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.
(5) 
Comply with the Americans with Disabilities Act (ADA).[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(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:
(1) 
Building height;
(2) 
Roof style/overhang;
(3) 
Building massing;
(4) 
Window coverage;
(5) 
Exterior building material; or
(6) 
Pattern of window and door openings.
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.
C. 
All structures shall:
(1) 
Incorporate fascia, canopies, arcades, building setbacks or other design features to break up large wall surfaces on the street-facing elevations.
(2) 
Include wall surfaces visually divided by such features described in Subsection C(1) above.
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.
C. 
Colors.
(1) 
Colors shall be of low reflectance, subtle, neutral, or earth tone colors.
(2) 
No more than three principal colors shall be used on any one facade.
D. 
Building materials shall not include:
(1) 
Split-face blocks greater than four inches by 16 inches;
(2) 
Untextured and un-patterned tilt-up concrete panels;
(3) 
Prefabricated rolled steel wall panels;
(4) 
Standard eight-inch by sixteen-inch concrete masonry units (CMU).
E. 
In addition to the materials listed in Subsection B above, building materials may also include:
(1) 
Split-face masonry units, four inches by 16 inches or smaller;
(2) 
Prefabricated architecturally designed concrete masonry panel;
(3) 
Stucco, as an accent material;
(4) 
Comparable materials may be approved by the Board of Supervisors.
A. 
All main entrances of buildings shall front onto the public street and have direct access to a public sidewalk.
B. 
If the design or use dictates, a main entrance may also face the parking lot if adequate pedestrian circulation is included in the overall site design.
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. 
Junk vehicles shall be stored within a completely enclosed building and shall adhere to the regulations specified in Chapter 134 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.
[a] 
Two of such trees shall be located in the front yard to satisfy the canopy/street tree requirement.
[b] 
Preserving existing trees that are of equivalent size and number to those required hereunder shall satisfy this requirement.
[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:
[a] 
Option 1:
[i] 
Five large trees, 2.5 inches minimum caliper DBH or larger; or
[ii] 
Seven medium trees, 1.5 inches minimum caliper DBH.
[b] 
Option 2:
[i] 
Ten small trees, 1.5 inches minimum caliper DBH.
[c] 
Option 3:
[i] 
Ten evergreen trees, minimum five feet in height at the time of planting.
[d] 
Alternate buffer yard planting options may be proposed so long as a mix of the above options and required quantities of plant materials are provided.
[2] 
As buffer yard widths increase, the plant materials required shall be increased by the following multiples:
[a] 
Moderate separation: times 1.25;
[b] 
Substantial separation: times 1.50; and
[c] 
Major separation: times 1.75.
[3] 
Deciduous plant materials shall comprise no more than 50% of the required buffer yard plantings.
[4] 
A minimum of 50% of the buffer yard surface area shall be planted with new plantings or existing vegetation preserved on the site.
[a] 
If there is no existing vegetation on the site, a minimum of 60% of the buffer yard surface shall be planted with new 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.
(i) 
Shrubs.
[1] 
The minimum size for a shrub shall be 24 inches in height at the time of planting.
[2] 
The number of shrubs shall be determined by requiring one shrub for every 15 feet of perimeter of the lot.
(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.
[2] 
The landscape strip shall not include paved areas, except for trails or pedestrian sidewalks, and shall:
[a] 
Unless otherwise specified in this chapter, provide for a minimum ten-foot-wide landscape area.
[b] 
Provide for one large shade tree and 15 shrubs per every 30 linear feet of frontage.
(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:
(1) 
Create a hazardous condition or cause damage to the person or property of others.
(2) 
Interfere with or restrict the lawful use and enjoyment by others of property in the Township.
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.
(c) 
Additional TVO and TCDO lighting requirements shall be in accordance with the regulations in Article IV of this chapter.
(4) 
New developments shall require pedestrian lighting at each new intersection at an existing roadway and/or entrance to the plan.
(5) 
CBU lighting shall adhere to the regulations in § 84-128.
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.
(b) 
The property in question cannot be used without the source of noise violation or that the source of noise violation is necessary to prevent a taking of the property without compensation.
[1] 
All reasonable steps have been taken to reduce the noise violation to the lowest level possible.
(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:
(1) 
The outside boundary of the immediate space occupied by the enterprise generating the odor; or
(2) 
The lot line if the enterprise generating the odor is the only enterprise located on the lot.
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:
[1] 
Legal property boundary.
[2] 
Existing and proposed project layout.
[3] 
All existing and proposed uses and tenant spaces including hours of operation.
[4] 
All existing and proposed parking spaces.
(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.
(d) 
The applicant shall provide calculations that demonstrate the individual and combined parking demands for the proposed shared parking uses during the following time periods:
[1] 
Weekday daytime.
[2] 
Weekday evening.
[3] 
Weekend daytime.
[4] 
Weekend evening.
(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.
(a) 
The numbers and dimensions of accessible parking shall meet all requirements of the Americans with Disabilities Act (ADA)[1] as outlined in this article.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(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.
(1) 
EV charging stations shall be subject to the regulations outlined in Article V of this chapter.
(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.
(6) 
Parking lot maneuvering space.
(a) 
Maneuvering space shall be located completely out the ROW of a public street, place, or court.
(b) 
Maneuvering space shall be designed to prevent any vehicles from backing into the public ROW except for detached single-family and attached single-family dwellings.
(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.
(9) 
Parking lot modules.
(a) 
Parking lots for uses that require greater than 90 spaces shall be broken into modules.
(b) 
The size of any surface parking module shall be limited to 90 vehicles bounded by a public street, building, landscaped pedestrian walkway, or a structurally defined access drive.
(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.
(c) 
See § 84-132 for additional sidewalk requirements for parking lots.
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.
(2) 
Provisions for off-street and/or on-street parking, and ADA[1] compliant accessibility shall be considered when locating the CBUs.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(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.
(1) 
Passive recreation areas may include:
(a) 
Resource protection areas;
(b) 
Steep slopes;
(c) 
Ponds, lakes, or streams and stream buffers;
(d) 
Wetlands and wetland buffers;
(e) 
Floodplains;
(f) 
Woodlands and trees of significance;
(g) 
Meadows; or
(h) 
Internal trails.
(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.
F. 
All ADA[1] ramps, crosswalks, and sidewalk/trail components shall comply with the current ADA standards.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
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.
[1] 
Residential zoning districts. Warning signs may not exceed two square feet in area.
[2] 
Nonresidential zoning districts. Maximum of one sign per property, which shall not exceed five square feet in area. Any additional warning signs shall not exceed two square feet in area.
(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:
[1] 
The proposed changeable copy area is not greater than 25% of the sign face;
[2] 
The proposed changeable copy area for a monument or master campus sign is no greater than 15 square feet;
[3] 
The proposed changeable copy area for a pole/pylon sign is not greater than 10 square feet.
(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:
[1] 
Only one freestanding menu board sign shall be permitted.
[2] 
Freestanding menu board signs may not exceed 50 feet square feet and in size and may contain signage on one side only.
[3] 
Freestanding menu board signage may be illuminated only as permitted by Subsection L below.
(e) 
Wall-mounted menu board signage shall be subject to the following:
[1] 
Wall-mounted menu board signage may be permitted in the number needed to convey the menu of services to each of the locations deemed necessary.
[2] 
Wall-mounted menu board signs may not exceed six square feet in size and may contain signage on one side only.
[3] 
Wall-mounted menu board signage may be illuminated as permitted by Subsection L below.
(8) 
Outdoor advertising signs (billboard).
(a) 
Outdoor advertising signs shall not be considered a sign regulated by this section. Outdoor advertising signs are regulated in Article V of this chapter.
(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.
[7] 
Pathfinder signs shall be designed in accordance with the Standard Details in Chapter 70 of the Township Code.
(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.
(6) 
All slopes from which cover has been removed in compliance with the provisions of this section shall be restored with permanent seeding and shall be revegetated in accordance with the requirements of Chapter 78 of the Township Code.
(7) 
All slopes with a ratio greater than 3:1 shall be restored with permanent vegetation and shall be planted in accordance with the requirements of Chapter 78 of the Township Code.