A.
Lot requirements.
(1)
A minimum required lot or open space size for one
building or structure shall not be used as any part of a required
lot or yard for a second structure except as may be approved by the
Board of Supervisors during site or land development plan review.
(2)
The required lot or yard for an existing building
or structure shall not be diminished below the minimum requirements
of the chapter.
(3)
Where a lot extends through from street to street,
the applicable front yard requirements shall apply to both street
frontages.
(4)
Where a lot is located at an intersection of two streets,
the applicable front yard setback requirements shall be applicable
to both streets.
B.
Visibility at street intersections. On a corner lot,
within the triangular area computed by the method described below,
nothing shall be erected, placed, or allowed to grow to a height in
excess of two feet above the center line grades of the intersecting
streets:
(1)
No vehicle, object, or other obstruction of a height in excess of two feet shall be parked or placed within the clear sight triangle depicted in Subsection B(3) below.
(2)
No hedge, shrub, tree, or other growth shall be maintained
within the clear sight triangle at a height in excess of two feet
except existing trees. Leaves and branches of existing trees within
the clear sight triangle shall be trimmed away to a height of at least
10 feet above the center line grades of the intersecting streets.
(3)
The area of the clear sight triangle to be preserved
at intersections is determined by connecting a straight line between
two points. Each point is on the center line of one of the intersecting
streets a distance "d" from the point of street center line intersections.
|
"d"
(feet)
|
Township Designation for Major Streets
| |
|---|---|---|
|
75
|
Local
| |
|
90
|
Collector
| |
|
120
|
Arterial
| |
|
120
|
Arterial
|
(4)
Clear sight triangle requirements have precedence
over any other setback, yard, or other requirements unless they are
more stringent than the clear sight triangle requirement; the most
demanding requirement shall apply.
(5)
The clear sight triangle extends from a vertical height
of two feet to a vertical height of 10 feet at minimum.
C.
Setback requirements.
(1)
Minimum setbacks shall be required from all public
and private roads, streets and highways.
(2)
The required setback distance varies depending upon
the functional classification of the road, street, or highway; the
functional classification of roads in the Township is delineated on
its Official Map.
(3)
Setback requirements. No buildings or structures shall
be placed between the setback line and the existing or proposed road,
street, or highway right-of-way line except lamp posts, driveways,
mail boxes, sidewalks and utility lines, or such incidental items
as may be agreed to by the Board of Supervisors during the site or
land development plan review. In the case of a proposed street, the
street right-of-way line, the street classification, and the setback
line shall be shown on the site plan.
D.
Whenever front yard requirements and building setback
requirements conflict, the most restrictive requirement shall apply.
E.
Required setbacks for functionally classified streets.
(1)
Expressway and associated access and egress ramps:
150 feet from the right-of-way line of this street, road or highway.
[Amended 2-19-2002 by Ord. No. 02-02]
(2)
Arterial: 100 feet from the center line of the street.
(3)
Collector: 60 feet from the center line of the street.
(4)
Local: 50 feet from the center line of the street.
F.
Planting and structures in yards and setbacks.
(2)
A fence or hedge may be located on a lot line by written
agreement of contiguous lot owners.
(4)
No fences shall be allowed for townhouses, multifamily or single-family attached residential dwelling units located in an R1-U, R2, or PHR Residential District. See Article VI, § 185-25C(4)(a), Privacy screens.
G.
Yard requirements. All yards except as provided in Subsection F and § 185-25C: Every part of a required yard, as defined in § 185-12C, shall be open to the sky unobstructed by structures, except for lamp posts, driveways, mail boxes, sidewalks, utility lines or such incidental items as may be agreed to by the Board of Supervisors during the site or land development plan review. Recreational and drying equipment will be allowed in required rear yards but in no case less than 10 feet from any lot line.
H.
Special provisions for corner lots. Wherever the proposed
building or structure is proposed to be situated at a 30° to 45°
angle to the rear lot line, the required rear yard is reduced by 20%
(that is, a normal forty-foot rear yard requirement is reduced to
32 feet).
I.
Open air storage. Open air storage must be screened
by plantings or other solid barrier to vision.
A.
Soil limitations to development. Soils and soil characteristics
should be a limiting factor in the development of any building, structure,
site, or lot. In this chapter soil characteristics and their limitations
on development were considered when devising certain area, bulk, and
lot size requirements. These soil limitations serve to vary certain
area, bulk, and lot size provisions within a class of uses if the
soil limitations are present at a particular site or lot.
B.
Area, bulk, or density requirements are more stringent
than otherwise would be expected for those lots, sites, or areas possessing
soils with the characteristics listed below. The soil types are delineated
by the Soil Conservation Service in their publication entitled "Soil
Survey Interpretations for Developing Areas in Northampton County,
Pennsylvania." Maps showing the areas included in each soil characteristic
classification are included in the Township's Comprehensive Plan.
C.
Area, bulk or density requirements are more stringent
for those lots, sites, or areas possessing the natural characteristics
listed below which reduce the ability of a site, lot, or area to sustain
development in a safe, aesthetic, or healthful manner. Maps showing
the areas possessing natural limitations on development are delineated
in the Township's Comprehensive Plan and Zoning Map.
D.
The net effect of soil and natural limitations on
development is to increase lot size in order to protect individual
and public health and welfare, while at the same time permitting development
to occur.
(1)
The intent of requiring larger lot sizes than would
otherwise be required is to preserve the natural feature or to avoid
the soil limitation by using those portions of a lot not so affected
for development, while keeping the affected portions free of structures.
(2)
To the greatest degree possible, structures and buildings
shall not be constructed in portions of a site affected by soil limitations
or natural characteristics which reduce the ability of a lot to sustain
development in a safe, aesthetic, or healthful manner.
E.
Stripping of topsoil; excavation of subsoil material.
(1)
Topsoil or sod may be removed from a lot under the
following conditions:
(2)
Excavation of subsoil material, clay, sand, gravel
or rock shall be permitted and the material thus excavated may be
removed from the site under the following conditions and restrictions:
(a)
As part of the alteration or construction of
a building, or the grading incidental to the construction process.
(b)
As part of the alteration or construction of
a street, waterway or other public improvement or utility.
(c)
That no material, so excavated, be removed from
the site if the average lot grade or building grade is lower than
an elevation set one foot above the official Township street grade.
(d)
That no excavated site remain with exposed loose
boulders.
A.
Sewage disposal.
(1)
Any building intended to shelter human beings shall
be required to connect to an existing functioning public sewage collection
system, sewer pipe, or public sewage collection system, sewer pipe,
or collector if said building is within 150 feet of the sewer system,
collector or pipe.
(2)
Distance is measured on a map by a straight line from
the nearest point of said building to the center line of the nearest
collection system, pipe, lateral, or collector.
(3)
The requirements of this Subsection A do not invalidate any other sewage hookup or connection ordinance, rule, or regulation of the Township, the county, or the State of Pennsylvania.
(4)
If a public sewage collection system is planned to
be constructed within 150 feet of said building within five years
of the date of construction of said building, installation of a (dry
lateral) capped sewer shall be required. The planned public sewage
system must be programmed to start construction within five years
of the completion date of said building.
(5)
The provision of sewage disposal facilities for any
dwelling unit or residential building located in an area not served
or planned to be served by a public sewage system shall be the responsibility
of the builder, developer, or owner. The disposal of sewage shall
be made in accordance with all state and county health and engineering
requirements; it shall also be made in accordance with Township requirements
and regulations.
(6)
Certain building types or uses shall be permitted
only if they provide public sewage disposal. These types and uses
are listed for each district in the appropriate section of this chapter.
B.
Water supply.
(1)
Any building intended to shelter human beings shall
be required to connect to an existing functioning public water supply
system if said building is within 150 feet of a water distribution
pipe.
(2)
Distance is measured on a map by a straight line from
the nearest point of said building to the center line of the nearest
water supply distribution pipe.
(3)
If a public water supply system is planned to be constructed
within 150 feet of said building within five years of the date of
construction of the building, provisions shall be made to connect
to said system without having to make any internal plumbing changes.
The planned water supply system must be programmed to start construction
within five years of the completion date of the dwelling unit or residential
building.
A.
An off-street parking space, or spaces, shall be provided according to the requirements listed below in Subsection C.
(1)
Any off-street parking space shall be provided with
proper and safe access from a street.
(2)
An off-street parking space may be open to the sky or enclosed in a shelter or other building. Driveways associated with single-family uses provided they are a minimum distance of five feet from the property line and meet the requirements of Subsection A(3) may qualify as one off-street parking space.
(3)
Where off-street parking spaces are grouped in lots,
properly marked aisles, at least "w" feet wide, shall be provided.
|
Angle of Car to Aisle
|
Aisle Width (w)
| |
|---|---|---|
|
90°
|
24 feet 0 inches
| |
|
60°
|
18 feet 0 inches
| |
|
45°
|
12 feet 0 inches
|
(4)
Parking spaces should be adequately marked.
B.
Off-street parking standard. Except as may be agreed to by the Board of Supervisors during site or land development plan review, the building types and uses listed in Subsection C shall have the minimum number of off-street parking spaces shown adjacent to the building type or use per unit of measurement as listed. For uses not listed in Subsection C, the same requirement shall apply as for most similar uses, as determined by the Zoning Administrator.
[Amended 11-22-2016 by Ord. No. 16-07]
(1)
Parking spaces required for one building type or use shall not be
included in the computation of required spaces for a second building
or use;
(2)
For mixed uses other than a shopping center, the total requirement
shall be the sum of the requirements of the component uses computed
separately; and
(3)
Computations resulting in fractional spaces shall be rounded up to
the next full space.
C.
Off-street parking space requirements for new construction,
enlargement or change in use:
[Amended 10-14-2008 by Ord. No. 08-10A; 11-22-2016 by Ord. No. 16-06; 5-9-2017 by Ord. No. 17-05; 11-27-2018 by Ord. No. 18-08; 10-22-2019 by Ord. No. 19-07]
|
Building Type or Use
|
Minimum Number of Spaces Required7
|
Measurement Unit1
| |
|---|---|---|---|
|
Garden apartment
|
2.0
|
Dwelling unit
| |
|
Mobile home
|
2.0
|
Dwelling unit
| |
|
Mobile home park
|
2.0
|
Dwelling unit
| |
|
Multiple-family residence
|
2.0
|
Dwelling unit
| |
|
Single-family residence
|
2.0
|
Dwelling unit
| |
|
Townhouse
|
2.0
|
Dwelling unit
| |
|
Auditorium, theater
|
1.0
|
3 seats2
| |
|
Church, place of worship
|
1.0
|
4 seats2
| |
|
Club, organization
|
1.0
|
3 members4
| |
|
Hospital, nursing home
|
1.0
|
3 beds1
| |
|
Municipal building
|
1.0
|
200 square feet
| |
|
School
|
1.0
|
10 seats3
| |
|
School, elementary
|
1.0
|
20 Seats3
| |
|
Bowling alley
|
3.0
|
Lane
| |
|
Stable
|
1.0
|
3 horses
| |
|
Hotel, motel
|
1.0
|
3 persons in the following categories: employees;
persons using conference rooms; persons using restaurant and tavern
facility
| |
|
1.0
|
4 persons using ballroom facilities
| ||
|
1.0
|
Rental unit
| ||
|
Public utility
|
1.0
|
500 square feet
| |
|
Quasi-public utility
|
1.0
|
500 square feet
| |
|
Riding academy
|
1.0
|
3 horses stabled
| |
|
Automobile sales
|
0.2
|
100 square feet
| |
|
Bank/financial institution and/or credit union
|
0.7
|
100 square feet8
| |
|
Department store
|
0.7
|
100 square feet
| |
|
Farm equipment
|
0.2
|
100 square feet
| |
|
Food service/food market
|
0.5
|
100 square feet
| |
|
Garden center
|
0.5
|
100 square feet
| |
|
Gasoline service
|
2.0
|
Gasoline pump
| |
|
General services
|
0.7
|
100 square feet
| |
|
Personal service5
|
0.7
|
100 square feet
| |
|
Professional offices
|
0.7
|
100 square feet8
| |
|
Restaurant
|
2.0
|
100 square feet
| |
|
Retail shops
|
0.5
|
100 square feet
| |
|
Service commercial stores
|
0.5
|
100 square feet
| |
|
Shopping center6
|
0.7
|
100 square feet
| |
|
Tavern, nightclub
|
2.0
|
100 square feet
| |
|
Business office
|
0.4
|
100 square feet8,9
| |
|
Industrial plant
|
0.4
|
100 square feet
| |
|
Medical office
|
0.7
|
100 square feet
| |
|
Research laboratory
|
0.4
|
100 square feet
| |
|
Wholesale distributor
|
0.4
|
100 square feet
| |
|
Warehouse space
|
0.1
|
100 square feet5
| |
|
Building materials, sales and storage
|
0.4
|
100 square feet
| |
|
Printing, publishing and lithographic plants
|
0.4
|
100 square feet
| |
|
Day-care/preschool3
|
5 plus 1 per
|
20 expected children or portion thereof
| |
|
Cultural centers4
|
1.0
|
600 square feet
| |
|
Arena, stadium, sports center
|
1.0
|
3 seats2
| |
|
Car wash, automated*
|
2.0
|
25 lineal feet of automated train
| |
|
Car wash, self-service*
|
2.0
|
Per bay
| |
|
Postsecondary school
|
1.0
|
Employee10
| |
|
Brew pub
|
2.0
|
100 square feet
| |
|
Microbrewery
|
2.0
|
2 spaces per employee on largest shift plus 1 space per 2 seats
in tasting room or public area
| |
|
Distillery
|
2.0
|
100 square feet
| |
|
Limited distillery
|
2.0
|
2 spaces per employee on largest shift plus 1 space per 2 seats
in tasting room or public area
| |
|
Winery
|
2.0
|
100 square feet
| |
|
Limited winery
|
2.0
|
2 spaces per employee on largest shift plus 1 space per 2 seats
in tasting room or public area
| |
|
Fireworks sale facility
|
1
|
10,000 square feet5
| |
|
Temporary use and structure for sale of consumer fireworks
|
1
|
2,500 square feet5
| |
|
Property/facility management facility
|
2
|
2 spaces plus 1 space for each employee on largest shift and
1 space for each fleet/equipment vehicle stored on-site
|
|
NOTES:
| ||
|---|---|---|
|
* Plus one per employee.
| ||
|
1 Spaces per employee
requirements are based on the maximum number of employees on any one
shift.
| ||
|
2 For benches, one
seat is 22 inches wide.
| ||
|
3 Classroom seats;
plus additional parking spaces required for auditoriums, if present.
| ||
|
4 Or the auditorium
standard, whichever is greater.
| ||
|
5 Plus one space
per employee.
| ||
|
6 All uses combined;
parking space requirements for a shopping center shall not be computed
by totaling required parking spaces for individual uses.
| ||
|
7 At least one off-street
space shall be provided per building type or use, unless otherwise
noted.
| ||
|
8 Banks, financial
institutions, credit unions and professional offices providing retail
services shall be provided with 0.7 minimum parking spaces per 100
square feet. If these uses do not provide retail services, they may
be considered "business offices," which shall be provided with 0.4
minimum parking spaces per 100 square feet.
| ||
|
9 Call centers and
telemarketing facilities shall be provided with one minimum parking
space per 100 square feet for the entire building or that portion
of the building utilized exclusively for a call center or telemarketing
facility.
[Added 2-19-2002 by Ord. No. 02-02] | ||
|
10 Plus one space
for each 1.5 students who attend class at peak-time.
[Added 10-14-2008 by Ord. No. 08-10A] | ||
E.
Nonapplicability to existing buildings and uses. The requirements of Subsection C shall not apply to any building, structure or use lawfully in existence at the effective date of this chapter, whether continued as a permitted or a nonconforming use, unless such use is enlarged, converted or changed to some other lawful use in the future.
F.
All parking areas of more than 25 spaces shall be
landscaped subject to review of the Planning Commission and approval
of the Board of Supervisors.
G.
Shared parking. The amount of off-street parking required by § 185-17C may be reduced by an amount determined by the Board of Supervisors when shared parking facilities for two or more uses are proposed, provided:
[Added 11-22-2016 by Ord.
No. 16-07]
(1)
The total parking area exceeds 5,000 square feet;
(2)
The parking facilities are designated and developed as a single on-site
common parking facility, or as a system of on-site and off-site facilities,
if all facilities are connected with improved pedestrian facilities
and no building or use involved is more than 800 feet from the most
remote shared facility;
(3)
The amount of the reduction shall not exceed 10% for each use, unless:
(a)
The normal hours of operation for each use are separated by
at least one hour;
(b)
A parking demand study is prepared by a professional traffic
engineer and submitted by the applicant documenting that the hours
of actual parking demand for the proposed uses will not conflict and
that uses will be served by adequate parking if shared parking reductions
are authorized;
(4)
The total number of parking spaces in the common parking facility
is not less than the minimum required spaces for any single use;
(5)
A covenant or other agreement for shared parking between the cooperating
property owners is approved by the Board of Supervisors. This covenant
or agreement must be recorded with the Recorder of Deeds of Northampton
County, Pennsylvania, as a deed restriction on all affected properties
and cannot be modified or revoked without the consent of the Board
of Supervisors; and
(6)
If any requirements for shared parking are violated, the affected
property owners must provide a remedy satisfactory to the Board of
Supervisors or provide the full amount of required off-street parking
for each use, in accordance with the requirements of this article,
unless a satisfactory alternative remedy is approved by the Board
of Supervisors.
A.
An off-street loading space, or spaces, or berth, or berths, shall be provided according to the requirements listed below in Subsection C.
(1)
Any off-street loading space or berth shall be provided
with proper and safe access from a street or alley.
(2)
An off-street loading space or berth may be open to
the sky or enclosed in a shelter or other building.
(3)
An off-street loading space or berth shall be at least
12 feet by 40 feet in area, with a minimum vertical clearance of 14
feet.
(4)
An off-street loading space or berth shall have an
all-weather surface to provide safe and convenient access in all seasons.
(5)
Required off-street parking spaces shall not be used
for loading and unloading purposes except during hours when business
or other operations are suspended.
B.
Off-street loading standards. Except as may be agreed to by the Board of Supervisors during site or land development plan review, the building types and uses listed in Subsection C shall have at least the minimum number of off-street loading spaces or berths shown adjacent to the building type or use per unit of measurement as listed.
C.
Off-street loading space requirements for new construction,
enlargement or change in use:
[Amended 11-22-2016 by Ord. No. 16-06; 5-9-2017 by Ord. No. 17-05; 11-27-2018 by Ord. No. 18-08; 10-22-2019 by Ord. No. 19-07]
|
Building Type or Use
|
Minimum Number of Spaces Required4
|
Measurement Unit1
| |
|---|---|---|---|
|
Auditorium, theater
|
1.0
|
20,000 square feet
| |
|
Hospital
|
1.0
|
10,000 square feet
| |
|
School
|
1.0
|
10,000 square feet
| |
|
Business office
|
1.0 1.0
|
First 10,000 square feet Each additional 40,000
square feet
| |
|
Industrial plant
|
1.0
|
10,000 square feet
| |
|
Hotels and motels
|
1.0
|
First 10,000 square feet
| |
|
1.0
|
Each additional 50,000 square feet
| ||
|
Department store
|
1.0
|
10,000 square feet
| |
|
Research laboratory
|
1.0
|
10,000 square feet
| |
|
Service commercial2 (not in shopping center)
|
1.0
|
10,000 square feet
| |
|
Shopping center
|
1.0
|
10,000 square feet
| |
|
Building materials, sales and storage
|
1.0
|
10,000 square feet
| |
|
Printing, publishing and lithographic plants
|
1.0
|
10,000 square feet
| |
|
Day-care/preschool3
|
1.0
|
10,000 square feet
| |
|
Wholesaling, warehousing, distribution and storage
facilities
|
2.0
|
10,000 square feet
| |
|
Cultural centers
|
1.0
|
20,000 square feet
| |
|
Arena, stadium, sports centers
|
1.0
|
20,000 square feet of seating area
| |
|
Brew pub
|
1
|
10,000 square feet
| |
|
Microbrewery
|
1
|
10,000 square feet
| |
|
Distillery
|
1
|
10,000 square feet
| |
|
Limited distillery
|
1
|
10,000 square feet
| |
|
Winery
|
1
|
10,000 square feet
| |
|
Limited winery
|
1
|
10,000 square feet
| |
|
Fireworks sale facility
|
0.5
|
100 square feet5
| |
|
Temporary use and structure for sale of consumer fireworks
|
1
|
100 square feet5
| |
|
Property/facility management facility
|
1
|
1 space per 10,000 square feet of building area
|
|
NOTES:
| |
|---|---|
|
1 Square feet = Square
feet of total (gross) floor area.
| |
|
2 None required if
the service commercial use is less than 3,000 square feet.
| |
|
3 None required if
the research laboratory is less than 4,000 square feet.
| |
|
4 At least one off-street
loading space shall be provided per building type or use, unless otherwise
noted.
|
D.
Other uses. For building types and uses not listed in Subsection C, the same requirement shall apply as for the most similar use, as determined by the Zoning Administrator.
(1)
For mixed building types of uses, the total requirement
shall be the sum of the individual requirements computed separately.
(2)
Computations resulting in a fraction of a space less
than 1/2 of a space shall be rounded down; a fractional space equal
to or greater than 1/2 shall be rounded up to the next full space.
E.
Nonapplicability to existing buildings and uses. Requirements of Subsection C shall not apply to any building or use lawfully in existence at the effective date of this chapter, whether continued as a permitted or a nonconforming use, unless such use is converted or changed to some other use in the future.
A.
In all districts, signs shall be permitted only if they are in accordance with the regulations contained in this section. Billboards are permitted by conditional use in the Planned Industrial/Business District in accordance with requirements of § 185-54E(5)(d) of this chapter. A sign permit shall be required prior to the erection or alteration of any sign in Hanover Township, Northampton County, Pennsylvania.
B.
General regulations.
[Amended 1-22-2008 by Ord. No. 08-02]
(1)
No sign shall be erected within the lines of an existing
or proposed street right-of-way, except traffic signs and similar
regulatory notices of a duly constituted governmental body;
(2)
No moving, fluttering, or flashing sign shall be permitted,
except for electronic controlled signs;
(3)
No artificial light or reflecting device shall be
used as a sign or part of a sign where such light or device interferes
with, competes for attention with, or may be mistaken for a traffic
signal;
(4)
Other requirements.
(a)
Relationship to street intersection. No sign
shall be erected, attached, or displayed within 75 feet of the point
of intersection of the right-of-way lines at a street corner.
(c)
Both sides of a two-sided sign count toward
the total maximum allowable sign size.
(d)
The top of any freestanding sign, except billboards,
shall not be higher than 14 feet above the adjacent official Township
or Pennsylvania Department of Transportation street grade.
(e)
Signs on parked vehicles which are not incidental
to their use as vehicles are prohibited.
(f)
Signs mounted on a building shall be mounted
parallel to the supporting wall and should project not more than 10
inches from the building.
(5)
The permitted area of a sign does not include framing
members less than six inches wide surrounding the advertisement, unless
the frame itself is used for advertising purposes. Any framing members
six inches or wider shall be included as part of the permitted sign
area.
C.
Regulation of advertising signs for farm products.
D.
Regulation of business signs.
(1)
Business signs accessory to permitted commercial and
manufacturing uses shall be permitted if the following regulations
are observed.
(2)
Size.
(a)
Said sign shall not exceed three square feet
of area for each five lineal feet of building wall on which the sign
is to be mounted.
(b)
The area of a sign comprised of individual letters
shall be computed as the area encompassed by an imaginary line drawn
around the letters so that a geometric shape is obtained. The space
between letters is computed as being part of the area of the sign.
(3)
Employment districts.
[Amended 1-22-2008 by Ord. No. 08-02]
(a)
One permitted sign for each building may be
freestanding.
(b)
An industrial park, business park (or office
and institutional area) developed according to a unified site plan
shall be permitted only one identification sign not to exceed 50 square
feet in area.
(c)
Individual uses shall be permitted only one
wall-mounted business sign consisting of letters not to exceed 16
square feet in area and meeting the following criteria:
(d)
A planned industrial business park, a business park, a planned office, research and residential park or an office and institutional area developed according to a unified site plan shall be permitted only one identification sign at each major entrance not to exceed 50 square feet in area, with the exception that two such identification signs, each of a maximum dimension of 50 square feet, may be permitted at each major entrance if the tops of both signs are no more than six feet above the adjacent official street grade and constructed of natural materials, and if the site plan and detailed design of such signs are reviewed by the Planning Commission and approved by the Board of Supervisors during site plan review as required by § 185-22C.
(4)
Commercial districts.
(a)
Except when located in a commercial center,
any permitted service commercial use shall be permitted a maximum
of two business signs provided that the total area of both signs does
not exceed 30 square feet.
(b)
No freestanding business sign or sign structure
shall be permitted.
(c)
No use shall be permitted more than one wall-mounted
business sign or letters per facade side.
(d)
A commercial center shall be permitted only
one identification sign not to exceed 50 square feet in area.
(e)
Individual uses in a commercial center shall
be permitted only one business sign not to exceed 16 square feet in
area.
(f)
Except for a commercial center identification
sign, letters of any sign shall not exceed 24 inches in height.
(5)
Any sign for identification of a home occupation shall be governed by § 185-25F(5).
E.
Regulation of temporary signs. Temporary signs shall
be permitted if the following regulations are observed:
[Amended 1-22-2008 by Ord. No. 08-02]
(1)
Size. Said sign shall not exceed 10 square feet in
area, unless it is a commercial/industrial for sale or rent sign,
in which case, the sign shall not exceed 30 square feet.
(2)
Number. Only one temporary sign per lot shall be permitted.
(3)
Location. Any freestanding sign shall be located at
least 10 feet distance from any lot line and outside of all clear
sight triangles.
(4)
Height. Said sign shall be a maximum of eight feet
above grade.
(5)
Permit. Any owner, developer, or person shall erect
a temporary sign only upon receipt of a sign permit from the Zoning
Administrator, except that a single sign of less than six square feet
may be erected without a permit for a period not to exceed three months
in any given twelve-month period.
(a)
Permits shall run for a period of either three
or six months as the applicant chooses.
(b)
The permit may be renewed for a period of three
or six months as the applicant chooses.
(c)
A temporary sign shall not be allowed to continue
in use longer than one year; a permit shall not be issued after this
period of time for the same temporary sign.
(d)
A temporary sign shall be removed immediately
upon expiration of the permit and the site or building on which sign
was erected shall be restored to its previous condition.
F.
Regulation of banner signs. Banner signs shall be
permitted if the following regulations are observed:
[Added 1-22-2008 by Ord. No. 08-02[1]]
(1)
Size. Said sign shall not exceed 20 square feet in
area.
(2)
Number. Only one banner sign per lot shall be permitted.
(3)
Location. Shall be located on adequate structure or
building outside of any street right-of-way or clear sight triangle.
(4)
Height. Any part of said sign shall be a maximum of
fourteen feet above grade.
(5)
Permit. Any owner, developer or person shall erect
a banner sign only upon receipt of a sign permit from the Zoning Administrator.
H.
Unsafe, insecure, or hazardous signs.
(1)
If the Zoning Administrator, on advice of the Township
Engineer, determines that any sign is unsafe or insecure, said sign
shall be removed or repaired as provided herein.
(2)
Written registered notice of the unsafe or insecure
condition shall be given to the owner of the lot on which said sign
is located; the owner shall remove or repair said sign within 30 days
of the notice.
(3)
If said sign is not removed or repaired within the
time period to the satisfaction of the Zoning Administrator on advice
of the Township Engineer, the Zoning Administrator is hereby authorized
to remove or cause removal of the unsafe or insecure sign. The Zoning
Administrator shall assess against the owner all costs and expenses
incurred in the removal of an unsafe or insecure sign.
(4)
Any sign declared by the Zoning Administrator, on
advice of the Township Engineer, to be an immediate hazard to persons
or property may be summarily removed by said Administrator without
notice.
A.
Applicability. No land or building in any zoning district
shall be used or occupied in any manner so as to create any dangerous,
injurious, noxious or otherwise objectionable fire, explosive, or
other hazard; noise or vibration, smoke, dust, odor or other form
of air pollution; heat, cold, dampness, electromagnetism; or other
condition, substance, or element; in such manner or in such amount
as to adversely affect the reasonable use of the surrounding area
or adjoining premises.
B.
Procedures.
(1)
An application for a building permit or a certificate
of occupancy for a use shall include a plan of the proposed construction
and a description of the proposed machinery, operations and products,
and specification for the mechanisms and techniques to be used in
restricting the emission of any dangerous and objectionable elements
listed in this section.
(2)
The applicant shall also file with such plans and
specifications a statement acknowledging his understanding of the
applicable performance standards and stating his agreement to conform
with the same at all times.
C.
Regulations.
(1)
Fire and explosion hazards. All activities involving,
and all storage of, flammable and explosive materials shall be provided
at any point with adequate safety devices against the hazard of fire
and explosion and adequate fire-fighting and fire-suppression equipment
and devices standard in the industry. Burning of waste materials in
open fires is prohibited at any point. The relevant provisions of
state and local laws and regulations shall also apply.
(2)
Vibration. No vibration shall be produced which is
transmitted through the ground and is discernible without the aid
of instruments at or beyond any lot line; nor shall any vibration
produced exceed 0.002g peak at up to 50 cps frequency, measured at
or beyond the lot line using either seismic or electronic vibration
measuring equipment.
(3)
Noise. The sound levels at any lot line from any operation
within a lot shall not exceed the decibel levels in the designated
octave bands stated below:
(a)
Sound pressure level shall be measured according
to specifications and procedures published by the American Standards
Association.
(b)
For smooth and continuous noise:
|
Freuency Band
(cycles per second)
|
Maximum Sound Pressure Level
(decibels)
| |
|---|---|---|
|
0 to 150
|
67
| |
|
150 to 300
|
59
| |
|
300 to 600
|
52
| |
|
600 to 1,200
|
46
| |
|
1,200 to 2,400
|
40
| |
|
2,400 to 4,800
|
34
| |
|
4,800 and above
|
32
|
(c)
For noise between 9:00 p.m. and 7:00 a.m., reduce
above maximum by three decibels.
[Amended 2-12-2002 by Ord. No. 02-01]
(d)
For irregular, pulsating or periodic noise,
reduce above maximum by three decibels.
(e)
For smooth noise which occurs less than 5% of
any one-hour period, raise maximum by three decibels.
(f)
The above standards do not apply to construction
or demolition activities or emergency alarm signals.
(4)
Odor. No emission of noxious odor as perceived by
the human olfactory sense at any lot line shall be permitted.
(5)
Air pollution. No fly ash, fume, vapor, gas, or other
form of air pollution shall be permitted that exceeds any air pollution
standard or air quality criteria established by the Bureau of Air
Quality and Noise Control, Pennsylvania Department of Environmental
Protection. Specific standards and regulations are contained in the
Bureau's "Regulations," as amended.
(6)
Glare.
(a)
"Direct glare" is defined for the purpose of
this chapter as illumination beyond property lines caused by direct
or specularly reflected rays from incandescent, fluorescent, or arc
lighting, or from such high temperature process as welding or petroleum
or metallurgical refining.
(b)
"Indirect glare" is defined for the purpose
of this chapter as illumination beyond property lines caused by diffuse
reflection from a surface such as a wall or roof of a structure.
(c)
No direct glare shall be permitted with the
exceptions that parking areas and walkways may be illuminated by luminaries
so hooded or shielded that the maximum angle of the cone of direct
illumination shall be 60° drawn perpendicular to the ground, such
luminaries shall be placed not more than 16 feet above the ground
level and the maximum illumination at ground level shall not be in
excess of three footcandles.
(d)
A luminary less than four feet above the ground
may have a cone angle of 90°.
(e)
Indirect glare produced by illuminating a reflecting
surface shall not exceed 0.3 footcandles instantaneous maximum measurement
or 0.1 footcandles average measurement.
(f)
Deliberately induced sky-reflected glare, as
by casting a beam upward for advertising purposes, is specifically
prohibited.
(7)
Liquid or solid wastes. No discharge shall be permitted
at any point into any sewage disposal system, or watercourse, or lake,
or into the ground, except in accord with Department of Environmental
Protection standards, Township standards, or other regulating agency
standards.
(a)
Materials of such nature or temperature that
will contaminate any water supply, or otherwise cause the creation
of dangerous elements, shall be prohibited.
(b)
The accumulation of solid or liquid wastes conducive
to the breeding of rodents or insects, thus formulating a health or
safety hazard, shall be prohibited.
(8)
Radioactive or hazardous waste. No radioactive or
hazardous waste, as defined by the United States Environmental Protection
Agency, shall be stored or disposed of in any district.
(9)
Storage of gas, liquids and solids.
(a)
No underground or subsurface storage of chemicals,
either gas, liquid or solids, shall be permitted in any district,
except for underground storage of petroleum products as regulated
by the state police and/or other state or federal regulatory agency.
(b)
No aboveground or surface storage of chemicals,
either gas, liquid or solids, in any quantity in excess of 20 cubic
feet in volume, shall be stored or maintained within 300 feet of a
residential district boundary, or within 300 feet of a residential
dwelling, except for chemicals, such as heating oil, or propane, which
may be required for the normal heating and cooling of a building and
fire-suppressant chemicals and except for printing supplies, photographic
developing chemicals and janitorial chemicals and lawn and agricultural
fertilizers in a quantity not to exceed 40 cubic feet.
A.
Car wash regulations. No permit shall be issued for
a car wash where the proposed car wash violates any of the following
conditions or criteria:
(1)
No car wash shall be erected on a Lot which adjoins a residential district as designated in § 185-8C;
(2)
An automated car wash shall have on-lot designated
areas for pre-wash stacking to accommodate a minimum of four cars
per 25 lineal feet of automated train.
(3)
A self-service car wash shall have on-lot designated
areas for pre-wash stacking to accommodate a minimum of two cars per
bay.
(4)
Stacking spaces should be no closer than 20 feet from
the public road right-of-way.
B.
No permit shall be issued for a gasoline service station
where the proposed gasoline service station violates any of the following
conditions or criteria:
(1)
No gasoline pump or dispensing facility shall be placed
closer than 50 feet to any property line.
(2)
No vehicular entrance shall be constructed closer
than 200 feet to the entrance to any school, church, theater, hospital,
public park, playground, or fire station. When measured in this section,
or any other section, the distance shall be the shortest distance
between any point of entry of the service station, and any point of
entry of the other facilities mentioned herein.
(3)
No gasoline service station shall be erected within
1,000 feet of an existing service station, providing the existing
service station is operative, or a permit has been granted for said
operation, at the time of the application of the proposed service
station. Provided, however, in the event that the street on which
the proposed service station is located is divided by a medial barrier
constructed in accordance with Township specifications, or Pennsylvania
Department of Transportation specifications, said measurement shall
only apply to permission for the construction or use of a gasoline
service station on one side of the highway and shall have no applicability
on the other side for the distance said highway is divided. Nevertheless,
the conditions and regulations herein set forth shall apply to all
portion of the highway where it ceases to be divided, and to all undivided
highways.
(4)
No gasoline service station shall be allowed unless
the gasoline service station shall have an attendant or supervisor
on duty whenever the gasoline service station is open for business,
and the gasoline service station has received a permit required under
Act No. 1998-15, known as the "Combustible and Flammable Liquids Act."[1]
[1]
Editor's Note: See 35 P.S. § 1241
et seq.
A.
Placement of accessory uses and structures.
(1)
No private garage or other accessory building shall
be constructed within a required front yard.
(2)
Any access driveway may be located within a required
yard.
(3)
Accessory buildings and uses shall be on the same
lot as the main building or on an immediately adjacent lot in the
same ownership.
(4)
No required accessory parking area shall be encroached
upon by buildings, open or closed storage, or any other use.
(5)
Accessory parking garages may be constructed within
or beneath any portion of a main building.
B.
Waiver of height requirements.
(1)
Nothing herein shall restrict the height of a church
spire, cupola, dome mast, belfry, clock tower, radio tower or transmission
line, flagpole, water tank, elevator or stair bullhead, stage tower,
scenery loft, smoke stack, silo or similar structure, so long as sufficient
yard exists, adjacent to such structure, to allow such structure to
fall completely within the lot lines if such structure were to fail.
(2)
Structures for which height restrictions have been
waived shall not have a lot coverage at the base in excess of 10%
of the lot area.
(3)
Structures for which height restrictions have been
waived shall not be used for residency or tenancy purposes.
(4)
Structures for which height restrictions have been
waived shall not have any advertising sign or device inscribed upon
or attached to such structures.
(5)
The
highest point of solar panels on rooftops shall not exceed 12 inches
above the permitted height of the zoning district.
[Added 8-24-2010 by Ord. No. 10-06]
C.
Site plan.
(1)
Six copies of the required site plan mentioned in
various sections of this chapter shall be submitted to the Township
Secretary-Treasurer and shall contain the following minimum information:
(a)
Location, size, direction of true North of the
lot to be developed (hereinafter cited as "lot").
(b)
Location and direction of all abutting property
lines within 50 feet of the property lines of the lot.
(c)
The location and dimensions of all existing
and proposed streets, roads, highways and motor vehicle access and
egress points, driveways, ramps or road(s), utilities, structures
and buildings.
(d)
Location and dimensions of all existing and
proposed signs, if such information is available at the time of site
plan preparation.
(e)
Elevations and sections of all existing and
proposed buildings and structures.
(f)
Site contours at two-foot intervals and existing
and proposed plantings, landscaping, and other outdoor design elements.
(g)
All proposed site grading and drainage provisions
and proposals.
(h)
A description of intended uses.
(i)
Location and specifications on all exterior
lighting.
(j)
Recreation or open space, if provided. Areas
provided to Township through dedication or easement.
(l)
Such other information as necessary for the
Township to determine that the proposed use and/or development complies
with all other applicable ordinances of the Township.
(m)
If the development is to be phased over a period
of years, the planned phasing and anticipated schedule of phases shall
be indicated on the plan.
(n)
Identification of the age of any structure 100
years or older.
[Added 11-20-2001 by Ord. No. 01-12]
(2)
The site plan shall be deemed received at the first meeting of the Planning Commission following receipt by the Secretary-Treasurer of the items listed in Subsection C(1) together with site plan review fees, adopted by resolution of the Board of Supervisors, and review shall be completed by the Commission and the Board of Supervisors within 90 days of such receipt.
D.
All development within a Planned Highway Residential
(PHR) District shall be subject to the noise abatement requirements
of the subdivision and land development regulations of the Township[1] to the extent that such regulations are applicable.
E.
Traffic impact study. The Township reserves the right
to require a traffic impact study in accordance with provisions hereinafter
set forth if, in the opinion of the Township, the proposed use could
generate significant traffic flow. The traffic impact study shall
be based on the following criteria:
[Amended 10-10-2023 by Ord. No. 23-4]
(1)
General
site description. The site description shall include the size, location,
proposed land uses, construction, staging and completion date and
types of dwelling units. A brief description of other major existing
and proposed land developments within 1/2 mile of the proposal which
shall constitute the study area, except that a study area of one mile
from the proposal shall be used for any nonresidential development
of greater than 200,000 square feet of total floor area or residential
development with greater than 100 units, unless characteristics of
the surrounding area or project require greater or lesser areas as
agreed to between the Township Engineer and the engineer preparing
the study.
(2)
Traffic facilities description. The description shall contain a full
documentation of the proposed internal and existing highway system.
The report shall describe the external roadway system within the area.
Intersections analyzed in the study area shall be identified and sketched.
All future highway improvements which are part of proposed surrounding
developments shall be noted and included in the calculations.
(3)
Existing traffic conditions.
(a)
Existing traffic conditions shall be measured and documented
for all streets and intersections in the area. Existing traffic volumes
for average daily traffic, peak highway hour(s) traffic and for the
hour(s) of predicted peak development-generated hour(s) traffic shall
be recorded. Traffic counts at intersections in the shady area shall
be conducted, encompassing the peak highway and predicted peak development
generated hour(s), and documentation shall be included in the report.
A volume/capacity analysis based upon existing volumes shall be performed
during the peak highway hour(s) and the predicted peak development-generated
hour(s) for all streets and intersections in the study area. Levels
of service shall be determined for each major road segment and turning
movement. Detailed traffic counts of existing local streets not provided
or proposed for through-access are not required. A tabulation of accident
locations during a recent three-year period shall be shown.
(b)
This analysis will determine the adequacy of the existing roadway
system to serve the current traffic demand. Roadways and/or turning
movements experiencing levels of Service D, E or F, as described in
Highway Capacity Manual (HCM), latest edition acceptable to the Township
Engineer, shall be noted as congestion locations.
(4)
Traffic impact of the development. Estimation of vehicular trips
to result from the proposal shall be computed from the average daily
peak highway hour(s). Vehicular trip generation rates to be used for
this calculation shall be obtained from the Trip Generation Manual,
published by the Institute of Transportation Engineers, or, at the
request of the Township, said calculations shall be substantiated
by physical counts at similar type developments. These estimated development-generated
traffic volumes shall be provided for both inbound and outbound traffic
movements, and the reference source(s) and methodology followed shall
be documented. All turning movements shall be calculated. These estimated
volumes shall be distributed to the area and assigned to the existing
streets and intersections throughout the area. Documentation of all
assumptions used in the distribution and assignment phase shall be
provided. Traffic volumes shall be assigned to individual access points.
Any characteristics of the site that will cause particular trip generation
problems shall be noted. For retail sales uses, the increased traffic
during the Christmas season and during weekends shall be forecast
and analyzed.
(5)
Analysis of traffic impact.
(a)
The total future traffic demand shall be calculated. This demand
shall consist of the combination of the existing traffic expanded
to the completion year (straight line projections based on historical
data), the development-generated traffic and the traffic generated
by other proposed developments in the study area. A second volume/capacity
analysis shall be conducted using the total future demand and the
future roadway capacity. If staging of the proposed development is
anticipated, calculations for each stage of completion shall be made.
This analysis shall be performed during the peak highway hour(s) and/or
predicted peak development generated hour(s), whichever is more relevant
as determined in coordination with the Township Engineer, for all
roadways and intersections in the study area. Volume/capacity calculations
shall be completed for all intersections in the study area.
(b)
All access points shall be examined as to the necessity of installing
traffic signals. This evaluation shall compare the projected traffic
to state warrant regulations for traffic signal installation.
(6)
Conclusions and recommendations. Levels of service for all streets
and intersections shall be listed. All streets and/or intersections
showing a level of service degradation below C shall be considered
deficient, and specific recommendations for the elimination of these
problems shall be listed. This listing of recommended improvements
shall include, but not be limited to, the following elements: internal
circulation design, site access location and design, external roadway
and intersection design and improvements, and traffic signal installation
and operation including signal timing. All physical street improvements
shall be shown in sketches.
(7)
Costs of needed projects. Approximate costs for all needed transportation
improvements shall be developed within a defined impact area.
(8)
Administration.
(a)
The full cost of the traffic study and Township reviews of the
study shall be borne by the applicant.
(b)
The traffic study shall be reviewed by the Township Engineer
or other professional reviewer designated by the Township.
(c)
The project manager for any traffic impact report shall be a
professional traffic engineer or transportation planner with significant
experience in traffic studies.
(d)
Joint traffic studies between different applicants are acceptable
and are strongly encouraged.
(e)
The Board of Supervisors shall approve the traffic study as
complete prior to granting final approval to a land development, subdivision
or conditional use application, unless a specific process for determining
any needed traffic improvements is made a condition of such approval.
(9)
Applicant's responsibilities. The applicant shall respond to the
traffic impact report by stating to what degree he/she is willing
to assist in funding or completing any off-site improvements that
are needed and to state what on-site improvements he/she proposes.
These improvements may include structural or nonstructural improvements.
Nonstructural improvements include long-term commitments by employers
or developers to support van pools, bus pools, staggered work hours
or public bus service.
(10)
Future stages of development. The traffic study shall include
not only an analysis of one individual project proposed at one point
in time, but also the overall projected impacts of future development
of all nearby lands owned by the applicant or that the applicant has
an option to purchase. The study shall include a projection of the
traffic expected from this future development, using reasonable alternatives
if no definite plans are available.
(11)
Other proposed development. The study should also take into
account traffic that can be expected as a result of other development
which has been approved and development for which plans have been
submitted to the Township and are being actively pursued.
(12)
Timing and phasing of required traffic improvements. No occupancy
permit shall be granted for a use or uses until such traffic improvements
that have been required by PennDOT or the Township to serve the use
are in place and operating, unless the Board of Supervisors require
or allow funds for a required traffic improvement to be placed in
a dedicated escrow account to be used when such improvements are warranted.
This allows for phased developments to have phased improvements appropriate
to each phase.
F.
Woodlands. Properties which contain woodlands, as
defined by this chapter, at the time of or after adoption of this
chapter, shall be subject to the following regulations:
(1)
The applicant for any zoning permit for a property containing woodlands shall submit a site plan for review by the Township Shade Tree Commission and Planning Commission, and approval by the Board of Supervisors. For site plan minimum requirements, see Subsection C of this section.
(2)
The minimum lot size, maximum density of development
permitted and maximum lot coverage for any property containing woodlands
is altered in accordance with the following requirements:
|
Residential Lot Size, Lot Width, Development
Density and Cover Factors
| ||
|---|---|---|
|
Percentage of Property Covered By Woodland
|
Lot Size and Width Factor1
|
Development Density and Cover Factor2
|
|
0% to 25%
|
1.0
|
1.0
|
|
25.1% to 50%
|
1.5
|
0.67
|
|
50.0% to 100%
|
2.0
|
0.50
|
|
Nonresidential, Development Density and
Cover Factor
| |
|---|---|
|
Percentage of Property Covered By Woodlands
|
Development Density and Cover factor2
|
|
0% to 25%
|
1.0
|
|
25.1% to 50%
|
0.85
|
|
50.1% to 100%
|
0.75
|
|
NOTES:
|
|---|
|
1 This factor shall
be multiplied by the primary district and secondary district lot size
and width requirement to obtain the adjusted minimum lot size and
width.
|
|
2 This factor shall
be multiplied by the primary district and secondary district density
and lot coverage requirement to obtain the adjusted maximum allowed
development density and lot coverage.
|
(3)
Removing woodlands or existing trees to avoid requirements
of this chapter is hereby prohibited.
(4)
Woodlands shall be preserved as undisturbed woodlands,
except for removal of dead or diseased trees, and/or except for normal
removal of trees for prudent forest management to allow for proper
tree growth; except however, if woodlands exist on more than 20% of
a lot, this requirement shall only apply to a maximum of 20% of the
lot area. This calculation of 20% in both cases shall be made after
the lot size criteria of this chapter have been met as listed above.
If the preservation of woodlands (as required by this section) results
in less development density on-lot coverage than otherwise allowed,
the more restrictive requirement shall be utilized.
(5)
The "woodlands" definition and delineation shall be
determined on the basis of lot lines that exist as of the day of the
passage of this chapter. The delineation of woodlands shall be made
during the preparation of any subdivision or land development plan
for approval by the Township, on the basis of the property prior to
the creation of building lots in any proposed subdivision. Once the
delineation of woodlands is made, the lot layout for that subdivision
and/or development density and coverage for that subdivision and/or
land development plan would be based upon the criteria of this section.
G.
General site landscaping. The following general site landscaping requirements shall apply to all properties required to submit site plans following the requirements of § 185-22C.
(1)
All properties must provide for a total area of landscaping
equal to 10% of any proposed area of impervious cover.
(a)
This landscaping shall be distributed throughout
the property to enhance the buildings and parking areas and the property's
appearance from surrounding properties and roads.
(b)
The property owner is required to maintain this
landscaping in a neat and healthy manner, and is required to replace
dead and diseased plants.
(2)
Landscaping used to satisfy this requirement shall
be credited as follows:
(a)
Every large deciduous tree provided, for example,
Red Oak (quercus borealis), Green Ash (fraxinus lanceolata) and Sweetgum
(liquidamber styraciflus), shall count as 200 square feet of landscaping
credit.
(b)
Every medium deciduous tree provided, for example,
Red Maple (acer rubrum), Callery Pear (pyrus calleryana) and Golden
Raintree (koelreuteria paniculatra), shall count as 150 square feet
of landscaping credit.
(c)
Every small deciduous tree or evergreen provided,
for example, Flowering Dogwood (cornus florida), Kwanzan Cherry (prunus
serrulate kwanzan) and White Pine (pinus strobus), shall count as
100 square feet of landscaping credit.
(d)
Any area occupied by shrubs, flower beds and/or
foundation plantings shall count as landscaping credit toward this
landscaping requirement on a square foot per square foot basis.
(3)
These general site landscaping requirements are in
addition to any planting strips, planting screens, buffer strips or
street trees, as required elsewhere in this chapter or in other ordinances
of the Township.
(4)
Any existing trees or plant material to be protected and preserved, and not counted toward other landscaping requirements in this or other Township ordinances, may count toward the required landscaping area, using the provisions stated in Subsection G(2).
(5)
In meeting these general site landscaping requirements,
at least 35% of the credits (as outlined above) must be provided by
way of "large deciduous trees" with a further minimum of at least
one such tree for each lot regulated by this section of the ordinance
unless otherwise approved by the Board of Supervisors during a site
plan review.
[Amended 1-27-2004 by Ord. No. 04-02]
H.
Historic preservation. No structure over 100 years
old shall be removed or substantially altered unless approved by the
Board of Supervisors as part of the site plan review and approval.
[Added 11-20-2001 by Ord. No. 01-12]
I.
The use of a dwelling unit as a "group home," as defined in § 185-12, shall comply with all of the following requirements:
[Added 9-27-2011 by Ord. No. 11-10]
(1)
The use shall include adequate supervision by persons trained in
the field of group homes.
(2)
Certification. If applicable, the use shall be licensed or certified
under an applicable federal, state or county program. A copy of any
such license or certification shall be filed with the Zoning Officer
and shall be shown by the applicant to the Zoning Officer upon request.
(3)
Application/notification. An application shall be submitted to the
Zoning Officer stating the proposed location, general type of client,
general type of treatment/care, level of supervision, maximum number
of occupants, name of primary operator and name of sponsoring agency.
The Zoning Officer shall be notified in writing within 14 days if
there is any change in this information or if the applicable license
or certification expires, is suspended or is withdrawn.
(4)
Nonresidents. Any treatment or counseling services provided within
a group home in a residential district shall be restricted to residents
of the group home.
(5)
Appearance. A group home within a residential district shall be maintained
and/or constructed with a residential appearance. No exterior signs
shall identify the use.
(a)
Number of occupants. The maximum number of occupants of an unlicensed
group home shall not exceed the ratio of resident to staff members
as permitted in a licensed group home.
(6)
Septic. If a group home, with six or more occupants, utilizes an
on-lot septic system, the septic system shall be reviewed and determined
acceptable by the Township Sewage Enforcement Officer.
[Added 8-24-2010 by Ord. No. 10-06; amended 4-25-2017 by Ord. No. 17-04]
A.
Applicability.
(1)
This section applies to solar energy systems to be installed
and constructed after the effective date of this section, and all
applications for solar energy systems on existing structures of property.
Solar energy systems constructed prior to the effective date of this
section shall not be required to meet the requirements of this section,
provided that any structural change, upgrade or modification to an
existing solar energy system that materially alters the size or placement
of the existing solar energy system shall comply with the provisions
of this section.
(2)
Solar panels shall be permitted as ground arrays in any zoning
district in accordance with the following:
(a)
All ground arrays shall be set back a distance of 10 times the
structure height from all property lines in a residential district
or in conformance with the bulk standards for accessory structures
in nonresidential districts as provided herein.
(b)
Ground arrays shall not be permitted in a front yard and shall
be subject to the setback distances prescribed for any structure for
the applicable zoning district or the ground array to be constructed.
(c)
Ground arrays shall be located so that any reflection is directed
away or is properly buffered from an adjoining property or roadways.
(d)
Ground arrays shall not exceed a height, at the highest point
of the structure, of 15 feet.
(e)
All ground arrays shall be enclosed by fencing in order to provide
for the security and safety of the solar energy system and the public.
(f)
The applicant shall, at the discretion of the Board of Supervisors,
provide emergency lighting for purposes of security and safety.
(3)
Any roof-mounted solar panels subject to the provisions of this
section shall be permitted in any zoning district and in accordance
with the following:
(a)
Permitted roof-mounted solar panels shall include integrated
solar panels as the surface layer of the roof structure with no additional
apparent change in relief or projection (the preferred installation)
or separate flush-mounted solar panels attached to the roof surface.
B.
Design and installation.
(1)
To the extent applicable, the solar energy system shall comply
with the Pennsylvania Construction Code (Act 45 of 1999), 35 P.S.
§ 7210.101 et seq., as amended, and the applicable regulations
adopted by the Department of Labor and Industry, 34 Pa. Code § 401.1
et seq.
(2)
For any solar energy system, the applicant shall demonstrate
to the satisfaction of the Township that the proposed solar energy
system, as designed, is an effective means for utilizing solar energy
solely for the property on which it is located. Such information shall
be certified by a professional from the list of approved solar electric
installers provided on the Pennsylvania Sunshine Program website operated
by the Pennsylvania Department of Environmental Protection or from
the North American Board of Certified Energy Practitioners (NABCEP).
C.
The design of the solar energy system shall conform to applicable
industry standards.
D.
On existing construction, a solar energy system may be installed
as long as it meets the requirements of this chapter and all other
applicable construction codes.
E.
Easements. On plans for new subdivision or land development that
propose to provide for solar energy systems, a notation shall be placed
on the approved plan stating that restrictions have been placed on
the lots in question, pursuant to a recorded deed of easement, concerning
the placement of structures and vegetation as they relate to the solar
energy systems. The terms of the easement shall be as approved by
the Township Solicitor.
F.
General requirements.
(1)
Abandonment and removal of solar energy systems.
(a)
Any component of a solar energy system located on a roof or
ground or buried in the ground (such as wiring/plumbing) which has
not been in active and continuous service for a period of one year
shall be removed from the property to a place of safe and legal disposal.
(b)
All structural enclosures accessory to the solar panels shall
be completely removed from the property to a place of safe and legal
disposal.
(c)
The former solar site shall be restored to as natural a condition
as possible within six months of the removal from the property.
(2)
Solar energy systems shall not be used for displaying any advertising
except for reasonable identification of the manufacturer or operator
of the system. In no case shall any identification be visible from
the property line.
(3)
The design of solar energy systems shall, to the extent reasonably
possible, use materials, colors, textures, screening and landscaping
that will blend the facility into the natural setting and existing
environment.
(4)
The installation of solar energy systems is subject to all local
utility company requirements for interconnection.
(5)
This section's height provisions shall supersede all height
provisions of other sections with respect to solar energy systems.
