[Amended 9-21-1987 by Ord. No. 15-1987; 3-20-1989 by Ord. No. 7-1989; 6-10-1997 by Ord. No. 13-1997; 4-28-1998 by Ord. No. 8-1998; 8-11-1998 by Ord. No. 17-1998; 11-10-1998 by Ord. No. 20-1998; 11-10-1998 by Ord. No. 24-1998; 5-11-1999 by Ord. No. 9-1999; 6-13-2000 by Ord. No. 12-2000; 11-13-2001 by Ord. No. 18-2001; 4-22-2003 by Ord. No. 13-2003; 6-8-2004 by Ord. No. 12-2004; 7-10-2007 by Ord. No. 12-2007; 11-10-2009 by Ord. No. 14-2009; 8-9-2011 by Ord. No. 11-2011; 11-8-2011 by Ord. No. 12-2011; 6-15-2021 by Ord. No. 7-2021; 2-6-2024 by Ord. No. 1-2024]
The following provisions and performance standards shall apply to all zones:
A.
Accessory buildings and portable storage units.
(1)
Accessory buildings. Any accessory building attached to a principal building is part of the principal building and shall adhere to the yard requirements for the principal building. No building permit shall be issued for an accessory building prior to the issuance of a building permit for the principal building. Construction of the principal building shall precede or coincide with the construction of the accessory building, otherwise the building permit for the accessory building may be revoked. The accessory building shall be compatible in appearance with the area in which it is located. No accessory building in any zone or district shall exceed 600 square feet unless the lot exceeds three acres in size. No accessory building shall be located closer to the front property line than the rear building line of the principal building. No accessory building shall be located any nearer to any rear or side yard property line than that number of feet specified on the Schedule of Yard, Area and Bulk Requirements,[1] except that sheds 120 square feet or less can have a three-foot side and rear setback.
[1]
Editor's Note: The Schedule of Yard, Area and Bulk Requirements is located at the end of this chapter.
(2)
Portable storage units.
(a)
Permit required; application fee; exception for new residential construction. Before placing a portable storage unit on his, her or its property, a person or other owner of residential property must submit an application and receive a permit from the Township. There shall be a fee of $25 for a thirty-day permit. Applications shall be obtained from the Zoning Officer. Excepted from the permitting requirements of this subsection shall be units utilized for new residential construction; however, any unit shall be removed from the new residential dwelling lot within 30 days of the issuance of the certificate of occupancy.
(b)
Duration. Permits will be granted for a period of 30 days. Prior to the expiration of the thirty-day period, applicants may seek to extend their permits for an additional 30 days by seeking an extension with the Zoning Officer. Extension of a permit will cost $25 for each 30 days granted. In no event shall a permit with extensions be granted for more than 90 days except upon application to the Westampton Land Development Board for approval upon good cause shown.
(c)
Public property. No temporary storage unit shall be placed or maintained by any private party on any Township property, street or right-of-way, except that such a unit may be placed in a street right-of-way subject to the following conditions:
(d)
Private property. Portable storage units are prohibited from being placed on or in the front yard of a property and shall only be permitted in the driveway of the property at the furthest accessible point from the street. All locations must be paved off-street surfaces.
(e)
Number of units. Only one portable storage unit may be placed on any residential property at one time. In addition, one trash dumpster may be placed on a residential property.
(f)
No portable storage unit shall be used to store solid waste, construction debris, demolition debris, recyclable materials, business inventory or commercial goods, except as may be approved by permit.
(g)
Storage of hazardous materials within the portable storage unit is prohibited.
(h)
Portable storage units shall be locked and secured by the property owner, tenant or property manager at all times when loading or unloading is not taking place.
(i)
Portable storage units shall be no greater than eight feet in height, 18 feet in length and eight feet in width or no greater than a total of 1,200 cubic feet.
(j)
In an emergency situation, such as storm, fire or flood damage, the Zoning Officer may approve a temporary location for a portable storage unit subject to the owner or tenant of the property making an application for the required permit within five business days of the emergency. In emergency situations, the Zoning Officer may also approve more than one storage unit and more than one trash dumpster per residential property.
B.
Buffers.
(1)
Where multifamily housing projects, commercial or industrial uses or conditional uses abut any residential district or zone or existing residential use, the multifamily housing project, commercial, industrial or conditional use must buffer along the abutting property line along such other property lines as are necessary in order to effectively screen and buffer its use from the residential districts and/or uses.
(2)
Where specified above or as it is determined necessary as a result of site plan review and/or the applicant's landscape plan, a buffer strip shall be provided along property lines adjacent to a zone of lesser degree of use so as to provide protection to adjacent properties, except where such lot lines abut or are along street frontages and the relaxation of the buffer requirements is necessary to provide for the safe access to and from a public street. Buffer strips shall be free from structures, accessory buildings, signs, driveways, parking areas, outdoor storage areas, recreation facilities or other active uses.
(3)
Buffer areas shall require site plan approval and are required along all lot lines and street lines which separate a townhouse, apartment or nonresidential use from either an existing residential use or a residential zoning district. Buffer areas shall be developed in an aesthetic manner for the primary purposes of screening views or reducing noise perception beyond the lot. Buffer widths shall be measured horizontally and perpendicular to lot and street lines. No structure, activity, storage of materials or parking of vehicles shall be permitted in a buffer area. The location and design of buffer areas are intended to provide flexibility in providing effective buffers. The location and design of buffers shall consider the use of the portion of the property being screened, the distance between the use and the adjoining property line, difference in elevations, the type of buffer, such as dense planting, existing woods, a wall or fence, buffer height, buffer width and other combinations of man-made and natural features. The buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to a property line or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot. Parking areas, trash collection and utility areas and loading and unloading areas shall be screened around their perimeters by either a landscape screen, fence or grass buffer area, whichever is appropriate for the use involved.
(4)
All buffer areas shall be planted and maintained with either grass or ground cover maintained at a maximum height of eight inches, together with a screen or scattered planting of trees, shrubs or other plant material meeting the following requirements:
(a)
The preservation of all natural wooded tracts shall be an integral part of all site plans and may be calculated as part of the required buffer area, provided that the growth is of a density and the area is of a width to serve the purpose of a buffer. Sizes and varieties of plants in newly established plantings shall be grouped so as to screen 75% of the headlight glare within three years and be a minimum of eight feet in height within three years. Ground cover of mulch, grass or other plant material shall be used to reduce collecting debris and present a pleasant appearance. Ground elevations shall require adjustments of plant height and shall relate to adjacent parking areas; loss in elevation in planting areas in relation to parking areas will necessitate proportionate increases to plant sizes. Where additional plantings are necessary to establish an appropriate tone for an effective buffer, the plantings may be required.
(b)
The buffer planting shall be so placed that, at maturity, it will not be closer than 10 feet to any cartway.
(c)
Shade trees shall be of nursery stock, free of insects and disease, as shown by valid nursery inspection certificates, a minimum of 10 feet to 12 feet in height and 1 1/2 inches to two inches in caliper, with grading quality and balling standards in accordance with the USA Standard for Nursery Stock, as sponsored by the American Association of Nurserymen, Inc. (1967).
(d)
Any plant material which does not live shall be replaced within one year or one growing season.
(e)
Screen plantings and landscaping shall be broken at points of vehicular and pedestrian ingress and egress to assure a clear sight triangle at all street and driveway intersections.
(5)
Species and varieties of plantings recommended for planting Township streets and buffer areas shall be those approved by the Township Engineer and/or the Township Planning Consultant, using the following guidelines for development of the landscape plan:
(a)
Screening shall be provided with buffer strips so as to provide a visual or partial accoustical barrier to conceal the view or sounds of various utilitarian operations and uses from the street or adjacent properties. Screening may consist of the following:
[1]
Landscape berms planted with attractive vegetative covering.
[2]
A solid masonry wall not less than five feet, six inches above ground level.
[3]
A solid fencing, uniformly painted or of a naturally durable material such as cedar, cypress or redwood, not less than six feet above ground level and open to the ground to a height of not more than four inches above ground level.
[4]
Dense hedges of shrubbery or evergreens planted at 30 inches on center in a single row or at five feet on center in two staggered rows. Evergreens or shrubs shall be a minimum of five feet above ground level at the time of planting and permitted to grow to a minimum of six feet above ground level.
(b)
Living buffers and screens shall be maintained by the owner of the property where the use requires a buffer or a screen. Any failure to maintain the buffer or screen in the future constitutes a violation of this chapter subjecting the owner of the property to penalties imposed herein and revocation of a certificate of occupancy which will require a new submission of site plan to the Land Development Board with particular emphasis on the buffer and screen area and a resolution of the problems involved by replacing the living buffer with screening of solid fencing and masonry, as set forth above.
(c)
Size of buffer strips. Buffers in nonresidential districts shall be as provided in the standards for the individual nonresidential zoning district. In other cases where buffers are required, pursuant to § 250-22B(1), the buffer shall be 50 feet in width.
C.
Corner lots. Any principal or accessory building located on a corner lot shall have a minimum setback from both street right-of-way lines equal to the required front yard and shall not interfere with a required sight triangle. The remaining yards shall both be considered as side yards with respect to setback. Corner lots shall meet the requirements of the zone where located both as to frontage and setback. In no case shall the frontage be less than 200 feet on any street. Measurement shall be made from the ends of the connecting curve.
D.
Energy conservation. All development shall be carried out in a manner which promotes energy conservation and maximizes active and passive solar energy in accordance with any applicable statutes. Such measures may include orientation of buildings, landscaping to permit solar access and the use of energy-conserving building materials.
E.
Fences and walls.
(1)
Fences and walls shall not be located in any required sight triangle. Fences and walls in any residential district or around any residential use shall not be higher than four feet unless set back from the street line the minimum setback required for the zone. Fences and walls shall not exceed six feet in height when located more than the required setback from the street line in a residential zone district or around a residential use.
(2)
Fences and walls located in the required setback area from the street line shall have open space for light and air representing at least 50% of the fence area. This provision shall apply to fences and walls in any zoning district and surrounding any use.
(3)
Fences and walls around commercial, utility and industrial uses are limited to eight feet in height. There shall be no height limitations for fences around agricultural uses, nor shall there be any height limitations for vegetative fences around any use, unless the same are located in a sight triangle or setback area where related to a street.
(4)
Fences on corner properties. Fences in the street frontage considered the front of the house shall follow Subsection E(1) and (2) above. The street frontage considered the side yard shall be allowed to have up to a six-foot-high fence, beginning at the front setback of the house and along the property line on the side of the house. However, the fence must be set back at least one foot from a sidewalk and may not be in any sight triangle.
(5)
Except where a fence or wall has specifically been approved by the Board of Directors, or a committee established by the Board of Directors, of a homeowner’s association operating within and for a residential community in the Township of Westampton, in which case the decision of the homeowner’s association shall control, all fences and walls constructed within the Township shall be a wood board-on-board type with a natural finish. (Clear weatherproofing or varnish is permitted.)
(6)
The construction of a fence or wall shall be subject to the approval by the Board of Directors, or a committee established by the Board of Directors, of a homeowner's association, or condo association operating within and for a residential community in the Township of Westampton, where one exists, in which case the decision of the homeowner's association shall control.
(7)
Allowed materials. Fences and walls shall be made of high quality, durable materials that require low maintenance. Acceptable materials for a fence include: chain link, wood, brick, masonry block, stone, tubular steel, wrought iron, vinyl, composite/recycled materials (hardy board), or other manufactured material or combination of materials commonly used for fencing.
(8)
Prohibited materials. Fences and walls shall not be made of or contain:
(a)
Scrap materials such as scrap lumber and scrap metal.
(b)
Materials not typically used or designated/manufactured for fencing such as metal roofing panels, corrugated or sheet metal, tarps, or plywood; unless this type of material is utilized by necessity to effect immediate repair of fencing, whether in whole or in part, for a period not to exceed 60 days.
F.
Grading. Lots where fill material is deposited shall have clean fill or topsoil graded to allow complete surface drainage of the lot into local storm sewer systems or natural drainagecourses. No regrading of a lot shall be permitted which would create or aggravate water stagnation or a drainage problem on site or on adjacent properties or which will violate the provisions regulating soil erosion and sediment control, soil removal, development in wetlands or floodplains contained in the state law or any developmental ordinance of the Township. Grading shall be limited to areas shown on the approved site plan or subdivision. Any topsoil disturbed during approved excavation and grading operations shall be redistributed throughout the site.
G.
Lighting. All area lighting shall provide for nonglare, color-corrected lights focused downward or translucent fixtures with shields around the light source. The light intensity provided at ground level shall average a maximum of 0.5 footcandle over the entire area. For each fixture and lighted sign, the total quantity of light radiated above a horizontal plane passing through the light source shall not exceed 7 1/2% of the total quantity of light emitted from the light source. Any other outdoor lighting shall be shown on the site plan in sufficient detail to allow determination of the effects at the property line and on nearby streets, driveways, residences and overhead sky glow. The objective of these specifications is to minimize undesirable off-site effects. No lighting shall shine directly or reflect into windows or onto streets and driveways in such a manner as to interfere with driver vision. No lighting shall be of a yellow, red, green or blue beam nor be of a rotating, pulsating beam or other intermittent frequency. The intensity of such light sources, light shielding, the direction and reflection of the lighting and similar characteristics shall be subject to site plan approval by the Land Development Board.
H.
Lot areas. Where two or more adjoining lots are under the same ownership and one or more of said lots do not conform to the minimum area or dimension requirements for the zone in which they are located, the lots shall be considered as a single lot, and the provisions of this section shall apply.
I.
Multiple uses for commercial and industrial sites; multiple buildings for multifamily housing projects. Shopping centers and industrial complexes receiving site plan approval where all buildings are designed as a united and comprehensive plan in accordance with the applicable zoning district standards may have more than one building on a lot and more than one use within a building. Multifamily residential housing developments may have more than one principal residential building on the site.
J.
Nonconforming uses, structures or lots. The lawful use of land, buildings or structures existing on the effective date hereof may be continued upon the lot or in the structure so occupied, and any such structure may be restored or repaired in the event of partial destruction thereof. However, none shall be enlarged, extended, relocated, converted to another use or altered, except in conformity with this chapter, except as permitted below.
(1)
The prospective purchaser, prospective mortgagee or any other person interested in any land upon which a nonconforming use or structure exists may apply, in writing, for the issuance of a certificate certifying that the use or structure existed before the adoption of this chapter, which rendered the use or structure nonconforming. The applicant shall have the burden of proof. Applications pursuant hereto may be made to the administrative officer within one year of the adoption of this chapter, which rendered the use or structure nonconforming, or at any time to the Board of Adjustment. The administrative officer shall be entitled to demand and receive for such certificate issued by him a reasonable fee not in excess of $10. The fees collected by the official shall be paid by him to the municipality. Denial by the administrative officer shall be appealable to the Zoning Board of Adjustment.
(2)
Abandonment. A nonconforming use shall be adjudged as abandonment when the tenant or owner displays intent of cessation and/or the nonconforming use is discontinued for a period of at least 12 consecutive months.
(3)
Conversion to permitted use.
(a)
Any nonconforming building, structure or use changed to conform to the provisions of this chapter shall not be changed back to a nonconforming status.
(b)
Any nonconforming use or structure existing at the time of the passage of this chapter may be continued upon the lot or in the structure so occupied, and any such structure may be restored or repaired in the event of partial destruction thereof.
(4)
Repairs and maintenance. Repairs and maintenance may be made to a nonconforming use, structure or lot, provided that the repair and maintenance work does not change the use of the building, increase the area of a lot used for a nonconforming purpose or otherwise increase the nonconformity in any manner.
(5)
Sale. Any nonconforming use, structure or lot may be sold and continue to function in the same nonconforming manner.
(6)
Nonconforming lots and structures. In all residential zones, any lawfully existing nonconforming structure which has been and will continue to be used for a permitted principal use may be expanded without further relief subject to the following limitations:
(a)
Lots developed with single-family or duplex dwellings which are nonconforming relative to a yard or lot area requirement may have an addition to the conforming portion of the dwelling, provided that the addition conforms with applicable yard requirements.
(b)
Lots developed with single-family or duplex dwellings which are nonconforming relative to bulk requirements may have an addition to the nonconforming portion of the dwelling, provided that any additions that violated a setback requirement may be constructed to continue the existing building setback but shall not be permitted to encroach further into the required setback than the existing structure.
(c)
The gross floor area of the addition referred to in § 250-22J(6)(b) which would otherwise violate the bulk requirements of the zone shall not exceed 25% of the lawfully existing nonconforming building.
(d)
Regardless of the size of the expansion or the number of existing nonconformities, only one such expansion shall be permitted without relief from the Land Development Board.
(7)
Existing lots. Any vacant lot, as recorded at the time of passage of this chapter, that is located in Residential Districts R-2, R-3, R-4 or R-6 and fails to comply with the minimum requirements of this chapter may be used for any permitted principal use in the district in which it lies, provided that the following requirements are complied with:
(a)
In unsewered areas, the lot shall be at least one acre in size and the bulk requirements shall be as specified for one-acre lots in the R-1 Zone.
(b)
In sewered areas, the lot shall be at least 10,000 square feet, and the bulk requirements shall be in accordance with the following schedule:
10,000 to 14,999 Square Feet | 15,000 to 19,999 Square Feet | ||
|---|---|---|---|
Minimum lot width at building | 75 feet | 100 feet | |
Minimum front yard | 25 feet | 30 feet | |
Minimum rear yard | 25 feet | 25 feet | |
Minimum side yard both | 20 feet | 30 feet | |
Minimum side yard one | 8 feet | 12 feet | |
Maximum height | 35 feet | 35 feet | |
Maximum building coverage | 30% | 20% |
K.
Commercial and recreational vehicles in residential zones.
(1)
No person shall park on any street in the municipality any truck, bus, trailer or tractor, the gross registered weight of which exceeds 8,000 pounds. Trucks over four tons registered gross weight are hereby excluded from municipally owned residential streets except for the pickup and delivery of materials on such streets.
(2)
Nothing within this chapter shall be construed as preventing vehicles exceeding a gross registered weight of 8,000 pounds from making deliveries of merchandise within a residential zone or as prohibiting any vehicle exceeding the gross registered weight of 8,000 pounds used by any public utility company in connection with the construction, installation, operation or maintenance being used for such purposes. Neither shall this chapter be construed as preventing vehicles exceeding a gross registered weight of 8,000 pounds from being used in cases of emergencies within a residential zone of the Township in order to preserve and protect persons and property within the residential zone.
(3)
Recreation vehicles may be parked outside, in the driveway or in side or rear yard areas only, with a limit of one recreation vehicle per family permitted outside a building. Recreation vehicles so parked shall not be used for temporary or permanent residential purposes. Further guidelines are outlined in Chapter 235, Vehicles, Recreational.
L.
Performance standards.
(1)
Electricity. Electronic equipment shall be shielded so there is no interference with any radio or television reception beyond the operator's property as the result of the operation of such equipment.
(2)
Glare. No use shall direct or reflect a steady or flashing light beyond its lot lines. Exterior lighting and lighting resulting from any manufacturing or assembly operations shall be shielded, buffered and directed as approved on the site plan so that any glare, direct light or reflection will not interfere with the normal use of nearby properties, dwelling units and streets.
(3)
Air, water and environmental pollution. No use shall emit heat, odor, vibrations, noise or any other pollutant into the ground, water or air that exceeds the most stringent applicable state and federal regulation. No building permit, zoning permit or certificate of occupancy shall be issued for any use until a state permit has been issued, where a state permit is required, to ascertain and approve the level of emission, quality of emission, type and quality of emission control and such other state regulations governing the emission of pollutants into the ground, water or air.
(4)
Dust, fumes, vapor, mists, gases, fly ash and odors. Dust, fumes, vapors, mists, gases, fly ash or odors shall not be allowed to be discharged into the atmosphere in such quantities or at such levels as to cause injury, detriment of annoyance to persons on other properties or endanger their comfort, repose, health or safety or in such quantities or at such levels as to cause property damage or damage to agriculture on other properties.
(5)
Smoke. The emission of any smoke from any source whatever to a density greater than that density described as No. 2 on the Ringelmann Smoke Chart, or equivalent, is prohibited. The Ringelmann Smoke Chart, as published and used by the Bureau of Mines, United States Department of the Interior, or an equivalent based thereon, is hereby adopted and made a part of these regulations.
(6)
Ground vibrations. Every use shall be so operated that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point along the property line of that use.
(7)
Storage and water disposal. No materials or wastes shall be deposited upon a lot in such form or manner that they can be transferred off the lot, directly or indirectly, by natural forces such as precipitation, evaporation or wind. All materials or wastes which might create a pollutant, be a safety hazard or be a health hazard shall be stored indoors or be enclosed in appropriate containers to eliminate such pollutant or hazard.
(8)
Sound. The volume of sound inherently and recurrently generated by any use shall not exceed the standards set forth below at any point along the boundaries of the district in which such use is located.
(a)
Sound levels shall be measured with a sound-level meter and associated octave-band filter manufactured according to the most recent standards prescribed by the American Standards Association.
(b)
Objectionable sounds of an intermittent nature shall be controlled so as not to become detrimental or a menace to the health of the inhabitants outside of the district and so that the intermittent sounds are or may become an annoyance or interfere. with the comfort or general well-being of the inhabitants outside of the district.
(c)
Maximum sound-pressure levels shall conform to the following table:
Octave Band (cycles per second) | Maximum Sound Pressure Level [decibels (0.0002 dyne per square centimeter)] |
|---|---|
0 to 74 | 72 |
75 to 149 | 67 |
150 to 299 | 59 |
300 to 599 | 52 |
600 to 1,199 | 46 |
1,200 to 2,399 | 40 |
2,400 to 4,800 | 34 |
Above 4,800 | 32 |
M.
Principal use. No residential lot shall have situated upon it more than one principal permitted use.
N.
Prohibited uses in all zones:
(1)
Any use not specifically permitted in a zone established by this chapter is prohibited from that zone.
(2)
The following uses and activities are specifically prohibited in any zone, district, place or area of the Township of Westampton:
(a)
Acetylene manufacture or storage.
(b)
Asphalt or coal-tar manufacture.
(c)
Celluloid, plastic or rubber manufacture.
(d)
Creosote manufacture or treatment.
(e)
Fat rendering, soap, tallow, grease or lard manufacture.
(f)
Gas manufacture or storage in excess of 50,000 cubic feet.
(g)
Match manufacture.
(h)
Storage of gasoline in excess of 50,000 gallons.
(i)
Tanning, curing or storage of rawhides.
(j)
Tar distillation or manufacture.
(k)
Fertilizer manufacture.
(l)
Explosive manufacture or storage.
(m)
Petroleum refining or processing.
(n)
Manufacture of combustible, flammable or volatile materials in any amount or storage of the same as a principal use.
(o)
Junkyards, junk businesses or automobile junkyards or wrecking yards.
(q)
Parking of trailer portion of tractor-trailer containerized unit for on-site permanent storage purposes for more than 15 days.
O.
Frontage on an improved street. Every principal building shall be built upon a lot with frontage on a public or private street which has been improved to Township standards or for which such improvements have been insured by posting a performance guaranty pursuant to the provisions of the Land Subdivision chapter of the Code of Ordinances of the Township of Westampton.[3]
P.
Swimming pools. No swimming pool shall be located any nearer than that number of feet specified on the Schedule of Yard, Area and Bulk Requirements[4] to any rear or side property line or in any case nearer a street than a principal building to which it is an accessory except that swimming pools on lots 22 feet or 20 feet in width can have a four-foot side line setback for the pool only. Footage shall be measured from the water's edge. A permanent barrier, fence or obstruction not less than four feet nor more than five feet in height, so constructed as to enclose entirely the area on which the swimming pool is located and to bar all reasonable and normal access to the swimming pool, except through a substantial self-closing gate of the same height as the fence, equipped with facilities for locking said gate when the pool is unattended or unguarded, shall be provided for all swimming pools.
[4]
Editor's Note: The Schedule of Yard, Area and Bulk Requirements is located at the end of this chapter.
Q.
Off-street parking.
(1)
Off-street parking spaces, open-air or indoor, shall be provided with all new construction or the creation of new uses as specified in this chapter on the same lot as the use which they are intended to serve and shall be furnished with necessary passageways and driveways. All such space shall be deemed to be required space on the lots on which the use it serves is situated and shall not be encroached upon or reduced in any manner. All parking areas, passageways and driveways shall be surfaced with a dustless, durable, all-weather surface such as macadam or concrete, clearly marked for car spaces, and shall be adequately drained and subject to the approval of the Township Engineer.
(2)
The collective provision of off-street parking areas by two or more buildings or uses located on adjacent lots is permitted, provided that the total of such facilities shall not be less than the sum required of the separate buildings or uses.
(3)
All parking areas and appurtenant passageways and driveways serving business or industrial uses shall be illuminated adequately during the hours between sunset and sunrise when the use is in operation. Adequate shielding shall be provided by business and industrial users to protect adjacent residential zones from the glare of such illumination and from that of automobile headlights.
(4)
Access aisles and driveways to parking areas shall not be less than 25 feet in width. Aisles and driveways within parking areas shall have a minimum width as follows:
(5)
Where off-street parking is required under this chapter, a site plan shall be filed showing surfacing, landscaping, location and design of entrances, exits, marking and lighting, all of which shall be subject to the approval of the Land Development Board.
(6)
The size of required nonresidential parking spaces shall be as follows:
(a)
Nonemployee parking: 10 feet by 20 feet.
(b)
Employee parking: nine feet by 18 feet. Two-thirds of all parking for office use may be considered employee parking. Employee parking shall be physically separated from nonemployee parking.
(c)
Parallel parking spaces shall be 10 feet by 24 feet for nonemployee parking and nine feet by 22 feet for employee parking.
(d)
Nonparallel parking spaces may be reduced to a depth of 18 feet if the parking spaces abut a pedestrian walkway with a width of at least six feet or abut aisle dividers, landscaped islands or parking islands. The required width shall not be reduced.
(8)
For a one-family detached dwelling, two off-street parking spaces shall be provided for each dwelling unit, exclusive of garage.
R.
Off-street loading.
(1)
Each activity shall provide for off-street loading and unloading, with adequate ingress and egress from streets, and shall provide such area at the side or rear of the building. There shall be no loading or unloading from the street.
Commercial | Industrial | ||
|---|---|---|---|
Space size (feet) | 12 by 35 | 12 by 35 | |
First space | 1 per 5,000 square feet of gross floor area or fraction thereof | 1 per 8,000 square feet of gross floor area or fraction thereof | |
Additional spaces | 1 per 7,000 square feet of gross floor area or fraction thereof | Same as above |
(2)
A minimum of one space per use, except that where more than one use shall be located in one building or where multiple uses are designed as part of a shopping center or similar self-contained complex, the number of loading spaces shall be based on the cumulative number of square feet within the building or complex, shall be dispersed through the site to best serve the individual uses and shall have site plan approval.
(3)
There shall be at least one trash and garbage pickup location provided by each building, which shall be separated from the parking spaces by either a location within the building or in a pickup location outside the building, which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of the three. If located within the building, the doorway may serve both the loading and trash/garbage functions; and, if located outside the building, it may be located adjacent to or within the general loading areas, provided that the container in no way interferes with or restricts loading and unloading functions.
(4)
All off-street loading areas shall be lighted.
(5)
Loading area requirements may be met by combining the floor area of several commercial activities taking place under one roof and applying the above ratios.
(6)
No off-street loading and maneuvering areas shall be located in any front yard.
(7)
Loading spaces shall be located on the same lot as the use being served, may abut the building being served rather than requiring a setback from the building and shall be located to directly service the building for which the space is being provided.
T.
Curbing. All off-street parking and loading areas shall have concrete or Belgian-block curbing around the perimeter of the parking and loading areas and to separate major interior driveways from parking spaces. Curbing may also be installed within the parking or loading areas to define segments of the parking or loading areas. Concrete wheel blocks may be located within designated parking or loading spaces. All curbings shall be located in conjunction with the overall drainage plan. Curbing installed at locations requiring pedestrian or bicycle access over the curbing shall be designed with breaks in the curb height, with ramps from the street grade to the sidewalk. The breaks shall be either opposite each traffic lane or no less frequent than one every 65 feet along the curb.
U.
Drainage. All parking and loading shall have catch basins and drainage facilities installed in accordance with good engineering practices as approved by the Municipal Engineer. Where subbase conditions are of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of at least six inches to 12 inches below the proposed finished grade and filled with a suitable subbase material, as determined by the Municipal Engineer. Where required by the Engineer, a system of subsurface drains shall be constructed beneath the surface of the paving and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking area surfacing material shall be applied.
V.
Surfacing off-tract parking areas, loading and unloading areas, interior drives and aisles shall be paved with not less than four inches of compacted base course of plant-mixed bituminous stabilized base course, constructed in layers not more than two inches' compacted thickness (stab base) and a top course of a minimum two-inch-thick compacted wearing surface of bituminous concrete (FABC).
W.
Recreational facilities.
(1)
Active recreational facilities shall be provided for each residential development, whether of multifamily housing or single-family detached housing, when the development exceeds 14 dwelling units. Recreation facilities shall be provided in accordance with the table and provisions set forth below. On multifamily housing projects, the active recreation facilities shall be located in the twenty-percent-open-space area. For cluster housing developments, the active recreation facilities shall be located in that open space area derived as a result of clustering the dwelling units. In other single-family detached housing developments, an open space area sufficient in size to accommodate the active recreation facility plus the associated required off-street parking shall be set aside by the developer, in accordance with the table set forth below:
Type of Recreation Facility | Minimum Area | |
|---|---|---|
Tot lot | 6,000 square feet | |
Tennis court | 10,000 square feet, plus parking area | |
Basketball court | 8,000 square feet | |
Multipurpose field | 2 acres, plus parking area |
(2)
No active recreational area shall be less than 6,000 square feet in area nor less than 60 feet in width. All recreational areas shall be located convenient to dwelling units. Recreational areas shall be furnished with recreational equipment, as is set forth in the Subdivision Ordinance,[6] plus landscaping and benches and appropriately sized trash disposal containers for the facility to be constructed. Said trash containers shall be fenced, screened and landscaped as necessary, based upon the type of trash disposal facility. The number of recreational facilities shall be determined by the number of units, in accordance with the following table:
Dwelling Units | Tot Lots | Tennis Courts | Basketball Courts | Multipurpose Field |
|---|---|---|---|---|
1 to 14 | -- | -- | -- | -- |
15 to 50 | 1 | 1 | 1 | -- |
51 to 150 | 1 | 1 | 1 | -- |
151 to 200 | 2 | 2 | 2 | -- |
201 to 250 | 2 | 2 | 2 | 1 |
251 to 350 | 2 | 3 | 3 | 1 |
351 to 450 | 3 | 4 | 4 | 1 |
(3)
Parking spaces for off-street parking will be required for each tennis court and each multipurpose field in the same area and on the same site as that active recreation facility which it serves. Four parking spaces will be required for each tennis court, and 20 spaces will be required for each multipurpose field. Paving specifications for the off-street parking facility shall meet the parking standard for paving in the commercial area.
(4)
A buffer area 30 feet in width shall surround the nonstreet side of each active recreational area and the parking area required to support the same. Said buffer area shall be designed, developed and maintained in accordance with the provisions for buffers set forth in § 250-22B of this chapter, particularly Subsection B(5)(a) thereof. Landscaping within the active recreation area itself may be used as a basis for the request for a reduction of the screening within the buffer area, and the type of active recreation facility which is bounded by a portion of the perimeter property line may also be used as a basis for a request for a reduction of the screening requirements (i.e., outfield of multipurpose field, as opposed to infield or foul lines, or tot lot, as opposed to basketball court or tennis court). The adequacy of the buffering, landscaping and screening must be approved by the Township Engineer and/or the Township Planning Consultant as part of the landscape plan presented to the reviewing authority.
(5)
Recreational facilities for a type different than those mentioned above may be proposed for substitution by the developer and submitted for approval of the Board. Recreational facilities shall be substituted on a dollar-for-dollar cost basis with cost figures submitted by the developer and shall be of a type to serve the same age group for whose use the original recreational facility was intended.
(6)
Recreational facilities proposed for any section of the development receiving final plat approval shall be completed prior to issuance of 50% of the certificate of occupancy for said section and prior to issuance of the building permits for any abutting and adjacent dwelling unit.
(7)
All active recreational facilities shall be so located where they are easily accessible for police review and inspection so as to maintain safety, peace and order in the community.
(8)
Where two or more developments are proposed for construction or are in the process of construction, which developments are either adjacent to one another or are in close proximity to one another, the number of dwelling units in the two developments shall be added together to determine the type of recreation facilities needed for the area, and the responsibility for providing and constructing the recreation facilities so determined shall be allocated proportionately between or among the developments.
X.
Flags and flagpoles.
(1)
Flagpoles.
(a)
Number of flagpoles. One flagpole is permitted for each lot, except that lots in excess of five acres shall be permitted up to three flagpoles.
(b)
Height of flagpoles. Flagpoles in residential zones or on lots used for residential purposes shall not exceed 25 feet in height. Flagpoles in nonresidential zones shall not exceed 35 feet in height.
(c)
Flagpole setbacks. In residential zones, the minimum setback is 25 feet. In nonresidential zones, the minimum setback is 35 feet.
(d)
Permits required. Building and zoning permits are required for each flagpole.
(2)
Flags, number and size. For each detached dwelling unit, two flags, each not greater than 24 square feet in size, may be displayed. In all multifamily developments and in all nonresidential zones, three flags, each not greater than 40 square feet in size, may be displayed.
Y.
Temporary storage buildings.
(1)
In all single-family detached housing districts, temporary storage buildings shall be permitted, subject to the following:
(a)
Number: One per lot containing a single-family detached dwelling unit.
(b)
Location: Shall be in the rear yard and shall satisfy the setback requirements for accessory buildings contained in § 250-22A.
(c)
Size: Shall not exceed 200 square feet or 12 feet in height.
(d)
Material: Covering material is limited to canvas; supports may be either wood or metal.
(e)
Duration: Shall be permitted for a maximum of 180 days.
(f)
Permits: An application for a zoning permit shall be made to the Township Construction Official. Permits shall not be extended or renewed beyond the permitted 180 days. The property owner shall not receive more than one permit in any one year.
(2)
All temporary storage buildings that do not satisfy all of the requirements of this subsection shall be considered permanent accessory structures and shall satisfy all building and zoning requirements for permanent accessory buildings.
Z.
Existing communication towers.
(1)
Additional antennas may be added to a non-conforming communications tower and ground-mounted support equipment may be added to a communications tower base complex in any zoning district, subject to the following:
(a)
The tower shall be preexisting.
(b)
No increase in the overall height of the tower shall be permitted.
(c)
A structural analysis indicating the ability of the tower to support the additional antennas shall be submitted to the Township Construction Official for review and approval.
(d)
No expansion of the lot area, leased area or fenced base complex area shall be permitted.
(e)
An applicant shall demonstrate the need for the additional antennas and/or support equipment in order to satisfy federal licensing requirements.
(f)
An applicant for additional antennas and/or additional ground-mounted support equipment shall receive a zoning permit approval from the Township Zoning Officer.
(2)
An applicant shall satisfy all of the requirements set forth in this subsection or the applicant shall apply for a use variance in addition to a minor site plan.