New towers shall be by conditional use. Co-location of new antennas on existing towers shall be a permitted accessory use. However, co-location shall be regarded as a minor land development and is subject to the jurisdiction of Chapter
174, Subdivision and Land Development, of the Code of the Township of Girard.
A. The applicant shall demonstrate that it is licensed
by the Federal Communications Commission to operate a communications
tower, if applicable, and communication antennas.
B. The applicant shall demonstrate that the proposed
communications tower and communications antennas proposed to be mounted
thereon comply with all applicable standards established by the Federal
Communications Commission governing human exposure to electromagnetic
radiation.
C. Communication towers shall comply with all applicable Federal Aviation Administration, Commonwealth Bureau of Aviation and any applicable airport zoning regulations. Towers must comply with Chapter
174, Subdivision and Land Development, as a subdivision for lease.
D. Any applicant proposing construction of a new communications
tower shall demonstrate that a good-faith effort has been made to
obtain permission to mount the communications antennas on an existing
building, structure or communications tower. A good-faith effort shall
require that all owners of potentially suitable structures within
a one-half mile radius of the proposed communications tower site shall
be contacted and that one or more of the following reasons for not
selecting such structure apply:
(1) The proposed antennas and related equipment would
exceed the structural capacity of the existing structure and its reinforcement
cannot be accomplished at a reasonable cost.
(2) The proposed antennas and related equipment would
cause radio frequency interference with other existing equipment for
that existing structure and the interference cannot be prevented at
a reasonable cost.
(3) Such existing structures do not have adequate location,
space, access or height to accommodate the proposed equipment or to
allow it to perform its intended function.
(4) Addition of the proposed antennas and related equipment
would result in electromagnetic radiation from such structure exceeding
applicable standards established by the Federal Communications Commission
governing human exposure to electromagnetic radiation.
(5) A commercially reasonable agreement could not be reached
with the owners of the structure.
E. Access shall be provided to the communications tower
and communications equipment building by means of a public street
or easement to a public street. The easement shall be a minimum of
20 feet in width and shall be improved to a width of at least 10 feet
with a dust-free, all-weather surface for its entire length.
F. A communications tower may be located on a lot occupied
by other principal structures and may occupy a leased parcel within
a lot meeting the minimum lot size requirements for the zoning district.
G. The applicant shall demonstrate that the proposed
height of the communications tower is the minimum height necessary
to perform its function.
H. Unless preempted by airport zoning, the maximum height
of any communications tower shall be 250 feet; provided, however,
that such height may be increased to no more than 300 feet, provided
the required setbacks from adjoining property lines (not lease lines)
are increased by one foot for each one foot of height in excess of
250 feet.
I. The foundation and base of any communications tower
shall be set back from a property line (not lease line) with any residential
use at least 100 feet and shall be set back from any other property
line (not lease line) at least 50 feet.
J. The base of a communications tower shall be landscaped
so as to screen the foundation and base and communications equipment
building from abutting properties.
K. The communications equipment building shall comply
with the required yards and height requirements of applicable zoning
district for an accessory structure.
L. The applicant shall submit certification from a Pennsylvania
registered professional engineer that a proposed communications tower
will be designed and constructed in accordance with the current Structural
Standards for Steel Antenna Towers and Antenna Supporting Structures,
published by the Electrical Industrial Association/Telecommunications
Industry Association.
M. The applicant shall submit a copy of its current Federal
Communications Commission license; the name, address and emergency
telephone number for the operator of the communications tower; and
a certificate of insurance evidencing general liability coverage in
the minimum amount of $1,000,000 per occurrence and property damage
coverage in the minimum amount of $1,000,000 per occurrence covering
the communications tower and communications antennas.
N. All guy wires associated with guyed communication
towers shall be clearly marked so as to be visible at all times and
shall be located within a fenced enclosure.
O. The site of a communications tower shall be secured
by a fence with a minimum height of eight feet to limit accessibility
by the general public.
P. No signs or lights shall be mounted on a communications
tower, except as may be required by the Federal Communications Commission,
Federal Aviation Administration or other governmental agency that
has jurisdiction.
Q. If a communications tower remains unused for a period
of 12 consecutive months, the owner or operator shall dismantle and
remove the communications tower within six months of the expiration
of such twelve-month period.
R. One off-street parking space shall be provided within
the fenced area.
Such uses are commercial in nature, normally
seasonal but do have a high-impact potential.
A. Such uses shall:
(1) Provide
evidence of compliance with Department of Environmental Protection
standards for water and sanitary sewer facilities.
(2) Provide
evidence of approved solid waste removal.
B. No recreational campgrounds are permitted south of
Middle Road in R-2 Districts.
The purpose of this use is to allow smaller
retail operations in a rural environment. Such uses shall:
A. Provide all parking as required by this chapter on
lot.
B. Any compressors shall be so enclosed as to baffle
their sound from surrounding uses.
C. All dumpsters and or garbage/trash storage areas shall
be enclosed. They are not permitted in the setback area.
D. All signage shall be lit by indirect means.
E. No building shall exceed 5,000 square feet GFA.
Such uses are permitted subject to the following
requirements:
A. Side and rear yards shall be increased by 20 feet.
B. All outdoor storage shall be in side yards (behind
the front lot line) or in the rear yard.
C. Access to roads and highways shall be clearly defined.
D. All parking, loading and unloading facilities shall
be clearly designed so motor vehicles will not be required to back
into or from streets or roads when parking or leaving the premises.
Heavy manufacturing shall be located where the emission of objectionable gases, fumes, smoke or dust will not be objectionable to established permitted uses nearby or is controlled by the installation of special equipment. Outside storage yards abutting or immediately across a street from any residential or retail commercial use shall be screened. They shall meet all performance standards set forth in §
200-54.
The purpose of such homes is to provide residences
for individuals in a home-like setting. Consequently, it is essential
to maintain an exterior appearance that is in harmony with surrounding
residences. Personal care homes are facilities which offer food, shelter
and personal assistance for a period of more than 24 consecutive hours
for four or more adult residents who are not relatives of the operator
and where the residents do not require hospitalization or nursing
facility care. In addition, such uses shall meet the following conditions:
A. There shall be no sign or exterior display beyond
the name of the home or its use.
B. At least one additional on-lot parking space shall
be provided for each two guests.
C. No home in the A-1, A-2 or R Districts shall admit
more than eight guests/clients at any one time.
D. Required local, county and/or state certifications
shall be presented to the Board. Specially included are to be applicable
permits from the Pennsylvania Departments of Welfare.
Day-care services for children have three separate types (see Article
VII for definitions): family day-care homes, group day-care homes, and day-care centers. The latter use shall be allowed as a conditional use, providing the following criteria are met:
A. Any outdoor play area shall be effectively fenced
from access to abutting properties or streets with fence of at least
four feet in height.
B. For all new construction, and where feasible for existing
structures, circular driveways shall be provided to deliver and pick
up children. These will be for the safety of the children and the
protection of the neighborhood. In any event, there shall be an off-street
area for loading/unloading children.
C. One parking space for each employee shall be required.
D. The operator shall secure and keep current all permits
from the commonwealth or other licensing agencies.
Such uses are intended to provide overnight
or short-term accommodations for transient guests in a home-like atmosphere.
They must meet the following regulations:
A. No more than four guest rooms will be permitted.
B. One off-street parking space for each guest room shall
be required.
These structures are also known as "self-service
storage facilities" and consist of one or more larger buildings, which
are divided into small separate units. These units, often the size
of a single garage, are then rented for storage, normally for personal
goods. Such uses must adhere to the following regulations:
A. There shall be no outdoor storage of any type, at
any time except for boats, and licensed motor vehicles or trailers
with current licenses to travel in the commonwealth.
B. In addition to the required side and rear yards, an
additional ten-foot buffer yard shall be required. This buffer yard
is to be planted in evergreen trees to provide a visual buffer to
surrounding properties.
C. Each such facility shall be serviced by at least two
well-marked driveways of 15 feet in width.
D. If any outdoor storage of boats or vehicles is provided,
the entire complex shall be surrounded by a security fence at least
six feet but not greater than eight feet in height. Said fence shall
be no closer to any lot line than 10 feet.
E. There shall be no rental of space for active uses,
such as gatherings or music practice or repair work or service businesses.
Shall comply with the following requirements:
A. All lots shall be at least two acres in size.
B. There shall be no storage of scrap, machinery or equipment
of any kind in the setback areas.
C. All yard spaces shall be increased 10 feet.
D. The processing or storage of hazardous materials,
as the same are defined by the Department of Environmental Protection,
shall not be permitted.
These particular uses by their nature can generate
noise or excessive activity adversely affecting neighboring properties.
A. Outdoor uses shall:
(1) Have a lot of not less than six acres in size.
(2) The developer shall present the Township with a plan
illustrating the location, size and use of any proposed outdoor speakers
or sound systems. The Township may limit the size, location and use
of these speakers to prevent excessive noise to adjacent properties.
(3) All yard setbacks shall be increased by 50 feet.
B. Indoor uses shall:
(1) Have no outdoor speakers, with the exception of emergency
public address speakers.
(2) Present evidence of compliance with Labor and Industry
(PA) building regulations.
The purpose of cemeteries, under this chapter,
is to provide a proper burial ground for persons. All uses and activities
must be clearly and customarily incidental to this use. Prior to the
establishment of a new facility or expansion of an existing cemetery,
the owner shall:
A. File a site plan to demonstrate the design and layout
of the proposed cemetery or cemetery expansion and specifically illustrating:
the proposed drainage plan, the internal circulation plan, and the
location of accessory building(s).
B. Connections to existing Township streets will be no
closer than 50 feet to a street intersection, 15 feet to a fire hydrant,
30 feet to a driveway on the same side of the street and shall avoid
streets or driveways opposite proposed means of ingress and egress.
C. Demonstrate compliance with applicable state laws.
D. All accessory uses must be clearly incidental and
subordinate to the function of the cemetery.
E. All new facilities shall have a size of at least five
acres.
The proposed park shall meet all applicable requirements of Chapter
174, Subdivision and Land Development, applied to mobile home parks. In addition, the park shall:
A. Show evidence of a contract to collect solid waste
with dumpster or curbside capacity adequate for the size of the intended
development.
B. Be screened from abutting residential uses (Type I).
C. All mobile homes within the park must meet the following
standards for tie downs/anchoring. Three types of foundation will
be acceptable:
(1) A foundation similar to that of traditional homes
(footers below the frost line).
(2) Concrete block leveled and installed per the mobile
home manufacturer's instructions.
(3) Cylinder jack piers bolted to the mobile home's I-beams
and set into reinforced concrete pads.
D. If either foundation in Subsection
C(2) or
(3) is employed, the unit shall have skirting continuously in that area between ground level and the mobile home. This skirting will be of a type and material suitable for such a purpose and shall be maintained.
E. In existing mobile home parks, the setback for storage sheds is to
be five feet from any mobile home.
While the Township recognizes the importance
of these endeavors, their intensity makes them a conditional use.
Such facilities shall:
A. Have a minimum space of five acres for dog kennels
and 10 acres for other uses.
B. No pens or runs shall be closer than 500 feet from
lot lines.
C. If containing runs for more than 75 birds or mammals,
provide evidence that waste products or manure will not create a malodorous
nuisance. An approved sewage treatment system may be required.
D. Provide evidence of meeting all applicable state codes
and licenses.
This use shall be permitted as a conditional
use, provided:
A. All side and rear yards shall be increased by 25 feet
in those instances where they abut residential uses.
B. There shall be no more than one employee who is not
a family member.
These are conditional uses in the C-1 District.
These uses shall:
A. Provide means of direct auto access to neighboring
retail developments, eating and drinking places, or commercial recreation
without entering an existing through street. This access may be curb
cuts to abutting parking areas or by a secondary access road. In some
cases, pedestrian footpaths will be allowed.
B. Add five feet of buffer yard per 2,000 feet GFA to
every side or rear yard over 5,000 square feet.
C. All compressors shall be enclosed to baffle their
sound from surrounding uses.
D. Meet the performance standards of §
200-54 of this chapter, if applicable.
E. All property lines which abut other districts or preexisting
residential uses shall maintain both of the following buffer yard
types:
(1) A fifty-foot wide buffer yard of vegetation sufficient
to provide opaque screening during six months of the year. This buffer
yard shall maintain the existing natural vegetation unless insufficient
for screening or of species generally recognized as inferior for shade,
erosion control, or screening. If deemed so, the developer shall maintain
a planting standard of eight deciduous trees and 16 coniferous trees
per each 5,000 square feet of buffer yard. This buffer yard shall
be in addition to any other yard requirements listed in Table 200-17.
(2) A screening yard of spruce, planted to the following
standards: an initial row of trees to follow a lineal center line
with additional rows planted at oblique angles on each side of the
center-line row, sufficient to provide complete and constant opaque
screening from the time of planting. This screen of plantings shall
be situated at the interior edge of the natural vegetation buffer
yard and may be included in calculations of required yard areas.
F. Planting standards. At the time of planting, all coniferous
trees shall be a minimum of six feet in height, as measured from the
ground. Hardwood trees shall be a minimum of 12 feet in height, as
measured from the ground. The Zoning Administrator may inspect plantings
as necessary. Trees that have died shall be replaced as needed.
G. Lighting. Any lighting used to illuminate buildings,
parking or loading areas shall be arranged to reflect the light away
from the adjoining premises of any residential district or use.
H. Parking areas may not encroach on front yard setback
areas.
I. All conditional use retail businesses or shopping
centers shall submit a plan for future traffic access. This plan shall
include reserve areas for connecting parking lots to abutting properties,
maintaining sufficient setback for future collector streets or other
standard arterial access limitations. As a part of conditional use
approval, the developer shall agree to permit the interconnection
of future abutting parking lots to his property and make such necessary
improvements.
A light manufacturing use shall show through a description of activities that it can meet all performance standards of §
200-54 of this chapter.
These uses are periodic in nature but are very
intense. To protect health and safety:
A. The developer shall present a plan for pedestrian
access, vehicular access and the placement of tables.
B. All parking areas shall maintain a dust- and mud-free
surface.
C. Outdoor flea markets shall operate during daylight
hours only.
This section is intended to facilitate indoor
private clubs, including, but not limited to, sportsman's organizations,
conservation organizations, and similar charitable, or fraternal groups.
Such uses shall:
A. Present a plan relative to any access of facilities
by the general public, if any. Such plan shall include anticipated
dates, times and club-imposed restrictions.
B. Operating hours for any active outdoor activity shall
be restricted to hours set by the Board of Township Supervisors based
upon anticipated noise and intensity of activities.
C. Present a plan detailing the availability of alcohol,
if any. Such plan shall include club restrictions on service.
D. Present a plan for buffering and screening, if any.
Home occupations are a potential intrusion upon
residential areas and as such must meet all the requirements listed
in this section.
A. Parking. In addition to providing the required parking
spaces for residents of the dwelling units, off-street parking must
be provided for employees and customers in accordance with the criteria
set forth by this chapter
B. Employees. No more than one outside employee, other
than a family member, shall participate or work in the home occupation.
C. Restrictions. No home occupation that would cause
undue noise, traffic or other intrusion upon the neighborhood shall
be allowed. Among the activities specifically excluded shall be kennels,
veterinary offices, restaurants, small motor repair, automotive repair,
automobile bodywork and similar undertakings.
D. Home occupations may include, but are not limited
to, art studios, music studios (limited to one student at a time),
professional offices, professional services, barber, beauty shops,
and dressmakers.
E. The nature of the home occupation shall not change
the outward characteristics of the home as a residential unit.
F. No more than 30% in aggregate of the home and accessory
buildings may be used for a home occupation.
G. Home occupations shall not operate before 8:00 a.m.
or after 9:00 p.m.
H. Any retail sales shall consist primarily of items
made on the premises. No more than 25% of on-premises sales shall
be from items not made on the premises.
I. No more than one home occupation per dwelling shall
be permitted.
Test tracks shall meet all the requirements listed in this section:
A. Setback:
tracks must be located 500 feet from the property line.
B. Hours
of operation: 12:00 p.m. to 4:00 p.m.
C. Minimum
lot size: 20 acres.
D. Test tracks
shall follow Erie County Conservation dust and sediment regulations
as well as DEP wetland and stormwater runoff regulations.