ARTICLE 500 General Regulations

§ 208-500 Site capacity analysis and density determination for non-conservation subdivisions in the CR and SR zoning districts and developments in the MDR district.

Purpose.

The site capacity analysis provides the mechanism for subtracting from the base site area all portions of a site inappropriate for development due to the presence of sensitive environmental resources or land features. Consequently, the purpose of this section is to determine the extent to which a site may be utilized given its unique physical characteristics.

The site capacity analysis required by this section provides a logical and rational basis for:

(a)

Establishing the intensity of development in relation to the natural capabilities of the land to sustain disturbance without incurring significant disruption of the sensitive natural resources and features of the Township; and

(b)

Protecting persons and property from hazards resulting from the inappropriate development of land containing sensitive, unstable or hazardous natural resources or features.

Applicability.

In the Conservation Residential (CR), Suburban Residential (SR), and Medium-Density Residential (MDR) zoning districts, those uses listed below shall submit a base site area calculation in accordance with this section, as a condition of approval of any land development plan, plan of subdivision or building permit required under this chapter.

The resource protection land calculations and determination of site capacity required by this article shall apply and be submitted in the following instances:

(a)

Any major subdivision, or manufactured home community within the Conservation Residential (CR), Suburban Residential (SR) and Medium-Density Residential (MDR) zoning districts, that is not developed as a conservation subdivision.

(b)

Land development consisting of five or more dwelling units in the Conservation Residential (CR), Suburban Residential (SR) and Medium-Density Residential (MDR) zoning districts, that is not developed as a conservation subdivision.

(c)

Non-residential conditional uses permitted in CR, SR and MDR zoning districts.

Resource protection land may be either located in open space and outside of lot areas or may be placed in conservation easements within the lot area.

Standards for location and management shall be as follows:

(a)

All conservation easements shall be identified on the property;

(b)

The developer shall identify on each conservation easement all resources that are protected in said easement;

(c)

The developer, on the plan, shall provide, in writing on the plan, that the resources protected within the conservation easement shall not be disturbed;

(d)

The developer shall, in writing on the plan, grant and convey the conservation easements to all lot owners of the plan and/or homeowners' association properly created;

(e)

The grant of easement shall be forever;

(f)

The easement granted shall be for the conservation of all resources identified within the easement which shall not be disturbed;

(g)

The conservation easement granted to the lot owners or homeowners' association shall not be saleable, assignable or transferable without the consent of the Board of Supervisors of Marshall Township. Any sale, assignment or transfer of the conservation easements shall require the consent of two-thirds (2/3) of all lot owners in the plan;

(h)

The developer shall grant to the lot owners or the homeowners' association the right to maintain said easement and to do so the right to traverse by foot or vehicle over any lot to maintain said easement. Any damage caused to any lot in maintaining the easement shall be repaired at the expense of the lot owners or homeowners' association;

(i)

All deeds for lots that contain conservation easements shall, in a conspicuous location, have language identifying the conservation easement and advising the purchaser of the lot that the resources contained in the conservation easement shall be undisturbed. The deed shall further contain language identifying that the lot owners or homeowners' association have a right to traverse over the purchaser's lot to maintain the easement;

(j)

In the event that the organization established to maintain the conservation easement or any successor organization shall, at any time after establishment of the development, fail to maintain the conservation easement in reasonable order and condition, the Board of Supervisors may proceed to demand that the deficiencies in maintenance be corrected or that the Township will enter upon and maintain the conservation easement. Notice to the property owners shall set forth the manner in which the organization has failed to maintain the conservation easement, and said notice shall include a demand that such deficiencies of maintenance be corrected within 30 days, the notice shall state that the property owners or homeowners' association may, within 14 days of the notice, request a hearing before the Board of Supervisors. The cost of such maintenance by the Township shall be assessed ratably against the properties within the development and shall become a lien on said properties. The Township at the time of entering upon said conservation easement, for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of Allegheny County upon the properties within the development;

(k)

All of the above requirements shall be included in writing on the plan and given to any prospective lot purchaser.

Relationship of zoning district standards to site capacity analysis. All developments shall comply with the standards set out in the applicable zoning district governing the maximum density, maximum floor area, maximum impervious surface, minimum lot areas and width requirements and minimum open space requirements specified for each zoning district. In the case of residential uses, site capacity for any proposed development is equal to the net buildable area of the site multiplied by the density factor. The site capacity calculation provides the mechanism for subtracting from the base site area all portions of a site that are inappropriate for development.

Base site area calculations.

The first step in the determination of the site capacity is to establish the base site area. If site capacity analysis is required, the following calculations shall be submitted:

Table 6: Base Site Area
1. Gross site area as determined by actual on-site survey:	_____ acres
2. Subtract land constituting existing or future street rights-of-way, easement of access, or area set aside for public or private utilities, stormwater facilities and easements:	_____ acres
3. Subtract land which is not contiguous:
(a) A separate parcel which does not abut, adjoin or share common boundaries with the rest of the development:	_____ acres
(b) Land which is cut off from the main parcel by a road, railroad, existing land uses or major stream so that common use is hindered or the land is unavailable for building purposes:	_____ acres
4. Subtract land that in a previously approved subdivision encompassing the same land, which as part or all of the subject parcel, was reserved for resource protection reasons (e.g., flooding):	_____ acres
5. Subtract land required for buffer planting strip pursuant to § 208-503 of this chapter. Do not subtract buffer planting strip areas where they contain resource protection land. To determine the amount of resource protection land in the buffer planting strip, a similar table as that in Subsection E shall be used. Column 3 shall be labeled "Acres of Resource Land in Buffer Planting Strip" and column 4 shall be labeled "Resource Protection Land in Buffer Planting Strip":	_____ acres
6. Equals base site area:	_____ acres

Resource protection land calculations.

One of the principal factors that will influence the intensity of development on a particular parcel of land is the requirement for protecting the designated environmental resources existing on the site. Specific natural resources that are sensitive to development, such as woodland, steep slopes, floodplains and streams, are protected within this article. All land area consisting of the natural resources or natural features listed in the following table shall be mapped and quantified by the developer as part of the site development plan review process. The resource protection land shall be calculated in the following manner:

(a)

Calculate the total area (acreage) of each natural resource.

(b)

Multiply the total area of each resource by the preservation ratio for that resource to determine the amount of resource protection land required to be kept in open space or conservation easements in order to protect the resource or feature.

(c)

On that portion of the site where two or more resources overlap, only that natural resource which has the highest preservation ratio shall be calculated.

(d)

All resource protection land must be preserved by either open space or conservation easements. All resource protection land for woodland, wetlands and floodplains must be located in open space and outside of lot areas.

Table 7: Resource Protection Calculation
Resources/Natural Features (all districts)	Preservation Ratio	Acres of Land in Resource	Resource Protection Land (acres in resource × preservation ratio)
Drainageways	0.50	__________	__________
Floodplains	1.00	__________	__________
Wetlands	1.00	__________	__________
Woodland	0.45	__________	__________
Steep slopes (15% to 25%)	0.40	__________	__________
Steep slopes (greater than 25%)	0.80	__________	__________
Total land in resource		__________	__________
Total resource protection land			__________

Determination of site capacity (all residential land uses). Individual site capacity is determined by calculating the net buildable site area. For residential developments, the number of dwelling units permitted is determined by multiplying the net density factor by the net buildable site area. Net density factors and district preservation ratios for residential districts are provided in § 208-207. The calculations are as follows:

Table 8: Individual Site Capacity

Density factors and open space ratios for residential districts shall be as follows:

Table 9: Residential Performance Standards For Residential Districts¹
District	Maximum Density
Conservation Residential (CR)	1
Suburban Residential (SR)	2
Medium-Density Residential (MDR)
Single-family semi-attached	4
Townhouses	8
Apartments	10

Notes:

¹ All density figures shown are expressed in units per acre unless otherwise noted.

Natural resource or environmental protection standards.

On that portion of the site where two or more resources overlap, only that natural resource which has the highest preservation ratio shall be calculated by the following standards. The following standards refer to the same mapped portions of each resource as determined by Subsection E.

(a)

Woodland is regulated pursuant to § 174-318.

(b)

Steep slopes. In areas of steep slopes, the following standards will apply:

(i)

A 15% to 25% slope: no more than 60% of such areas shall be developed and/or regraded or stripped of vegetation.

(ii)

More than 25% slope: no more than 20% of such areas shall be developed and/or regraded or stripped of vegetation.

Slope Grade Percent	% of Developable Slope
15% – 25%	Up to 60% of slope area
>25%	No more than 20% of slope area

(c)

Drainageways. No more than 50% of such areas may be developed.

(d)

Existing vegetation. Existing, healthy plant material may be counted as contributing to the total plant material required by the landscaping and buffer planting strip requirements of this chapter, except in the case of establishment of new woodland. Whenever an existing area meets the definition of woodland, it shall satisfy any planting required by this chapter, regardless of the mix of plant materials, provided that understory trees and shrubs constitute at least 70% of the individual trees and shrubs present. If understory trees and shrubs constitute less than 70% of the trees and shrubs present, additional plant material shall be installed in order to meet the requirements otherwise imposed. No tree greater than five-inch caliper shall be counted if more than one-eighth (1/8 ) of the area under its canopy or dripline is less than 15 feet from a building, parking area or road.

Table 10: Required Tree Sizes
30 slower growing canopy trees	5 feet high
10 understory trees	1-inch caliper
100 shrubs	3 feet high

(i)

All new plant materials shall meet the requirements set forth in the American Standard for Nursery Stock, published by the American Association of Nurserymen, ANSI 260.1, latest edition. All existing healthy trees shall be preserved to the maximum extent possible.

(ii)

All areas of a newly established woodland shall be mulched and/or seeded as lawn unless ground cover is to be established and maintained.

(iii)

In maintaining newly established woodland areas, additional plants established by natural succession shall be retained. Dead trees shall be removed where they adjoin roads or buildings, but otherwise left alone and felled and left at the site. Debris and litter shall be cleaned on an annual or semiannual basis. Damage to 15% or more of the stand due to disease, wind or fire within a period of two years from their installation shall require the replacement of all such damaged trees.

(e)

Floodplains: 100% of the floodplains must be maintained in open space.

(f)

Wetlands: 100% of the wetlands must be maintained in open space.

(g)

A land disturbance map shall be submitted for each natural resource on the site that denotes the required preservation area.

§ 208-501 Off-street parking and loading.

No vehicle, in any zoning district, shall be parked off-street at any time except on an authorized parking lot, parking garage or driveway.

In no case shall parking be used for the lease or storage of vehicles or other materials by an off-site use.

Computation of required spaces.

When determination of the number of required parking spaces results in the requirement of a fractional space, any fraction shall be rounded up to require one parking space.

In stadiums, sports arenas, or places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each 20 inches of such seating facility shall be counted as one seat for the purpose of determining the requirement for off-street parking under this chapter.

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.

Uses not identified. The Planning Director shall determine the parking requirement for uses that do not correspond to the categories listed in Table 11. 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:

Type of uses.

Number of employees.

Building design capacity.

Building occupancy load.

Square feet of sales area and service area.

Parking spaces proposed on site.

Number of accessible parking spaces.

Parking spaces provided elsewhere.

Hours of operation.

Off-street parking requirements.

Table 11 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 11. Only spaces that are designed consistent with this section are counted toward the minimum parking required. The following provisions apply when providing the minimum number of required on-site parking spaces:

(i)

Required parking for single-family dwellings may be stacked and do not require separate access to each required space.

(ii)

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 unless it is under a shared use agreement as described in this section.

(iii)

Spaces at gasoline pumps and bays for auto repair/service are not counted toward the minimum parking required.

Table 11: Minimum Off-Street Parking Requirements
Use	Required Off Street Parking Spaces
Adult 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
Adult oriented establishment	Determined as per parking demand analysis
Agriculture operation
Animal day care and training	1 per 600 sq. ft. of gross floor area plus 1 per employee
Assembly, general	1 per 4 seats
Assembly, neighborhood	1 per 4 seats
Assisted care nursing facility	1 per each 4 beds plus 1 per each employee on peak shift
Automobile fueling	1 per 200 sq. ft. gross floor area, including service bays, wash tunnels, and retail areas
Automobile sales and rental	1 per each 2,000 sq. ft. of lot area for employee and customer parking (excludes vehicle display area)
Automobile service	1 per 200 sq. ft. gross floor area, including service bays, wash tunnels, and retail areas
Bank/financial institution	1 for each 250 sq. ft. GFA, plus three for each ATM not located in a drive-through
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
Beverage production	1 for each 2,000 sq. ft. plus one for each employee on the peak shift
Brew pub	1 for each 65 sq. ft. GFA, including any outdoor patio space Any establishment over 5,500 sq. ft. GFA shall perform a study acceptable to the Township traffic engineer to evaluate whether additional parking is required over the one for each 65 sq. ft. minimum and shall provide any such additional parking
Car wash	1 per each employee on the maximum shift and 1 per vehicle if dropoff 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 and 1 per every 3 seats within any assembly areas
Child day-care facility	1 for each employee plus one per every 3 children in the center
Clean fill facility	5 spaces for employees and service vehicles
College/university	1 for each employee or faculty member plus one for each 10 students or one for each three seats in the principal place of assembly, whichever is greater
Commercial greenhouse, garden center or plant nursery	1 per employee plus one for each 400 sq. ft. of growing and display area accessible to the public
Commercial equipment and supply	1 for each 2,000 sq. ft. plus one for each employee on the peak shift
Commercial kitchen	2 per cooking unit plus one per employee
Community garden	2 spaces
Conversion of single-family to multi-unit	1.5 per dwelling unit plus 1 space for every 2 dwelling units for guest parking
Conversion of commercial to multi-unit	1.5 per dwelling unit plus 1 space for every 2 dwelling units for guest parking
Drive-through facility	1 per employee on peak shift plus vehicle queue area
Dwelling
Single-family detached	2 per dwelling unit
Single-family semi-attached	2 per dwelling unit
Townhouse	2 per dwelling unit plus 1 space for every 2 dwelling units for guest parking
Apartment	1.5 per dwelling unit plus 1 space for every 2 dwelling units for guest parking
Eating places	1 for each 65 sq. ft. GFA, including any outdoor patio space Any establishment over 5,500 sq. ft. GFA shall perform a study acceptable to the Township traffic engineer to evaluate whether additional parking is required over the one for each 65 sq. ft. minimum and shall provide any such additional parking Establishments with drive-through facilities: 1 per 50 sq. ft. GFA
Essential services	2 spaces for employees or service vehicles
Funeral homes and mortuaries	1 per 4 seats
Gamelands	No fewer than 5
Golf course	2 per hole
Government facility	1 for every 250 sq. ft.
Hotel	1 per employee on peak shift plus 1 per sleeping unit, plus 1 space for every 250 square feet of office space located on site, as required
Hospital	Based on parking demand analysis
Indoor shooting range	1 for each 250 sq. ft. GFA
Industrial uses	1 for each 2,000 sq. ft. plus 1 for each employee on the peak shift
Institutional, public or private	Determined based on parking demand analysis
Kennel	1 per 400 sq. ft., not fewer than 5
Library/museum	1 per 300 sq. ft. gross floor area
Manufacture home community	2 per dwelling unit
Manufacturing, light	1 for each 2,000 sq. ft. plus one for each employee on the peak shift
Medical marijuana dispensary	1 for each 250 sq. ft. GFA
Medical marijuana grower/processor	1 for each 2,000 sq. ft. plus one for each employee on the peak shift
Medical clinic	1 for each 250 sq. ft. GFA
Microbrewery, microdistillery, microwinery	1 for 1,500 sq. ft. of usable area
Motorcycle sales	1 per each 2,000 sq. ft. of lot area for employee and customer parking (excludes outdoor display area)
Nature preserve	No fewer than 5 spaces for visitors and 1 per employee on largest shift
Natural gas processing plants and natural gas compressor stations	1 per employee on peak shift
Office	1 for each 250 sq. ft. GFA
Oil and gas extraction	2 for service vehicle plus 1 per employee
Outdoor sporting club	1 for each 2,500 sq. ft. of outdoor area
Outdoor storage yard	1 for each employee on peak shift plus 5 for customer parking
Park	1 for each 2,500 sq. ft. of recreation area
Personal services	1 for each 250 sq. ft. GFA
Public market	1 for each 250 sq. ft. GFA
Police/fire/EMS	1 for each 250 sq. ft. GFA plus 1 space for each 50 square feet of assembly area or meeting space
Recreation facility	1 for each 2,500 sq. ft. of outdoor recreation area and/or 1 for each 250 sq. ft. GFA
Research testing facility	1 for each 2,000 sq. ft. plus 1 for each employee on the peak shift
Retail business, general	1 for each 250 sq. ft. GFA
Retail business, neighborhood	1 for each 250 sq. ft. GFA
School	1 for each employee or faculty member plus 1 per classroom
School, small	1 for each employee or faculty member plus 1 per classroom
Self-storage facilities	2 spaces plus 1 for each employee on peak shift
Service, general	1 for each 250 sq. ft. GFA
Service, neighborhood	1 for each 250 sq. ft. GFA
Transportation facility	1 for each employee on the peak shift plus 1 for each 1,000 sq. ft. GFA
Truck terminal	1 for each employee on the peak shift plus 1 for each 1,000 sq. ft. GFA
Warehouse/distribution	1 for each 2,000 sq. ft. GFA plus one per employee on peak shift
WCF	1 per service vehicle
Wholesale business	1 for every employee on the peak shift plus 1 for every 3,500 sq. ft. GFA

Parking demand analysis. Computation of required off-street parking spaces.

The number of off-street parking spaces and loading spaces required by this chapter may be reduced if a parking demand analysis demonstrates that the specified ratios within this chapter exceed 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 licensed engineer and shall include a site plan containing the following:

(i)

Legal property boundary.

(ii)

Existing and proposed project layout.

(iii)

All existing and proposed uses and tenant spaces.

(iv)

All existing and proposed parking spaces.

(b)

The parking demand analysis, in the form of a narrative, shall include all information outlined this section of this chapter.

(c)

The parking demand analysis shall be approved 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.

Maximum number of parking spaces and parking demand analysis. No use shall provide more than 110% of any of the above-listed requirements, except through the submittal of a parking demand analysis and approval of a conditional use permit in accordance with Subsection F(1) above. The parking demand analysis will include, at a minimum:

The anticipated number of parking spaces needed to accommodate the proposed use.

Justification for parking modification shall include but not be limited to:

(a)

Examples of other similar types of developments and parking needed to accommodate their use.

(b)

If there are multiple uses on a site that justify the modification to parking requirements, then parking based on peak hour of each use shall be provided to show that a shared use for parking can be accommodated.

(c)

Published parking data from reputable sources justifying the parking needs for special uses.

How the parking spaces are accommodated (on-site, public lots, on-street, etc.).

Rationale for additional parking spaces.

Shared parking.

Shared parking. Parking spaces required under this section 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:

The off-site, off-street parking facilities are located on adjacent parcels and are located within 500 feet of the proposed uses.

The parking demands of the individual uses, as determined by the Planning Director, 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.

A written 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.

The applicant shall provide calculations that demonstrate the individual and combined parking demands for the proposed shared parking uses during the following time periods:

Weekday daytime.

Weekday evening.

Weekend daytime.

Weekend evening.

An application for approval of a shared parking plan shall be filed with the Planning Director 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 approval of the Planning Commission and the Board of Supervisors.

Design and maintenance for vehicle parking. Unless otherwise stated, the following shall apply to all off-street parking developed in the Township:

All open (non-garage) 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.

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 districts, no parking shall be located in the required front yard setback except in a legal driveway, a detached or attached garage.

(c)

In all nonresidential districts off-street parking lots or garages shall not be located between a public street and the principal structure.

(d)

Unless otherwise provide in this chapter, required parking areas shall not be located within the public ROW.

(e)

Off street parking and access drives shall be a minimum of 25 feet from any residential zoning district or use.

(f)

Off-street parking shall be set back a minimum of 10 feet from property lines of nonresidential zoning districts or use.

(g)

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.

Parking access. Vehicular access to parking areas from a pedestrian-oriented street shall be limited to avoid conflicts with the pedestrian movement.

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.

Parking stall requirements.

(a)

The numbers and dimensions of accessible parking shall meet all requirements of the American with Disabilities Act (ADA).

(b)

Minimum stall dimension requirements provided in Table 12 shall apply to the width and length of required parking spaces.

Table 12: Minimum Parking Stall Dimension Requirements
Type of Parking Space	Width (feet)	Length (feet)
Angle or 90°	9	18
Parallel	8	22
Handicapped	14 *	19

Notes:

*One of every eight handicapped parking spaces shall be at least 17 feet wide for van access. A minimum of one van-accessible space is required.

Width.

(a)

Aisles.

(i)

The minimum width of aisles providing access to spaces, varying with the angle of the parking for parking lots shall be as follows:

Table 13: Minimum Parking Aisle Width
Angle of Parking	*Minimum Aisle Width (feet)**
30°	12 (1-way)
45°	12 (1-way)
60°	16 (1-way)
90°	24 (2-way)

Notes:

*Minimum aisle width is based on use of one-way aisles for angle parking and two-way circulation with 90° parking.

(b)

Entrance and exit drives:

(i)

A minimum of 10 feet and a maximum of 15 feet for one-way use only.

(ii)

A minimum of 20 feet and a maximum of 30 feet for two-way use.

Accessible parking space requirements.

Location. Parking spaces for the physically handicapped shall be located as close as possible to ramps, walkways, entrances and elevators. Where feasible, these parking spaces shall be located so that the physically handicapped are not forced to wheel or walk across main traffic lanes or behind parked cars to reach the ramps and other facilities. The spaces shall be situated in those areas of the parking lots located nearest to each primary building entrance.

Area. Each handicapped parking space shall contain a rectangular area of at least 19 feet long and 14 feet wide. One of every eight handicapped parking spaces shall be at least 17 feet wide for van access. A minimum of one van-accessible space is required.

Required number of spaces. The following number of parking spaces shall be reserved for the physically handicapped:

Table 14: Required Spaces for Physically Handicapped
Total Parking Spaces in Lot	Required Minimum Number
Up 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
Over 1,000	20, plus 1 for each 100 over 1,000

Identification. Parking spaces for the physically handicapped shall be identified by signs, 70 square inches, located such that the bottom edge of the sign must be at least 80 inches above the parking surface. The signs shall state that the space is reserved by law for the physically handicapped. Where these signs are placed flush against buildings or structures or in other locations not accessible to vehicular or pedestrian traffic, the height may be reduced to six feet. Painted pavement markings containing the international handicapped symbol must be provided in addition to required signs.

Curbs.

(a)

Where a curb exists between a parking lot and a sidewalk, a horizontally scored ramp of not more than 12% slope or curb cut shall be provided for wheelchair access.

(b)

The curb cut shall not be less than four feet wide and shall have a grade of not more than one foot in 12 feet.

(c)

Curb cuts shall be provided within 30 feet of each accessible entrance to the structure, at all pedestrian walk intersections and elsewhere to provide reasonably direct circulation within each development. Where a curb cut is provided at an intersection quadrant, curb cuts shall be provided at the opposite quadrants along the involved crosswalks.

(d)

The curb cuts shall not be more than 150 feet apart.

Sidewalks.

(a)

Sidewalks shall be scored or textured to indicate the location of doors to blind persons.

(b)

Exterior sidewalks shall not be obstructed.

(c)

Exterior sidewalks shall have a side slope not greater than one inch in four feet. They shall be at least four feet wide and have a grade of not more than one foot in 20 feet.

(d)

Wherever sidewalks cross driveways, parking lots or other sidewalks, they shall blend to a common level.

Storm drains. Storm drain grates and similar devices shall not be located within the required area of access for the physically handicapped.

Grade. The grade of parking spaces for the physically handicapped shall not be more than one foot in 20 feet. The grade for the parking facility shall provide positive drainage with no slope less than 2%.

(a)

Parking lot maneuvering space.

(i)

Maneuvering space shall be located completely off the row of a public street, place, or court.

(ii)

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.

(b)

Parking lot surface.

(i)

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.

(ii)

All paved areas shall be designed so that stormwater runoff shall not adversely affect adjacent properties. The method of stormwater management and the design of the proposed facilities shall be subject to the requirements of Chapter 165, Stormwater Management, of this Code, and to review and recommendation by the Township Engineer. 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.

(iii)

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.

(c)

Parking lot lighting. All lighting must meet the performance standards for lighting and glare in § 208-504H.

(d)

Parking lot modules.

(i)

Parking lots for uses that require greater than 90 spaces shall be broken into modules.

(ii)

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.

(e)

Parking lot pedestrian connections.

(i)

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.

(ii)

Clearly defined and marked sidewalks shall be distinguished from driving surfaces through the use of special pavers (bricks, scored concrete, or other similar materials).

Bicycle parking standards.

Bicycle parking may be provided up to 5% of the vehicle parking requirements for all multifamily dwellings over 10 units and nonresidential uses.

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.

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.

Loading and unloading areas.

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.

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.

Design and maintenance. Every loading space shall be designed, constructed, and maintained in accordance with the standards and requirements herein set forth:

(a)

Screening.

(i)

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 not less than eight feet in height.

(ii)

Sufficient screening shall be provided in accordance with requirements in § 174-320G.

(b)

Design standards.

(i)

Each loading space shall be at least 12 feet wide.

(ii)

Every loading space shall be surfaced with an asphalt or portland cement binder pavement providing an all-weather, durable and dustless surface and shall be graded and drained to dispose of surface water accumulation by means of a positive stormwater drainage system connected to a public storm sewer system.

(iii)

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.

(iv)

No loading or unloading shall occur on the public road right of way.

(v)

Loading and unloading operations shall be designed so they minimize the number and width of curb cuts.

(vi)

Individual loading spaces shall be clearly identified by pavement markings four inches to six inches in width.

(c)

Loading space uses.

(i)

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.

(ii)

No part of a loading area shall be utilized for the open-air outdoor storage of materials, merchandise, and equipment.

(iii)

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 pickup and removal and that satisfies the screening requirements of this chapter.

§ 208-502 Off-street stacking or queuing requirements.

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:

Minimum number of spaces. In addition to minimum parking requirements established in this chapter, the stacking or queuing areas are required for certain uses as provided in Table 15.

Table 15: Minimum Off-Street Queuing/Staking Requirement
Land Use Type	Minimum Stacking Spaces	Measured From
Automobile service	3	Per service bay
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
Automobile fueling	4	Pump island
Pharmacy	4	Window
Eating place drive-through	6	Pickup window
Other	Determined by Planning Director

Design and layout. Required stacking spaces are subject to the following design and layout standards.

The size of a stacking or queuing space shall be 20 feet in length by 10 feet in width.

Each lane shall be clearly defined in a manner that is identifiable during all seasons.

Stacking spaces may not impede on- or off-site traffic movements or movements into or out of off-street parking spaces.

Stacking spaces must be separated from other internal roadways for traffic movement and safety.

§ 208-503 Design standards.

Route 19 Boulevard (RB) and Town Center (TC) districts. All land developments and/or changes in use within the Town Center (TC) district and the Route 19 (RB) district shall be subject to the design provisions contained herein.

Conservation provisions. Any development within the districts shall be subject to the following standards:

(a)

Conservation areas.

(i)

Wetlands shall be preserved at 100% and remain undisturbed and set aside outside of the buildable lot area for protection.

(ii)

Floodplains shall be preserved in accordance with § 208-302, Floodplain (FP) district, of this chapter.

(iii)

Not more than 20% of the total area of all steep slopes 25% or greater shall be disturbed.

(iv)

Not more than 60% of the total area of all steep slopes 15% to 24% shall be disturbed.

(b)

An existing resource plan, submitted with the preliminary application, shall be completed at a scale no less than one inch equals 100 feet and identify the following features listed in Subsection A(1) above, as well as:

(i)

Existing structures on the site.

(ii)

Drainageways.

Building orientation.

(a)

All main entrances of buildings shall front onto the public street. If design dictates, the main entrance may face parking areas or defined public corridors. In no instance shall blank walls face the public street.

(b)

60% of the horizontal length of the structure facing the street shall incorporate windows between three feet and eight feet in height above the sidewalk grade. In addition, sidewalks shall extend from the main entry point and link to the public sidewalk.

(c)

Surface treatments to create visual interest such as cornices, brackets, window and door moldings and details, recesses, projections, awnings, porches, steps, decorative finish materials and other architectural articulation shall be required along facade facing a public street.

Driveway and off-street parking area requirements.

(a)

Off-street parking areas shall not be permitted to be located between the public street and any principal building.

(b)

Where practical, off-street parking areas shall be connected to adjacent parcels through a rear or side yard access drive constructed parallel to the public street to which the use fronts or is located along. If the adjacent parcel is undeveloped or vacant, the access drive shall be extended to the lot line for future connection to the adjacent parcel.

(c)

Where practical, adjacent parcels should utilize shared driveways and off-street parking areas to minimize the number of curb cuts within the district.

(d)

The number of required parking spaces as well as other general design standards shall be provided as outlined in § 208-501.

(e)

Perimeter/internal parking area landscape requirements. The following standards are in-lieu of the buffer planting strip standards contained in § 174-319.

(i)

Parking areas shall include a minimum perimeter landscaping planting area eight feet in width to include a continuous planting of flowering shrubs or hedges (a minimum of 3 1/2 feet in height) and shade trees planted 40 feet on center for the length of the parking lot boundary. The intent is to buffer vehicles, their headlights from the adjacent property and the street as well as to create a continuous canopy of shade trees.

(ii)

Perimeter hedgerow or shrub plantings may be used in combination with fencing, to include an architectural masonry wall or other alternative fencing (not to exceed four feet in height), e.g., aluminum ornamental fence with brick piers. No wire fabric or similar material fencing shall be permitted.

(iii)

One shade tree shall be provided for every 10 parking spaces. Shade trees shall be planted in a terminal island located at both ends of each unbroken row of parking containing 20 parking spaces. Terminal islands shall be a minimum of 15 feet in length and a minimum of 10 feet in width. A landscaped island (landscape divider strip) shall be located every third row of adjoining parking to prevent traffic movement across parking isles. The planting island shall be eight feet in width and include shade trees planted every 40 feet on center.

On-street parking and street lights.

(a)

Recognizing the need for additional parking given the numerous smaller parcels in the Town Center (TC) district, Marshall Township shall require on-street parking within the required right-of-way (for the length the parcel frontage) on Northgate Drive in the Town Center district. On-street parking is optional on other Township roads and private streets within the TC district and may be permitted on a case-by-case basis in front of a building and within the right-of-way provided the parking is designed in the form of "protected parallel on-street parking." On-street parking spaces will be counted toward the required number of on-site parking spaces.

(b)

On-street parking shall be designed and constructed within the right-of-way extending toward the centerline of the street and in accordance with Marshall Township specifications.

(c)

Spaces shall not be located within 25 feet of an intersection, or a distance determined necessary to maintain a clear sight triangle.

(d)

Streetlights shall be located in accordance with Township specifications.

(i)

Streetlights with the TC district shall be a maximum of 15 feet in height on Township streets and be spaced 100 feet on center and staggered, unless a lighting plan shows an acceptable alternative.

(ii)

Streetlights within the RB district shall to be located along Route 19 or Warrendale-Bayne Road (Red Belt) shall be a maximum of 15 feet in height and spaced 160 feet on center and staggered, unless a lighting plan shows an acceptable alternative.

(iii)

Streetlight fixtures shall be designed in accordance with Township specifications.

Street trees.

(a)

Street trees are required and shall be located as per the following:

(i)

Within the districts, street trees shall be planted 40 feet on center for the length of parcel frontage within a designated planting strip.

(ii)

The planting strip shall begin at the edge of the curb and measure a minimum of five feet in width toward the building setback line.

(iii)

Street trees shall be planted with a continuous row of flowering or evergreen shrubs for the length of frontage within a designated planting strip.

Building materials/colors/building roof treatment.

(a)

Building exterior wall materials not permitted include:

(i)

Large split face blocks (e.g., eight inches by 16 inches or greater).

(ii)

Tilt-up concrete panels.

(iii)

Prefabricated steel panels.

(iv)

Standard concrete masonry units (CMUs).

(b)

Permitted exterior wall materials shall consist of:

(i)

Colors which are low reflectance, subtle, neutral or earth tone. The use of high-intensity colors or black may be permitted upon review of design features. The use of fluorescent color is prohibited.

(c)

Roofs must have at least one of the following features:

(i)

Parapets concealing flat roofs and rooftop equipment.

(ii)

Overhanging eaves.

(iii)

Sloped roofs.

Building mechanicals.

(a)

All building mechanical systems such as air conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar elements (including dumpsters) shall be integrated into the overall design and character of the building and screened from view.

(b)

Landscaping and other screening devices, including decorative opaque fencing shall be used to soften the view of these features from the adjoining properties and the public street.

(c)

Architectural lighting shall be recessed under roof overhangs or generated from a concealed source, low-level light fixtures. This includes lighting used under canopies, e.g., canopies designed over gas pumps.

Loading and storage areas.

(a)

Loading docks, trash collection and similar facilities shall be incorporated in the overall design of the buildings and the landscaping plan 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 shall be screened by a solid masonry wall at least six feet in height. Trash collection and similar facilities shall be completely enclosed within masonry wall or solid fence, at least six feet in height on three sides and a self-closing gate on the fourth side. Dumpster areas shall have hardened, stabilized surfaces constructed to prevent accumulation of stormwater runoff.

Concrete curbs. Non-mountable, vertical concrete curbs shall be the only acceptable curbing material and shall be used for all access drives, new street construction and parking areas along Northgate Drive and areas designated for on-street parking.

PIP district.

Design requirements for any property abutting existing residential uses or districts.

(a)

Building materials/colors/building roof treatment.

(i)

Building exterior wall materials not permitted include:

(1)

Large split face blocks (e.g., eight inches by 16 inches or greater).

(2)

Tilt-up concrete panels.

(3)

Prefabricated steel panels.

(4)

Standard concrete masonry units (CMUs).

(ii)

Permitted exterior wall materials shall consist of colors which are low reflectance, subtle, neutral or earth tone. The use of high intensity colors or black may be permitted upon review of design features. The use of fluorescent color is prohibited.

(iii)

Roofs must have at least one of the following features:

(1)

Parapets concealing flat roofs and rooftop equipment.

(2)

Overhanging eaves.

(3)

Sloped roofs.

(b)

Building mechanicals.

(i)

(ii)

Landscaping and other screening devices, including decorative opaque fencing, shall be used to soften the view of building mechanical systems from the adjoining properties and the public street.

(iii)

(c)

Loading and storage areas. Loading docks, trash collection and similar facilities shall be incorporated in the overall design of the buildings and the landscaping plan so that the visual and acoustic impacts of these functions are contained and out of view from adjacent properties and public streets.

(i)

All Route 910 Transitional Overlay (RTO) district developments.

Building orientation and design.

(a)

Orientation. Any individual building developed on a lot shall be oriented to face Route 910. For buildings developed as part of a multi-building development, orientation of some buildings may face a secondary access road, central plaza or parking area, provided that any wall facing Route 910 shall meet all design standards specified below. In no instance shall blank walls face a public street.

(b)

Building bulk and massing.

(i)

Principal buildings shall be a minimum of two stories and/or 20 feet in height.

(ii)

No more than five attached dwellings shall be built in a row. Such dwellings shall not exceed 185 feet along the primary facades.

(c)

Building materials.

(i)

Every portion of any exposed exterior wall surface shall be composed of durable materials such as brick, natural or synthetic stone, high-quality fiber cement (hardie plank), marble, glass or wood.

(ii)

The Board may approve alternative materials only if such material is determined to be equal or superior compared to the materials enumerated above.

(iii)

Exterior building materials shall not include concrete block, corrugated metal, smooth-faced gray or stained concrete block, painted concrete block, standard single-or double-tee concrete systems or vinyl siding.

(iv)

Detached accessory structures shall incorporate compatible materials, scale, colors, architectural details and roof slopes as the principal structures.

(d)

Building facades.

(i)

Structures shall have finished architectural facade treatment and detail on all elevations that are visible from public rights-of-way and/or adjoining properties.

(ii)

Building design shall provide a distinctive quality and consistent character and style that avoids monotones and featureless massing.

(iii)

Facades shall incorporate wall plane projections or recesses that differentiate individual units.

(iv)

Pitched roofs and gables are encouraged.

(v)

At least 15% of each street-facing facade shall be comprised of windows.

All corridor enhancement developments

The compatible relationship of architecture along roads in the Corridor Enhancement overlay district shall be considered for any building or site improvements. The intent of the design review is not to stifle innovative architecture but to ensure respect for and reduce incompatible and adverse impacts on the visual experience from the roadway. To accomplish this, the Board of Supervisors shall exercise the following guidelines in reviewing proposed structures, site improvements, signs and streetscape improvements:

(a)

Structures shall preserve, to the extent possible, scenic views from the main road or from existing structures and the natural environment. Structures shall not dominate, by excessive or inappropriate height or mass, any general development, adjacent building or natural landscape.

The architectural design of structures and their materials and colors shall be visually consistent with the overall appearance of the corridor, with natural land forms and existing vegetation, and with other development plans already approved by the Township. Specific consideration shall be given to compatibility with adjacent properties. The following criteria shall be used by the Board of Supervisors when evaluating site planning, design and architectural features:

Building facades.

(a)

Large work area doors or open bays shall not open toward or face the highway.

(b)

Heating, ventilating and air-conditioning equipment, duct work, air compressors and other fixed operating machinery shall be either screened from view or located so that such items are not visible from the highway. Large trash receptacles, dumpsters, utility meters, aboveground tanks, satellite dishes, antennas, etc., shall be similarly treated.

(c)

Fencing along the highway right-of-way is discouraged, except where used as part of the required bufferyard in Appendix A.[1] Any other fencing shall be landscaped to minimize visibility from the highway.

[1]

Editor's Note: Appendix A is included as an attachment to this chapter.

(d)

Long monotonous facade designs, including, but not limited to, those characterized by unrelieved repetition of shape or form or by unbroken extension of line, shall be avoided.

(e)

Stucco, stone, natural wood siding, brick or other materials with similar texture and appearance are appropriate. Concrete block and reflective surfaces are not acceptable.

(f)

The location and dimensions of wall signs shall maintain compatibility with architectural features of the building.

(g)

Architectural lighting shall be recessed under roof overhangs or generated from concealed source, low-level light fixtures to prevent light spillage onto the right-of-way.

Building orientation.

(a)

All main entrances of buildings shall front towards the public street. If design dictates, the main entrance may face parking areas or defined public corridors. In no instance shall blank walls face the public street.

(b)

Of the structure facing the street, 60% of the horizontal length shall incorporate windows between three feet and eight feet in height above the sidewalk grade. In addition, sidewalks shall extend from the main entry point and link to the public sidewalk.

(c)

(d)

Large work area doors or open bays shall not open toward or face an exterior road right-of-way.

(e)

Long monotonous facade designs, including, but not limited to, those characterized by unrelieved repetition of shape or form or by unbroken extension of line, shall be avoided.

Landscaping.

(a)

The landscaping plans for the proposed development shall follow the recommendations in § 174-319, Sustainable landscaping, shall blend with the surrounding landscape. Natural appearing landscape forms are strongly encouraged; formal plans and the appearance of straight edges are discouraged. Landscaping shall be required between buildings and sidewalks, parking lots and driveways. The scale of the proposed landscaping shall be in proportion to the building.

Site lighting.

(a)

Site lighting shall be of low intensity from a concealed source, shall be of a clear white light that does not distort colors and shall not spill over into adjoining properties, buffers or roadways or in any way interfere with the vision of oncoming motorists.

Streetscape improvements and external charges.

(a)

Streetscape improvements shall be designed to be consistent with other such improvements on adjacent sites and within the corridor.

(b)

Decorative, low-level intensity, non-concealed-source lighting that defines vehicular and/or pedestrian ways shall be acceptable when used for such purposes, but is strongly discouraged as general lighting for a development. The site plan must show the relationship of the fixtures and the light patterns to each other, to the project site, to unit development and to the highway corridor.

(c)

External changes to streetscape improvements, existing structures and sites subject to review by the Board of Supervisors shall be consistent with all guidelines and standards in this section.

Maintenance of design standards.

(a)

Following project completion, all structures, visual buffers, landscaping, streetscape improvements, signs, and other site improvements required by this article or shown on approved plans shall be maintained in good condition by all subsequent owners of the property. Changes beyond the owner's control shall be restored by the owner, unless otherwise provided. Changes proposed by the owner shall require approval by the Board of Supervisors.

§ 208-504 Performance standards.

Purpose.

Any use established after the effective date of this chapter shall be so operated as to meet the performance standards established hereinafter. Any use already established on the effective date of this chapter shall be permitted to continue, provided that no alteration, expansion, enlargement or modification shall be permitted which does not meet the performance standards herein or which effectively increases the degree of nonconformity which existed prior to any alteration, expansion, enlargement or modification.

Points of measurement to determine compliance with the performance standards shall be the property line nearest the source which is the subject of measurement unless otherwise specified in this section.

Noise. In all zones, the sound-pressure level for all uses and activities shall not exceed the decibel limits in the octave bands designated in the following table and shall comply with the following standards: A. Permitted decibel levels. At no point at or beyond the property line shall the measured sound level exceed the maximum permitted sound levels designated in the Table 16.

Table 16: Maximum Permitted Sound Levels in Decibels Along the Property Line
Octave Band Cycles Per Second	Residential Districts (decibels, db)	Nonresidential Districts (decibels, db)
0 to 75	67 db	73 db
75 to 150	62 db	68 db
150 to 300	58 db	64 db
300 to 600	54 db	60 db
600 to 1,200	49 db	55 db
1,200 to 2,400	45 db	51 db
2,400 to 4,800	41 db	47 db
Over 4,800	37 db	43 db

Measurement. Sound levels shall be measured with a sound-level meter and associated octave band filter manufactured in accordance with the American National Standards Institute (ANSI). Noises capable of being measured shall be those noises which cause rapid fluctuations of the sound-level meter with a variation of no more than plus or minus two decibels. Noises incapable of being measured, such as those of irregular and/or intermittent nature, shall be controlled so as not to become a nuisance to adjacent uses.

Exemptions. The following activities or sources are exempt from these noise standards:

(a)

Activities covered by the following: stationary signaling devices, domestic power tools, air-conditioning and air-handling equipment for residential purpose, and refuse collection vehicles.

(b)

The unamplified human voice.

(c)

Fixed-wing aircraft operations.

(d)

Construction or routine maintenance of public service utilities.

(e)

Temporary activities relating to the construction and maintenance of buildings and facilities including site preparation between 7:00 a.m. to 7:00 p.m. EST. On weekends, construction and maintenance activities of buildings are allowed between 9:00 a.m. to 7:00 p.m. EST.

(f)

Church bells or chimes.

(g)

The emission of sound for the purpose of alerting persons of an emergency, or the emission of sound in the performance of emergency work.

(h)

Occasionally used safety signals, warning devices and emergency pressure relief values.

Vibration. Every use shall be so operated that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point of any boundary line of the lot on which the use is located. Vibrations from temporary construction and vehicles which leave the lot (such as trucks, trains, airplanes, and helicopters) are excluded.

Odors.

For purposes of this section, the "odor threshold" is defined as the minimum concentration in air of a gas, vapor or particulate matter that can be detected by the olfactory systems of a panel of three healthy observers appointed by the Board of Supervisors.

No use other than agricultural in any zone may generate any odor that reaches odor the threshold, measured at:

(a)

The outside boundary of the immediate space occupied by the enterprise generating the odor.

(b)

The lot line if the enterprise generating the odor is the only enterprise located on a lot.

The release of odorous matter from any district across residential or commercial district boundary lines shall be so controlled that at ground level or at habitable elevation, the concentration shall not exceed the odor threshold. Further, the release of odorous matter across lot lines shall not become a nuisance or source of discomfort to neighboring uses. As a guide in determining qualities of offensive odors, Table III (Odor Threshold), Chapter 5, Air Pollution Abatement Manual, by Manufacturing Chemists Association, Inc. (as amended), may be used.

Air pollution. To protect and enhance the air quality in the Township, all sources of air pollution shall comply with any and all regulations set forth by the Federal Environmental Protection Agency and PADEP.

Disposal of liquid wastes.

No use in any zone may discharge any waste contrary to the provisions of the state law governing discharges of radiological, chemical or biological wastes into surface or subsurface waters.

No use in any zone may discharge into the sanitary district sewage treatment facilities any waste that cannot be adequately treated by biological means.

Electrical disturbance or interference.

No use in any zone shall:

Create any electrical disturbance that adversely affects any operations or equipment other than those of the creator of such disturbance; or

Otherwise cause, create or contribute to the interference with electronic signals (including television and radio broadcasting transmissions) to the extent that the operation of any equipment not owned by the creator of such disturbance is adversely affected.

Lighting and glare.

In any district, any operation or activity producing intense glare shall be so conducted that direct and indirect illumination from the source of light shall not cause illumination in excess of 0.5 footcandle above background when measured at any residential district boundary line. Flickering or intense sources of light shall be so controlled as not to cause a nuisance across any lot lines.

In any non-residential district, all sources of exterior illumination must be reduced to 50% during the time that the business is closed. No exterior illumination may exceed one footcandle above background when measure at the property line.

No use shall produce a strong, dazzling light or a reflection of a strong, dazzling light beyond its lot lines. In general, lighting fixtures that shield the reflector or lens or any high brightness surface from viewing angles above 60° from horizontal shall be utilized.

All outside lighting, including sign lighting, shall be directed in such a way as not to create a nuisance to any adjacent use and roadway. All luminaries and fixtures shall be equipped with a glare shielding device, cutoff downward cast in the case of freestanding area lighting, approved by the Township Engineer. The height of all luminaries must also be approved by the Township Engineer. Intensity of outdoor lighting shall be limited within usable areas of a site (i.e., parking, walkways, etc.) to an average intensity at the ground of 25 footcandles with a maximum intensity at any given point on the ground of 80 footcandles, unless otherwise approved by the Board of Supervisors.

The height of a luminary shall be limited as follows:

(a)

In any residential district, the maximum height permitted shall be 20 feet.

(b)

In any other district, the maximum height shall be 25 feet, except where otherwise specified.

(c)

Ball diamonds, playing fields and tennis courts having a unique requirement for nighttime visibility may be exempted from the height requirements of this section if, in the judgment of the Board of Supervisors, their limited hours of operation and the location of the luminaries will adequately protect neighboring residential uses.

(d)

The Board of Supervisors may further limit the height of luminaries when it is determined that proposed lighting may have a detrimental impact upon nearby properties.

Manufacturing uses to be enclosed.

All manufacturing uses shall be conducted in an enclosed building except for parking, loading or storage. All buildings shall be of fireproof construction to meet the requirements of state and/or national fire codes and any building, plumbing or other codes for Marshall Township and the state then in effect or thereafter enacted or amended.

Vision obstructions at intersections.

At all street intersections in all districts, no obstructions to vision exceeding 30 inches in height above curb level shall be erected or maintained on any lot within the triangle formed by the street lines of such lot and a line drawn between points along such street lines 30 feet distant from their point of intersection.

At all intersections of driveways and public rights-of-way, no planting, fences or similar materials exceeding 30 inches in height shall be permitted in the first 20 feet from said right-of-way.

Portable storage units. The following regulations shall apply to portable storage units:

There shall be no more than one portable storage unit per lot.

A portable storage unit shall be no larger than eight feet wide, 16 feet long and eight feet high.

No portable storage unit shall remain in a residential zoning district in excess of 14 consecutive days, and portable storage units shall not be placed on a lot in a residential zoning district in excess of 30 days in any calendar year. The portable storage unit shall be removed from the lot by the expiration date on the permit.

No portable storage unit shall remain on a lot in a non-residential zoning district in excess of 30 consecutive days, and portable storage units shall not be placed on a lot in a non-residential zoning district in excess of 45 days in any calendar year. The portable storage unit shall be removed from the lot by the expiration date on the permit.

A portable storage unit shall be permitted during construction, reconstruction alteration or renovation of the principal building for an additional period of three days before and after such activity, provided that a building permit has been issued by the Township. The portable storage unit shall be removed from the lot before the Zoning Officer issues an occupancy permit, or if the construction activity ceases for a period of more than seven consecutive days.

A portable storage unit may be located on a lot during an emergency situation as declared by the appropriate federal, state, County or Township agency pursuant to a temporary permit issued by the Zoning Officer. The portable storage unit shall be removed from the lot within seven days after the end of the emergency declaration.

It shall be unlawful for any person to place, or permit the placement of, a portable storage unit on property which he or she owns, rents, occupies or controls without first having obtained a permit therefor from the Zoning Officer.

Application for a permit shall be made to the Zoning Officer on a form provided by the Township. The issuance of a permit shall allow the applicant to place the portable storage unit on the subject lot on the condition that the location does not impair the public health, safety and welfare as determined by the Zoning Officer.