The following provisions shall apply to all
nonconforming uses and structures. It is the intention of Girard Township
that all legal nonconforming uses and structures shall be able to
continue; however, all changes in such uses shall only be as allowed
in this section.
A. Any nonconforming use may be continued, or may be
changed to a use of the same or a more restrictive classification,
but may not be extended or expanded unless to a conforming use, except
as permitted by the Zoning Hearing Board in accordance with the provisions
of this chapter.
B. Any nonconforming building which has been damaged
or destroyed by fire or any other means may be reconstructed and used
as before, if intent to rebuild is expended within six months of discontinuance
of use and if the restored building covers no greater area and contains
no greater cubic content. If approved by the Board, a reconstructed
structure may exceed its original lot coverage and cubic content but
must meet the minimum yard requirements of the district in which the
structure is located, and in such cases it must meet the off-street
parking and loading requirements of this chapter.
C. In the event that any nonconforming use voluntarily
ceases, for whatever reasons, for a period of one year, such nonconforming
use shall not be resumed and any further use shall be in conformity
with the provisions of this chapter.
D. The nonconforming use of a building may be extended
throughout those parts thereof which were manifestly arranged or designed
for such use at the time of adoption of this chapter. A nonconforming
building or structure may, with the approval of the Zoning Administrator,
be extended, enlarged or replaced if such expansion does not occupy
an area greater than 30% more than the structure occupied prior to
such expansion. Expansions of greater than 30% must be approved by
the Zoning Hearing Board. Furthermore, such structures must meet the
minimum yard regulations and height restrictions of the district in
which the structure is located, and must meet all off-street parking
and loading requirements of this chapter.
E. Nothing contained herein shall require any change
in the overall layout, plans, construction, size or designated use
of any development, building, structure or part thereof for which
official approval and required permits have been granted prior to
the effective date of this chapter.
F. Once changed to a conforming use, no structure or
land shall be permitted to revert to a nonconforming use.
G. Whenever the boundaries of a district shall be changed
so as to transfer an area from one district to another of a different
classification, this section shall also apply to any uses, which thereby
become nonconforming.
Any lot of record existing at the effective
date of this chapter, and held in separate ownership different from
the ownership of adjoining lots, may be used for the erection of a
structure conforming to the use regulations of the district in which
it is located even though its lot area and width are less than the
minimum required by this chapter, however, such lot must comply with
the yard, height and coverage standards of the zoning district wherein
it is located. Where two or more adjacent lots of record with less
than the required area and width are held by one owner, on or before
the date of enactment of this chapter, the request for a permit shall
be referred to the Zoning Hearing Board which may require replatting
to fewer lots, which would comply with the minimum requirements of
this chapter.
Off-street loading and parking spaces shall
be provided in accordance with the specifications in this section
in all districts, whenever any new use is established or an existing
one is enlarged.
A. Off-street loading:
(1) Every use listed in the following table shall provide
off-street loading berths in accordance with its size.
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Off-Street Loading Space Requirements
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Use
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Berth
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Industrial:
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Manufacturing
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5,000
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Warehouse
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10,000
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|
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Storage
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10,000
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Commercial:
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Wholesale
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20,000
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Retail
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20,000
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Service establishment
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30,000
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Restaurants
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30,000
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|
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Office building
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30,000
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Hotel
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10,000
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Institutional:
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Schools
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10,000
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Hospitals
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30,000
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Nursing homes
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30,000
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Public buildings:
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Auditoriums
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30,000
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Arenas
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30,000
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NOTE: All figures are given in gross feet of
floor area for each listed use.
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(2) Size and access. Each off-street loading space shall
be not less than 10 feet in uniform width and 65 feet in length. It
shall be so designed so the vehicles using loading spaces are not
required to back onto a public street or alley. Such spaces shall
abut a public street or alley or have an easement of access thereto.
B. Off-street parking.
(1) Size and access. Off-street parking spaces shall have a uniform area of 200 square feet, being at least 10 feet wide and 20 feet long. These uniform sizes shall be exclusive of access drives or aisles, and shall be in usable shape and condition. Access aisles shall be a minimum of 20 feet wide in the case of angle parking and 25 feet wide in the case of perpendicular or parallel parking. Except in the case of single-family dwellings, no parking area shall contain less than three spaces. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall be consistent with requirements for private streets in Chapter
174, Subdivision and Land Development. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street.
(2) Number of parking spaces required. The number of off-street
parking spaces required is set forth below. Where the use of the premises
is not specifically mentioned, requirements for similar uses shall
apply. If no similar uses are mentioned, the parking requirements
shall be one space for each two proposed patrons and/or occupants
of that structure. Where more than one use exists on a lot, parking
regulations for each use must be met, unless it can be shown that
peak times will differ.
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Parking
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Use Spaces
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Required Parking
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1.
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Auto sales and service
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1 for each 200 square feet GFA
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2.
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Service stations
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1 for each 200 square feet GFA
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3.
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Single-family dwelling and duplex
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2.0 per dwelling unit
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4.
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Multifamily dwelling
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2.5 per dwelling unit*
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5.
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Mobile home parks
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2.0 per each space
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6.
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Hotels and motels
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1 per guest room**
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7.
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Funeral home and mortuaries
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25 for the first parlor, 10 for each additional
parlor
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8.
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Hospitals
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1 per each bed**
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9.
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Nursing homes
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1 per each 3 beds**
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10.
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Churches
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1 per each 4 seats
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11.
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Schools
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1 per each teacher and staff, 1 for each 4 classrooms,
plus 1 for each 4 high school students
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12.
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Sports arenas, stadiums theaters, auditoriums,
assembly halls
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1 per each 3 seats
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13.
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Community buildings, social halls, dance halls,
clubs and lodges
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1 space for each 60 square feet of public floor
area
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14.
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Roller rinks
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1 space for each 200 square feet GFA
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15.
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Bowling alleys
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5 per alley
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16.
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Banks and offices
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1 for each 250 square feet GFA
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17.
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Medical office and clinics
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8 spaces per doctor
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18.
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Dental offices
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5 spaces per doctor
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19.
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Retail stores
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1 per each 200 square feet GFA
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20.
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Fast food/drive-through restaurants
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1 per each 2 patron seats**
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21.
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Furniture stores
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1 per each 400 square feet GFA
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22.
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Food supermarkets
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1 per each 200 square feet GFA
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23.
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Trailer and monument sales
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1 per each 2,500 square feet of lot area
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24.
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Restaurants, taverns and nightclubs
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1 for each 2.5 patron seats
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25.
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Industrial and manufacturing establishments,
warehouses, wholesale and truck terminals
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1 space per employee, on the largest shift,
plus 1 space for each 10,000 square feet for visitors
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26.
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Commercial recreation (not otherwise covered)
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1 space for every 3 persons permitted in maximum
occupancy
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*
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Multifamily units devoted to the elderly shall
only be required to provide 0.5 parking space per unit. Such uses
must supply adequate proof they will be dedicated to elderly tenants
and shall be required to follow normal parking standards if they revert
to nonelderly use
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**
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Plus one space per employee and staff on major
shift.
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NOTE: GFA means gross floor area.
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(3) Location and parking. Required parking spaces shall
be located on the same lot with the principal use.
(4) Screening and landscaping. Off-street parking areas
for more than five vehicles, and off-street loading areas, shall be
effectively screened on any side which adjoins a residential district
(see definition of "screening") or use. In addition, there shall be
a planting strip of at least five feet between the front lot line
and the parking lot. Such planting strip shall be suitably landscaped
and maintained.
(5) Minimum distance and setbacks. No off-street loading
or parking area for more than five vehicles shall be closer than 10
feet to any adjoining property line containing a dwelling, residential
district, school, hospital, or similar institution.
(6) Surfacing. With the exception of single-family and
two-family dwellings, all parking and loading areas and access drives
shall have a dust-free surface, graded with positive drainage to prevent
the flow of surface water onto neighboring properties. Parking areas
larger than 10,000 square feet shall submit a plan, including drainage
provisions, to the Township for approval. Lots shall be designed to
provide for orderly and safe loading and parking.
(7) Lighting. Any lighting used to illuminate off-street
parking or loading areas shall be arranged so as to reflect the light
away from the adjoining premises of any residential district or use
and away from roads or highways.
The following sign regulations shall be observed
in all districts:
A. The following signs shall be permitted in all districts,
and no permit shall be required to erect such signs, provided such
signs are not erected or placed in any public right-of-way:
(1) Temporary signs announcing a campaign, drive or event
of a civic, political, philanthropic, educational or religious organization,
provided such sign shall not exceed 32 square feet in area.
(2) Signs offering the sale or rental of the premises
upon which the sign is erected, provided that the area of any such
sign shall not exceed six square feet and not more than one such sign
shall be placed on the property unless such property fronts on more
than one street, in which case one sign may be erected on each street
frontage.
(3) Temporary signs of contractors, developers, architects,
engineers, builders and artisans, erected and maintained on the premises
where the work is being performed, provided that the area of such
sign shall not exceed 32 square feet, and provided that such sign
shall be removed upon completion of the work.
(4) No trespassing signs, signs indicating the private
nature of a road, driveway or premises, signs controlling fishing
or hunting on the premises, provided that the area of such sign shall
not exceed four square feet.
(5) Signs advertising the sale of agricultural products.
Such signs shall not exceed 32 square feet in area.
(6) Advertising murals on a building are permitted.
B. No signs shall be permitted within street lines, except
traffic signs and similar regulatory notices placed by a duly constituted
governmental body.
C. Directional and information signs, not exceeding two
square feet in area and used for the direction and protection of the
public, shall be permitted in all districts.
D. Construction and maintenance. All signs shall be constructed
in a workmanlike fashion using durable materials. Signs shall be designed
and constructed to withstand wind forces and in accordance with appropriate
mechanical or electrical standards. The owners of signs shall keep
them in safe and good repair. Signs that become deteriorated or otherwise
present a public hazard shall be removed or repaired by the sign's
owner. If the owner of a sign cannot be found or identified, the owner
of the property whereon the sign is located shall be responsible for
its repair or removal.
E. No sign structure erected directly upon the ground
within 15 feet of the front lot line shall have less than three feet
six inches of clear space between such sign and the ground; however,
necessary supports may extend through such open space.
F. All signs, except temporary signs, shall be constructed
of durable material and kept in good condition and repair.
G. Nonconforming signs, once removed, shall be replaced
only with conforming signs. Nonconforming signs may be repainted or
repaired, providing such repainting or repairing does not exceed the
dimensions of the existing sign.
H. Each use may have a combination of freestanding, roof,
or wall signs meeting the standards of the following table. For the
RA, A-1, LB, R-1, R-2, R-3, I-1, and I-2 Districts, aggregates shall
be calculated based upon per-lot basis.
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Zoning District
|
A-1/RA/LB
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R-1/R-2/R-3
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C-1
|
I-1/I-2
|
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Signage area permitted
|
Aggregate of 64 square feet, 2 signs per property
|
Aggregate of 32 square feet, 2 signs per property
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Aggregate of 400 square feet
|
Aggregate of 96 square feet
|
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Maximum area per sign
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32 square feet
|
16 square feet
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144 square feet
|
64 square feet
|
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Maximum height per sign
|
12 feet
|
7 feet
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35 feet
|
12 feet
|
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Setback
|
10 feet from R-O-W, 20 feet from property lines
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10 feet from R-O-W, 20 feet from property lines
|
10 feet from R-O-W, 20 feet from property lines
|
10 feet from R-O-W, 20 feet from property lines
|
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Illumination
|
By conditional use
|
By conditional use
|
Internal or external
|
Internal or external
|
I. Billboards. Billboards shall be permitted as a conditional
use in the C-1, A-1 and RA Districts, provided:
(1) Such signs shall not be placed within 150 feet of
another on the same side of the road or 100 feet of another on the
opposite side of a road.
(2) Such signs shall not be placed within 250 feet of
any residence, church, school or similar edifice.
(3) In the agricultural districts, such signs shall not
be placed within 250 feet of any road intersection, or at a curve
or at any place where vehicular line-of-sight could be partially or
completely obstructed.
(4) In the A-1 and RA Districts that border I-90 and all
of C-1, signs shall not exceed 250 square feet when viewed from its
widest silhouette.
(5) Evidence is shown of compliance with all applicable
regulations of the Pennsylvania Department of Transportation.
(6) No billboard shall be erected within 300 feet of Route
5 (the Seaway Trail).
The Township of Girard has adopted an ordinance regulating development within floodplains. All development within designated areas is required to follow the regulations contained in Chapter
100, Floodplain Management, of the Code of the Township of Girard.