This is a summary table for general overview purposes only. This table is not part of this chapter. Please see the actual text of this chapter.

(Allowed in All Districts)

This is a summary table for general overview purposes only. This table is not part of this chapter. Please see the actual chapter text.

General regulations applicable to all districts.

A. Limit of one principal use. No more than one principal use shall be permitted on a lot unless specifically permitted by this chapter.

B. Principal buildings.

(1) If two or more principal buildings are located on a lot, each principal building shall conform to all requirements of this chapter as if each building were on a separate lot. The required land development plan shall comply with all the standards and improvements required by Chapter 205, Subdivision and Land Development.

(2) Street frontage required and flag lots.

(a) Every principal building shall be built upon a lot with frontage upon a public or private street improved to meet township standards or for which such improvements have been ensured by the posting of a performance guaranty pursuant to Chapter 205, Subdivision and Land Development.

(b) Flag lots (also known as "pole lots").

[1] A flag lot, as illustrated in the Appendix, is a lot that does not meet the minimum lot width requirement at the minimum (front yard) building setback line and/or at the street line, and which includes an elongated extension to connect the bulk of a lot to a street.

[2] The creation of an individual flag lot shall be permitted by right, provided that all of the following conditions are met:

[a] The lot shall meet the minimum lot width established in the applicable zoning district. [Amended 6-1-1999 by Ord. No. 129-D-99]

[b] The pole portion of the lot (which is the portion that does not meet the minimum lot width at the minimum building setback line) shall not exceed 400 feet in length as measured from the street right-of-way, and the pole portion shall be part of the lot (versus being an easement).

[c] A maximum total of one flag lot may be created from each parent lot (see definition in § 240-6) that existed as a single and separate lot of record at the time of adoption of this chapter.

[d] The applicant shall prove to the satisfaction of the township that the proposed driveway will have adequate access for emergency vehicles.

[e] The pole portion of the flag lot shall maintain an absolute minimum lot width of 40 feet for its full length.

[f] All lots, including but not limited to new and parent lots, shall meet the applicable minimum lot area and building setbacks.

(c) See Sketch G in the Appendix.

C. Maximum height of buildings and structures. [Amended 5-7-2002 by Ord. No. 129-K-02 ]

(1) Unless specifically permitted, no building or structure shall exceed the maximum height of buildings specified in this chapter, except that the regulations shall not apply to church steeples which are usually placed above the roof level and are not intended for human occupancy.

(2) Structures such as flagpoles, windmills, watertowers, silos, solar energy collectors and the equipment used for the mounting of such collectors shall be subject to and shall not exceed the maximum permitted building height unless a special exception is granted by the Zoning Hearing Board and the Board affirmatively finds that such structure is proposed, designed, intended and limited in use only to such purpose. In such case, the Board may approve such increased height as is proven by the applicant to be warranted by the functional needs of the structure, subject to such reasonable limitations and conditions as the Board shall impose, provided the height allowed by the Board shall not exceed two times the permitted building height absent the Board's granting of a variance and provided, further, that no structure shall significantly impair solar access of adjacent buildings or solar collector locations.

**Webmasters Note: The previous subsection, C., has been amended as per Ordinance No. 129-K-02.

D. Lot and yard requirements and sight distance.

**Webmasters Note: The previous sections, 240-22 through 240-23.D, have been amended as per a supplement dated 3/30/02.

(1) Lot area and yard requirements. The lot or yard requirements for any new building or use shall not include any part of a lot that is required by any other building or use to comply with the requirements of this chapter. No required lot area or yard shall include any property, the ownership of which has been transferred subsequent to the effective date of this chapter if such property was a part of the area required for compliance with the dimensional requirements applicable to the lot from which such transfer was made.

(2) Minimum lot area and lot area per dwelling unit. Where a minimurn lot area is specified, no principal building or use shall be erected or established on any lot of lesser area, except as may be permitted in Subsection D(4).

(3) Minimum lot width. Where a minimum lot width is specified, no principal building shall be erected on any part of a lot which has a width of less than is specified in the appropriate zoning district except as may be permitted by Subsection D.

(4) Exceptions to minimum lot areas and yards for nonconforming lots. A building may be constructed on any lot which was lawful when created and which, prior to the effective date of this chapter, was in sin-le and separate ownership duly recorded by plan or deed, provided that the yard requirements are observed.

(5) Spacing of nonresidential buildings on the same lot.

(a) Where two or more nonresidential principal buildings are proposed to be built on a lot in one ownership, each such building shall be separated from another such building by at least twice the minimum side yard requirement for each respective building in the zoning district.

(b) In the case of a building such as a shopping center, an office center or other similar building where there is a row of individual uses, this side yard requirement applies to the building rather than to the individual uses.

(6) Through lots. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages.

(7) Front and side yards of comer lots. On a comer lot, the yard adjoining a side street shall equal the required front yard for lots facing that street.

(8) Front yard regulations. Where a minimum depth of a front yard is specified in a district, an open space of at least the specified depth shall be provided between the street line or lines and the nearest point of any building or structure, except when permitted elsewhere in this chapter.

(9) Side and rear yard requirements. Where a minimum width of side yard or depth of rear yard is specified, no building structure or tennis court shall be erected within the specified distance from either side lot line or rear lot line, except when specifically permitted elsewhere in this chapter.

(10) Exception to the required yards. Subject to Subsection D(11), the district's yard requirements shall not apply to an arbor, open trellis, flagpole, unroofed steps, unroofed terrace, recreational or drying yard awning or movable canopy which projects no more than 10 feet, or an open fire escape or unroofed porch which extends no more than six feet into any yard.

(11) Sight distance at intersections. Whenever a new street (public or private), accessway or driveway intersects a public or arterial street, the applicant shall establish a clear sight triangle that would provide sight distance meeting standards of PADOT, as amended. Such PADOT standards shall be used regardless of whether a state-owned or township-owned street is involved. Vegetation and other visual obstructions within this triangle shall be limited to a height of not more than two feet above the centerline grade with the exception of official postal mailboxes, sign posts and tree trunks which shall be excluded from this two-foot minimum height requirement.

General performance standards applicable to all districts.

A. Nuisances prohibited. No land or structure in any zoning district shall be used or occupied in any manner that creates any dangerous, injurious, noxious or otherwise objectionable condition; fire, explosive or other hazards; noise or vibration; smoke, dust, odor or other form of air pollution; heat, electromagnetic or other radiation or other condition in such a manner or in such amount as to affect adversely the reasonable use or value of the surrounding area or adjoining premises; or be dangerous to public health or safety.

B. Performance standards procedure.

(1) With the exception of residential uses, the applicant for a zoning permit for any other principal or accessory use shall include with such application an affidavit acknowledging his understanding of the performance standards specified herein and applicable to such use and affirming his agreement to conduct or operate such use at all times in conformance with such standards.

(2) Where the nature of the proposed use would make compliance with the applicable standards questionable, the Zoning Officer may require the applicant to submit plans of the proposed construction and a description of the proposed machinery, operations, products and specifications for the mechanisms and techniques to be used in restricting the emission of any dangerous and objectionable elements listed in this section; provided, however, that no applicant shall be required to reveal the secret details of industrial or trade data and may specify that the plans or other information submitted pursuant to this section shall be treated as confidential matter.

(3) Regardless of whether or not a use is required to comply with the procedure specified in Subsection B(2), every use shall comply with the performance standards themselves.

C. Noise control.

(1) No person shall operate or cause to be operated, on private or public property, any source of continuous sound (any sound which is static, fluctuating or intermittent with a recurrence greater than one time in any fifteen-second interval) in such a manner as to create a sound level which exceeds the limits set forth for the receiving land use category in the following table when measured at or within the property boundary of the receiving land use.

(2) For any source of sound which emits a pure tone, the maximum sound level limits set forth in the above table shall be reduced by 5 dBA. For any source of sound which emits an impulsive sound (a sound of short duration, with an abrupt onset and rapid decay and an occurrence of not more than one time in any fifteen-second interval) the excursions of sound pressure level shall not exceed 20 dBA over the ambient sound pressure level, regardless of time of day or night or receiving land use. Such analysis should be based upon using the fast meter characteristic of a Type II meter, meeting either ANSI specifications S 1.4 1971 or a later standard.

(3) The maximum permissible sound levels by the receiving land use category as listed in the previous table shall not apply to any of the following noise sources:

(a) The emission of sound for the purpose of alerting persons to the existence of an emergency.

(b) Emergency work to provide electricity, water or other public utilities when public health or safety are involved.

(c) Domestic power tools.

(d) Explosives and construction operations.

(e) Agriculture.

(f) Motor vehicle operations.

(g) Public celebrations specifically authorized by the township.

(h) Surface carriers engaged in commerce by railroad.

(i) The unamplified human voice.

D. Vibration control. Operating or permitting the operation of any device that creates vibration which is above the vibration perception threshold of an individual at or beyond the property boundary of the source, if on private property or at 50 feet from the source or if on a public space or public night-of-way, shall be prohibited. For the purposes of this section, "vibration perception threshold" means the minimum ground- or structure-borne vibrational motion necessary to cause a normal person to be aware of the vibration by such direct means, including but not limited to sensation by touch or visual observation of moving objects.

E. Outdoor storage

(1) No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground except for tanks or drums of less than 600 gallons of fuel directly connecting with energy devices, heating devices or appliances located and operated on the same lot as the tanks or drums of fuel.

(2) All outdoor storage facilities for fuel, raw materials and products stored outdoors, including those permitted in Subsection E(1) above, shall be enclosed by a fence of a type, construction and size as shall be adequate to protect and conceal the facilities from any adjacent properties. Fencing shall not only encompass the question of safety, but also of screening, and the screening shall preferably be evergreeen trees national Occupational Safety and Health Administration (OSHA) regulations shall be met.

(3) No materials or wastes shall be deposited upon a lot in such form or manner that they may be transported off by natural causes or forces, nor shall any substance which can contaminate groundwater or surface water or otherwise render groundwater or surface water undesirable as a source of water supply or recreation or which will destroy aquatic life be allowed to enter any groundwater or surface water. Applicable Department of Environmental Protection regulations shall apply.

(4) All materials or wastes which might cause fumes or dust, which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects, shall be stored outdoors only if enclosed in containers adequate to eliminate such hazards. Applicable Department of Environmental Protection and national OSHA regulations shall apply.

(5) Outdoor storage of junk other than within an approved junkyard (see definition in §240-6) shall be prohibited in all zoning districts within the township.

F. Sewage treatment and disposal control. All methods of sewage and waste treatment and disposal shall be approved by the Pennsylvania Department of Environmental Protection and in accordance with the sewage facilities plan for the township.

G. Dust, dirt, smoke, vapors, gases and odors.

(1) All uses shall comply with all applicable state and federal laws and regulations controlling air pollution, dust, smoke, vapors, gases and odors.

(2) No use shall generate dust, smoke, soot, glare or odors that travel beyond the subject property, causing nuisances that would be significantly offensive to reasonable persons of ordinary sensitivities.

H. Light and glare control.

(1) All uses shall minimize the production of glare that is perceptible beyond the property line of the lot on which the operation is situated, through the use of shielding luminaire reflectors or other suitable measures, minimizing the intensity of lighting No more than 0.5 footcandle of light from lighting or signs shall fall upon any residential lot between the hours of 9:00 p.m and 6:00 a.m.

(2) No lighting shall shine onto a street in such a way as to threaten to cause distractions or glare for passing motorists. All light sources shall be directed or covered with a translucent cover or other suitable measure to prevent the actual source of the lighting (such as the filament of an incandescent bulb) from being visible from another lot or a street.

I. Electric, diesel, gas or other power. Every use requiring power shall be so operated that any service lines, substation, etc., shall conform to the highest applicable safety requirements, shall be constructed, installed, etc., so that they will be an integral part of the architectural features of the plant, or if visible from abutting residential properties, shall be concealed by evergreen planting

J. Control of radioactivity. Activities which may emit radioactivity beyond enclosed areas shall comply with all applicable regulations of the Pennsylvania Department of Environmental Protection and the Federal Nuclear Regulatory Commission.

K. Control of electrical emissions. No electrical disturbances (except for routine domestic household appliances) shall be permitted to adversely affect any equipment on another lot or within another dwelling unit. (See applicable Federal Communications Commission regulations.)

Environmental protection requirements applicable to all districts.

A. Environmental preservation required. All uses shall be developed in a manner consistent with the preservation of the quality of the existing environment and of any natural amenities present on the site. Such uses shall provide for the preservation and proper management of natural drainage systems, minimizing of grading and removal of attractive vegetation, preservation of substantial stands of trees and forested areas, specimen trees and the preservation of attractive views and any other natural features existing on the site.

B. Filling, excavation and grading. All activities which require filling, excavation or grading shall comply with Chapter 131, Erosion and Sediment Control, as amended or superseded. All earthmoving activities shall comply with any officially submitted sedimentation and erosion control plan as a condition of a zoning permit.

C. Steep slopes. The following provisions shall apply if a new principal building(s) is proposed to be located upon any area(s) with a natural slope of 15% or steeper at the time of adoption of this chapter.

(1) Definition of buildable area. This term shall mean a land area required by this section to be shown on official development plans that establishes the portion of a lot within which a principal building can be constructed. The buildable area shall not include areas within the required yards. The buildable area shall be contiguous and generally regular in shape.

(2) Residential development.

(a) Each proposed lot intended for a single-family detached residential dwelling shall contain a buildable area [as defined in Subsection C(1) ] containing not less than 5,000 square feet. This area shall have an average slope of 15% or less as measured in accordance with Subsection C(6) . If this condition cannot be met, the applicant shall provide the information required under Subsection C(5) (d) [3] or the applicant may voluntarily limit the extent of the buildable area to avoid the steep slopes.

[1] If such buildable area includes more than 500 square feet of a slope of 15% or greater, then the minimum lot area for that lot shall be increased to one acre and a maximum impervious coverage of 10% shall be established.

[2] For buildings on a slope over 25%, see Subsection C(5) below.

(b) All lots shall be accessible and have access from an existing or approved street by means of a driveway having a maximum grade of 15% and a maximum grade of 4% within the right-of-way or within 15 feet of the cartway (whichever is greater) .

(c) In the case of lots utilizing an on-site sewage disposal system, in addition to such buildable area, there shall be sufficient area for the primary sewage disposal field and an alternate field, in accordance with applicable township or Department of Environmental Protection regulations. Prior to the lot being created, the applicant shall provide evidence from a state-certified sewage enforcement officer that such primary and alternate field sites will meet state regulations.

(d) All natural vegetation shall be maintained on all slopes of 15% or greater, unless the applicant submits a landscape plan prepared by a landscape architect that provides for replacement of existing vegetation. (See Sketch H in the Appendix. )

(3) Nonresidential development.

(a) Any new lot intended for a principal nonresidential building shall provide a buildable area at least equal to the projected horizontal area of the proposed principal building, plus the additional area required for parking in conformance with this chapter. This area shall have an average slope no greater than 10%, as measured in accordance with § 240-25C(6) .

(b) The building site shall be accessed from an existing or approved street by means of an adequately and properly designed driveway having a maximum grade of 10%, and a maximum grade of 4% within the right-of-way or within 25 feet of the cartway (whichever is greater) .

(c) In the case of lots utilizing an on-site sewage disposal system, in addition to such buildable area, there shall be sufficient area for the primary sewage disposal field and alternate field, in accordance with applicable township or Department of Environmental Protection regulations. Prior to the lot being created, the applicant shall provide evidence from a state-certified sewage enforcement officer that such primary and alternate field sites will meet state regulations.

(4) Development plans required. Building, grading and landscaping plans shall be required for proposed developments located in areas which have a slope in excess of 15%. The plans shall describe methods to manage stormwater runoff and to prevent erosion and shall state the entity or person responsible for such measures being carried out. The slope provisions of this chapter shall be based upon natural slopes that existed at the time of adoption of this chapter. The provisions of this section shall not be circumvented by grading a site prior to applying for a township permit or approval.

(5) Slopes in excess of 25%. The following are the only principal uses permitted in areas where the natural grade of a slope exceeds 25% over a contiguous area of greater than 500 square feet:

(a) Parks and outdoor recreational uses so long as their activities do not conflict with the use of the land as a watershed.

(b) Tree farming, forestry and other farm uses (if permitted by the applicable district regulations and subject to § 240-34) when conducted in conformance with the conservation practices that ensure adequate protection against soil erosion.

(c) No principal building(s) other than a single-family detached dwelling shall be constructed on an area of over 500 square feet of 25% or greater natural slope.

(d) A single-family detached dwelling or a portion thereof may only be constructed on an area that includes over 500 square feet of 25% or greater natural slope if:

[1] The building(s) is constructed in such a manner which does not alter the existing grade and natural soil conditions.

[2] The lot has a maximum impervious coverage of 5% and a minimum lot area of three acres.

[3] The applicant supplies the following:

[a] A site plan of the property, indicating existing grades with contour lines at two-foot intervals and proposed grades.

[b] A landscaping plan, indicating proposed paved areas, storm drainage facilities and ground cover, as well as trees and ornamental shrub locations.

[c] Architectural plans, elevations and sections.

[d] A statement prepared by an architect or other qualified state-registered professional describing the building methods to be used in overcoming foundation and other structural problems created by slope conditions, preserving the natural watersheds and preventing soil erosion.

(6) Measurement of steep slopes.

(a) Slope contours shall be submitted at two-foot elevation intervals to determine compliance with this section.

(b) Unless otherwise stated, steep slopes shall be identified whenever they are present across any fifty-foot horizontal length.

(7) Erosion control. The following requirements shall apply when earthmoving occurs on slopes over 15%:

(a) Stripping of vegetation, regrading or other earthmoving shall be done in such a way that will minimize erosion. The earthmoving performed shall keep cut and fill operations to a minimum.

(b) Wherever feasible, natural vegetation (other than noxious weeds) shall be retained, protected and supplemented.

(c) The disturbed land area and the duration of exposure shall be kept to a practical minimum.

(d) Temporary vegetation or mulching shall be used to protect slopes over 15% and areas within 50 feet of a bank of a waterway during the earthmoving process.

D. Areas with high water table. No area which has a year-round or seasonal high water table which comes to within four feet of the ground surface may be used in such a way that directly by means of effluent discharge into the ground or indirectly through the leaching of stored materials could result in the pollution of the groundwater. The determination of such hazards shall be made by the appropriate state agency and/or by a qualified sanitary engineer, geologist or soil scientist approved by the Board of Supervisors.

E. Wetlands.

(1) Studies. If the Zoning Officer, Planning Commission or Township Engineer has reason to believe that a portion of a site proposed to be altered may be a wetland under federal and/or state regulations, then the Zoning Officer may require the applicant to provide a study by a qualified wetlands scientist or wetlands ecologist to delineate any wetlands on official plans submitted to the township. However, the township does not accept responsibility for identifying all wetlands or to warn parties of such possibilities.

(2) Permits. All permits of the township are issued on the condition that the applicant, property-owners, developers and builders comply with federal and state wetland regulations. Any such permit may be revoked or suspended by the Zoning Officer until such party proves compliance with those regulations.

(3) Setbacks. No structure or part thereof shall be constructed within 20 feet of areas identified as a wetland under federal or state regulations. Such setback is intended to allow space for movement of construction equipment. [Amended 3-18-2003 by Ord. No. 129-D-03]

F. Serpentine rock formations.

(1) All serpentine rock formations must be identified on the subdivision/land development plans.

(2) No development of serpentine rock formations in these areas will be allowed without proper federal and state permits.

(3) Where serpentine rock formations have been identified, the developer must have the area surveyed by a qualified botanist to identify any rare or endangered plants. If found, this information must be kept confidential and provided only to the township and appropriate federal or state authorities.

**Webmasters Note: The previous section has been amended as per Ordinance No. 129-D-03.