
Changeable copy areas may be incorporated into a permitted ground/monument
sign, freestanding pole/pylon sign, or marquee sign so long as the
changeable copy area is no greater than 25% of the sign face.
(b)
Manual changeable copy signs shall have a solid background that
is darker than the changeable copy.
(3)
Changeable copy signs, remote (electronic message center).
(a)
Remote changeable copy areas may be incorporated into a permitted
ground/monument sign, freestanding pole/pylon sign, or master campus
sign so long as the changeable copy meets one of the following provisions:
(b)
All parts of the sign face, including any message or sign copy,
must remain stationary for a period of no less than one minute.
(c)
The change process for digital displays shall be accomplished
in two seconds or less.
(d)
Remote changeable copy signs shall be designed to either freeze
the display in one static position, display a full black screen, or
turn off in the event of a malfunction.
(e)
Light-emitting lamps, devices, cells, or any means of providing
the remote copy shall not sequentially change, fade, scroll, flash,
dim, flicker or brighten and shall change in unison so as not to produce
the illusion of movement.
(f)
Remote changeable copy signs shall be equipped with a fully operational light sensor that automatically adjusts the intensity of the billboard according to the amount of ambient light, so as not to create significant glare or a measurable footcandle level of 0.5 or greater, as such level is measured at the road or other recommended distance based on the size, as recommended by the International Sign Association and in accordance with § 84-118.
(g)
Remote changeable copy signs with full color digital displays
shall be subject to the following brightness limits:
(h)
During the hours between 7:00 a.m. and 10:00 p.m., prevailing
time, luminance shall be no greater than 700 footcandles. At all other
times, luminance shall be no greater than 250 footcandles. The intensity
of the sign's light source shall not produce glare, the effect
of which constitutes a traffic hazard or is otherwise detrimental
to the public health, safety, or welfare.
(4)
Ground/monument, freestanding, and pole/pylon signs.
(a)
Each building is permitted either a ground/monument, freestanding,
or pole/pylon sign. There shall be only one ground/monument, freestanding,
or pole/pylon sign for each principal structure regardless of the
number of businesses conducted within said building.
(b)
A ground/monument, freestanding, or pole/pylon sign shall only
be located in the front yard of a property but no closer to a street
pavement than 15 feet, or closer than 20 feet to any intersection
provided under all circumstances, that the location does not create
a hazard or interfere with traffic visibility, or the safe ingress
or egress for motorists because of location on the property or height
above the ground and does not interfere with any ROW use.
[1]
Ground/monument signs.
[a]
Ground/monument signs shall be set back no less
than 15 feet from the edge of the pavement of the road cartway or
berm of the cartway.
[b]
Ground/monument signs may be increased in height
by one foot for every additional three feet of setback from the road
cartway or berm, to a maximum of 10 feet in height.
[c]
Ground/monument signs maybe increased in size by
eight square feet for every additional three feet of setback from
the road cartway or berm to a maximum of 100 square feet in size.
[d]
The foundation of the ground/monument sign shall
not protrude from the ground by more than 24 inches at its highest
point above the finished grade.
[e]
All portions of the foundation extending above
ground level shall be completely faced in decorative stone, brick,
or similar veneer.
[f]
Ground/monument sign allowable increases are provided
in Table 18.
|
Table 18: Ground Monument Sign Allowable Increases
| ||
|---|---|---|
|
Setback
(feet)
|
Height
(feet)
|
Area
(square feet)
|
|
15
|
5
|
60
|
|
18
|
6
|
68
|
|
21
|
7
|
76
|
|
24
|
8
|
84
|
|
27
|
9
|
92
|
|
30
|
10
|
100
|
[2]
Freestanding and pole/pylon signs.
[a]
A single support structure is permitted for freestanding
and pole/pylon signs, provided that the structure is 30% of the width
of the sign face.
[b]
Except for a single support structure, supporting
structures for freestanding and pole/pylon signs shall not exceed
10% of the width of the sign face.
[c]
The foundation of the for freestanding and pole/pylon
signs shall not protrude from the ground by more than 12 inches at
its highest point above the finished grade.
[d]
All portions of the foundation extending above
ground level shall be completely faced in decorative stone, brick,
or similar veneer.
[e]
No portion of the bottom edge of the for freestanding
and pole/pylon sign face shall be lower than five feet above the ground.
[f]
No freestanding or pole/pylon sign shall be affixed
to its pole or support structure with chains or cables.
[g]
Freestanding and pole/pylon sign allowable increases
are provided in Table 19.
|
Table 19: Freestanding and Pole/Pylon Sign Allowable Increases
| ||
|---|---|---|
|
Setback
(feet)
|
Height
(feet)
|
Area
(square feet)
|
|
15
|
10
|
30
|
|
20
|
14
|
40
|
|
25
|
18
|
50
|
|
30
|
22
|
60
|
(5)
Kiosk signs.
(a)
A kiosk and its related signage shall only be permitted within
the TVO District, or within the Town Center Core Area of an approved
TC-PRD;
(b)
The signage contained on a kiosk shall relate to direction to
particular establishments or notices of community events.
(c)
The structure for any kiosk must contain design elements of
the area and shall be approved by the Township prior to erection.
(d)
The maximum footprint for a kiosk shall be four square feet
or less.
(e)
The maximum height of a kiosk shall be no greater than eight
feet.
(f)
The number of kiosks shall be limited to the number deemed appropriate
to convey the desired message.
(g)
No advertising, other than the name of business establishments
of any kind shall be a part of a kiosk sign.
(6)
Marquee signs.
(a)
A marquee sign shall comply with the requirements of a wall
sign, as outlined in this section, except such wall sign shall be
attached to a marquee that is constructed as a part of a building.
(7)
Menu board signs.
(a)
A menu board sign may be permitted for a particular use when
a component of the use involves a or drive-through lane or facility,
and such use dictates a need for the menu of services provided by
the business.
(b)
Proposed menu board signage shall be included as a part of the
land development application and its review and approval process.
(c)
When menu board signage contains speakers to convey dialogue
or instruction, the volume specifications for such speakers shall
be in accordance with the noise limitations contained within this
article and so as not to create a noise disturbance to any adjacent
use.
(d)
Freestanding menu board signs shall be subject to the following:
(e)
Wall-mounted menu board signage shall be subject to the following:
(9)
Pathfinder signs.
(a)
A pathfinder sign is a Township-owned and maintained sign directing
traffic to, from, or within a region within the Township to providing
information for a commercial, residential, or industrial development.
(b)
A pathfinder sign shall be used to provide the necessary information
to facilitate safe and efficient traffic flow and is typically located
on a site other than the facility or event to which the sign directs.
(c)
Pathfinder signs may be permitted in the Township for providing
direction to tourist attractions, commercial uses with no visible
means of identification along collector roads, public buildings, and
hospitals under the following conditions:
[1]
The pathfinder sign shall contain only the name of the facility
and the information or graphic symbols necessary to provide direction
to the destination in a safe and efficient manner.
[2]
The pathfinder sign shall not contain a message or symbols having
advertising value.
[3]
The pathfinder sign shall not be internally illuminated.
[4]
Pathfinder signs shall only be located as approved by the Township.
[5]
Pathfinder signs shall only be permitted along collector roads
which include State Route 19, Swinderman Road, State Route 910, Babcock
Boulevard, Wallace Road, and other roads as designated by the Board
of Supervisors.
[6]
The pathfinder sign shall be located so as not to constitute
a hazard or interfere with traffic visibility or with safe ingress
and egress from any lot, parking area, drive, or street.
(10)
Political signs.
(a)
Political signs shall not be erected more than 45 days prior
to the election in which the candidate is pursuing office and shall
be removed within 15 days after the election for which it was erected.
(b)
Political signs shall be limited to one sign per candidate per
adjacent parcel when placing in a public ROW or on public property.
(c)
Political signs shall not be installed so as to limit site distance
or create a safety hazard.
(11)
Projecting signs.
(a)
Projecting signs shall only be permitted within the TVO or the
Town Center Core Area of a TC-PRD.
(b)
Projecting signs shall not be internally illuminated.
(c)
The lower edge of a projecting sign shall not be lower than
10 feet above the finished grade.
(d)
Projecting signs shall not project more than six feet from the
building wall.
(e)
Projecting signs shall not extend higher than the first floor
or 15 feet, whichever is less.
(f)
Projecting signs shall not exceed 10 square feet in sign area.
(12)
Real estate signs.
(a)
All real estate signs shall be set back a minimum of 15 feet
from the edge of the road cartway.
(b)
The maximum sign area for a residential real estate sign shall
be four square feet per side.
(c)
The maximum sign area for a nonresidential real estate sign
shall be 16 square feet per side and may be utilized when an entire
vacant parcel or an entire building is for sale or lease. Only one
such nonresidential real estate sign may be erected along each road
frontage abutting the property which is for sale or lease.
(d)
The maximum sign area for a nonresidential real estate sign
announcing the availability of lease area(s) shall be six square feet
per side. Such nonresidential real estate signs must be attached to
the property's existing freestanding monument or pole/pylon sign
and be of a style and design consistent with the existing monument
or pole/pylon sign. Nonresidential real estate signs announcing the
availability of lease area(s) shall not be included in the calculation
of the maximum size of monument or pole/pylon sign areas contained
elsewhere in this chapter.
(e)
A real estate sign shall only be erected upon the property for
sale or lease; off-site real estate signs are prohibited.
(13)
Sandwich board signs.
(a)
A sandwich board sign announcing the opening of a new business
may be permitted for any newly registered business within the Township.
The period of time to display such sandwich board sign shall not exceed
45 days from the date of the opening of such business to the general
public.
(b)
Sandwich board signs announcing the opening of a new business
may be placed on or adjacent to a sidewalk along the frontage of the
business provided that five feet of sidewalk width remains unobstructed.
(c)
A sandwich board sign which lists the daily menu options for
restaurant uses shall be permitted for restaurants with their own
direct entrance to/from a sidewalk or parking area.
(d)
Sandwich board signs for restaurant uses may be placed on or
adjacent to a sidewalk within 12 feet of the main entrance to the
restaurant, provided that five feet of sidewalk width remains unobstructed
and such sign does not impede or diminish the required fire exit discharge
areas.
(e)
Only one sandwich board sign is permitted per business.
(f)
The maximum size of a sandwich board sign is six square feet.
(g)
All sandwich board signs shall be securely anchored so as not
to create a hazard should the sign become dislocated from its intended
location.
(14)
Site development signs.
(a)
A single site development sign shall not exceed 48 square feet.
(b)
Single site development signs shall announce the erection of
a building and may include information regarding the architect and/or
contractor(s).
(c)
Single site development signs shall be erected after final Township
approval and shall be maintained by the developer during the construction
period.
(d)
Following construction completion, the site development sign
shall be removed immediately.
(15)
Temporary signs.
(a)
The maximum area of a temporary sign shall not exceed 32 square
feet.
(b)
Only one temporary sign is permitted per business.
(c)
Temporary sign permits shall be valid for a maximum of 30 days,
after which the temporary sign must be removed.
(d)
Only one temporary sign shall be permitted per business per
calendar year.
(e)
Temporary signs shall be a minimum of 15 feet from the edge
of the cartway or paved berm.
(f)
Temporary signs shall not be attached to a utility pole, tree,
any traffic control sign.
(g)
Temporary signs shall not be illuminated.
(h)
Temporary signs shall be adequately secured to the ground or
building.
(i)
Prohibited signs outlined in this section are not eligible for
permitting as a temporary sign.
(j)
Applicants for temporary signs shall submit the required sign
permit fee with the appropriate application and required submission
information.
(16)
Wall signs.
(a)
In nonresidential zoning districts, each business that has its
own public entrance from a parking area, street or sidewalk may be
permitted at least one wall sign, subject to this section and the
following requirements:
[1]
All wall signs shall be attached to or professionally painted
on the outside wall(s) of the building they occupy and may be comprised
of individual lettering, insignias, logos, or other symbols attached
directly on the building facade. Wall signs shall not be joined or
contained by a sign cabinet containing internal illumination, which
contains a plastic, or similar material translucent sign face; except
that where an existing building has a majority of the existing wall
signs as internally illuminated sign cabinets with a plastic, or similar
material sign face, the face of such signs may be replaced so long
as the new face panel is no less than 75% opaque.
[2]
Wall signs for buildings on corner lots.
[a]
A building on a corner lot is permitted a wall
sign on each wall facing a street, provided that one of the wall signs
shall not exceed 50% of the sign area of the sign installed on the
primary wall frontage, and that no more than two wall signs are permitted
on a building on any corner lot.
[3]
Wall signs for office buildings.
[a]
Each office building which has a principal tenant
that occupies the majority of the floor area of the building shall
be permitted at least one wall sign in accordance with this subsection.
[b]
Such wall sign shall project no more than 12 inches
therefrom and shall not exceed a total sign area of 1.25 square feet
in for each linear foot of wall frontage that the sign is to be installed
upon.
[c]
If the sign consists of one line of letters, the
maximum height shall be 30 inches. If the sign contains multiple lines
of letters or contains graphics or a company logo, no more than two
lines of letters (each no more than 30 inches in height) may be utilized
and the total height of the stacked letters, graphics, or logo shall
not exceed 60 inches.
[d]
No other wall signs shall be permitted for an office
building, unless the building has been previously approved as an office
building with mercantile use(s).
[4]
Wall signs for office buildings with additional mercantile use(s).
[a]
Each office building which has a principal tenant that occupies the majority of the floor area of the building shall be permitted signage in accordance with the immediately preceding Subsection J(16)(a)[3]; additionally, buildings with a mercantile use, in addition to the office use component, shall be permitted additional signage in accordance with the following provisions of this Subsection J(16)(a)[4].
[b]
Office buildings with a mercantile tenant(s) having
individual storefront entrance(s) for public access from the parking
lot directly into the tenant space(s) shall be permitted one additional
wall sign per such mercantile tenant space(s) with a sign area not
to exceed 1.25 square foot for each linear foot of wall frontage dedicated
to the tenant(s).
[c]
The total allowable sign height for such mercantile
tenant(s) shall be 30 inches.
[5]
Wall signs for multitenant buildings not classified as an office
building or office building with additional mercan use(s).
[a]
Such multitenant buildings shall be permitted at least one wall sign for each tenant space in accordance with this Subsection J(16)(a)[5].
[b]
Such wall sign(s) shall not exceed 1.25 square
feet for each lineal foot of wall frontage for each tenant space.
[c]
The total allowable height for the tenants of a
multitenant building shall be 30 inches in height unless the multitenant
building contains an anchor tenant which occupies the majority of
the floor area of such building or has 125 feet or more of wall frontage,
in which case the anchor tenant's sign, if it contains multiple
lines of letters or contains graphics or a company logo, may utilize
no more than two lines of letters (each no more than 30 inches in
height) and the total height of the stacked letters, graphics, or
logo shall not exceed 60 inches.
[d]
There may be only one anchor tenant designated
per multitenant building.
[6]
Wall signs for single-tenant buildings not classified as an
office building or an office building with additional mercantile use(s)
or multitenant building.
[a]
Each such building shall be permitted one wall
sign which shall not exceed 1.25 square foot for each lineal foot
of wall frontage.
[b]
The total allowable height for the wall sign shall
be a maximum of 30 inches unless such building has 125 feet or more
of wall frontage, in which case such wall sign, if it contains multiple
lines of letters or contains graphics or a company logo, may utilize
no more than two lines of letters (each no more than 30 inches in
height) and the total height of the stacked letters, graphics, or
logo shall not exceed 60 inches.
[7]
Wall signs for large single-tenant buildings two stories or greater in height and which have at least one building elevation facing a public street of 250 feet or more in length (when such single-tenant building is not otherwise classified as an office building, or an office building with additional mercantile uses, or a multitenant building), shall be permitted one wall sign with a maximum sign height not to exceed 84 inches, and a maximum total allowable area which shall be calculated by multiplying the linear footage of the wall elevation on which the sign is intended to be installed by 1.50. An additional wall sign may be installed on such a large single-tenant building on a secondary elevation, provided that such sign shall not exceed a maximum height of 36 inches and a maximum total area which shall be calculated by multiplying the linear footage of the wall elevation on which the sign is intended by 1.25. Additional wall signs for buildings described in this subsection may be permitted, if such additional wall sign may be permitted in accordance with Subsection J(16)(a)[2] or [3].
[8]
Wall signs, including any graphics or logo, shall not exceed
the width of the space the use occupies, or exceed 10% of the wall
surface to which they are attached.
[9]
Upon buildings which are set back from the main road 35 feet
or less (as measured from the road ROW) and which have more than 50%
of the parking for the use located on the opposite side of the building,
one wall sign may also be attached to the wall facing the parking
area.
[10]
In order to achieve continuity of sign height
and location across the building facade, wall signs on a multitenant
building shall be of a size, type, and appearance as any other wall
sign attached to the outside of the same building; wall signs for
multitenant buildings shall be located within the same horizontal
plane area.
[11]
Wall signs shall be located between the heads
of windows and doors on the ground floor of the structure and the
sills of windows on the second floor, or upon the parapet of a one
story building. When a wall contains no windows, the heads of windows
or doors in an adjacent wall shall be used to determine the wall sign's
required location. Wall signs utilizing stacked letters, graphics
and/or logos may be otherwise located as approved by the Zoning Officer.
[12]
Wall signs with corporate or business logos.
[a]
When an entity requires signage to include a corporate
or business logo on a building, the Board of Supervisors may, in its
discretion, authorize the installation of such corporate or business
logo (which may be in excess of the applicable size requirements of
this section, provided that a formal request for same is submitted
to the Board of Supervisors along with verification that such logo
placement is a requirement imposed as a contingency to the continued
operation of such entity's business).
[b]
The maximum sign area shall not exceed 1.25 square
feet for each linear foot of wall frontage of the wall upon which
the sign is to be installed.
[13]
Wall sign size increase for certain buildings.
For buildings that front along State Route 19 and are set back 180
feet or more from the road ROW, the maximum height of a primary wall
sign shall not exceed 36 inches, unless otherwise approved by the
provisions of this section.
(17)
Window signs.
(a)
A window sign shall be permitted to be installed on the inside
of the window of nonresidential structures.
(b)
Window signs shall not cover more than 50% of the glazing of
any window.
(c)
The copy of a window sign shall be designed to communicate information
about an activity, business, community event, or a sale or service
offered.
(d)
Window signs shall not be permanently affixed to a window or
windowpanes.
K.
Sign illumination.
(1)
In addition to the requirements of § 84-118, all signs may be illuminated by a light source so placed so as not to cause confusion or hazard to traffic or conflict with traffic control signs or lights. Lighting shall be arranged so that the source of the light is not visible from any point off the lot and so that only the sign is directly illuminated.
(2)
The illumination from any sign shall not cause any reflection or
glare upon a public street, highway, sidewalk, or adjacent property.
(3)
Sources of all illumination shall be hidden or shielded from view.
(4)
If a sign is internally illuminated at least 75% of the sign face
must be opaque.
(5)
Signs consisting of individual letters that are internally illuminated
must be illuminated through backlighting or silhouette lighting, or
the face of the individual letters must be 75% opaque.
(6)
Wall signs on buildings that are set back more than 100 feet from
the road ROW may be internally illuminated and exempted from the backlighting
requirement, provided that the source of the illumination is not visible.
The face of the sign shall be of sufficient opacity to shield the
light source.
(7)
No sign shall utilize flashing or moving lights or stationary lights
that create the illusion of movement.
(8)
Exposed tube-style lighting shall not blink, flash, move, or give
the visual impression of movement.
(9)
Exposed tube-style lighting shall not be used to outline or highlight
a building or any portion of a building or structure unless approved
as an architectural element of the building design and as such is
not considered a sign.
(10)
Awnings or translucent canopies shall not be illuminated from
the underside of the awning or canopy by the direction of the light
toward the underside of the awning or canopy. Individual awnings which
have been installed over windows may be illuminated from the exterior
by gooseneck (or other architectural effect) lighting directed over
the exterior of the awning (if such illumination is provided as an
architectural component of the building).
(11)
Any LED sign shall have installed an ambient light monitor,
which shall continuously monitor and automatically adjust the brightness
of the sign to appropriate levels for the existing ambient light conditions.
(12)
Between sunrise and sunset, luminance shall be no greater than
5,000 nits. At all other times, luminance shall be no greater than
250 nits.
L.
Additional sign standards.
(1)
All signs shall comply with the applicable provisions of the local
building code and the National Electrical Code.
(2)
There shall be no more than one freestanding, pole/pylon sign or
one ground/monument permitted for any one building on any one site.
(3)
There shall be no more than one wall sign, one projecting sign, or
one marquee sign permitted for any one building.
(4)
No sign shall be attached to a tree, utility pole, or otherwise affixed
to anything other than an approved sign support structure.
M.
Sign permits.
(1)
No permanent or temporary sign shall be erected until the owner,
occupier, or the applicant has made an application for the same, paid
the fees, in accordance with the current fee schedule, and received
a permit for the erection of the sign.
(2)
A separate permit shall be required for the erection of any sign
regulated by this chapter, except that no permit shall be required
for the sale or lease of property provided that the sign is four square
feet or less.
(3)
Sign permit applications shall include:
(a)
A scaled drawing showing the design proposed, showing the size,
character, and color(s) of the proposed sign. The drawing shall be
sealed by a state-registered professional.;
(b)
A scaled drawing showing the parcel of land for any proposed
freestanding, pole/pylon sign or ground/monument sign and the exact
location, including dimensions, of the proposed location for the sign.
The drawing shall be sealed by a state-registered professional.
(c)
An illumination plan showing the proposed method of illumination
of the sign.
(d)
A digital photograph depicting the existing surroundings and
the proposed sign depicted in the photograph.
N.
Sign maintenance.
(1)
Signs shall be maintained in a safe and secure condition, in compliance
will all applicable building and electrical codes, and in conformance
with the Township Code.
(2)
The Zoning Officer shall determine that a sign is not being properly
maintained or has been abandoned, in conformance with the Township
Code.
(3)
Any lawfully existing nonconforming sign cannot be enlarged, reworded,
redesigned, or altered in any way, except to bring the sign into conformance
with the requirements of this article.
(4)
Any sign replacing a nonconforming sign shall conform to the requirements
of this chapter.
O.
Sign location.
(1)
No sign shall be placed in such a position as to endanger pedestrians,
bicyclists, or traffic on a street by obscuring the view or by interfering
with official street signs or signals by virtue of position or color.
(2)
No sign may occupy a sight triangle.
(3)
Signs and their supporting structures shall maintain clearance and
noninterference with all surface and underground utility and communications
lines or equipment.
(4)
Sign materials and construction. Every sign shall be constructed
of durable materials, using noncorrosive fastenings; shall be structurally
safe and erected or installed in strict accordance with the PA UCC;
and shall be maintained in safe condition and good repair at all times,
as outlined in this section, so that all sign information is clearly
legible.
P.
Sign height.
(1)
Sign height shall be measured as the distance from the highest portion
of the sign to the mean finished grade of the street closest to the
sign. In the case of a sign located greater than 100 feet from a public
street, height shall be measured to the mean grade at the base of
the sign.
(2)
The permitted maximum height for all signs is determined by the sign
type.
A.
All lands, regardless of their slope, from which structures or natural cover has been removed or otherwise destroyed shall be appropriately finished and seeded and revegetated in accordance with the provisions of Chapter 78 of the Township Code within a reasonable time of such clearing activity.
B.
In the case where natural cover has been removed incidental to imminent
development, the finishing and seeding shall not be required until
grading and construction are completed.
C.
In all cases where replacement of cover cannot be accomplished immediately upon completion of clearance activities, erosion and sedimentation control measures required by Chapter 48 of the Township Code during clearance and construction shall be maintained on the site until the replacement of cover can be accomplished.
A.
Any portion of any lot or tract that has a natural slope or finished
slope after grading in excess of 25% shall be considered a steep slope
area and shall be subject to the following regulations.
(1)
Slopes in excess of 40%.
(a)
Slopes in excess of 40% shall not be disturbed by grading, construction,
or removal of vegetation, other than the removal of dead or diseased
trees or other vegetation. Slope steepness is calculated over at six-foot-elevation
intervals to prepare the slope area map. The calculation may exclude
slopes that are confirmed by a geotechnical engineer to be man-made
cut or fill slopes via test borings and a geotechnical investigation
report. Disturbance for utility lines may be permitted if no reasonable
alternative exists. These areas should be clearly identified as being
excluded from the calculation. Any application which proposes cutting
or filling of man-made slopes which are in excess of 40% slope shall
be accompanied by a geotechnical report and a certification by a registered
soils engineer regarding the feasibility of the proposed grading,
the stability of the finished slopes, measures to mitigate landslides,
soil erosion, sedimentation, and stormwater runoff and potential impacts
on adjacent properties. The consultant selected to prepare the geotechnical
report shall have credentials acceptable to the Township, and the
cost of preparation of the report shall be borne by the applicant.
(b)
All applications shall be accompanied by a certification from
a registered engineer that slopes in excess of 40% shall not be disturbed
in accordance with this subsection unless the disturbance is otherwise
permitted by this section.
(2)
Slopes of 25% to 40%.
(a)
Slopes in excess of 25% but less than 40% may be altered, provided that the alteration is no greater than 60% of the slope area and is performed in compliance with Chapter 48 of the Township Code.
(b)
Any application which proposes cutting or filling of natural
slopes which are in excess of 25% slope shall be accompanied by a
geotechnical report and a certification by a registered soils engineer
regarding the feasibility of the proposed grading, the stability of
the finished slopes, measures to mitigate landslides, soil erosion,
sedimentation and stormwater runoff and potential impacts on adjacent
properties. The consultant selected to prepare the geotechnical report
shall have credentials acceptable to the Township, and the cost of
preparation of the report shall be borne by the applicant.
(c)
The portion of a lot or tract which has a finished slope in
excess of 25% shall be used only for any of the following permitted
uses:
[1]
Parks or other public or private outdoor recreational uses,
if authorized in the zoning district.
[2]
Permanent open space and/or required buffer yards.
[a]
Permanent open space and/or required buffer yards
shall contain a maximum of 2% that shall not be considered steep slopes.
[3]
Agriculture, tree farming, or forestry, if authorized in the
zoning district.
[4]
Any use authorized as a permitted use or conditional use in the zoning district in which the property is located, provided that the required minimum lot area shall comply with the requirements of Article III of this chapter and that the existing slope in the area where the structure is proposed is less than 25% and that any alteration of the existing slope for construction of any building complies with Subsection A(2) above.
(3)
Any request for a variance to the steep slope requirements of this chapter or any proposed construction or grading on land which has a slope in excess of 25% authorized by Subsection A(2) above shall be accompanied by a statement from a registered engineer certifying the feasibility of the proposed construction or grading and the precautions recommended to protect foundations, preserve watersheds and protect soil stability. A certification of the structural integrity of the foundation shall be provided by the same registered engineer upon completion of the foundation.
(4)
The slope of driveways serving detached single-family or attached
single-family dwellings shall not exceed 15%.
(5)
Where evidence exists of undermining or other geologic hazards on the site, the applicant shall submit support information that shall discuss the relationship between the geologic hazards on the site and the stability of the natural slopes and the finished slopes resulting from any proposed alteration performed in compliance with Chapter 48 of the Township Code.
