articleelibrary.pacounties.org/documents/crawford_county/961; west mead...article article 1. article...

I I I I I I I I I I I I I I I I I I 1

A r t i c l e

ARTICLE 1.

ARTICLE 2.

ARTICLE 3.

ARTICLE 4.

ARTICLE 5. \

Sect ion 502 Section 503 Section 504 Sec t ion 505 Section 506 Section 507

Section 508 Section 509 Section 510 Section 511

ARTICLE 6 .

Section 601 Section 602 Sec t ion 603

Sec t ion 604 Sec t ion 605 Section 606 Sec t ion 607 Sec t ion 608 Section 609 Section 610 Section 611 Section 612

Sec t ion 613

Section 614

Sec t ion 615

Sec t ion 616

Sec t ion 617

Section 618

TABLE OF CONTENTS

T i t l e

GENERAL PROVISIONS

OBJECTIVES

DEFINITIONS

THE OFFICIAL ZONING MAP

ESTABLISHMENT, PURPOSE AND REGULATIONS OF ZONING DISTRICT

General Regulations Agr i cu l tu ra l D i s t r i c t , A Rural Res iden t i a l D i s t r i c t , RR Low Density Res iden t i a l D i s t r i c t , LDR Medium Density Res iden t i a l D i s t r i c t , MDR Medium Density Res iden t i a l Spec ia l

Commercial-Neighborhood D i s t r i c t , CN Light I n d u s t r i a l D i s t r i c t , L I General I n d u s t r i a l D i s t r i c t , G I Floodplain Overlay D i s t r i c t , FO, With

D i s t r i c t , MDRS

Subsections FW, FF and FA

SUPPLEMENTARY REGULATIONS

Home Occupation Home L o t Occupation Rela t ionship Between P r i n c i p a l And

Accessory U s e And/or S t ruc tu re Modular Home Standards Mobile Home Standards Conversion Dwelling Units Temporary S t ruc tu res And Residences Building Setback Line Modifications Access Drives And Of f - s t r ee t Parking Areas Access To L o t s C l e a r S i t e Distance A t Corner Lots Parking Major I t e m s Of Recrea t iona l

Equipment I n A r e a s Outside O f Travel Tra i le r Parks

Parking Of Vehicles Used I n Vocational/ Avocational Pu r su i t s

Road Access Standards For Multifamily Permitted A s Conditional U s e s

Of f - s t r ee t Parking Lots I n Res iden t i a l Dis t r ic t s

Storage Of Vehicles, Machinery And Other I t e m s O f General Storage

Rela t ionship To The Subdivision And Land Development Ordinance

When Two O r More Separate Buildings A r e Involved I n D i s t r i c t s Where Multifamily Units A r e Allowed By Right

i

Page

1

2

4

16

1 7

17 23 25 27 29

31 32 34 36

38

50

50 51;

52 52 52 5 2 53 53 54 54 54

55

56

56

56

56

56

57

A r t i c l e

Sec t ion 619 Sect ion 620 Sect ion 621

Sect ion 622 Sect ion 623

Sect ion 624 Sec t ion 625 Sect ion 626 Sect ion 627 Sec t ion 628

Sect ion 629

Sec t ion 630

T i t l e

S a t e l l i t e Dishes Buffer Areas Recovery Of Subsurface G a s And O i l

Deposits P r iva t e Swimming Pools Dumping, Deposit ing And/or Storage

Funeral H o m e s Automobile Service S ta t ions Junk Yards Sand And Gravel Quarrying Open A i r Publ ic Enter ta inment

Processing And Disposal F a c i l i t i e s

Sign Regulations

Of So l id Waste

Establishments

For Sol id Waste

Page

57 5'7 I 58 59 1

62

62 I 65

ARTICLE 7.

ARTICLE 8.

ARTICLE 9.

ARTICLE 10.

ARTICLE 11.

I t e m

ENACTMENT

Drawing N o . 1

Drawing N o . 2

Drawing N o . 3

Appendix A.

Appendix B.

OFF-STREET PARKING AND LOADING REGULATIONS

NONCONFORMITIES

CONDITIONAL USES AND AMENDMENTS

ADMINISTRATION

ENFORCEMENT

DRAW I NGS

Permit ted P ro jec t ions I n t o Required Yards

L o t Served By An "Access Lane"

D e l i n e a t i o n Of The S i t e Triangle

A P P E N D I C E S

Highway C l a s s i f i c a t i o n Map

Zoning Map

7 3 76 I 82 I 87

90

2o 54 I 55 I

ii

ARTICLE 1.

GENERAL PROVISIONS

Section 100 T i t l e

This ordinance s h a l l be known and s h a l l be c i t e d and r e f e r r e d t o as the "Zoning Ordinance of W e s t Mead Township".

Section 102 Provis ions Of Ordinance Declared To Be Minimum Requirements

In t h e i r i n t e r p r e t a t i o n and app l i ca t ion , t h e provis ions of t h i s ordinance s h a l l be held t o be minimum requirements. Whenever t h e requirements of t h i s ordinance a r e a t var iance wi th t h e requirements of any o the r lawful ly adopted r egu la t ions o r ordinances, t h e most r e s t r i c t i v e or those imposing t h e h ighe r s tandards s h a l l govern.

Section 103 S e p a r a b i l i t y

Should any s e c t i o n o r provis ion of t h i s ordinance be dec la red by the c o u r t s t o be uncons t i t u t iona l or i n v a l i d , such dec la ra t ion s h a l l n o t a f f e c t t h e v a l i d i t y of t h i s ordinance as a whole, o r any part thereof o t h e r than t h e pa r t SO dec lared t o be uncons t i t u t iona l or inva l id .

Section 104 Repeal Of Conf l ic t ing Ordinances; E f f e c t i v e D a t e

All ordinances o r p a r t s of ordinances i n c o n f l i c t with the provis ions of t h i s ordinance a r e hereby repealed t o the ex ten t necessary t o give t h i s ordinance f u l l force a n d e € f e c t . This ordinance s h a l l t ake e f f e c t f i v e days a f t e r i t s enactment. Building cons t ruc t ion begun p r i o r t o t h e . e f f e c t i v e da t e of t h i s ordinance may con- t i n u e unaffected by the provis ions of t h i s ordinance as es tab l i shed i n Sect ion 801. '

Section 105

A l l appl ica t ions f o r zoning permits submitted p r io r ' t o the e f f e c t i v e da t e of t h i s ordinance s h a l l be processed and approved subjec t t o the provis ions of W e s t Mead Township's Zoning Ordinance of 1972 and the amendments the re to ; providing, however, zoning permits issued under the provis ions of the 1972 Zoning Ordinance s h a l l be voided one year a f t e r the e f f e c t i v e da t e of t h i s ordinance i f the occupancy permit can not be issued f o r t he a c t i v i t y covered under the permit and the re has not been continuous and/or s u b s t a n t i a l progress made towards accomplishing s a i d a c t i v i t y . Where a permit is threatened t o be voided under t h i s sec t ion , t he app l i can t may reques t the 'Board of Township Supervisors t o extend the one year per iod t o allow fo r completion of the a c t i v i t y covered under the zoning permit issued based on the 1972 Zoning Ordinance and the Board of Township Supervisors may g ran t such extension of t i m e t h a t it decides i s reasonable.

S t a tus O f Appl icat ions Submitted P r i o r To Effec t ive Date

1

ARTICLE 2.

OBJECTIVES

Sect ion 200 Community Development Object ives

The following o b j e c t i v e s e s t a b l i s h t h e genera l ends .w?lich.the township seeks t o achieve through t h e adminis t ra t ion of t h e p rov i s ions of t h i s ordinance. ob jec t ives a r e se t f o r t h e x p l i c i t l y and i m p l i c i t l y i n t h e Comprehensive Plan of West Mead Township adopted by t h e W e s t Mead Township Supervisors , August 2 , 1983.

These

200.1

200.2

200.3

200.4

200.5

200.6

200.7

200.8

200.9

200.10

200.11

To promote t h e h e a l t h , s a f e t y and gene ra l wel fa re of t h e r e s i d e n t s ; t o l e s s e n congest ion i n t h e s t r e e t s , provide adequate l i g h t and a i r and avoid undue concentrat ions of popula t ion on t h e land.

To recognize that t h e township i s p a r t of t he Meadville Area economy and t h a t major concentrat ions of r e t a i l commercial a c t i v i t i e s a r e m o r e appropr ia te ly located i n t h e Ci ty of Meadville, on the o the r hand recognizing t h a t new l a rge sites f o r i n d u s t r i a l a c t i v i t i e s can be appropr ia te ly loca ted i n the township.

To promote a l imi t ed amount of commercial use i n the township which would serve a local market bu t t o discourage t h e loca t ion of a shopping center development which would serve an area-wide o r reg iona l market.

To reserve land f o r i n d u s t r i a l uses i n areas where it i s f e a s i b l e and convenient t o pub l i c sewer and water s e rv i ce and where i n d u s t r i a l s i t e s a r e ava i l ab le on land of reasonably l e v e l g rad ien t served by major paved highways.

To encourage e x i s t i n g a g r i c u l t u r a l a c t i v i t i e s o r prime a g r i c u l t u r a l soils t o remain funct ioning, discouraging uses harmful t o t h e i r con- t inua t ion .

To encourage growth and development i n the township, t o manage t h i s growth through t h e guidance es tab l i shed i n t h i s ordinance and t o encourage f u t u r e development i n the township t o i n - f i l l areas which a r e t r i b u t a r y t o t h e e x i s t i n g sewer system.

To discourage ex tens ive , ind iscr imina te growth i n areas of t he town- s h i p where pub l i c f a c i l i t i e s a r e not ab le t o s u s t a i n g r e a t measures of commercial, i n d u s t r i a l and r e s i d e n t i a l a c t i v i t i e s .

To guide development i n t o loca t ions and p a t t e r n s which w i l l se rve t o p r o t e c t property values and preserve r e s i d e n t i a l neighborhood char- a c t e r where such charac te r has been e s t ab l i shed , prevent ing imcompatible uses of bu i ld ings and s i t e s which would have the e f f e c t of undermining such values and neighborhood charac te r .

To recognize t h a t t h e township has only a l imi t ed amount of non-farm open land which i s r e l a t i v e l y i s o l a t e d from developed areas and there- f o r e t o discourage uses from being e s t ab l i shed on the open land which by reason of odor, gas , d u s t , noise , e t c . would be a hazard t o publ ic hea l th and inappropr ia te i n the township.

T o allow citizens-maximum oppor tuni t ies t o develop t h e i r property con- s i s t e n t with the o the r ob jec t ives of t h i s ordinance.

To promote the use of adequate buf fer ing techniques where neighboring land uses are not of a similar charac te r .

2

200.12 To r egu la t e bu i ld ing development i n areas designated as subject t o t h e hazards of flooding.

To he lp provide r e s i d e n t s of the municipal i ty t h e oppor tuni ty t o b e n e f i t from d i r e c t access t o sun l igh t f o r t h e use of s o l a r energy by encouraging development s e n s i t i v e t o such concerns.

200.13

3

I I I I I 1 I I 1 I I I 1 I 1 D I 1 I

1 I B 1 1 I I I

ARTICLE 3 .

DEFINITIONS

Section 300 Meaning Of Words

It i s no t intended t h a t t h i s a r t i c l e include a l l words t h a t may be sub jec t t o varying i n t e r p r e t a t i o n s which are used i n t h i s ordinance. The words and phrases used i n t h i s ordinance s h a l l be in t e rp re t ed as having the same meaning they have i n normal, “every- day” usage, un less def ined d i f f e r e n t l y herein.

Accessory U s e o r S t ruc ture . A use or s t r u c t u r e on t h e same l o t with, and of a na ture customarily i n c i d e n t i a l and subordinate t o the p r i n c i p a l use or s t r u c t u r e and which cont r ibu tes t o t h e comfort, convenience and n e c e s s i t i e s of occupants of the p r i n c i p a l use o r s t r u c t u r e which i s located on the same l o t with t h e p r inc ipa l use o r s t r u c t u r e . considered accessory s t ruc tu res . p r i n c i p a l s t r u c t u r e o r use on a property would be termed an accessory use.

Devices and equipment part of a s o l a r energy system s h a l l be Off -s t ree t parking and loading serving the

Adjacent. That which l i e s near or close to; i n the neighborhood o r v i c i n i t y o f .

Adjoining. That which touches or i s contiguous t o , a s d i s t inguished from ly ing near.

Alley. A publ ic s t r e e t which a f fo rds only a secondary means of access to abut t ing property and i s not intended f o r general t r a f f i c .

Al te ra t ion . rearrangement i n t h e s t r u c t u r a l p a r t s or i n t h e e x i s t i n g f a c i l i t i e s , o r an enlargement, whether by extending on a side or by increas ing i n he ight , or t h e moving from one loca t ion o r pos i t i on t o another. be required.

A s appl ied t o a bui lding o r s t r u c t u r e means a phys ica l change o r

A zoning permit may or may not

Amendment. Any change i n the language of t h i s ordinance including a change i n the permit ted uses i n any d i s t r i c t ; o r any change involving an a l t e r a t i o n i n t h e use d i s t r i c t s es tab l i shed i n t h e o f f i c i a l zoning m a p . amendment l i e s so l e ly with t h e municipal governing body.

The au tho r i ty f o r an

Applicant. One who seeks permission or au tho r i za t ion under the provis ions of t h i s ordinance t o engage i n an a c t i v i t y governed i n whole o r i n p a r t by t h i s ordinance. The appl icant may be a person, par tnersh ip , business or corporat ion.

Basement. A por t ion of a bu i ld ing a l l o r p a r t l y underground, having a t l e a s t one-half of i t s height below t h e average l e v e l of the ad jo in ing ground and where- i n a t no po in t is the re an entrance a t , or near ly a t , ou t s ide grade l eve l . A basement s h a l l not be considered as a s t o r y f o r the purposes of t h i s ordinance.

Board of Township Supervisors. The governing body of the township, a l s o r e fe r r ed t o as t h e board, the township supervisors , t h e superv isors , the township and the West Mead Township Supervisors.

Boarding House o r Rooming House. A bu i ld ing o r p a r t t he reo f , o ther than a h o t e l , motel o r r e s t au ran t , where meals and/or lodging a r e provided f o r compensation for one o r more unrelated persons who are not t r a n s i e n t guests where no cooking o r d in ing f a c i l i t i e s are provided i n ind iv idua l rooms.

4

Buffer Areas. A po r t ion of land, usua l ly l i n e a r i n shape, toge ther w i t h a spec i f i ed type and amount of p l an t ing thereon and/or any s t r u c t u r e s such as fences o r w a l l s and/or land forms (a mounded a rea ) which may be requi red between land uses t o e l imina te or minimize c o n f l i c t s between s a i d land uses.

Building. w a l l s and a roof f o r t h e support , enclosure, s h e l t e r , o r p ro t ec t ion of persons, animals, goods or property. Included s h a l l be a l l mobile homes and trailers t o be used f o r human hab i t a t ion .

A combination of ma te r i a l s t o form a permanent s t r u c t u r e having

Building Height. The v e r t i c a l d i s t ance measured from t h e average e l eva t ion of t h e f in i shed grade of a bui ld ing t o t h e h ighes t po in t of t h e roof f o r f l a t roofs , t o t h e deck l i n e of mansard roo f s , and the mean he igh t between eaves and r i d g e f o r gable , h i p o r gambrel roofs .

Building Line. and i n t e r p r e t e d as being t h e nea res t p o i n t t h a t a bui ld ing may be constructed t o the l o t l i n e . It may a l s o be r e fe r r ed t o i n some ins t ances as a setback o r yard l i n e or a f r o n t yard l i n e i n the ins tances where the f r o n t yard ( the yard ad jo in ing the access road) is a t i s sue .

An imaginary l i n e located a f ixed d i s t ance from a l o t l i n e

Building, P r inc ipa l . A bu i ld ing i n which i s conducted the main or p r i n c i p a l use of t h e l o t on which s a i d bui ld ing i s s i t u a t e d .

Bulk Regulations. The combination of c o n t r o l s which may e s t a b l i s h t h e maximum s i z e of a bui ld ing and i ts loca t ion on t h e l o t . Components of bulk reg- u l a t i o n s may include: he igh t of bui lding; l oca t ion of e x t e r i o r w a l l s with r e spec t t o l o t l i n e s ; bu i ld ing coverage; yard requirements; and t h e amount of l o t area provided per dwelling u n i t . Their purpose i s to assure s u f f i c i e n t l i g h t , a i r and open space, and t o prevent an overcrowding of the land.

Cl in ic . A place used f o r the ca re , d iagnos is and t reatment of s i c k , a i l i n g , in f i rm o r i n ju red persons and those i n need of medical, d e n t a l or s u r g i c a l a t t e n t i o n b u t w h o a r e not provided with room or board o r kept overnight on the premises.

Club. A bu i ld ing o r po r t ion thereof o r premises owned or operated f o r a s o c i a l , l i t e r a r y , p o l i t i c a l , educat ional , and/or r e c r e a t i o n a l purpose pri- mari ly f o r t h e exc lus ive use of members and t h e i r gues ts .

Clus te r Development. A bu i ld ing venture developed by a s i n g l e owner or a group of owners a c t i n g j o i n t l y involving a number of dwelling u n i t s , o f t e n of var ious types , common areas, and i n some ins tances commercial use a n c i l - l a r y t h e r e t o , and planned as an e n t i t y , therefore amenable t o development and r egu la t ion as one of ind iv idua l bu i ld ings loca ted on sepa ra t e l o t s where hkight , l o t s i z e , yard and land use requirements normally govern development. The c l u s t e r development resembles t h e planned r e s i d e n t i a l development.

complex land use u n i t r a t h e r than as an aggregat ion

Commission, Planning. The l e g a l l y appointed Planning Commission of West Mead Township, sometimes r e f e r r e d t o as the Commission i n t h i s Ordinance.

Common A r e a . Any space designed f o r j o i n t use of r e s iden t s of a mobile home park, a t r a v e l t ra i ler park, a campgrounds or o the r r e s i d e n t i a l development. Such area is intended f o r r ec rea t ion and open space use and s h a l l no t include areas devoted t o vehicu lar c i r c u l a t i o n , etc.

I 1 1

I 1 I I

I I 1 I 1 1 I I I

5

I I I I I I 1 1 I I I I I I I 1 I I I

Completely Dry Space. A space which w i l l remain t o t a l l y dry during flooding; the s t r u c t u r e is designed and constructed t o prevent t he passage of w a t e r and water vapor.

Comprehensive Plan. A plan o r any por t ion the reo f , adopted by a planning commission and /o r . t he l e g i s l a t i v e au tho r i ty of a municipal i ty showing t h e general l oca t ion and ex ten t of present and proposed land uses and phys ica l f a c i l i t i e s including housing, i n d u s t r i a l and commercial uses , major streets, parks , schools, and o ther community bui ldings. The plan e s t a b l i s h e s the goa ls , ob jec t ives , and p o l i c i e s of a community.

Conditional Use. bu t which may be permit ted by t h e Board of Township Supervisors.

A n a c t i v i t y o r use not permitted o u t r i g h t i n t h i s ordinance

Construction. expansion, a l t e r a t i o n o r r e loca t ion of a bui ld ing o r s t r u c t u r e , including t h e placement of mobile homes.

The cons t ruc t ion , recons t ruc t ion , renovation, r e p a i r , extension,

Conversion Unit. The remodeling of a dwelling, o r two family dwelling, t o accommodate one add i t iona l dwelling u n i t .

Day C a r e Center. An agency o f fe r ing group ca re t o f i v e o r more ch i ld ren who have no t t he same parentage f o r a por t ion o r a l l of a day and on a regular schedule more o f t en than once a week.

Density. A u n i t of measure; the number of dwelling u n i t s pe r a c r e of land. Where a dens i ty f i g u r e is given t h e allowable number of dwelling u n i t s permit ted based on t h i s f i g u r e i s determined by mult iplying the dens i ty by the acreage under considerat ion (gross or n e t whichever i s a p p l i c a b l e ) .

(a) Gross Density - the number of dwelling u n i t s per ac re of the t o t a l land t o be developed.

(b) N e t Density - t he number of dwelling u n i t s per ac re of land where the acreage involved includes only the land devoted t o r e s i d e n t i a l uses and common or pub l i ca l ly ava i l ab le park and r e c r e a t i o n areas and does not include the area devoted t o publ ic or p r i v a t e s t r e e t s .

Development. c luding but no t l imi ted t o bui ld ings or o ther s t r u c t u r e s , the placement of mobile homes, streets, and o ther paving, u t i l i t i e s , f i l l i n g , grading, exca- va t ion , mining, dredging, o r d r i l l i n g operat ions and the subdivis ion of land.

Any man-made change t o .improved o r unimproved r e a l estate, in-

Dog Kennel. The keeping of four (4 ) o r more dogs, owned o r unowned, f o r any period of t i m e t h a t are more than s i x (6) months o ld .

Drive-In Establishments. A business t h a t accommodates i t s pa t rons ' automobiles and from which automobiles the occupants may make purchases, t r a n s a c t business , or view motion p i c t u r e s o r o ther entertainment. A r e s t au ran t o r o ther business establishment s e l l i n g prepared food f o r immediate consumption s h a l l be deemed a dr ive- in es tabl ishment i f : (a) table se rv ice is no t provided or provided only inc iden ta l ly a t t he primary se rv ice of s e l l i n g food from a counter o r window; o r (b) t a b l e s f o r the consumption of food wi th in the premises a r e not provided or provided only inc iden ta l ly ; or ( c ) any food i s packaged t o f a c i l i - t a t e i t s consumption a t places o ther than wi th in the s t r u c t u r e and parking or pickup d r i v e s a r e located on the premises.

Dwelling. A bu i ld ing , or po r t ion the reo f , used f o r r e s i d e n t i a l occupancy, including s i n g l e family, two family and multifamily dwellings, bu t no t including

6

ho te l s , apartment ho te l s , m o t e l s , rooming and boarding houses, mobile homes, modular homes, or t r a v e l t railers.

Dwelling Units. One or more rooms i n a dwelling which a r e used as l i v i n g q u a r t e r s f o r occupancy by one family, and which u n i t conta ins permanently i n s t a l l e d bathroom and k i tchen f a c i l i t i e s reserved f o r t he occupants of such rooms.

Dwelling, Single Family. which is surrounded on a l l sides by yards on the same l o t .

A dwelling o r bu i ld ing containing one dwelling u n i t

Dwelling, Two Family. A dwelling cons is t ing of two non-communicating dwelling u n i t s each f o r exc lus ive use by one family which may be e i t h e r a t tached s i d e by s i d e o r one above t h e other, or any combination of t h e above, and each with i t s own separate e x t e r i o r entrance door.

Dwelling, Multi-Family. each f o r exclusive use by one family, which may include apartment houses, r o w houses, town houses o r condominiums.

A bu i ld ing cons i s t ing of t h r e e or more dwelling u n i t s

Dwelling, Seasonal. A dwelling intended f o r r e s o r t purposes and occupied on a seasonal o r short-term bas i s .

Earthmoving Act iv i ty . Any cons t ruc t ion or o the r a c t i v i t y which d i s t u r b s the su r face of t he land, including b u t no t l imi ted t o excavation, embankments, land development, subdivis ion development, mineral ex t r ac t ion and the moving, depos i t ing or s t o r i n g of s o i l or rock.

Egress. The a c t of leaving a s i te or bui lding.

Erosion. by the a c t i o n of water, wind o r chemical ac t ion .

The n a t u r a l process by which t h e su r face of t h e land i s worn away

Essen t i a l ly Dry Space. A space which w i l l remain dry during f looding, except f o r t h e passage of some w a t e r vapor or minor seepage; the s t r u c t u r e is sub- s t a n t i a l l y impermeable t o t h e passage of water.

Family. An ind iv idua l ; t w o o r more persons r e l a t e d by blood, marriage, o r adoption l i v i n g toge ther a s a s i n g l e housekeeping u n i t i n a dwelling u n i t , mobile home or modular home; o r a group of not more than 4 persons, who need no t be r e l a t e d by blood, marriage o r adoption, l i v i n g toge ther as a s i n g l e housekeeping u n i t i n a dwelling u n i t , mobile home or modular home; p lus , i n a l l cases where appl icable , domestic se rvants .

Flood. A temporary inundation of normally dry land areas.

Floodplain A r e a . A r e l a t i v e l y f l a t or l o w land a r e a which i s sub jec t t o p a r t i a l or complete inundation from an ad jo in ing o r nearby stream, r i v e r or watercourse; and/or any area sub jec t t o the unusual and rapid accumulation of sur face waters from any source.

Floodproofing. Any combination of s t r u c t u r a l and non-s t ruc tura l add i t ions , changes, or adjustments t o s t r u c t u r e s which reduce or e l imina te f lood damage t o r e a l estate or improved r e a l property, water and s a n i t a r y f a c i l i t i e s , s t r u c t u r e s , and t h e i r contents .

7

Floor A r e a Of A Resident ia l Building. The sum of the gross hor izonta l area of the seve ra l f l oo r s of a r e s i d e n t i a l bui lding, excluding basement.floor a reas not devoted t o r e s i d e n t i d use, bu t including the a reas of roofed porches, and roof te r races . A l l dimensions s h a l l be measured between ex te r io r faces of w a l l s .

Floor Area O f A Non-Residential Building. The sum of the gross hor izonta l area of the severa l f l o o r s of a non-residential bui lding excluding, where appl icable , stair, e leva tor and maintenance s h a f t s , and d isp lay windows. A l l dimensions s h a l l be measured between ex te r io r faces of w a l l s .

Garage, Pr ivate . A detached accessory bui lding o r port ion of a p r inc ipa l building used f o r t he parking o r s torage of automobiles, t r a v e l trailers, boats, other vehicles and/or o ther miscellaneous mater ia l belonging t o the occupants of the premises, and f o r not more than one addi t iona l vehic le owned and used by others .

1 1

Garbage. Solid waste r e su l t i ng from animal, g ra in , f r u i t or vegetable matter used or intended f o r use as food.

Group Home. The coming together of more than 4 persons not r e l a t ed by blood, marriage o r adoption i n a s ing le housekeeping u n i t which provides the physical

~

and s o c i a l needs normal t o a residence and whose management is under the d i rec- t i o n of a publ ic or semi-public i n s t i t u t i o n operat ing i n pu r su i t of i t s objec- t i ves .

Health Care F a c i l i t i e s . Buildings o r port ions thereof from which hea l th care i s dispensed including bu t not l imited t o medical and den ta l o f f i c e s and c l i n i c s , hosp i t a l s and nursing and convalescent homes.

Home L o t Occupations. The primary use of a bui lding on a property (where there is also located a p r inc ipa l bui lding used as a dwelling, mobile home or modular home) f o r ga infu l employment involving the manufacture, provision or sale of goods and/or se rv ices .

Home Occupation. t he re to f o r ga infu l employment, involving the manufacture, provision, or s a l e of goods and/or services .

A secondary use of a dwelling u n i t and/or bui lding accessory

Ident i f ied Floodplain Area. The floodplain area s p e c i f i c a l l y i d e n t i f i e d i n t h i s ordinance as being inundated by the one-hundred (100) year flood. Included would be areas iden t i f i ed as Floodway ( F W ) , Flood-Fringe (FF) and General Flood Pla in (FA).

Ingress. The act of en ter ing a s i t e o r building.

Junk. metal, abandoned vehicles and machinery, paper or g lass . Junk mater ia l s h a l l not include garbage kept i n containers f o r per iodic d isposa l which is regulated by the Pennsylvania Department of Environmental Resources.

Any discarded material o r a r t i c l e s including but not l imited t o scrap

Junk Buildings, Junk Yards, Junk Shops. Any land, property, s t ruc tu re , bui lding, o r combination of the same, on o r i n which junk i s s tored , o r processed, o r sold.

Land Development. The improvement of one lot or two o r more contiguous l o t s , tracts or parce ls of land f o r any purpose involving (a) a group of two o r more bui ldings, o r (b) the d iv i s ion o r a l loca t ion of land or space between or among

8

1 t w o o r more ex i s t ing o r prospective occupants by means o f , o r f o r the purpose o f , s t r e e t s , common areas, leaseholds, condominiums, bui lding groups or other fea tures : also a subdivis ion of land.

Loading Space, Off-street. Space log ica l ly and conveniently located f o r bulk pickups and d e l i v e r i e s from vehicles and access ib le t o such vehic les when ex i s t ing and/or required o f f - s t r e e t parking spaces a r e f i l l e d . A l l o f f - s t r e e t loading spaces s h a l l be located t o t a l l y outs ide of any s t r e e t , o r a l l e y r igh t - o f-way . I Lot. if any, together with yard spaces as are required under t h e provis ions of t h i s

Land occupied o r t o be occupied by a bui lding and i t s accessory bui ldings,

ordinance, having no t less than the minimum area and width required by t h i s ordinance and having i t s p r inc ipa l f rontage on a publ ic road o r s t r e e t or on such means of access as may be determined adequate i n accordance with the pro- v i s ions of th i s ordinance.

L o t , Corner. A l o t located i n t h e in t e r sec t ion of two or more streets.

Lot, Frontage. The f r o n t of a l o t is the por t ion of the l o t nea res t the major abut t ing street. For the purpose of determining yard requirements on corner lots and through lo t s , a l l s ides adjacent t o s t r e e t s may be considered f ront - age, bu t .once the f r o n t yard i s designated (See Yard, Front) the remaining yards are es tab l i shed by de f in i t i on .

Lot , I n t e r io r . A l o t other than a corner l o t .

L o t , Through. A l o t o ther than a corner l o t with frontage on m o r e than one street. Through lots abut t ing two streets may be r e fe r r ed t o as double f ront - age l o t s .

L o t , Reverse Frontage. A l o t on which frontage i s a t r i g h t angles t o t h e gen- e r a l pa t t e rn i n t h e area. A reverse f rontage l o t may a l s o be a corner l o t .

Minor Repair. The replacement of ex i s t ing work with equivalent materials for the purpose of i ts rout ine maintenance and upkeep, b u t not including the cut- t i n g away of any w a l l , p a r t i t i o n or por t ion thereof , the removal o r c u t t i n g of any s t r u c t u r a l beam o r bearing support, o r t he removal or change of any required means of egress , or rearrangement of p a r t s of a s t r u c t u r e a f f ec t ing the exitway requirements; nor s h a l l minor r e p a i r s include addi t ion to , a l ter- a t i o n of , replacement or re loca t ion of any standpipe, water supply, sewer, drainage, d ra in leader , gas , soi l , w a s t e , vent or s i m i l a r p iping, e l e c t r i c wiring o r mechanical or o ther work a f f ec t ing public hea l th o r general s a fe ty .

- Mobile Home. A t ranspor tab le , s ing le family dwelling which exceeds e i t h e r 8 f e e t i n width and/or 32 f e e t i n length, b u i l t on a m e t a l chass i s , used with o r without a permanent foundation, intended f o r permanent occupancy, o f f i c e or place of assembly which normally a r r i v e s a t a s i t e complete and ready f o r occupancy except for minor and inc iden ta l unpacking and assembly operat ions. The term mobile home i n t h i s ordinance s h a l l be construed t o include the double wide, t h e t r i p l e wide and the expandable mobile home. The t e r m does not include r ec rea t iona l vehic les o r t r a v e l t r a i l e r s .

Mobile Home, Double O r Tr iple Wide. t w o o r three sec t ions combined hor izonta l ly a t the s i t e t o form a s ing le building while r e t a in ing i ts indiv idua l metal chass i s f o r poss ib le fu tu re t r anspor t .

A mobile home cons is t ing respec t ive ly of

9

I I I I I I ' I 1 1 1 . I m

I 1 1 I I 1

Mobile Home, Expandable. A mobile home with one or more room sec t ions t h a t fo ld , col lapse, o r te lescope i n t o the p r inc ipa l u n i t when being t ransported and which can be expanded a t the s i t e t o provide addi t iona l l i v ing area.

Mobile Home L o t . f o r the accommodation of one mobile home and i ts accessory s t ruc tu res .

A designated port ion of a mobile home development designed

Mobile Home Park. A s i t e or t r a c t of land o r contiguous t r a c t s of land under s ing le ownership o r cont ro l led by a group of owners ac t ing j o i n t l y upon which t w o or more mobile homes, used f o r l i v ing , ea t ing or sleeping quar te rs by persons not r e l a t ed t o the propr ie tor or h i s agent, are (or are intended t o be) located, whether operated f o r or without compensation; the land s h a l l be under ownership aforementioned a t the t i m e the i n i t i a l and bas ic park improvements are made af ter which t i m e ownership may be extended t o the users of the park under some l ega l ly accepted form.

Mobile Home Stand. That area of a mobile home l o t which has been reserved f o r the placement of a mobile home.

Modular Home (Wheelless Modular). A factory fabr ica ted t ranspor tab le bui lding designed t o be used by i t s e l f or t o be incorporated with similar u n i t s a t a bui lding s i te i n t o one s t ruc tu re , normally requir ing prefabricated panels, t ru s ses , plumbing t r u s s , and other prefabricated sub-elements t o be incorporated i n t o the s t ruc tu re a t t he s i t e .

Nonconforming Structure . A s t ruc tu re o r p a r t of a s t ruc tu re not complying with the appl icable provisions i n t h i s zoning ordinance, which s t r u c t u r e lawfully exis ted p r i o r t o the enactment of t h i s ordinance.

Nonconforming U s e . A use, whether of land or of s t ruc tu re , which does not comply with the appl icable use provisions i n t h i s zoning ordinance which use w a s l a w - f u l l y i n exis tence p r i o r t o the enactment of t h i s ordinance.

Nuisance. Anything t h a t i n t e r f e r e s with the use or enjoyment of property, en- dangers personal hea l th or s a fe ty , or is offensive t o the senses.

Nursing O r Convalescent Home. sons are housed and furnished with meals and nursing ca re f o r hire.

Any building containing s leeping rooms where per-

Obstruction. Any w a l l , dam, wharf, embankment, levee, d ike , p i l e abutment, projec t ion , excavation, channel, r e c t i f i c a t i o n , cu lve r t , bui lding, fence, stock- p i l e , refuse, f i l l , s t ruc tu re , o r matter i n , along, across , o r pro jec t ing i n t o any channel, watercourse, o r flood-prone a rea , (i) which may impede, r e t a rd , o r change the d i r e c t i o n of the flow of w a t e r e i t h e r i n i t s e l f o r by catching o r co l l ec t ing debr i s carried by such water, or (ii) which i s placed where the f l o w of the water might car ry the same downstream t o the damage of l i f e and property.

One Hundred Year Flood. A flood t h a t , on the average, i s l i k e l y t o occur once every 100 years , i .e. t h a t has one percent chance of occurring each year , al- though the flood may occur i n any year.

Open A i r Entertainment Act ivi ty . A for -prof i t a c t i v i t y involving a publ ic gathering where a l a rge number of persons (150 o r more) not related by blood or marriage having a common purpose of entertainment o r recrea t ion assemble i n the open a i r , i .e. the viewing of automobile o r motorcycle racing, viewing and l i s t e n i n g t o musical entertainment, e tc . This term s h a l l not include an assembly

10

of people f o r the purpose of t h e County F a i r , l i s t e n i n g t o lectures on p o l i t - ical , c u l t u r a l o r r e l i g i o u s subjects o r f o r viewing c u l t u r a l exh ib i t i ons o r f o r p a r t i c i p a t i n g i n church o r school a f f a i r s .

Permitted U s e . i n this ordinance.

An a c t i v i t y o r use permitted o u t r i g h t o r as a matter of r i g h t

Person. An ind iv idua l , pa r tne r sh ip , public o r p r i v a t e a s soc ia t ion o r corpora- t i o n , f i rm, trust, estate, municipal i ty , governmental u n i t , publ ic u t i l i t y or any o the r l e g a l e n t i t y whatsoever which is recognized by l a w as t h e subject of r i g h t s and d u t i e s .

- P e t . a household. P e t s s h a l l no t include horses , cows, p igs , chickens, ducks, geese, goa t s , sheep o r any o the r animals domesticated or non-domesticated, which are normally or customari ly not kept i n o r about a household.

A domesticated animal t h a t is normally and customari ly kept i n or about

Planned Res iden t i a l Development. planning phase by one landowner or development group and which is t o be developed as a s i n g l e e n t i t y f o r a number of dwell ing u n i t s , the development p l an f o r which does no t correspond i n terms of bulk r egu la t ions , type of dwelling, dens i ty , and requi red open space t o the r egu la t ions e s t ab l i shed i n any one r e s i d e n t i a l d i s t r i c t c r ea t ed , from time t o t i m e , under t h e provis ions of a zoning ordinance. The planned r e s i d e n t i a l development resembles the c l u s t e r development.

A n area of land con t ro l l ed i n t h e i n i t i a l

P r i n c i p a l U s e And/or S t ruc ture . The main o r dominant use and/or s t r u c t u r e occurr ing on an ind iv idua l lot.

P u b l i c Notice. newspaper of gene ra l c i r c u l a t i o n i n the munic ipa l i ty . Such n o t i c e s h a l l s ta te the t i m e and p lace of t h e hear ing and the p a r t i c u l a r na ture of the matter t o be considered a t t h e hear ing. The f i r s t pub l i ca t ion s h a l l no t be more than 30 days o r less than 14 days from the date of the hearing.

A notice published once each week f o r two successive weeks i n a

Refuse. A l l materials which a r e discarded a s use less .

Regulatory Flood Elevat ion. s a f e t y f a c t o r of 14 f e e t .

The 100 year f lood e l eva t ion p l u s a freeboard

Right-of-way. A s t r i p of land taken or dedicated f o r use as a pub l i c say . add i t ion t o the roadway it normally incorpora tes curbs , lawn strips, sidewalks, l i g h t i n g and drainage f a c i l i t i e s .

I n

S a t e l l i t e Dishes, Ground Mounted Dishes. A sa te l l i t e d i s h which i s supported by s t r u c t u r e s o r supports i n o r upon t h e ground and independent of support from any bui lding.

Sa te l l i t e Dishes, Por tab le S a t e l l i t e Dishes. A s a t e l l i t e d i s h which i s mobile o r po r t ab le or where t h e d i s h i s not secure ly a t tached t o t h e ground o r any o t h e r s t ruc tu re .

Sa te l l i t e Dishes, Roof Mounted. A s a t e l l i t e d i sh which is a t tached t o t h e roof of any bui ld ing and which i s supported by such roof .

11

I I I I I I I 1 1 I 1 I I I I ‘ I I I I

... -. , . . ~.. .._ . ” ..-. . ,

Service Stat ion. signed t o be used f o r t h e supply of gasol ine or o i l o r other f u e l for the propulsion of motor vehicles and which may include indoor f a c i l i t i e s used or designated t o be used f o r the repair, pol ishing, greasing, washing, spraying, cleaning or general se rv ic ing of such motor vehicles .

A s i te including the s t ruc tu res thereon t h a t i s used o r de-

Setback Line. A l i n e establ ished by t h i s ordinance general ly paral le l with and measured from the l o t l i n e coterminous with the street right-of-way; no s t ruc tu re may be located above ground between the s t r e e t right-of-way and t h i s l i n e except as may be provided under the provisions of t h i s ordinance. l i n e is also re fer red t o as a bui lding l i ne .

This

Sign. bringing the subjec t thereof t o the a t t en t ion of the publ ic , bu t not including any f l ag , badge, or ins ignia of any government or government agency or of any c i v i c , cha r i t ab le , r e l ig ious , p a t r i o t i c , f r a t e r n a l or s i m i l a r organizat ion.

Any device f o r v i sua l communication t h a t is used f o r the purpose of

Sign, Billboard. A ground or pole sign adver t i s ing the name of a firm, goods, and/or services provided on the premises and which f o r the purposes of t h i s ordinance i s 150 square f e e t o r greaterbin area. .

Sign, Freestanding. A s ign which i s mobile o r portable or where the s ign is not securely at tached t o the ground o r t o any other s t ruc tu re .

Sign, Ground O r Pole. A s ign which i s supported by s t ruc tu res or supports i n or upon the ground and independent of support from any building.

Sign, Non Point-9f-Sale. A s ign advert is ing the name of a firm, goods and/or services not provided on the same premises; sometimes re fer red t o as a direc- t i o n a l s ign, or an off-premises adver t i s ing sign.

Sign, Point-Of-Sale. A s ign which adver t i ses the name of a f i r m , major enter- p r i s e , goods and/or se rv ices offered f o r s a l e on the s a m e permises.

Sign, W a l l . A s ign painted or attached t o the face of the outs ide w a l l of any bui lding and supported by such wall; the overhanging s ign, a t o r near ly a t a r i g h t angle t o a bui lding facade and having one or t w o adver t i s ing sur- faces , i s included i n t h i s de f in i t i on .

Solar Collector. A freestanding o r f ixed device, o r combination of devices, s t ruc tu res , o r par t of a device or s t ruc ture t h a t transforms d i r e c t solar energy i n t o thermal, chemical o r e l e c t r i c a l energy t h a t contr ibutes s igni- f i c a n t l y t o a s t r u c t u r e ’ s energy supply.

Solar Energy System. A complete design o r assembly cons is t ing of a Solar energy co l l ec to r , an energy s torage f a c i l i t y (where used) , and components fo r the d i s t r i b u t i o n of transformed energy.

Sol id Waste. Garbage, refuse or other discarded mater ia l including but not l imited t o s o l i d and l i qu id waste materials r e su l t i ng from individual.,: commercial, a g r i c u l t u r a l and r e s i d e n t i a l a c t i v i t i e s .

Special Exception. nance bu t which may be permitted by the Zoning Hearing Board through pro-

An a c t i v i t y or use not permitted ou t r igh t i n this ordi-

cedures es tabl ished i n t h i s ordinance.

1 2

I Special Permit. A s p e c i a l approval which is requi red f o r hospi taZs, nursing homes, jai ls , and new mobile home parks and subdivis ions and s u b s t a n t i a l im- - provements t o such e x i s t i n g parks , when such development is loca ted i n a l l , o r a designated po r t ion of a f loodplain.

Story. immediately above.

s t r u c t u r e . on the ground o r an attachment t o something having a f ixed l o c a t i o n on the ground including, b u t n o t l imi t ed t o , bu i ld ings , sheds, b i l l b o a r d s , s igns , mobile homes, c a r p o r t s , porches, SWhming POOlS, fences , w a l l s , wellhead cas ings , and o the r bu i ld ing f e a t u r e s bu t no t including sidewalks, d r i v e s and p a t i o s .

Subdivision. The d i v i s i o n o r r ed iv i s ion of a l o t , tract o r p a r c e l of land by any means i n t o t w o o r more l o t s , t r a c t s , p a r c e l s or o the r d i v i s i o n s of land including changes i n e x i s t i n g l o t l i n e s for t h e purpose, whether immediate o r f u t u r e , of leage, t r a n s f e r of ownership o r bu i ld ing o r l o t development; provided, however, t h a t

( a ) the subdivis ion by lease of land f o r a g r i c u l t u r a l purposes i n t o p a r c e l s of more than t e n ac re s , no t involving any new road o r easement of access, o r r e s i d e n t i a l dwellings s h a l l be exempted, and

(b) conveyances executed f o r the s o l e purpose of s e t t l i n g bona f i d e

I I I I I 1

I I I I I I I I I I

7 Y I

That p a r t of a bui ld ing between t h e su r face of a f l o o r and the c e i l i n g A hab i t ab le a t t i c s h a l l be counted as a s t o r y .

Anything constructed o r e rec ted , which r equ i r e s a f ixed loca t ion

property l i n e d i spu te s between adjoining owners s h a l l n o t be con- s idered subdiv is ions a s def ined herein.

Thoroughfare O r Street . The f u l l width between proper ty l i n e s bounding every publ ic way of whatever na ture , with a p a r t thereof t o be used f o r vehicu lar t r a f f i c and designated as follows:

A r t e r i a l Street. t r a f f i c . importance.

Co l l ec to r Street. as connections between t h e a r t e r i a l streets and local streets which terminate on e i t h e r end a t arterial o r o the r c o l l e c t o r s t r e e t s .

Cul-De-Sac. nec t ing t o another street and the o the r end te rmina t ing i n a vehicu lar turnaround.

Dead End S t r e e t . p r imar i ly f o r providing access t o abu t t ing property.

Marginal Access Street . j a c e n t t o an ar ter ia l o r c o l l e c t o r s t r e e t , providing access t o abu t t ing proper t ies , providing pe r iod ic access t o t h e ad jacent a r t e r i a l o r c o l l e c t o r street .

Any real property t h a t is subject t o an arrangement

A genera l term denoting a highway p r imar i ly f o r through Arterial streets a r e always continuous and a r e of in te rmunic ipa l

Streets t h a t are continuous and t h a t se rve pr imari ly

A l o c a l street usua l ly of s h o r t length with one end con-

A s t ree t not having s i g n i f i c a n t c o n t i n u i t y and used

A l o c a l o r c o l l e c t o r street p a r a l l e l and ad-

Time Share Development. f o r time-share i n t e r v a l ownership whereby the use , occupancy and/or possession of r e a l p roper ty i n t h e development c i r c u l a t e s among purchasers of time-share i n t e r v a l s . Such an ownership arrangement may be f o r a f ixed or f l o a t i n g t i m e per iod . Tour i s t Home. s ion dwelling u n i t where lodging accommodations a r e o f f e red t o t r a n s i e n t wests.

A bu i ld ing o the r than a h o t e l , motel , rooming house o r conver-

Periods of s t a y would normally range from one n i g h t t o s e v e r a l w e e k s .

13

I I I I I I 1 I 1 , I

Travel Tra i le r . A vehicular portable s t ruc tu re , mounted on a chass i s , and designed as a temporary dwelling f o r t r a v e l , recrea t ion and vacation uses and which is: (1) i den t i f i ed by the manufacturer as a t r a v e l t r a i l e r , ( 2 ) no more than 8 feet i n width, and (3) is of any weight and normally having a body length not exceeding 32 f e e t .

Travel Trailer Park. planned and improved f o r t h e placement of t r a v e l trailers f o r t r a n s i e n t use cons is t ing of two o r more t r a v e l t r a i l e r s tands o r l o t s .

A pa rce l of land under s ing le ownership which has been

Variance. f o r a permitted use i n a p a r t i c u l a r zoning d i s t r i c t , bu t t o do so with some modification i n the regula t ions appl icable t o t h a t d i s t r i c t . A variance appl ies only t o t h a t p a r t i c u l a r piece of property f o r which it is granted. A variance ac t ion does not , i n m o s t circumstances, involve modifications of the permitted uses within the zoning d i s t r i c t .

Legal permission by the Zoning Hearing Board t o use a property

Vehicle Repair And welding Shop. A s i t e including the s t ruc tu res thereon t h a t is used f o r basic repair of vehicles including welding. Ac t iv i t i e s customary f o r se rv ice s t a t i o n uses are considered accessory t o t h i s use. I t is expected t h a t more extensive use of the e n t i r e s i t e w i l l be c h a r a c t e r i s t i c of t h i s fa- c i l i t y .

Yard. The open space on a l o t which i s unoccupied and unobstructed from t h e lowest l e v e l t o the sky except f o r the permitted obstruct ions l i s t e d i n this ordinance. Yard requirements unless otherwise s t a t e d are measured from t h e property l i nes .

Yard, Front. A yard extending along the f u l l length of a f r o n t l o t l i n e and back t o a l i n e drawn parallel with such f r o n t l o t l i n e a t a d is tance therefrom equal t o the required f r o n t yard depth. For corner l o t s , one of the abut t ing s t r e e t s , for the purpose of t h i s ordinance, s h a l l be designated as t h e f ront - age street i n order t o e s t a b l i s h the f r o n t l o t l i n e and, accordingly, the f r o n t yard. All other yards are establ ished by d e f i n i t i o n once the f r o n t yard i s fixed. facade facing the designated f r o n t yard.

Note, t he f r o n t or maindoor of a building need not be located on the

Yard, I n t e r i o r Side. A s i d e yard which adjoins another l o t or an a l l e y sepa- a t ing such yard from another l o t .

Y a r d , R e a r . A yard extending along the f u l l length of a rear l o t l i n e and back t o a l i n e drawn parallel with such rear l o t l i n e a t a d is tance therefrom equal t o the required rear yard. The rear yard and s i d e yards overlap.

Yard, Side. A yard extending along the s i d e l o t l i n e drawn p a r a l l e l with such s i d e l o t l i n e a t a d is tance therefrom equal t o the required s i d e yard width. The s i d e yard s h a l l begin where the f r o n t yard ends and s h a l l extend t o the rear l o t l i n e ; the s i d e yards and r e a r yard overlap.

Yard, S t r e e t Corner Side. A s i d e yard which ad jo ins a s t r e e t .

Zoning Hearing Board. A board appointed by the B a r d of Township Supervisors i n order t o provide f o r the adminis t ra t ive requirements s e t f o r t h i n t h i s ordinance; a l s o re fer red t o as the Board.

14

Section 301 In te rpre ta t ion O f Words

For the purpose of t h i s ordinance c e r t a i n t e r m s or words used here in s h a l l be in- te rpre ted as follows:

1. The word "shall1' is always mandatory;

2. The word "may" i s permissive;

3 . The word "should" i s a prefer red requirement;

4. Words used i n the present tense s h a l l include the fu tu re ;

5. Words used i n the s ingular s h a l l include the p l u r a l ;

6. The word "person". includes a f i r m , a ssoc ia t ion , organizat ion , partner- ship, t r u s t , company, or corporation as w e l l as an individual .

15

I 1 I I I I I I I I I I I I I I I 1 I

1 I 1 I 1 I I I 1 I I 1 I I I I 1 I I

ARTICLE 4.

THE OFFICIAL ZONING MAP

Section 400

The d i s t r i c t s e s t ab l i shed i n A r t i c l e 5. of t h i s ordinance are shown on the Of- f i c i a l Zoning Map which toge the r with a l l explanatory matter thereon, i s hereby adopted a s p a r t of t h i s ordinance. The O f f i c i a l Zoning Map s h a l l be i d e n t i f i e d by the s ignature of t h e Chairman of the Board of Township Supervisors I and be a t t e s t e d by the township secretary.

The O f f i c i a l Zoning Map

Section 401 I n t e r p r e t a t i o n Of D i s t r i c t Boundaries

Where uncertainty e x i s t s with respec t t o the boundaries of t h e zoning d i s t r i c t s as shown on the O f f i c i a l Zoning Map, the following r u l e s apply:

1.

2.

3 .

4.

5.

D i s t r i c t boundaries indicated a s approximately following the center l i n e s of streets, highways, a l l e y s , o r streams s h a l l be construed t o follow such center l i nes .

D i s t r i c t boundaries indicated a s approximately following p l a t t e d l o t o r property parcel l i n e s s h a l l be construed as following such l o t and p a r c e l l i n e s .

Dis t r ic t boundaries ind ica ted as approximately following municipal l i m i t s s h a l l be construed a s following such municipal l i m i t s .

D i s t r i c t boundaries indicated graphical ly as parallel t o the center l i nes of streets, highways, a l l e y s or streams s h a l l be construed as being parallel t h e r e t o and a t such d is tance therefrom as indica ted on t h e O f f i c i a l Zoning Map. I f no d is tance i s given, such d is tances s h a l l be determined by t h e use of t h e map scale as shown on the O f f i c i a l Zoning Map.

Where the Zoning Off icer cannot d e f i n i t e l y determine t h e loca t ion of a d i s t r i c t boundary by the r u l e s 1 t o 4 as l i s t e d above, he s h a l l r e f e r the m a t t e r t o t h e Zoning Hearing Board which s h a l l be responsible f o r i n t e r p r e t i n g the d i s t r i c t boundary.

16

ARTICLE 5.

I I I I

ESTABLISHMENT, PURPOSE AND REGULATIONS OF ZONING DISTRICTS

Sect ion 500

I n order t o car ry out t he purposes of t h i s ordinance the township i s hereby divided i n t o the following d i s t r i c t s :

Establishment Of Zoning D i s t r i c t s

A Agr i cu l tu ra l

RR Rural Res iden t i a l Dis t r ic t

LDR Low Density Res ident ia l Dis t r ic t

MDR Medium Density Res ident ia l Dis t r ic t

MDRS

CN Commercial-Neighborhood D i s t r i c t

L I Light I n d u s t r i a l

G I General I n d u s t r i a l

FO Floodplain Overlay Distr ic t

Medium Density Res ident ia l Spec ia l D i s t r i c t

Sect ion 501

The regula t ions f o r each d i s t r i c t set f o r t h i n t h i s ordinance s h a l l be minimum regula t ions and s h a l l apply as h e r e i n a f t e r provided. occupied and no s t r u c t u r e o r p a r t thereof s h a l l be constructed, recons t ruc ted , moved, s t r u c t u r a l l y a l t e r e d o r occupied except i n conformity with the regula t ions spec i f i ed f o r t he d i s t r i c t i n which i t is loca ted , and except as regula ted i n appl icable sec t ions of t h i s ordinance.

Compliance With Dis t r ic t Regulations

No land s h a l l be used o r

Sect ion 502 General Regulations

The regula t ions set f o r t h i n t h i s Sect ion 502 s h a l l be appl icable i n a l l zoning d i s t r i c t s , o r , where so s t a t e d , t o a s p e c i f i c group of zoning d i s t r i c t s .

502.1 Prevention Of Accelerated Erosion And Resul t ing Sedimentation. A l l e a r t h moving a c t i v i t i e s s h a l l be conducted i n such a way as t o prevent acce lera ted e ros ion and the r e s u l t i n g sedimentation. To accom- p l i s h t h i s any person o r appl icant engaged i n e a r t h moving ac t iv i t ies s h a l l develop, implement and maintain e ros ion and sedimentation con- t r o l measures which e f f e c t i v e l y minimize acce lera ted e ros ion and sedimentation; t h i s s h a l l b e done i n accordance with the Pennsylvania Department of Environmental Resources (PennDER) requirements as e s t ab l i shed i n T i t l e 25, P a r t I. Subpart C. Ar t ic le 11, Chapter 102 Erosion and Sediment Control. The Township, depending on t h e scope of earthmoving ac t iv i t ies , may r equ i r e the appl icant t o possess an e ros ion and sediment con t ro l p lan which has been recommended f o r approval by t h e Crawford Conservation Di s t r i c t ; s a i d plans s h a l l be designed based on t h e guide l ines e s t ab l i shed i n the Crawford County Erosion and Sediment Control Handbook dated June 1972 and as amended.

17

This requirement is not appl icable t o p r a c t i c e s normal t o car ry ing on a g r i c u l t u r a l act ivi t ies .

502.2 Essen t i a l Services . The e rec t ion , cons t ruc t ion , a l t e r a t i o n o r maintenance and opera t ion by publ ic u t i l i t i e s , municipal governments o r a u t h o r i t i e s of underground, sur face , o r overhead gas, e lectr ical , storm sewer and water t ransmission o r d i s t r i b u t i o n systems, co l lec- t i o n , communication, supply o r d i sposa l systems, inc luding mains, d ra ins , sewers, pipes , condui ts , wires, cab les , f i r e alarm boxes, t r a f f i c s i g n a l s , hydrants , towers, poles and o the r s i m i l a r equipment and accesso r i e s i n connection therewith as s h a l l be reasonably necessary f o r t h e furn ish ing of adequate se rv i ce by such pub l i c u t i l i t i e s , municipal governments o r a u t h o r i t i e s f o r t h e p u b l i c h e a l t h o r genera l wel fa re , - a l l s h a l l be permit ted as a matter of r i g h t , sub jec t of course, t o o the r p e r t i n e n t r egu la t ions i n t h i s ordinance, i .e . yard requirements; providing, however, major pub l i c u t i l i t y s t r u c t u r e s and bui ld ings , o the r than such bui ld ings as are pr imar i ly enclosures of t he above e s s e n t i a l service equipment, s h a l l be regula- t ed as i n Sec t ion 502.3 following.

502.3 Major Pub l i c U t i l i t y S t ruc tu res . Publ ic u t i l i t y s t r u c t u r e s inc luding bu t no t l imi t ed t o s t o r a g e tank farms, electric subs t a t ions and power genera t ion p l a n t s , sewage t reatment p l a n t s and major c ros s country t ransmission l i n e s s h a l l be permit ted as condi t iona l uses . I n t h e Floodplain Overlay Di s t r i c t these uses s h a l l be i n compliance wi th the r egu la t ions of t h a t d i s t r i c t .

502.4 Property Owned, Leased O r Operated By Publ ic Agencies. Property owned, leased o r operated by the Commonwealth of Pennsylvania, t h e United S t a t e s o r t h e Township o r any o the r p u b l i c o r governmental body crea ted by the Township s h a l l be sub jec t t o t h e requirements of t h i s ordinance as follows:

a. Where such pub l i c o r governmental uses are not s p e c i f i c a l l y l i s t e d i n Ehe zoning d i s t r i c t s , they s h a l l be regula ted as ind ica ted . . ..

b. Where such pub l i c o r governmental uses are not s p e c i f i c a l l y l i s t e d , they s h a l l be permit ted only i n d i s t r i c t s permi t t ing p r i v a t e uses of a similar o r s u b s t a n t i a l l y similar na tu re , - otherwise they s h a l l no t be permit ted.

c. Property owned o r leased by the Commonwealth of Pennsylvania o r t he United S t a t e s s h a l l be exempt from the provis ions of t h i s ordinance only t o the ex ten t t h a t s a i d proper ty may no t be c o n s t i t u t i o n a l l y regula ted by t h e Township.

502.5 On-Lot Sewage Treatment Requirement. Where on-lot sewage t reatment is u t i l i z e d t h e minimum l o t s i z e s h a l l no t be less than requi red by the r egu la t ions promulgated and enforced by t h e Pennsylvania Depart- ment of Environmental Resources (PennDER) o r i t s agent . I n no case s h a l l the minimum l o t s i z e s o r the dens i ty provis ions of t h i s ordinance take precedence over t he regula t ions promulgated by PennDER where PennDER regu la t ions are more s t r i c t .

18

1 I I I I I I I I I I I I I I 1 I I I

I I I I I I I I I I I I I I

502.6 Permitted P ro jec t ions And Obstruct ions I n t o Required Yards. I n t h e following l i s t i n g , p ro j ec t ions i n t o yards are permi t ted , and t h e yards i n t o which p r o j e c t i o n s are permi t ted as ind ica t ed by "F", f o r t he f r o n t yard, normally t h e yard ad jacent t o t h e main abu t t ing street including s t reet corner s i d e yards; "S", f o r t h e s i d e yard; "R", f o r t h e rear yard. The d i s t ance from t h e proper ty l i n e t o which t h e permi t ted p ro jec t ion may extend i s ind ica t ed by a number, or where no number i s given t h e projec- t i o n i s unl imited. Drawing 1. i l lustrates the meaning of t h i s sec t ion . This s ec t ion i s intended t o introduce f l e x i b i l i t y i n t o t h e ordinance.

a.

b.

C.

d.

e.

f .

9-

h.

i.

Apparatus o r a r c h i t e c t u r a l s t r u c t u r e s needed for the e f f i c i e n t operat ion of s o l a r energy systems, including bu t not l imi t ed t o overhangs, i n s u l a t i n g w a l l s and roofs , solar collectors, or reflectors, - n o t less than 6 feet from t h e property l i n e

A i r condi t ioning u n i t s , - no t less than 10 f e e t f r o m t h e property l i n e

Awnings or canopies f o r a window, porch or door - not less than 10 f e e t from the proper ty l i n e

Fences and w a l l s - no t more than 332 f e e t i n he ight , sub jec t t o s i te d i s t ance requirements a t street corner l o t s (Sect ion 611); providing, however, t h e r e are no he ight r e s t r i c t i o n s i n t h e A D i s t r i c t , bu t Sect ion 611 s h a l l be complied with i n t h e A D i s t r i c t F

Fences and w a l l s - no t more than 6 f e e t i n he ight providing, however, t h a t t he re are no he ight re- s t r i c t i o n s i n t h e A D i s t r i c t S I R

Open o f f - s t r e e t loading spaces F r S r R

from t h e proper ty l i n e i n t h e Agr icu l tura l D i s t r i c t S Tennis cour t s and swimming pools , - no t less than 10 f e e t

Toolsheds and s torage bui ld ings f o r keeping materials accessory t o t h e p r i n c i p a l a c t i v i t y on t h e proper ty i n a l l d i s t r i c t s except t he L I (Light I n d u s t r i a l ) and CN (Commercial Neighborhood). Only one such s t r u c t u r e may extend i n t o t h e requi red yards and t h i s s t r u c t u r e s h a l l be l imi t ed t o 150 square f e e t of ground area and 10 f e e t i n he ight . The s t r u c t u r e may extend t o wi th in 6 fee t of t h e proper ty l i n e .

S a t e l l i t e Dish - not less than 10 f e e t from the property l i n e

S I R

R

R

I I I

19

DRAWING I

CORNER LOT YARDS -8r PERMITTED PROJECTIONS INTO

REQUIRED YARDS

1 I I I I I I L-- --

- - CENTER LINE f I

-I ROAOWAY ~, I 1

PUBLIC ROAD RIGHT - OF- WAY - 1

I CORNER LOT I

DISTRICT YARD

PERMITTED PROJECTIONS

REQUIREMENTS FRONT YARD ......... MINIMUM OF 40' SIDE YARD ............. MINIMUM OF IO' STREET CORNER SIDE YARD .............

MINIMUM OF 40' REAR YARD

PRINCIPAL STRUCTURE .......... 35' ACCESSORY STRUCTURE ........ 6'

SCALE 1 " - 50'- 0"

I I I I I I I I 20

I I 1 I I I I I I

502.7

502.8

502.9

Height Regulations. N o s t r u c t u r e s h a l l exceed 3 s t o r i e s o r 35 f e e t (whichever i s g r e a t e r ) i n height providing, however, t h a t t h i s requirement s h a l l be waived f o r t he following: chimneys, f l agpo les , f l u e s and cooling towers. c r e t i o n of the Township Supervisors a f t e r review by the Township Plan- ning Commission f o r b e l f r i e s , cupolas, domes, s t acks , monuments, s p i r e s , s t e e p l e s , water towers and tanks, e l eva to r enclosures , sky- l i g h t s , windmills, solar equipment and s - i m i l a r devices , s tage towers, a i r condi t ioning u n i t s , a l l bu i ld ings accessory t o a g r i c u l t u r a l operat ions, g r a i n e l eva to r s , u t i l i t y po les , parape t w a l l s provided such w a l l s s h a l l no t exceed such he ight as necessary t o screen mechan- i c a l equipment, t e l e v i s i o n and rad io t o w e r s . Where a bui ld ing f l o o r l e v e l i s so constructed as t o permit a d i r e c t entrance t o the bui ld ing a t , o r near ly a t , ou ts ide grade l e v e l e i t h e r i n t o t h e f r o n t or r e a r yard such bui ld ing l e v e l s h a l l be considered a s to ry f o r the purpose of i n t e r p r e t i n g t h i s ordinance, and any measurement of height s h a l l be taken from the ou t s ide grade l e v e l a t s a i d entrance a rea .

Prohibi ted Uses. bu i ld ing may be e rec ted , a l t e r e d or used f o r any residence, t r a d e , in- dus t ry , business o r i n s t i t u t i o n a l purpose t h a t i s i n compliance with the appl icable d i s t r i c t regulat ions. It is the i n t e n t i o n of t h i s ordinance t h a t no uses are e s t ab l i shed which a r e obnoxious or offensive by reason of odor, dus t , smoke, gas , noise , v i b r a t i o n s , g l a r e or i l lumina t ion o r otherwise create a nuisance o r hazard t o pub l i c hea l th , s a f e t y and w e l - fare. above, the following uses a r e s p e c i f i c a l l y prohib i ted :

The he ight requirement may be waived a t the dis-

A s provided i n t h e provis ions of t h i s ordinance any

In addi t ion t o uses which may be prohib i ted by reason of the

a. The inc ine ra t ion of animal wastes; open dumps

b. Paper o r paper pulp manufacture

c . F e r t i l i z e r manufacture

d. Nuclear r eac to r f a c i l i t i e s and nuclear waste d i sposa l sites

e. Hazardous waste d i sposa l s i t e s t o include s o l i d , l i q u i d , semisolid or contained gasous materials.

Nothing i n t hese requirements s h a l l be i n t e r p r e t e d to p r o h i b i t prac- t i c e s normal t o carrying on a g r i c u l t u r a l a c t i v i t i e s .

U s e s Not L i s t e d . Where an appl icant proposes t o develop a use which i s no t designated i n t h i s ordinance o r which cannot reasonably be in t e rp re t ed as being implied o r included under a type o r category of use l i s t e d i n t h i s ordinance then such use sha l l not be permit ted. The app l i can t , however, may reques t , through the Zoning Of f i ce r , a hear ing before the Zoning Hearing Board wherein a f u l l explanat ion of the a p p l i c a n t ' s development proposal s h a l l be heard by the Board and an accurate record made thereof . A s required i n t h i s ordinance, t he Board s h a l l render a wr i t t en dec is ion and/or f ind ings on the matter of t he a p p l i c a n t ' s request which s h a l l be t ransmi t ted t o t h e Zoning Off icer , the Planning Commission, and the Township Super- v i so r s . Depending on t h i s wr i t t en decis ion the a p p l i c a n t ' s proposed use may o r may not be permitted. Amendments t o t h i s ordinance may be i n i t i a t e d as s e t f o r t h i n Section 907.

2 1

502.10 Minimum Floor A r e a Requirements. N o s i n g l e family dwelling sha l l have a - f l o o r area of l e s s than 720 square f e e t . Basements s h a l l no t be included i n accoun thg f o r t h i s requirement.

5 0 2 . 1 1 Keeping O f P e t s . The keeping of p e t s s h a l l be permit ted i n a l l d i s t r i c t s as an accessory use.

22

I I I I I I 1 I I I I I I I I I I I I

Section 503 Agr icu l tura l D i s t r i c t , A

Purpose: The Agr icu l tura l D i s t r i c t i s intended t o p ro tec t and encourage the con- t inu ing use of lands for ag r i cu l tu re . Generally, p rope r t i e s i n t h i s d i s t r i c t are comprised of land used f o r a g r i c u l t u r a l production and land t h a t i s loca ted i n areas which are sub jec t t o per iodic flooding. is based on the p r i n c i p l e t h a t i n order f o r land t o be maintained i n a g r i c u l t u r a l use it must have reasonable s i z e and cont inui ty . Commercial and i n d u s t r i a l uses not assoc ia ted with a g r i c u l t u r e and not assoc ia ted with a r e s i d e n t i a l u s e should not l oca t e i n t h i s d i s t r i c t .

The de l inea t ion of t h i s D i s t r i c t

503.1 Res t r i c t ion On New Roads. A l l lo ts o r pa rce l s which s tand alone i n one separa te , unconnected ownership and which a r e intended t o be used by t h e app l i can t f o r any of the uses permitted i n t h i s D i s t r i c t , if they are subdivided a f t e r the e f f e c t i v e date of t h i s ordinance, s h a l l have the l o t or parce l width as required i n t h i s ordinance abut t ing or f ron t ing on an e x i s t i n g publ ic road from which access* is obtainable . No new publ ic roads o ther than roads t o be con- s t r u c t e d by t h e S t a t e , County o r Township governments s h a l l be located i n t h i s D i s t r i c t .

503.2 Permitted Uses

a. Agr icu l tura l and r e l a t e d a c t i v i t i e s including bu t not l imi ted t o general farming, da i ry ing , pasturage, gardening, animal and poul t ry husbandry, butchery, f o r e s t r y , h o r t i c u l t u r e , f l o r i c u l t u r e , nursery operat ions and the press ing of f r u i t s t o make ju i ces ;

b. Single family and t w o family dwellings, mobile homes, modular homes, seasonal dwellings, boarding and rooming houses, and conversion u n i t s ;

c . Keeping of kennels, horse s t a b l e s and r i d i n g academies;

d. The s e l l i n g a t , e i t h e r r e t a i l o r wholesale of a g r i c u l t u r a l produce, t he bulk of which w a s produced on the premises, providing a minimum of 3 o f f - s t r e e t parking spaces are provided o f f t h e road pavement and shoulder;

e. Home occupation;

f . Sawmill operat ions including b u t no t l imi ted t o m i l l working, barking, edging, chipping, washing and shredding processes;

g. Accessory uses.

503.3 Conditional Uses. The following uses may be permit ted subject t o the provis ions of A r t i c l e 9 . , and sub jec t t o any appl icable supplementary regula t ions es tab l i shed i n A r t i c l e 6. and any o the r appl i - cable provis ions of t h i s ordinance.

a. Home l o t occupation;

b. Open p i t mining including s o i l borrow p i t s and sand and grave l quarrying.

23

503.4 Special Exception U s e s . The fol lowing uses may be permit ted subject t o the app l i cab le .provis ions of Ar t i c l e 10. and o the r appl i - cable provis ions of t h i s ordinance.

a. Group homes.

503.5 Bulk Regulations

a. L o t A r e a ... A minimum of 1 .5 acres s h a l l be requi red .

b. Width Of L o t ... A minimum of 250 f e e t measured a t t h e setback l i n e .

c. Front Yard ... A minimum of 40 f e e t measured from t h e road right-of-way.

d. Street Corner Side Yard ... A minimum of 40 f ee t measured from t h e road r ight-of -way.

e . Side Yards ... A minimum of 15 f e e t on each s ide .

f . R e a r Yard ... P r i n c i p a l S t ruc ture . A minimum of 35 f e e t . Accessory S t ruc tu re . A minimum of 6 feet .

24

I I I I I I I I I I I I I I I I I I I

' 1 I I I I I I I I - . - -

I I I ' I I I I I I I

Sect ion 504 R u r a l Res iden t i a l D i s t r i c t , RR

Purpose: The Rural Res iden t i a l D i s t r i c t is cha rac t e r i zed by r u r a l , low d e n s i t y r e s i d e n t i a l development inc luding a g r i c u l t u r a l a c t i v i t y c a r r i e d ou t on a fu l l - t ime , par t - t ime o r hobby b a s i s and f o r a v a r i e t y of o t h e r a c t i v i t i e s which r e q u i r e t h e u t i l i z a t i o n of r e l a t i v e l y l a r g e tracts of land. This d i s t r i c t is not expected t o be served by pub l i c sewer and w a t e r systems except i n a reas where s e r v i c e is requested and pa id f o r by t h e proper ty owners. Commercial and i n d u s t r i a l uses normally loca t ed on r e l a t i v e l y small p a r c e l s of land (from 4 acre to 14 ac re i n s i z e ) no t a s soc ia t ed with a r e s i d e n t i a l use should not locate i n t h i s d i s t r i c t .

504.1 Permitted U s e s

a.

b.

C.

d.

e.

f .

9.

h.

i.

Agr icu l tu ra l and r e l a t e d a c t i v i t i e s inc luding b u t no t l imi t ed t o gene ra l fanning, da i ry ing , pas turage , gardening, animal and pou l t ry husbandry, butchery, f o r e s t r y , h o r t i c u l t u r e and f l o r i c u l t u r e , nursery opera t ions and t h e p re s s ing of f r u i t s t o make j u i c e s ; providing, however, t h a t : (1) bu i ld ings and pens f o r l i v e s t o c k and pou l t ry exc lus ive of g raz ing a reas s h a l l be a minimum of 150 f e e t from t h e proper ty l i n e , (2 ) p i g pens and sheds s h a l l be a minimum of 300 f e e t from the proper ty l i n e .

S ingle family and two family dwel l ings , mobile homes, modular homes, seasonal dwell ings, boarding and rooming houses, and conversion u n i t s ; .

Horse stables, r i d i n g academies and horse hobby i s t ' s a c t i v i t i e s ; providing, however, t h a t s t a b l e s , paddocks and exercise pens s h a l l be a m i n i m u m of Grazing a r e a s s h a l l be a minimum of 25 f e e t from the proper ty l i n e .

The s e l l i n g a t e i t h e r re ta i l o r wholesale of a g r i c u l t u r a l produce, t h e bulk of which was produced on t h e premises, pro- v id ing a minimum of 3 o f f - s t r e e t parking spaces are provided o f f t h e road pavement and shoulder ;

150 f e e t from the proper ty l i n e .

P r i v a t e r e c r e a t i o n es tab l i shments inc luding b u t no t l imi t ed t o a rchery and s k e e t ranges, gun clubs and gol f courses and country c lubs ;

P r i v a t e c lubs and lodges;

Ph i l an th rop ic and c h a r i t a b l e i n s t i t u t i o n a l bu i ld ings and grounds ;

Cemetery;

Accessory uses.

504.2 Condit ional Uses. t h e p rov i s ions of Article 9. and s u b j e c t t o any app l i cab le supplementary r egu la t ions e s t ab l i shed i n A r t i c l e 6 . and any o t h e r app l i - cable provis ions of t h i s ordinance.

The following uses may be permit ted subject t o

a. Home l o t occupat ion;

b. Open p i t mining inc luding s o i l borrow p i t s and sand and g rave l quarrying;

25

c. Sawmill opera t ions including b u t no t l imi t ed t o m i l l working, barking, edging, chipping, washing and shredding processes;

d. Campgrounds;

e. Processing and d i sposa l of s o l i d waste;

f . open a i r enter ta inment establishment.

504.3 Spec ia l Exception Uses. t o appl icable provis ions of A r t i c l e 10. and o the r appl icable pro- v i s ions of t h i s ordinance.

The following uses may be permit ted sub jec t

a. Home occupation;

b. Keeping of kennels providing tha t the bu i ld ing and fenced area i n which t h e animals are kept s h a l l be a minimum of 150 f e e t from t h e property l i n e ;

c. Group homes;

d. Travel t ra i lers used f o r occasional l i v i n g q u a r t e r s where not part of a t r a v e l t ra i le r park; s e e Sect ion 607.4.

504.4 Bulk Regulations

a. Lot Area ... A minimum of 1.5 ac re s s h a l l be required.

b. Width O f L o t ... A minimum of 200 f e e t measured a t t he s e t - back l i n e .

c . Front Yard ... A minimum of 40 feet measured f r o m t he road right-of-way.

d. Street Corner Side Yard ... A minimum of 40 f e e t measured from t h e road right-of-way.

e. Side Yards ... A minimum of 15 feet on each .s ide .

f . R e a r Yard ... Pr inc ipa l s t r u c t u r e . A minimum of 35 f e e t . Accessory s t r u c t u r e . A minimum of 6 f e e t .

.

26

1 I I I I I I u I I I I I I I I I I I


Section 505 Low Density Res ident ia l D i s t r i c t , LDR

Purpose: The Low Density Res ident ia l D i s t r i c t is intended t o provide a s t a b l e environment f o r conventional s i n g l e family housing. t r i c t should be compatible with s i n g l e family detached dwellings. The dens i ty and p a t t e r n of development should be such t h a t , where sewer and w a t e r f a c i l i t i e s do not cu r ren t ly e x i s t , they can some day be extended, economically, i n t o t h i s area.

Housing s i t e d i n t h i s d i s -


a. Single family and two family dwell ings, modular homes, conversion u n i t s ; bu t , no t including mobile homes;

b . Public and semipublic bu i ld ings and grounds including a c t i - v i t i e s such as po l i ce and f i r e p ro tec t ion , ambulance se rv ice , publ ic school , parks and playgrounds and genera l government.

c. Churches and bui ld ing f a c i l i t i e s normally i n c i d e n t a l t he re to ;

d. Cemetery; golf course ;

e. Accessory uses.

505.2 Conditional U s e s . The following uses may be permit ted sub jec t t o the provis ions of A r t i c l e 9., any app l i cab le supplementary regula- t i o n s as e s t ab l i shed i n A r t i c l e 6. and o the r provis ions of t h i s ordinance.

a. Clus te r development;

b. Multifamily dwellings.

505.3 Special Exception U s e s . t o t h e appl icable provis ions of A r t i c l e 10. and o the r app l i cab le provis ions of t h i s ordinance.

The following uses may be permit ted sub jec t

a. Home occupation.

27

I

505.4 Bulk Regulations (Low Density Res ident ia l D i s t r i c t , LDR)

a. Minimum Lot A r e a and Width ( A l l l o t widths s h a l l be measured a t t h e setback l i n e . In order t o accommo- d a t e on-lot sewage needs the l o t a r ea may have t o be g r e a t e r than t h e minimum allowed i n t h i s table.)

N o Public Publ ic Publ ic Water O r Sewer Sewer And

Type of U s e Sewer Only Water

S ingle family and 40,000 sq. f t . 20,000 sq. f t . 15,000 sq. f t . modular dwelling 125 f t . width 100 f t . width 80 f t . width

Two family dwelling 45,000 sq. f t . 30,000 sq. f t . 20,000 sq. f t . 125 f t . width 100 f t . width 80 f t . width

Multifamily dwellings 45,000 sq. f t . 30,000 sq. f t . 20,000 sq. f t . p lus 2,000 sq. p l u s 1,500 sq. p l u s 1,000 sq. f t . f o r each f t . f o r each f t . f o r each u n i t more than u n i t more than u n i t more than t w o ; 150 f t . two; 150 f t . two; 150 f t . width f o r a l l width f o r a l l width f o r a l l l o t s l o t s lo t s

A l l o t h e r permit ted uses except park and r ec rea t ion areas which have no m i n i m u m a r e a or width requirements

40,000 sq. f t . 20,000 sq. f t . 15,000 sq. f t . 125 f t . width 100 f t . width 80 f t . width

b. Front Yard ... A m i n i m u m of 40 f e e t measured from t h e road r ight-of -way.

c. Side Yards ... A minimum of 10 f e e t on each s i d e .

d . S t r e e t Corner Side Yard ... A minimum of 40 f e e t measured from the road r ight-of -way.

e. R e a r Yard ... Pr inc ipa l s t r u c t u r e . A minimum of 35 f e e t . Accessory s t r u c t u r e . A minimum of 6 f e e t .

28


1 I I I I

I I I

I I I I I I I I I I

Section 50.6 Medium Density Residential District, MDR

Purpose: vironment for higher-density residential uses in areas where public sewer and water service is available or could easily be extended.

The Medium Density Residential District is intended to provide an en-

-506.1

506.2

506.3

Permitted Uses.

a. Sinqle family and two family dwellings; but, not including

b. Conversion dwelling units;

c. Boarding houses;

d. Modular homes;

e. Multifamily dwellings;

f. Public and semipublic buildings and grounds including

mob1 le homes ;

activities such as police and fire protection, ambulance service, public school, parks and playgrounds and general government;

g. Accessory uses. 1

Conditional Uses. provisions of Article 9 . , any applicable supplementary regulations as established in Article 6. and other provisions of this ordinance.

The following uses may be permitted subject to the

a. Cluster development;

b. Home lot occupation.

Special Exception Uses. to the applicable provisions of Article 10. and other applicable provisions of this ordinance.

The following uses may be permitted subject

a. Home occupation;

b. Group home.

29

506.4 Bulk Regulations (Medium Density Res ident ia l D i s t r i c t , MDR)

a. Minimum L o t A r e a and Width ( A l l l o t widths s h a l l be measured a t the setback l i n e . I n order t o accommodate on- l o t sewage needs the l o t a r ea may have t o be g r e a t e r than t h e m i n i m u m allowed i n t h i s table.)

N o Public Publ ic Publ ic Water O r Sewer Sewer And

Type Of U s e s Sewer Only Water

Single family and 30,000 sq. f t . 16,500 sq. f t . 12,500 sq. f t . modular dwelling 125 f t . width 100 f t . width 80 f t . width

Two family dwelling

Multifamily dwellings

A l l o t h e r permit ted uses except park and r e c r e a t i o n uses which have no minimum area or width requirements


40,000 sq. f t . 25,000 sq. f t . 16,000 sq. f t . p lus 2,500 sq. plus 1,500 sq. p lus 1,000 sq. f t . f o r each f t . f o r each f t . f o r each u n i t more than u n i t more than u n i t more than two; 150 f t . two; 150 f t . two; 150 f t . width f o r a l l width f o r a l l width f o r a l l l o t s l o t s l o t s


b. Front Yard ... A minimum of 40 f e e t measured from the road right-of-way.

c. S t r e e t Corner Side Yard ... A minimum of 40 f e e t measured from t h e road right-of-way.

d. Side Yards ... A minimum of 10 f e e t on each s i d e .

e. R e a r Yard ... P r i n c i p a l s t r u c t u r e . A m i n i m u m of 30 f e e t . Accessory s t r u c t u r e . A minimum of 6 f e e t .

30


I I I I I I 1 I I I I I I I I ‘ I

I I

~I

Section 597 Medium Density Res ident ia l Special D i s t r i c t , MDRS

Purpose: The Medium Density Res ident ia l Special D i s t r i c t is intended t o pro- v ide the same type of development as designated f o r t he Medium Density Resi- d e n t i a l D i s t r i c t , with one important exception: mobile homes a r e considered an appropriate land use i n t h i s d i s t r i c t where t h e s i t e planning f o r t h i s type of housing i s handled wi th care.

507.1-

507.2

507.3

507.4

Permitted U s e s .

a.

b.

C.

d.

e.

f .

g.

S ingle family and two family dwellings;

Conversion dwelling u n i t s ;

Boarding houses;

Mobile homes and modular homes;

Multifamily dwellings;

Publ ic and semipublic bu i ld ings and grounds including a c t i - v i t i e s such as po l i ce and f i r e p ro tec t ion , ambulance se rv ice , publ ic school, parks and playgrounds and general government;

Accessory uses.

Conditional U s e s . The following uses may be permit ted sub jec t t o the provis ions of A r t i c l e 9., any appl icable supplementary regula t ions as e s t ab l i shed i n A r t i c l e 6. and o ther provis ions of t h i s ordinance.

a. Clus te r development;

b. Mobile home parks;

c . Home l o t occupation.

Special Exception Uses. The following uses may be permit ted sub jec t to t h e appl icable provis ions of A r t i c l e 10. and o the r appl icable pro- v i s ions of t h i s ordinance.

a. Home occupation;

b. Group home.

Bulk Regulations. A l l bulk regula t ions as e s t ab l i shed i n t h e Medium Density Res ident ia l D i s t r i c t , Sect ion 506.4 s h a l l be appl icable i n t h e D i s t r i c t . f o r modular homes s h a l l be appl icable f o r mobile homes.

The bulk regula t ions as es tab l i shed i n Sect ion 506-4

31

Section 508 Commercial-Neighborhood D i s t r i c t , CN

Purpose: T h e Commercial-Neighborhood D i s t r i c t i s t o accommodate commercial a c t i v i t i e s which are necessary t o meet t he neighboring needs f o r goods and se r - v ices . The e x i s t i n g shopping cen te r developments i n the Greater Meadville Area a r e con- s idered the primary shopping se rv ices f o r the r e s i d e n t s of West Mead Township.

I

508..1

508.2

508.3

Permitted Uses.

a.

b.

C.

d.

e.

f .

9-

h.

i.

j .

k.

1.

m.

n.

R e t a i l and personal s e rv i ce establ ishments f o r the conducting of neighborhood r e t a i l business;

Eating and dr inking establ ishments;

Automobile s e r v i c e s t a t i o n ;

Ar t i san and craftwork establ ishments ;

P r i v a t e c lubs and lodges;

Phi lan t ropic and c h a r i t a b l e organiza t ions ;

Publ ic and semipublic bu i ld ings ;

Funeral home;

Tour i s t homes;

P r o f e s s h n a l o f f i c e s ;

Veter inary c l i n i c providing a l l f a c i l i t i e s are s i t u a t e d wi th in a bui ld ing except f o r outdoor kennel runs which s h a l l be a minimum of 200 f e e t from t h e nea res t bu i ld ing o f f t h e property;

Res ident ia l uses where they are phys ica l ly in t eg ra t ed with commercial uses; f o r example t h e second and t h i r d f l o o r s of a bu i ld ing may be devoted t o dwell ing u n i t s ;

Home occupations, however, t he r egu la t ions i n Sect ion 601 a r e no t appl icable ;

Accessory uses.

Prohibi ted Uses.

a. Shopping cen te r serving a wide area o r r eg iona l narke t .

Conditional U s e s . The following uses may be permit ted s u b j e c t t o t h e provis ions of A r t i c l e 9. and s u b j e c t t o any app l i cab le supplementary r egu la t ions es tab l i shed i n A r t i c l e 6. and any o the r appl i - cable provis ions of t h i s ordinance.

a. Vehicle r e p a i r and welding shop;

b . S ingle family and t w o family dwell ings, modular homes, conversion u n i t s , however, t he app l i ca t ion should

32

I I I I 1 I I I I I I I I I I I I

I I I I

I I I I I I I 1 I I I I I I

~I

508.4

508.5

demonstrate t h a t t h e r e s i d e n t i a l use w i l l no t unduly com- promise use of t h e land f o r commercial use.

Special Exception Uses. The following uses may be permit ted sub jec t t o appl icable provis ions of Ar t i c l e 10. and o the r appl icable pro- v i s ions of t h i s ordinance.

a. There are no s p e c i a l exception uses i n t h i s d i s t r i c t .

Bulk Regulations.

a. Minimum Lot A r e a and Width ( A l l l o t widths s h a l l be measured a t the setback l i n e . )

N o Publ ic Water O r

P u b l i c Publ ic Sewer Sewer And

Type Of U s e Sewer Only Water

A l l U s e s 20,000 sq. f t . 15,000 sq. f t . 10,000 sq. f t . 125 f t . width 100 f t . width 80 f t . width

b. Front Yard ... A minimum of 40 f e e t measured from the road right-of -way.

c. S t r e e t Corner Side Yard ... A minimum of 40 f e e t measured from the road right-of-way.

d. Side Yards ... A minimum of 10 f e e t on each s i d e .

e. R e a r Yard ... Pr inc ipa l s t r u c t u r e . A minimum of 20 f e e t . Accessory s t ruc tu re . A minimum of 1 0 f e e t .

f . Addi t ional S i t i n g Requirements ... Where a s i t e i s adjoining a r e s i d e n t i a l d i s t r i c t bu f fe r areas i n accordance with Sect ion 620 s h a l l be e s t ab l i shed ; and t h e r e s h a l l be a minimum of 25 f e e t between the edge of any o f f - s t r e e t parking and/or loading area and/or vehicu lar access d r ive and an ad jo in ing r e s i d e n t i a l d i s t r i c t property.

33

Section 509 Light Industrial District, LI

Purpose: The Light Industrial District is intended to provide land area for industrial uses which are not normally considered objectionable in terms of noise, fumes or odors and which can be accommodated on lot sizes which are compatible with surrounding residential uses. Lands designated for this use have reasonably good highway access and can, if not already, be served by sewer and water facilities. Land which has attributes acceptable for industrial location is never abundant. Where such land can be identified, it should be reserved for industrial uses if a community is to do all it can to insure its economic growth.

509.1 Permitted Use.

a. Artisan's and craftwork establishments;

b. Computer center; data processing service;

c. General government service center;

d. Accessory Uses.

509.2 Conditional Uses. All conditional uses permitted in this district shall be allowed only after review and approval as conditional uses. Conditional uses shall be subject to the provisions of Article 9., any applicable supplementary regulations as established in Article 6., and other applicable provisions of this ordinance. The following uses may be considered and approved as conditional uses. How- ever, this listing shall not be considered exhaustive; other uses may be permitted providing they meet the broad objectives as stated in the "purpose" section above and providing they meet the standards and comply with the review procedures established hkrein:

a. Cameras and other photographic equipment manufacture;

b. Electronic components and instruments manufacture;

c. Professional, scientific and controlling instruments manufacture;

d. Research and testing laboratory;

e. Manufacture of laboratory apparatus;

f. Manufacture of business and office machinery;

g. Medical equipment manufacture;

h. Novelty products manufacture;

i. Optical equipment manufacture;

j. Printing, publishing and bookbinding;

k. Public utility service center;

1. Tool, die and pattern making shops;

34

I I I I 1 I I I I I I I I I I I I I I

I I

I 1 I I I

509.-3

509.4

509.5

m. Beverage manufacture and b o t t l i n g ;

n. Wholesale business and s torage conducted wi th in a bui lding;

0 . Vehicle Sales.

Special Exception Uses. The following uses may be permit ted sub jec t t o appl icable provis ions of A r t i c l e 10. and o the r appl icable pro- v i s ions of t h i s ordinance.

a. There are no s p e c i a l exception uses i n t h i s d i s t r i c t .

Landscape Plan. review s h a l l include a landscape plan which shows t h e proposed treatment f o r t h e por t ions of t he s i t e not covered by s t r u c t u r e s , loading and parking areas, sidewalks, e t c . A l l such "noncovered" areas s h a l l be graded i n a c a r e f u l manner and planted with an a l l season ground cover and s h a l l be landscaped with t r e e s and shrubs.

The app l i ca t ion submitted f o r t h e condi t iona l use

Bulk Regulations.

a. Minimum Lot A r e a ... For lots w i t h no publ ic water o r sewer - 20,000 sq. f t . ; f o r l o t s with publ ic sewer only - 15,000 sq. f t . ; f o r lots w i t h publ ic water and sewer- 12,000 sq. f t .

b . Land Coverage ... The maximum amount of t h e s i t e which may be covered wi th bui ld ings of all types is 50%.

C. Lot Width ... There s h a l l be a minimum l o t width of 90 f e e t measured a t the setback l i n e .

d. Front Yard ... A minimum of 40 f e e t measured from the road right-of-way.

e. S t r e e t Corner Side Yard ... A minimum of 40 f e e t measured from the road right-of -way.

f . Side Yards ... A minimum on one s i d e of 1 0 f e e t and a t o t a l minimum width of 40 f e e t .

g. R e a r Yard . . . Pr inc ipa l S t ruc ture . A minimum of 40 f e e t . Accessory S t ruc ture . A minimum of 40 f e e t .

h. Additional S i t i n g Requirements ... Where a s i t e i s adjoining a r e s i d e n t i a l property, bu f fe r a r eas i n accordance with Sect ion 620 sha l l be e s t ab l i shed ; and the re s h a l l be a minimum of 2 5 f e e t between the edge of any of f - street parking and/or loading area and/or vehicu lar access d r ive and an adjoining r e s i d e n t i a l property.

35

Sect ion .t5’l(i General I n d u s t r i a l D i s t r i c t , G I

Purpose: of land f o r a wide range of i n d u s t r i a l uses i n order t h a t t h e township, and t h e Meadville r eg iona l area of which t h e township is a p a r t , can accommodate range of i n d u s t r i a l a c t i v i t i e s t h a t w i l l provide employment. f o r t h i s use have reasonably good highway access and can, i f no t a l ready , be served by sewer and water f a c i l i t i e s . i n d u s t r i a l l oca t ion i s never abundant. Where such land can be i d e n t i f i e d , it should be reserved f o r i n d u s t r i a l uses i f a community is t o do a l l it can t o in- s u r e i t s economic growth.

The General I n d u s t r i a l D i s t r i c t is intended t o e s t a b l i s h a r e se rva t ion

a wide Lands designated

Land which has a t t r i b u t e s acceptable f o r


a. Manufacturing including t h e production, processing, c leaning , t e s t i n g and d i s t r i b u t i o n of materials, goods and products , b u t excluding those uses which would emit excessive smoke, fumes, no ise , v i b r a t i o n o r obnoxious odors;

b. Research, t e s t i n g or engineering 1aboratorLes;

c. Beverage manufacturing and b o t t l i n g works;

d. Wholesale business and s torage conducted i n a bui ld ing;

e. Tool, d i e and p a t t e r n making shops;

f . P r i n t i n g , publ ishing and bookbinding;

g. Building materials supply establ ishments; inc luding lumber yards ;

h. Contractor o f f i c e s and shops such as bui ld ing , cement, e l e c t r i c a l hea t ing , masonry, pa in t ing and roofing;

i. Truck terminal ;

j. Plumbing and/or heat ing shop, carpentry shop, electrical r e p a i r shop, cab ine t making, f u r n i t u r e making, uphols ter- ing ;

k. Vehicle r e p a i r and welding shop;

1. Fuel s to rage and d i s t r i b u t i o n ;

m. Agr icu l ture and r e l a t e d uses;

n. Sawmill opera t ions including b u t n o t l imi ted t o m i l l working, planing, barking, edging, chipping, washing and shredding processes;

0. Manufacture of concre te and concrete products ;

p. Maintenance bui ld ings and grounds used by government or by pub l i c u t i l i t i e s ;

9. Petroleum products s to rage and d i s t r i b u t i o n ;

36


I I I I I I I I I I I I I I I 1 I I I

r. Accessory uses .

510.2 Condit ional U s e s . The following uses may be permit ted sub jec t t o t h e p rov i s ions of A r t i c l e 9., any appl icable supplementary regula- t i o n s as e s t a b l i s h e d i n A r t i c l e 6. and o t h e r provis ions of t h i s ordinance.

a. Junk yard;

b. Gravel and sand quarrying;

c. Processing, packing and canning of food products ;

d. Commercial r ec rea t ion establ ishments;

e. Eat ing and dr inking establ ishments;

f . Residual waste d isposa l s i te .

510.3 Spec ia l Exception Uses. The following uses may be permi t ted sub jec t t o t h e appl icable provis ions of A r t i c l e 10. and o the r appl icable provis ions i n t h i s ordinance.

a. There are no s p e c i a l exception uses i n t h i s D i s t r i c t .

510.4 Bulk Regulations.

a. Minimum L o t A r e a ... There s h a l l be no minimum l o t area; however, a l l requirements with respect t o off- street parking and loading s h a l l be m e t .

b. Minimum Lot Width ... There s h a l l be no minimum l o t width.

c. Front Yard ... A minimum of 40 f e e t measured from t h e road right-of-way.

d. S t r e e t Corner Side Yard ... A minimum of 40 f e e t measured from the road right-of-way.

e. Side Yards ... A minimum of 2 0 feet on each s ide .

f . R e a r Yard ... Pr inc ipa l S t ruc ture . A minimum of 20 f e e t . Accessory S t ruc ture . A minimum of 20 f e e t .

g. Addit ional S i t i n g Requirements ... Where a s i te i s ad jo in ing a r e s i d e n t i a l d i s t r i c t buffer areas i n accordance with Sect ion 620 s h a l l be e s t ab l i shed ; and the re s h a l l be a minimum of 25 f e e t between the edge of any o f f - s t r e e t parking and/or loading area and/or vehicu lar access d r ive and an adjoining r e s i d e n t i a l d i s t r i c t property.

37

Section 511 Floodplain Overlay D i s t r i c t , F O , W i t h Subsections FW, FF And F A

Purpose: The purpose of t h i s d i s t r i c t i s t o prevent t h e loss of proper ty and l i f e , t h e c rea t ion of hea l th and s a f e t y hazards, the d i s rup t ion of commerce and governmental s e rv i ces , t he ex t raord inary and unnecessary expenditures of pub l i c funds f o r f lood p ro tec t ion and r e l i e f , and the impairment of the t a x base by:

a. regula t ing uses , a c t i v i t i e s and development which, ac t ing alone o r i n com- b ina t ion with o the r e x i s t i n g o r fu tu re uses , a c t i v i t i e s and development, w i l l cause unacceptable increases i n f lood he ights , v e l o c i t i e s and frequencies;

t i n g within areas sub jec t t o flooding; b. r e s t r i c t i n g o r p roh ib i t i ng c e r t a i n uses , a c t i v i t i e s and development from loca-

c. requi r ing a l l those uses , a c t i v i t i e s and development t h a t do occur i n flood- prone areas t o be pro tec ted and/or floodproofed aga ins t f looding and f lood damage ;

d. p ro tec t ing ind iv idua l s from buying lands and s t r u c t u r e s which are unsui ted f o r intended purposes because of f lood hazards.

511.1 Warning And Disclaimer Of L i a b i l i t y . The degres of f lood p ro tec t ion sought by t h e provis ions of t h i s ordinance i s considered reasonable f o r regula tory purposes and i s based on acceptable engineer ing methods of study. Larger f loods may occur on r a r e occasions. Flood he ights may be increased by man- made or n a t u r a l causes. This ordinance clues not imply t h a t areas ou t s ide the f loodpla in overlay d i s t r i c t , o r t h a t land uses permit ted wi th in such d i s t r i c t s , w i l l be f r e e from f looding o r f lood damage. This ordinance s h a l l not c r e a t e l i a b i l i t y on the p a r t of the township or any o f f i c e r o r employee thereof f o r any f lood damages t h a t may r e s u l t from r e l i a n c e on t h i s ordinance or any adminis t ra t ive dec is ion lawful ly made thereunder .

511.2 I d e n t i f i c a t i o n Of Floodplain A r e a s . The i d e n t i f i e d f loodpla in s h a l l be those areas of W e s t Mead Township sub jec t t o a 100 year f lood as determined i n the Federal Insurance Study and shown on the Flood Boundary and Floodway Map prepared f o r W e s t Mead Township by the Federal Insurance Administration on June 15, 1977.

a.

b.

C.

The FW (Floodway 'Area) is de l inea ted f o r purposes of t h i s ordinance using the c r i t e r i a t h a t a c e r t a i n area within the f loodpla in must be capable of car ry ing t h e waters of a 100 year f lood without increas ing the water sur face e l eva t ion of t h a t f lood more than 1 f o o t a t any poin t . The a reas included i n t h i s area a re s p e c i f i c a l l y def ined i n the Floodway Data Table contained i n the above-referenced Flood In- surance Study and shown on t h e accompanying Zoning D i s t r i c t Map and based on the Flood Boundary and Floodway Map, June 15, 1977.

The FF (Flood-Fringe A r e a ) s h a l l be t h a t area of t h e 100 year flood-

I I I I I I I I I I I I I I

p l a i n not included i n the FW (Floodway Area). The b a s i s f o r the outer- most boundary of t h i s area s h a l l be the 100 year f lood e l eva t ions con- t a ined i n the f lood p r o f i l e s of t he above-referenced Flood Insurance Study and a s shown on the accompanying Zoning D i s t r i c t Map and based on the Flood Boundary and Floodway Map, June 15, 1977.

The FA (General Floodplain A r e a ) s h a l l be t h a t f loodpla in a rea f o r which no d e t a i l e d f lood p r o f i l e s o r e l eva t ions have been provided. They are shown on the maps accompanying the Flood Insurance Study prepared by the Federal Emergency Management Agency. Where the s p e c i f i c 100 year e l eva t ion cannot be determined f o r t h i s area using o the r sources of d a t a such as the U . S. Army Corps of Engineers, Floodplain Information Reports, U. S. Geological Survey - Flood- prone Quadrangles, e t c . , then the appl icant €or t h e proposed use,

I I I I

38

I I I I I I I I I I I I I I I I I I

51.1.3

511.4

5.1 1 * 5

511.6

511.7

development and/or a c t i v i t y sha l l determine this e leva t ion i n accordance with hydrologic and hydraul ic engineering techniques.

Hydrologic and hydraul ic analyses s h a l l be undertaken only by p ro fes s iona l engineers o r o the r s of demonstrated q u a l i f i c a t i o n s , who s h a l l c e r t i f y t h a t t h e t echn ica l methods used c o r r e c t l y r e f l e c t cu r ren t ly accepted t echn ica l concepts. S tudies , analyses , computa- t i o n s , e t c . , s h a l l be submitted i n s u f f i c i e n t d e t a i l t o a l l o w a thorough t echn ica l review by t h e township.

Changes In I d e n t i f i c a t i o n O f Area. The de l inea t ion of the i d e n t i f i e d flood- p l a i n area may be rev ised by the township where n a t u r a l o r manmade changes have occurred and/or more d e t a i l e d s tud ie s conducted by the U. S. Corps of Engineers o r o the r qua l i f i ed agencies or ind iv idua l s document the need f o r such changes. Prior t o any such change approval must be obtained from t h e Federal Insurance Administration.

Boundary Disputes. Should a d ispute concerning any i d e n t i f i e d f loodpla in boundary arise, an i n i t i a l determination s h a l l be made by the Zoning Off icer and any p a r t y aggrieved by t h i s dec is ion may appeal t o the Zoning Hearing Board. The burden of proof s h a l l be on t h e appl icant .

Overlay Concept. The i d e n t i f i e d f loodpla in areas i n the township a r e shown by t h e ex ten t of t h e FO (Floodplain Overlay D i s t r i c t ) with subsect ions FW, FF and FA. This D i s t r i c t is overlayed on the o ther zoning d i s t r i c t s of the township and se rves as a supplement t o the provis ions of t h e underlying d i s t r i c t s . In the i d e n t i f i e d f loodpla in area as de l inea ted by the Floodplain Overlay D i s t r i c t and its subsect ions the development and/or use of any land s h a l l be permit ted only a s it i s i n compliance with the requirements of t h i s D i s t r i c t as set f o r t h he re in and with any o the r appl icable township codes and ordinances. Where the re i s a c o n f l i c t between t h e requirements of t h e Flood- p l a i n Overlay D i s t r i c t and i ts subsections and those of an underlying d i s t r i c t the more r e s t r i c t i v e provis ions s h a l l apply. In the event any provis ion concerning t h e Floodplain D i s t r i c t i s declared inappl icable as a r e s u l t of any l e g i s l a t i v e or adminis t ra t ive ac t ions o r j u d i c i a l d i s c r e t i o n , t h e underlying d i s t r i c t provis ions remain appl icable .

Building Permit Required. Building P e r m i t s s h a l l be required before any con- s t r u c t i o n o r development i s undertaken within any area of the Township.

Issuance O f Building P e r m i t And Zoning Clearance.

a. A bu i ld ing permit s h a l l be issued only a f t e r it has been determined t h a t the proposed work t o be undertaken w i l l be i n conformance with the requirements of t h i s and a l l o ther appl icable codes or ordinances.

b. P r io r t o t h e issuance of any bui ld ing permit the app l i can t s h a l l sub- m i t evidence t h a t a l l o ther necessary S t a t e and Federal permits such as those required by the Pennsylvania Sewage F a c i l i t i e s A c t (Act 1966- 537, as amended); the Pennsylvania Dam and Safety and Encroachments Act (Act 1978-325, as amended); the Pennsylvania Clean Streams Act (Act 1937-394, as amended); t h e U. S. Clean Water Act, Sect ion 404, 33, U.S.C. 1334. N o permit s h a l l be issued u n t i l t h i s evidence i s submitted and reviewed by the Zoning Off icer .

c. N o encroachment, a l t e r a t i o n , o r improvement of any kind s h a l l be made t o any watercourse u n t i l a l l ad jacent munic ipa l i t i es which may be af- fec ted by such ac t ion have been n o t i f i e d by t h e township, and u n t i l a l l requi red permits o r approvals have been f i r s t obtained from the Department of Environmental Resources, Bureau of D a m s and Waterway Management. In add i t ion , the Federal Insurance Administrator and Pennsylvania Department of Community Af fa i r s , Bureau of COmmUnity

34

Affairs, Bureau of Cornunity Planning, s h a l l be n o t i f i e d by the I I

township pr ior t o any a l t e r a t i o n o r r e loca t ion of any watercourse.

A zoning clearance sha l l be i ssued , if determined by the Zoning Off icer as necessary, as provided f o r i n A r t i c l e 11 of t h i s ordinance:

d.

1 511.3 Application Procedures And Requirements.

a. Application f o r a bui ld ing permit s h a l l be made, i n wr i t i ng t o the Building P e r m i t Off icer . ing :

Such app l i ca t ion s h a l l conta in t h e follow-

1. Name and address of appl icant

2. N a m e and address of owner of land on which proposed con-

3 . Name and address of cont rac tor

4. S i t e l oca t ion

5. L i s t ing of o the r permits requi red

6. Brief desc r ip t ion of proposed work and est imated cost

7. A plan of the s i te showing t h e exac t s i z e and loca t ion of the

1

I

s t r u c t i o n i s t o occur

-

I proposed cons t ruc t ion as w e l l as any e x i s t i n g bui ld ings o r s t r u c t u r e s .

-

b. I f any proposed cons t ruc t ion or development i s loca ted e n t i r e l y or

I p a r t i a l l y wi th in an i d e n t i f i e d f loodpla in area, app l i can t f o r Build- ing P e r m i t s s h a l l provide a l l t h e necessary information i n s u f f i c i e n t d e t a i l and c l a r i t y t o enable t h e Building P e r m i t Off icer t o determine t h a t :

1. I a l l such proposals a r e c o n s i s t e n t with t h e need t o minimize f lood damage and conform with t h e requirements of t h i s and

I 1 1 I I I I I

a l l o the r appl icable codes and ordinances;

2. a l l u t i l i t i e s and f a c i l i t i e s , such as s e w e r , gas , e l e c t r i c a l and w a t e r systems are loca ted and constructed t o minimize o r e l imina te flood damage; and

3 . adequate drainage is provided so as t o reduce exposure to f lood hazards.

c . Applicants s h a l l f i l e the following minimum information p lus any o the r p e r t i n e n t information a s may be required by the Building P e r m i t Off icer t o make t h e above determination:

1. A p l an of t he e n t i r e s i t e drawn a t a s c a l e of 1 inch equal t o 100 f e e t or less showing:

(a) North arrow, s c a l e and da te ;

(b) A l oca t ion map showing t h e v i c i n i t y i n which the proposed development is t o be located;

(c) Topography showing e x i s t i n g and proposed contours a t i n t e r v a l s of 2 f e e t with e l eva t ions t i e d i n t o a U . S . Geological Survey o r a U. S. Army Corps of Engineers benchmark;

(d) A l l property dimensions and t h e s i z e of t h e s i te ex-

(e) The loca t ion of e x i s t i n g s t r e e t s and o ther accessways

pressed i n ac re s or square f e e t ;

a f f e c t i n g t h e proposed development w i t h information

40

i I I I I I I I I 1 I I I I I

concerning widths, pavement types and e leva t ions ;

The loca t ion of e x i s t i n g bodies of w a t e r , watercourses, bu i ld ings , s t r u c t u r e s and o ther publ ic or p r i v a t e fa- c i l i t i e s and any o ther n a t u r a l o r man-made f ea tu res a f f e c t i n g o r a f f ec t ed by, t h e proposed development;

The loca t ion of t h e i d e n t i f i e d f loodpla in area bound- a ry l i n e , information and spo t e leva t ions concerning the 100 year f lood e l eva t ions , and information concerning the flow of water including d i r e c t i o n and v e l o c i t i e s ;

A general plan of the e n t i r e s i t e accura te ly showing t h e loca t ion of a l l e x i s t i n g and proposed bui ld ings , s t r u c t u r e s , and any o the r improvements including the loca t ion of any e x i s t i n g o r proposed subdivis ion and land development i n order t o a s su re t h a t :

(1) a l l proposals are cons i s t en t with the need t o minimize f lood damage;

( 2 ) a l l u t i l i t i e s and f a c i l i t i e s , such as sewer, gas, e l e c t r i c a l and water systems are located and constructed t o minimize o r e l imina te flood damage; and

exposure t o f lood hazards. ( 3 ) adequate drainage i s provided so as t o reduce

2. Plans of a l l e x i s t i n g bui ld ings , s t r u c t u r e s and o ther improvements proposed f o r use and a l l proposed bui ld ings , s t r u c t u r e s and o the r improvements drawn a t a s u i t a b l e s c a l e showing the following:

(a) Detai led a r c h i t e c t u r a l o r engineering drawings including bui ld ing s i z e , f l o o r p lans , s ec t ions and e x t e r i o r bu i ld ing e leva t ions as appropr ia te ;

proposed bui ld ings with e leva t ions t i ed i n t o a U . S. Geological Survey o r a U. S. Army Corps of Engineers benchmark ;

sures , v e l o c i t i e s , impact and u p l i f t forces and other f a c t o r s assoc ia ted with a 100 year f lood;

proofing measures;

o the r accessways and parking areas showing a l l r i gh t s - of-way and pavement widths;

l a r accessor ies including e x i s t i n g and proposed grades;

(b) Proposed lowest f l o o r e leva t ions of any e x i s t i n g or

(c) Complete information concerning f lood depths , pres-

(d) Detai led information concerning any proposed flood-

(e) Cross-section drawings f o r a l l proposed s t r e e t s and

( f ) P r o f i l e drawings f o r a l l proposed s t r e e t s and vehicu-

(9) Plans and p r o f i l e s of a l l proposed san i t a ry and storm sewer systems, water supply systems and any o the r u t i l i t i e s and f a c i l i t i e s ;

(h) S o i l types.

41

3 . The following da ta and documentation:

I 1 1 1 1 I

(a) A document, c e r t i f i e d by a r e g i s t e r e d p ro fes s iona l engineer o r a r c h i t e c t , which states t h a t t h e proposed cons t ruc t ion has been adequately designed t o withstand 100 year f lood e l eva t ions , p ressures , v e l o c i t i e s , im- pac t , and u p l i f t forces and o ther hydros t a t i c , hydro- dynamic and buoyancy f a c t o r s assoc ia ted with t h e 100 year f lood. Such s ta tement s h a l l inc lude a desc r ip t ion of the type and ex ten t of f loodproofing measures which have been incorporated i n t o t h e design of t h e s t r u c t u r e and/or the development.

Sect ion 511.18g., Storage, and Sect ion 511.19, Develop- ment Which May Endanger Human L i fe , including:

(b) Detai led information needed. t o determine compliance with

(1) t h e amount, l oca t ion and purpose of any material or substances r e f e r r e d t o i n Sect ions 511.18g. and 511.19 which a r e intended t o be used, produced, s to red o r otherwise maintained on s i te ;

Sect ion 511-19 a desc r ip t ion of t he safeguards incorporated i n t o t h e design of t h e s t r u c t u r e t o prevent l eaks or sp i l l s of t h e above mention-

( 2 ) f o r any proposed s t r u c t u r e regula ted under

I ed materials or substances dur ing a 100 .year f lood .

- (c) The appropr ia te component of t he Department of Environ-

mental Resources “Planning Module f o r Land Development:‘.

meeting t h e requirements of t h e Department of Environ- mental Resources t o implement and maintain e ros ion and sedimentation con t ro l .

1 I 1 I I I I 1 I

(d) Where any excavation or grading i s proposed, a p lan

511.9 Review By The Crawford County Conservation D i s t r i c t . Zoning Off icer o r Zoning Hearing Board, t h e app l i can t s h a l l submit h i s proposed plan t o t h e Crawford County Conservation D i s t r i c t f o r review and com- ment. The review le t ter from the Conservation D i s t r i c t s h a l l accompany t h e permit app l i ca t ion . The recommendations of t he Conservation D i s t r i c t s h a l l be incorporated by the app l i can t i n t o the plan.

Where requested by t h e

5 1 1 . 1 ~ Changes. A f t e r t h e issuance of a permit by t h e Zoning Of f i ce r , no changes of any kind s h a l l be made t o t h e app l i ca t ion , permit , or any of t he p l ans , speci- f i c a t i o n s o r other documents submitted with t h e app l i ca t ion without t h e w r i t - t e n consent o r approval of t h e Zoning Off icer (or i n Spec ia l Exception Cases, of t h e Zoning Hearing Board). wr i t i ng , and s h a l l be submitted by the app l i can t t o t h e Zoning Off icer f o r considerat ion.

Requests f o r any such change s h a l l be i n

511.11 P e r m i t Required From PennDER. Within t h i s D i s t r i c t , which d e l i n e a t e s the ex ten t of t he i d e n t i f i e d f loodpla in area i n t h e township, no new cons t ruc t ion o r development s h a l l be located wi th in the area measured 50 feet landward from t h e top-of-bank of any watercourse unless a permit is obtained from the Department of Environmental Resources (PennDER), Bureau of D a m s and Waterway Management.

f loodpla in area, t h e e l eva t ion of the lowest f l o o r ( including basement) of any new or improved r e s i d e n t i a l s t r u c t u r e s s h a l l be 14 feet o r more above t h e 100 year f lood e leva t ion .

5 1 1 . 1 2 Elevat ion Requirement For Res ident ia l S t ruc tures . Within t h e i d e n t i f i e d

42


511.13 Elevat ion Requirement For Nonresident ia l S t ruc tures . Within the i d e n t i - f i e d f loodplain area, the e l eva t ion of t h e lowest f l o o r ( including basement) of nonres ident ia l s t r u c t u r e s s h a l l b e l l % f e e t o r more above the 100 year f lood e l eva t ion or be floodproofed so t h a t the space enclosed by such s t r u c t u r e s h a l l r e m a i n e i t h e r completely or e s s e n t i a l l y dry during any f lood up t o t h a t height . completely or adequately e leva ted s h a l l be floodproofed i n conformance with t h e s tandards f o r W1 o r W 2 Space C l a s s i f i c a t i o n s a s e s t ab l i shed i n t h e publ ica t ion "Flood-Proofing Regulations" (U. S. Army Corps of Engi- neers , June 1972) or with some o ther equivalent wa te r t igh t s tandard.

development t h a t would cause any increase i n f lood he ights s h a l l be pro- h ib i ted .

Any s t ruc tu re or p a r t thereof which w i l l no t be

511.14 FW Floodway Development. I n the FW (Floodway) any new cons t ruc t ion and/or

a. Permitted Uses

In the FW (Floodway) the following uses and a c t i v i t i e s are permi t ted provided they are i n compliance with the provis ions of t h e underlying d i s t r i c t and a r e not prohib i ted by any o ther ordinance and provided t h a t they do not requi re s t r u c t u r e s , f i l l , o r s torage of

1.

2.

3.

4.

materials and equipment.

Agr icu l tura l uses such as general farming, pas tu re , grazing, outdoor p l a n t nu r se r i e s , h o r t i c u l t u r e , t ruck farming, f o r e s t r y , sod farming, and wild crop harvest ing.

P u b l i c and p r i v a t e r ec rea t iona l uses and a c t i v i t i e s such a s parks , day camps, p i c n i c grounds, golf courses , boat launching and swimming a reas , hiking, and horseback r id ing t ra i ls , wild- l i f e and na ture preserves , game farms, f i s h ha t che r i e s , t r a p and skee t game ranges, and hunting and f i s h i n g areas.

Accessory r e s i d e n t i a l x e s such as yard areas, gardens, p l ay a reas , and pervious parking areas.

Accessory i n d u s t r i a l and commercial uses such as yard areas, pervious parking and loading areas, a i r p o r t landing s t r i p s , etc.

b. U s e s Permitted by Special Exception

The following uses and a c t i v i t i e s may be permit ted by Special Ex- cept ion provided t h a t they are i n compliance with the provis ions of the underlying d i s t r i c t and a r e not prohib i ted by any o the r Ordinance;

1. S t ruc tu res , except f o r mobile homes, accessory t o the uses and

2. U t i l i t i e s and pub l i c f a c i l i t i e s and improvements such as rail- roads, s t r e e t s , b r idges , transmission l i n e s , p ipe l i n e s , water and sewage t reatment p l a n t s , and o the r s i m i l a r o r r e l a t e d uses .

wharves, p i e r s , e t c .

a c t i v i t i e s i n Sect ion a. above.

3. Water-related uses and a c t i v i t i e s such as marinas, docks,

4. Ext rac t ion of sand, grave l , and o ther materials.

5. Temporary uses such as c i r cuses , ca rn iva l s , and s i m i l a r a c t i -

6. Storage of ma te r i a l s and equipment provided t h a t they are no t buoyant, flammable o r explosive, and are not sub jec t t o major damage by f looding, o r provided t h a t such material and equipment

v i t i e s .

43

i s f i rmly anchored to prevent f l o t a t i o n o r movement, and/or can be r e a d i l y removed from t h e a rea within the t i m e ava i l - able a f t e r f lood warning.

7. Other s i m i l a r uses and a c t i v i t i e s provided they cause no in- c rease i n f lood he ights and/or v e l o c i t i e s . A l l uses , a c t i v i - t i es and s t r u c t u r a l development, s h a l l be undertaken i n s t r i c t compliance with t h e floodproofing provis ions contained i n a l l o the r appl icable codes and ordinances.

511.15 FF (Flood-Fringe) and FA (General Floodplain) Development.

Permit ted U s e s

I n t h e FF (Flood-Fringe) and FA (General Floodplain) t h e development and/or use of land s h a l l be permit ted i n accordance with t h e r egu la t ions of t he underlying d i s t r i c t , provided t h a t a l l such uses , a c t i v i t i e s , and/or development s h a l l be undertaken i n s t r i c t com- p l i ance with the f loodproofing and r e l a t e d provis ions contained i n a l l o the r appl icable codes and ordinances.

511.16 Spec ia l Exceptions I n Floodplain D i s t r i c t - Addit ional Fac tors To B e Considered.

Review Fac tors

I n pass ing upon app l i ca t ions f o r Spec ia l Exceptions, t he Zoning H e a r - i ng Board s h a l l consider a l l r e l evan t f a c t o r s and procedures s p e c i f i c i n o t h e r s ec t ions of the Zoning Ordinance and:

a. The danger of l i f e and proper ty due t o increased f lood he ights or v e l o c i t i e s caused by encroachments.

b. The danger t h a t ma te r i a l s may be swept on to o t h e r lands or

c. The proposed water supply and s a n i t a t i o n sys tems and the a b i l i t y

downstream t o the i n j u r y of o the r s .

of t hese systems t o prevent d i sease , contamination, and unsani- t a r y condi t ions.

d. The s u s c e p t i b i l i t y of t he proposed f a c i l i t y and i t s contents t o f lood damage and the e f f e c t of such damage on the ind iv idua l owners.

e. The importance of the se rv ices provided by t h e proposed f a c i l i t y t o the community.

f . The requirements of t he f a c i l i t y f o r the water f ront l oca t ion .

g. The a v a i l a b i l i t y of a l t e r n a t i v e loca t ions not sub jec t t o flooding €or the proposed use.

h. The compat ib i l i ty of the proposed use with e x i s t i n g development and development a n t i c i p a t e d i n t h e foreseeable fu tu re .

i. The r e l a t i o n s h i p of t he proposed use to t h e comprehensive p lan

j. The s a f e t y of access t o t h e proper ty i n t i m e s of f lood of o rd i -

k. The expected he ights , ve loc i ty , dura t ion , r a t e of r i s e , and sedi-

1. Such o the r f a c t o r s which a r e r e l evan t t o the purposes of t h i s

and f loodpla in management program f o r t h e area.

nary and emergency vehic les .

ment t r anspor t of the f lood waters expected a t the s i te .

Ordinance.

I I I I I I I I I I I I I I I I I I

44

I

I I I I 1

I I

511417

511.18

Technical R e v i e w .

Upon r e c e i p t of an appl ica t ion , t he Zoning Off icer s h a l l r e f e r t h e proposed p lan t o t h e Township Engineer f o r t echn ica l review.

The Zoning Hearing Board may r e f e r any app l i ca t ion and accompanying documentation pe r t a in ing t o any reques t f o r a s p e c i a l except ion t o any engineer ing o r o t h e r q u a l i f i e d person o r agency f o r t echn ica l a s s i s t a n c e i n eva lua t ing the proposed p r o j e c t i n r e l a t i o n t o f lood heights and ve loc i - t ies, and the adequacy of t h e p lans f o r p ro tec t ion and o the r r e l a t e d matters . Design And Construction Standards. The fol lowing minimum s tandards s h a l l apply f o r a l l cons t ruc t ion and development proposed t o be undertaken with- i n any i d e n t i f i e d f loodpla in area:

a. F i l l . I f f i l l i s used, i t s h a l l :

(1) extend l a t e r a l l y a t least 15 f e e t beyond t h e bui ld ing l i n e from a l l po in ts ;

(2) c o n s i s t of s o i l and/or rock materials only; s a n i t a r y land- f i l l s s h a l l no t be permit ted;

(3 ) be compacted t o provide the necessary permeabi l i ty and r e s i s t a n c e t o e ros ion , scouring o r s e t t l i n g ;

( 4 ) be no s t eepe r than one ver t ica l t o two hor i zon ta l , un less subs t an t i a t ed da t a , j u s t i f y i n g s t eepe r s lopes , are submitted t o , and approved by the Zoning Of f i ce r ;

rap o r o the r means; and

ad jacent proper t ies .

(5) be pro tec ted from eros ion and scouring by vegeta t ion , r i p -

(6) be used t o t h e ex ten t t o which it does not adversely a f f e c t

b. Drainage. Storm drainage f a c i l i t i e s s h a l l be designed t o convey t h e flow of storm water runoff i n a s a f e and e f f i c i e n t manner. The sys- t e m s h a l l i n su re proper drainage along streets; and provide p o s i t i v e drainage away from bui ldings. prevent t h e discharge of excess runoff onto ad jacent p rope r t i e s .

f a c i l i t i e s , and p r i v a t e package sewage treatment p l a n t s ( inc luding a l l pumping s t a t i o n s and c o l l e c t o r systems) s h a l l be designed t o . minimize o r e l imina te i n f i l t r a t i o n of f lood waters i n t o t h e system and discharges from t h e systems i n t o t h e f lood waters. I n add i t ion , they should be loca ted and constructed t o minimize or e l i m i n i a t e f lood damage and impairment.

d. Water F a c i l i t i e s . A l l new o r replacement f a c i l i t i e s s h a l l be de- s igned t o minimize o r e l imina te i n f i l t r a t i o n of f lood waters i n t o the system, and be loca ted and constructed t o minimize o r e l imina te f lood damages.

e. S t r e e t s . The f in i shed e l eva t ion of proposed new streets s h a l l be no more than one foo t below the Regulatory Flood Elevat ion.

f . U t i l i t i e s . A l l u t i l i t i e s such as gas l i n e s , e lec t r ica l and telephone systems being placed i n an i d e n t i f i e d flood-prone area should be 10- cated, e leva ted (where poss ib l e ) and constructed t o minimize t h e chance of impairment during a f lood.

The system s h a l l a l s o be designed t o

c. Sani ta ry Sewer F a c i l i t i e s . A l l new o r replacement s a n i t a r y s e w e r

, . -.

45

1 I I I 4 I I

g. Storage. A l l materials t h a t are buoyant, flammable, explosive, o r i n times of f looding, could be i n j u r i o u s t o human, animal o r p l a n t l i f e , and no t l i s t e d i n Sect ion 511.19 Development Which May Endanger Human L i f e , s h a l l be s t o r e d a t o r above t h e Regula- t o r y Flood Elevat ion and/or floodproofed t o t h e maximum ex ten t poss ib l e .

h. Placement Of Buildings And S t ruc tu res . A l l bu i ld ings and s t ruc - t u r e s s h a l l be designed, l oca t ed , and constructed so as t o o f f e r t h e minimum o b s t r u c t i o n t o the flow of w a t e r and s h a l l be designed t o have a minimum e f f e c t upon t h e flow and he igh t of flood- water.

i. Anchoring.

(1) A l l bu i ld ings and s t r u c t u r e s s h a l l be f i rmly anchored i n accordance w i t h accepted engineer ing p r a c t i c e s t o prevent f l o t a t i o n , c o l l a p s e , o r l a t e ra l movement.

(2) A l l a i r duc t s , l a r g e p ipes , s t o r a g e tanks, and o the r s i m i - lar o b j e c t s o r components l oca t ed below t h e Regulatory Flood E leva t ion s h a l l be secu re ly anchored o r a f f i x e d t o prevent f l o t a t i o n .

j . Floors , Walls and Ce i l ings .

(1) Wood f l o o r i n g used a t o r below t h e Regulatory Flood E l e - v a t i o n s h a l l be i n s t a l l e d t o accommodate a la teral expan- s i o n of t h e f l o o r i n g , perpendicular t o t h e f l o o r i n g g r a i n without causing s t r u c t u r a l damage t o t h e bui lding.

( 2 ) Plywood used a t o r below t h e Regulatory Flood Elevation s h a l l be of a "marine" o r "water-resis tant" v a r i e t y .

(3 ) Walls and c e i l i n g s a t o r below t h e Regulatory Flood E l e - v a t i o n s h a l l be designed and constructed of materials t h a t are wa te r - r e s i s t an t and w i l l wi thstand inundation.

( 4 ) Windows, doors, and o t h e r components a t o r below the Regula- t o ry Flood E leva t ion s h a l l be made of metal o r o the r water- r e s i s t a n t material.

k. P a i n t s and Adhesives.

(1) P a i n t s o r o t h e r f i n i s h e s used a t o r below t h e Regulatory Flood Elevat ion s h a l l be of the "marine" o r wa te r - r e s i s t an t q u a l i t y .

s h a l l be of a "marine" o r wa te r - r e s i s t an t q u a l i t y .

be f i n i s h e d w i t h a "marine" o r wa te r - r e s i s t an t p a i n t o r o t h e r f i n i s h i n g material.

(2) Adhesives used a t o r below t h e Regulatory Flood Elevat ion

(3) A l l wooden components (doors, t r i m , c a b i n e t s , e t c . ) s h a l l

1. Electr ical Systems And Components.

(1) E l e c t r i c water h e a t e r s , furnaces , a i r condi t ioning and v e n t i l a t i n g systems, and o t h e r e lec t r ica l equipment o r apparatus s h a l l no t be loca t ed below t h e Regulatory Flood Elevat ion.

f e e t above t h e 100 y e a r f lood e l eva t ion . (2) E l e c t r i c a l d i s t r i b u t i o n panels s h a l l be a t l ea s t t h r e e

I 46

(3) Separate e l e c t r i c a l c i r c u i t s s h a l l se rve lower l e v e l s and s h a l l be dropped from above.

m. Plumbing.

Water hea te r s , furnaces , and o t h e r mechanical equipment or appara tus s h a l l no t be loca ted below the Regulatory Flood Elevat ion.

N o p a r t o f any on-s i te sewage d i sposa l system s h a l l be loca ted wi th in any i d e n t i f i e d f loodp la in a r e a .

Water supply systems and s a n i t a r y sewage systems s h a l l be des igna ted t o prevent t he i n f i l t r a t i o n of f lood waters i n t o t h e systems and discharges from t h e systems i n t o f lood waters.

A l l gas and o i l supply sys t ems s h a l l be designed t o prevent t h e i n f i l t r a t i o n of f lood waters i n t o t h e sys tems and d i s - charges from the systems i n t o f lood waters. Addi t iona l p rov i s ions s h a l l be made f o r t he drainage of t hese systems i n t h e event t h a t f lood water i n f i l t r a t i o n occurs .

511.19 Development Which May Endanger Human L i f e ,

a.

b.

C.

d.

I n accordance with the Pennsylvania Floodplain Management Act, and t h e r egu la t ions adopted by the Department of Community A f f a i r s as r equ i r ed by t h e Act, any new or s u b s t a n t i a l l y improved s t r u c t u r e which w i l l be used f o r t h e product ion or s to rage of any of the following materials o r substances o r which w i l l be used f o r any a c t i v i t y re - q u i r i n g t h e maintenance of a supply (more than 550 g a l l o n s o r other comparable volume o r any amount of r ad ioac t ive subs tances) of any of t h e fol lowing m a t e r i a l s o r substances on the premises , s h a l l be sub- j e c t t o the p rov i s ions of t h i s s ec t ion , i n a d d i t i o n t o a l l o t h e r ap- p l i c a b l e p rov i s ions :

(1) Acetone, ( 2 ) Ammonia, ( 3 ) Benzene, (4) Calcium ca rb ide , (5) Carbon d i s u l f i d e (6) C e l l u l o i d , (7) Chlor ine, (8) Hydrochloric ac id , (9) Hydrocyanic ac id , (10) Magnesium, (11) N i t r i c a c i d and oxides of n i t rogen , ( 1 2 ) Petroleum products , (gaso l ine , f u e l o i l , e t c . ) , (13) Phosphorus , (14) Potassium, (15) Sodium, (16) Sulphur and sulphur products , (17 ) P e s t i c i d e s ( inc luding i n s e c t i c i d e s , fungic ides and roden t i c ides ) , (18) Radioactive subs tances , i n s o f a r as such substances a r e not otherwise regula ted .

Within any F W (Floodway Area ) , any s t r u c t u r e of t h e kind descr ibed i n subsec t ion 511.1%. above, s h a l l be p roh ib i t ed .

Within t h e i d e n t i f i e d f loodp la in area any new o r s u b s t a n t i a l l y i m - proved s t r u c t u r e of t h e kind descr ibed i n i t e m a. above s h a l l be pro- h i b i t e d wi th in the a r e a measured 50 f e e t landward from t h e top-of-bank of any watercourse.

Where permi t ted wi th in any i d e n t i f i e d f loodp la in a r e a , any new or sub- s t a n t i a l l y improved s t r u c t u r e of the kind descr ibed i n subsec t ion a. above , s h a l l be :

(1) e leva ted or designed and cons t ruc ted t o remain completely dry

( 2 ) designed t o prevent p o l l u t i o n from t h e s t r u c t u r e o r a c t i v i t y

up t o a t l e a s t 1% f e e t above the 100 year f lood , and

dur ing the course of a 100 year f lood .

Any s t r u c t u r e , or p a r t t he reo f , t h a t w i l l be b u i l t below t h e Regula-

47

I I I I I I I I I D I I I I I I I I I

I I I I I I I I I I I I I I I I I

t o r y Flood Elevat ion s h a l l be designed and cons t ruc t ed i n accordance wi th t h e s t anda rds f o r completely d ry f loodproofing contained i n t h e p u b l i c a t i o n "Floodproofing Regulations" (U. S. Corps of Engineers, June 19721, o r with some o t h e r equ iva len t w a t e r t i g h t s tandard.

511.20 Spec ia l Requirements For Mobile Homes.

a. Within any FW (Floodway Area), mobile homes s h a l l be p r o h i b i t e d .

b. Within any i d e n t i f i e d f loodp la in area a l l mobile homes and any a d d i t i o n s t h e r e t o s h a l l be p r o h i b i t e d wi th in t h e area measured 50 feet landward from t h e top-of-bank of any watercourse.

c. Where pe rmi t t ed wi th in any i d e n t i f i e d f loodp la in area a l l mobile homes and a d d i t i o n s t h e r e t o s h a l l be:

(1) Anchored t o resist f l o t a t i o n , c o l l a p s e , o r lateral movement by providing over-the-top and frame t ies t o ground anchors i n accordance with t h e American Nat ional Standards as s p e c i f i e d i n the Standard f o r t h e I n s t a l l a t i o n of Mobile Homes Including Mobile Home Park Requirements (NEPA N o . 501A-1974 (ANSI A119.301975)) as amended fo r Mobile Homes i n Hurricane Zones o r o t h e r appropr i a t e s t anda rds such as t h e fol lowing :

(a) over-the-top t ies s h a l l be provided a t each of t h e f o u r corners of t h e mobile home, with t w o a d d i t i o n a l t i es per s i d e a t intermediate l o c a t i o n s f o r u n i t s 50 f e e t o r more i n l eng th , and one a d d i t i o n a l t i e p e r side f o r u n i t s less than 50 f e e t i n length.

frame t i es s h a l l be provided a t each corner of t h e mobile home, with f i v e a d d i t i o n a l t i e s per s i d e a t intermediate l o c a t i o n s f o r u n i t s 50 f e e t or more i n l eng th , and four a d d i t i o n a l t i e s p e r s i d e f o r u n i t s less than 50 f e e t i n length.

(c) a l l components of t h e anchoring s y s t e m s h a l l be capable of ca r ry ing a force of 4800 pounds.

(b)

( 2 ) Elevated i n accordance with t h e following requirements:

(a) t h e s t ands o r l o t s s h a l l be elevated on compacted f i l l , o r on p i l i n g so t h a t the lowest f l o o r of t h e mobile home w i l l be a t o r above the e l e v a t i o n of Regulatory Flood.

(b) adequate surface drainage i s provided.

(c ) adequate access f o r a hau le r i s provided.

(d) where p i l i n g are used f o r e l e v a t i o n , p i l i n g founda- t i o n s s h a l l be placed i n s t a b l e s o i l no more than 10 f e e t a p a r t ; reinforcement s h a l l be provided f o r p i l i n g s t h a t w i l l extend f o r 6 f e e t o r more above t h e ground l e v e l .

d. An evacuation p l a n i n d i c a t i n g a l t e r n a t i v e veh icu la r access and escape rou te s s h a l l be f i l e d with t h e appropr i a t e township o f f i c i a l s f o r mobile home parks.

511.21 P roh ib i t ed U s e s . The following a c t i v i t i e s are p r o h i b i t e d i f l o c a t e d e n t i r e - l y or p a r t i a l l y w i t h i n t h e Floodplain Overlay D i s t r i c t .

a. Hospi ta ls , p u b l i c o r p r i v a t e

48

b. Nursing homes, public o r p r i v a t e

c. Jails or p r i s o n s

d. New mobile home pa rks and mobile home subdivis ion, and s u b s t a n t i a l I I I I I I I I I 1 I I

improvements t o such e x i s t i n g pa rks and development.

511.22 Nonconforming S t r u c t u r e s And/or U s e s I n The Floodplain Overlay D i s t r i c t . S t r u c t u r e s and/or uses e x i s t i n g i n any i d e n t i f i e d f loodp la in area p r i o r to t h e enactment of t h i s ordinance and which are no t i n compliance with t h e s e p rov i s ions may continue t o remain, provided t h a t any mod i f i ca t ion , a l t e r a t i o n , r econs t ruc t ion or improvement of any kind t o an e x i s t i n g s t r u c t u r e and/or use t o an amount of 50 pe rcen t o r more of i t s market value s h a l l be undertaken only i n f u l l compliance wi th t h e p r o v i s i o n s of t h i s ordinance and no expansion o r enlargement of an e x i s t i n g s t r u c t u r e o r use s h a l l be allowed wi th in the floodway t h a t would cause any inc rease i n f lood he igh t s . Also see t h e p rov i s ions i n A r t i c l e 8. of t h i s ordinance.

511.23 Variances. If compliance wi th any of t h e requirements of t h i s ordinance would r e s u l t i n an excep t iona l hardship f o r a p rospec t ive b u i l d e r , developer, o r landowner, the township may, upon r eques t , g r a n t relief from t h e s t r i c t a p p l i c a t i o n of t h e requirements. Requests f o r va r i ances s h a l l be considered by t h e township i n accordance with t h e p rov i s ions of A r t i c l e 10. of t h i s ordinance and i n accordance with t h e following:

a. N o var iance s h a l l be granted f o r any cons t ruc t ion , development, use or a c t i v i t y wi th in any FW (Floodway A r e a ) t h a t would cause any in - crease i n t h e one hundred (100) year f lood e l eva t ion .

b. Except f o r a p o s s i b l e modif icat ion of t h e freeboard requirement involved, no var iance shal l be g ran ted f o r any of t h e o t h e r r equ i r e - ments set f o r t h i n Sect ion 511.12, 511.16, 511.19.

c. I f granted, a var iance s h a l l involve only t h e least mod i f i ca t ion necessary t o provide r e l i e f .

c a n t i n w r i t i n g t h a t : d. Whenever a var iance i s granted t h e township sha l l n o t i f y t h e app l i -

(1) t h e g r a n t i n g of t h e va r i ance may r e s u l t i n i nc reased p r e m i u m rates f o r f lood insurance;

(2 ) such var iance may inc rease the r i s k s of l i f e and property.

e. I n reviewing any r eques t for a var iance t h e township s h a l l consider

(1) n e i t h e r r e s u l t i n an unacceptable increase i n f l o o d he igh t s , a d d i t i o n a l threats t o t h e p u b l i c s a f e t y o r ex t r ao rd ina ry

a t a minimum t h a t t h e g ran t ing of t h e var iance w i l l ,

I p u b l i c expense,

( 2 ) nor create nuisances, cause f r aud on o r v i c t i m i z e t h e p u b l i c o r c o n f l i c t with any o t h e r app l i cab le state o r local o rd i - nances o r r e g u l a t i o n s . I

I f . A complete record of a l l var iance r e q u e s t s and related a c t i o n s s h a l l

be maintained by t h e township. I n a d d i t i o n , a report of a l l va r i ances granted during t h e yea r s h a l l be included i n t h e annual r e p o r t t o t h e Federal Insurance Administration.

49

ARTICLE 6.

SUPPLEMENTARY REGULATIONS

I I I I I I

I I

Sect ion 600 General

In t h i s a r t i c l e r egu la t ions are e s t a b l i s h e d which apply t o a l l zoning d i s t r i c t s , un le s s s p e c i f i c a l l y noted otherwise, and which relate d i r e c t l y to t h e use and development of land y e t which would be inappropr i a t e ly placed i n A r t i c l e 5. In par- t i c u l a r , development s tandards for uses permit ted as special except ions and con- d i t i o n a l u ses are placed i n t h i s ar t ic le . This a r t ic le should be examined by t h e a p p l i c a n t as thoroughly as he would examine app l i cab le zoning d i s t r i c t s r e g u l a t i o n s i n A r t i c l e 5.

Sect ion 601 Home Occupation

Except i n t h e Agr i cu l tu ra l D i s t r i c t , where it i s permit ted as a matter of r i g h t , t h e home occupation may be permitted i n t h e va r ious r e s i d e n t i a l d i s t r i c t s as a special exception providing t h e a c t i v i t y i s judged t o be i n compliance w i t h t h e gene ra l requirements e s t a b l i s h e d i n Sect ion 1005.4 and t h e following more s p e c i f i c requirements. n e u r ' s home and t h i s ordinance in t ends t o accommodate t h i s a c t i v i t y providing t h e use w i l l n o t be a nuisance t o ad jacen t a c t i v i t i e s nor ope ra t e t o des t roy neighborhood p rope r ty values. Home occupations s h a l l be l i m i t e d t o those uses which may be conducted on r e s i d e n t i a l grounds ( i n the bu i ld ing where the dwelling u n i t is e s t a b l i s h e d and/or i n a s t r u c t u r e which i s accessory t o t h e p r i n c i p a l bu i ld ing o r s t r u c t u r e ) without a l t e r i n g i t s basic r e s i d e n t i a l cha rac t e r . A home occupation use, once approved, is t r a n s f e r a b l e t o new r e s i d e n t s on the premises providing t h e r e i s no change i n t h e na tu re of t h e use o r any of t h e requirements under which the use w a s approved t o operate .

I t i s recognized t h a t new businesses o f t e n begin i n t h e en t r ep re -

a.

b.

C.

d.

e.

There s h a l l be no more than one s ign pe rmi t t ed on t h e premises adver- t i s i n g the home occupation, and i t s s i z e s h a l l be l i m i t e d to a maximum of 2 square f ee t and may include the name, occupation and logotype o r trademark. Such s i g n s s h a l l n o t be i l luminated. There s h a l l be no business d i s p l a y s which w i l l s u b s t a n t i a l l y a l t e r t h e v i s u a l dominance of r e s i d e n t i a l use for t h e property.

The sale of goods n o t produced o r f a b r i c a t e d on t h e premises s h a l l not c o n s t i t u t e , e i t h e r by volume o r by amount of d o l l a r s , more than 4 of t o t a l sales.

There s h a l l no t be more than 1 person engaged a t any one time i n t h e home occupation a c t i v i t y i n a d d i t i o n t o family members l i v i n g on t h e premises who p a r t i c i p a t e i n whole o r i n p a r t i n s a i d a c t i v i t y .

Normally t h e r e s h a l l no t be more than 8 veh icu la r t r i p s generated by the use t o and from t h e premises a t the b u s i e s t hour of t he normal ope ra t ing day.

There s h a l l be s u f f i c i e n t o f f - s t r e e t parking spaces t o accommodate one space f o r each person engaged i n t h e home occupation p l u s two a d d i t i o n a l spaces; i n cases where home occupations provide i n s t r u c t i o n a l classes t h e r e s h a l l be 1 parking space f o r each s tuden t a t any given time; off- street parking requirements, except f o r members of the family occupying t h e res idence, s h a l l be m e t i n an area o t h e r than the r equ i r ed f r o n t yard.

5 0

I I

f .

9-

h.

i.

Outdoor work, o f f - s t r e e t park ing (except f o r family p a r k i n g ) , s e r v i c e and s t o r a g e a r e a s , i f any, where r e a d i l y v i s i b l e and viewable from adjo in ing p r o p e r t i e s and from t h e a b u t t i n g road and where the reviewing o f f i c i a l s judge such areas may be d e s t r u c t i v e t o an appropr ia te r e s i d e n t i a l cha rac t e r s h a l l be e f f e c t i v e l y screened from such views. Where family parking i s i n t e g r a t e d with o t h e r requi red parking these p rov i s ions s h a l l be app l i cab le t o a l l o f f - s t r e e t parking. Screening may be accomplished by w a l l s , f enc ing , p l a n t i n g and/or t e r r a i n or landscape f e a t u r e s , and it may be requi red t h a t t he screening s h a l l be completed i n a manner t h a t i s immediately perceived throughout a l l seasons of t he year .

There i s no e l e c t r i c a l d i s turbance t h a t would c r e a t e v i s u a l o r audible i n t e r - fe rence i n r a d i o o r t e l e v i s i o n r e c e i v e r s o f f t he premises.

There s h a l l be no no i se , odor, d u s t , fumes, g l a r e o r f l a s h i n g l i g h t s which normally a r e considered ob jec t ionab le , p e r c e p t i b l e without instruments beyond the boundaries of t h e proper ty .

Where a new s t r u c t u r e i s proposed f o r cons t ruc t ion on a premises f o r purposes of u se i n a home occupation a c t i v i t y , t h e new s t r u c t u r e s h a l l be subordinate t o t h e dwell ing on the premises and be compatible with t h e r e s i d e n t i a l charac- ter of t h e premises.

Where a home occupation i s permi t ted as a . m a t t e r of r i g h t , t h e zoning o f f i c e r s h a l l make a determinat ion t h a t t h e above l i s t e d s tandards w i l l be met by t h e app l i can t before a permi t i s issued.

Sec t ion 602 Home Lot Occupation

The fol lowing s tandards s h a l l be app l i cab le t o a l l home l o t occupat ion uses. The ap- p l i c a n t s h a l l demonstrate i n t h e a p p l i c a t i o n process t h a t he w i l l meet t he fol lowing s tandards . A home l o t occupation use, once approved, i s t r a n s f e r a b l e t o new r e s i d e n t s on t h e premises providing t h e r e i s no change i n the na ture of t he use or any of t he requirements under which the use was approved t o opera te .

a.

b.

C.

d.

e.

f .

The a p p l i c a n t ' s p roper ty s h a l l have a m i n i m u m a r e a of 1 acre.

There s h a l l be no more than 2 persons engaged i n the home l o t occupation i n a d d i t i o n t o persons r e s i d e n t on the premises.

Normally t h e r e s h a l l be no more than 8 veh icu la r t r i p s t o and from t h e prem- i s e s generated by t h e u s e a t t h e b u s i e s t hour of t he normal opera t ing day.

There s h a l l be a m i n i m u m of 50 f e e t between the l o c a t i o n of any s t r u c t u r e used f o r g a i n f u l employment a c t i v i t y and the s i d e and r e a r proper ty l i n e .

The home l o t occupation s h a l l conform t o t h e minimum f r o n t yard setback f o r t h e d i s t r i c t i n which it i s loca ted and, f u r t h e r , i n no case s h a l l t he setback be l e s s than the primary s t r u c t u r e .

Outdoor work, o f f - s t r e e t park ing (except f o r family p a r k i n g ) , s e rv i ce and s to rage a r e a s , i f any, where r e a d i l y v i s i b l e and viewable from adjo in ing p r o p e r t i e s and from t h e a b u t t i n g road and where t h e reviewing o f f i c i a l s judge such a r e a s may be d e s t r u c t i v e t o an appropr ia te r e s i d e n t i a l cha rac t e r s h a l l be e f f e c t i v e l y screened f r o m such views. Where family parking is i n t e g r a t e d wi th o t h e r requi red parking these p rov i s ions s h a l l be a p p l i c a b l e t o a l l o f f - s t r e e t parking. Screening may be accomplished by w a l l s , f enc ing ,

51

I I I I

p l a n t i n g s and/or t e r r a i n o r landscape f e a t u r e s , and i t may be r equ i r ed t h a t the screening s h a l l be completed. in a manner that i s immediately perce ived throughout a l l seasons of t h e year :

9. There s h a l l be s u f f i c i e n t o f f - s t r e e t pa rk ing spaces t o accommodate each employee p l u s a minimum of 2 a d d i t i o n a l spaces: i n cases where home l o t occupat ions provide i n s t r u c t i o n a l c l a s s e s t h e r e s h a l l be 1 park ing space f o r each s tuden t a t any given class t ime; no more than 3 o f f - s t r e e t park- i n g spaces shall be l o c a t e d i n t h e f r o n t yard.

h. The b u i l d i n g ( s ) s h a l l be cons t ruc t ed so t h a B t hey are a p p r o p r i a t e l y similar t o t h e b u i l d i n g s i n t h e g e n e r a l neighborhood.

I I 1

1. The normal work day hours a t t h e a c t i v i t y s h a l l be between 7:OO a.m. and 7:OO p.m.

j. The a c t i v i t y s h a l l be pe rmi t t ed one s ign and it s h a l l be a maximum of 2 square f e e t and may inc lude t h e name, occupat ion and logotype or trademark. Such s i g n s s h a l l no t be i l l umina ted .

Sec t ion 603 Re la t ionsh ip Between P r i n c i p a l And Accessory U s e And/or S t r u c t u r e

The r e a l t i o n s h i p of an accessory use t o a p r i n c i p a l use s h a l l be one of subordina- t i o n ; provid ing however t h i s requirement i s n o t a p p l i c a b l e to t h e home l o t occupa- t i o n use as de f ined i n t h i s ordinance. I n o rde r t o i n s u r e a subord ina te r e l a t i o n - s h i p t h e fol lowing requirements s h a l l be a p p l i c a b l e t o accessory uses:

a. The area of an accessory s t r u c t u r e s h a l l be no more than 90% of t h e primary s t r u c t u r e .

b. The he igh t of an accessory s t r u c t u r e s h a l l be equal t o o r less than t h e h e i g h t of t h e p r i n c i p a l s t r u c t u r e .

Sec t ion 604 Modular Home Standards

Where modular homes a r e pe rmi t t ed the fo l lowing s t anda rds s h a l l apply :

I a. The dwel l ing s h a l l look s u b s t a n t i a l l y s i m i l a r t o t h e dwel l ings e x i s t i n g i n

b. The main p o r t i o n of the dwel l ing s h a l l have a l e n g t h no t exceeding fou r

t h e immediate neighborhood.

t i m e s t h e width.

c. A minimum of 70% of the to t a l roof area of the dwel l ing s h a l l have a s lopping s u r f a c e a t a p i t c h no less than 1'0 f e e t of f a l l i n 100 f e e t (10% s l o p e ) . I

Sec t ion 605 Mobile Home Standards

Where mobile homes a r e pe rmi t t ed they s h a l l comply wi th the fo l lowing s t anda rds . I I I I I I

a. Stable foundat ion. Each mobile home s h a l l be s e c u r e l y f a s t e n e d t o a f ros t f r e e foundat ion s t r u c t u r e . Foundation s t r u c t u r e s may be of s l a b type , cont inuous w a l l , c r o s s w a l l or p i e r types.

S k i r t i n g . An enc losu re of a compatible material and des ign s h a l l be in - stalled on a l l sides of t h e mobile home i n a manner so as t o provide cont inuous facades from ground l e v e l upwards. Such enc losu re s h a l l pro- v i d e s u f f i c i e n t v e n t i l a t i o n t o prevent d e t e r i o r a t i o n .

S i t e Location. home parallel o r g e n e r a l l y p a r a l l e l t o t he road which the l o t a b u t s i n o r d e r t h a t t h e res idence p r e s e n t s a s u b s t a n t i a l l y similar appearance as convention- a1 housing.

b.

c. The a p p l i c a n t i s encouraged t o cons ide r l o c a t i n g the mobile

Sec t ion 606 Conversion Dwelling Uni t s

A conversion dwell ing u n i t s h a l l have a minimum f l o o r area of 500 square f e e t . ments as def ined i n t h i s ordinance cannot be used i n account ing f o r t h i s minimum f locr

Base-

52

I iI I I I I I I I I I I I I I I I I I

area. The dwelling u n i t s h a l l have a bathroom and two a d d i t i o n a l hab i t ab le rooms. For l i v i n g space t o be counted as h a b i t a b l e t h e minimum clearance f o r a minimum of 500 square feet of f l o o r area s h a l l be 7 f e e t of c l ea rance measured f r o m f l o o r t o c e i l i n g . I n t h e LDR Dis t r ic t a residence s h a l l r e t a i n t h e appearance of a s i n g l e family dwelling; t h e r e s h a l l be no major s t r u c t u r a l a l t e r a t i o n s t o t h e bu i ld ing e x t e r i o r o t h e r than t h a t r equ i r ed f o r i n g r e s s and e g r e s s t o the dwell ing u n i t s ; s ta i rways or f i r e escapes l ead ing t o second f l o o r areas s h a l l be completely enclosed.

Sect ion 607

607.1

607.2

607.3

607.4

Sect ion 608

Temporary S t r u c t u r e s And Residences

Construction t ra i lers are permit ted fo r use as o f f i c e s i n a l l d i s t r i c t s during t h e pe r iod cons t ruc t ion work i s covered under a v a l i d zoning per- m i t b u t they may n o t be used for l i v i n g q u a r t e r s .

Mobile homes may be permitted as l i v i n g q u a r t e r s on cons t ruc t ion s i t e s for t h e p e r i o d of t i m e t h e cons t ruc t ion process i s carried on providing t h i s arrangement i s approved as a s p e c i a l exception. The mobile home i n s t a l l a t i o n i n t h i s i n s t ance needs n o t be fastened t o a f r o s t free foundation.

Residence i n a basement s t r u c t u r e du r ing t h e t i m e of hone cons t ruc t ion may be permit ted as a s p e c i a l except ion providing t h e maximum t i m e t h i s l i v i n q arrangement s h a l l be permit ted IS 3 years . T h i s requirement is n o t app l i cab le t o e a r t h s h e l t e r e d dwell ings which are permit ted.

U s e Of Travel Trailers E t c . Outside Of Establ ished Park

a. Travel t ra i le rs , motor homes, t e n t t ra i le rs and pickup campers where they are n o t p a r t of an established r e c r e a t i o n a l v e h i c l e park and where they are located ad jacen t t o an e s t a b l i s h e d residence on t h e same p rope r ty which serves s a i d f a c i l i t y w i t h s e w - age and water needs may be used f o r occasional l i v i n g q u a r t e r s f o r pe r iods of t i m e up t o and inc lud ing 15 days per year i n a l l zoning districts. Should longer pe r iods of res idence be d e s i r e d under t h e s e cond i t ions the a p p l i c a n t s h a l l be r equ i r ed t o o b t a i n approval €OH t h i s f r o m the Zoning Hearing Board as a s p e c i a l exception. The Board i n making i t s dec i s ion on such a r e q u e s t s h a l l a s c e r t a i n t h a t t h i s res idency s h a l l not be de t r imen ta l t o the p u b l i c h e a l t h , s a f e t y and we l fa re .

b. Travel trailers, motor homes, t e n t t railers and pickup campers where they are n o t p a r t of an e s t a b l i s h e d r e c r e a t i o n a l v e h i c l e park and where they are no t l oca t ed ad jacen t t o an e s t a b l i s h e d residence on t h e same prope r ty may no t be used f o r l i v i n g q u a r t e r s .

Building Setback Line Modif icat ions

Where one o r more e x i s t i n g s t r u c t u r e s are loca ted on ad jacen t l o t s and on t h e same s i d e of t h e s t r e e t , w i th in 150 f e e t i n e i t h e r d i r e c t i o n of t h e a p p l i c a n t ' s l o t , t h e setback of t h e proposed s t r u c t u r e may conform with t h e average of t h e setbacks of t hese a p p l i c a b l e e x i s t i n g s t r u c t u r e s i f such "average setback" i s less than t h a t r equ i r ed i n t h e d i s t r i c t . Required setbacks are minimum; setback may be g r e a t e r than required. setback less than t h a t r equ i r ed i n t h e d i s t r i c t , t h e setback r equ i r ed f o r t h e proposed a d d i t i o n need not be more than t h e e x i s t i n g setback b u t may n o t be less.

Where an a d d i t i o n i s proposed t o an e x i s t i n g s t r u c t u r e which has a

53

Sect ion 609 Access Drives And O f f - s t r e e t

Access d r i v e s and o f f - s t r e e t park ing a r e a s manner so t h a t v e h i c l e s p repa r ing t o l eave

Parking A r e a s

should be planned and c o n s t r u c t e d i n a a s i t e may convenient ly turnaround on

the s i te . Vehic les s h a l l r e - en te r t h e p u b l i c right-of-way from a forward p o s i t i o n . This requirement i s mandatory f o r access d r i v e s from a l l p u b l i c roads c l a s s i f i e d as minor a r te r ia l , major c o l l e c t o r and minor c o l l e c t o r roads i n t h e Township's Compre- hensive Plan da ted May 1983; it i s recommended f o r a l l o t h e r township road classifi- c a t i o n s except t he l o c a l access road where it may be d e s i r a b l e .

Sec t ion 610- Access To L o t s

No b u i l d i n g development s h a l l h e r e a f t e r be e r e c t e d u n l e s s t h e r e i s a d i r e c t access t o it through an open space on the same l o t t o a p u b l i c street or highway o r t o a p r i v a t e s t r e e t cons t ruc t ed and maintained t h a t v e h i c l e s of a l l k inds may r e a d i l y p a s s over it i n a l l seasons of t h e year . Normally the f u l l width of a l o t w i l l f r o n t on o r abu t on t h e s t r e e t . However, whenever it is otherwise imposs ib le to a c c e s s an e x i s t i n g p a r c e l , or where a s p e c i a l subd iv i s ion des ign concept b e l i e v e d t o be a p p r o p r i a t e fo r t h e s i t e and f o r t h e consuming p u b l i c is be ing advanced by t h e a p p l i c a n t , t h e minimum f ron tage d i s t a n c e may be u t i l i z e d s u b j e c t t o review and approval by t h e township. The minimum of 15 f e e t of f ron tage on a p u b l i c road pe rmi t s t h e use of an "access lane" t o t h e p u b l i c s t r e e t ( p r i v a t e s t r e e t s i n some i n s t a n c e s ) a s shown i n t h e follow- i n g drawing where the minimum width of t h e "access lane" s h a l l be 15 feet . I n i n - s t ances where the "access lane" i s used the l o t width, l o t a r e a and yard requirements s h a l l be e s t a b l i s h e d beginning a t the l o c a t i o n where t h e ' 'access l ane" t e rmina te s and the bulk of t h e p rope r ty begins as shown on Drawing 2.

DRAWING 2

LOT SERVED BY AN "ACCESS LANE"

FRONT YARD 4REA 'BUILDING LINE I

1 - 1 I I

I I PI "ACCESS LANE" e3 I I

PUBLIC ROAD

Sect ion 611 Clear S i t e Distance A t Corner Lots

A t a l l s t r e e t i n t e r s e c t i o n s , no o b s t r u c t i o n s t o v i s i o n s h a l l be p l aced o r e r e c t e d i n the a r e a of t h e "s i te t r i a n g l e " a s h e r e i n a f t e r de f ined . Obs t ruc t ions s h a l l be considered any o b j e c t s which have ( o r w i l l have) s u f f i c i e n t bulk t o block v i s i o n such as b u i l d i n g s , landscape p l a n t i n g s , s i g n boards , e t c . Objec ts whose s u r f a c e bulk l i e s below 4 f e e t and above 1 0 f e e t , as measured from t h e c e n t e r l i n e e leva- t i o n of a d j a c e n t s t r e e t s , s h a l l no t be considered o b s t r u c t i o n s under t h e terms Of

t h i s ord inance , un le s s t h e zoning o f f i c e r i n t e r p r e t s them as an o b s t r u c t i o n due t o a unique s e t of c i rcumstances p e c u l i a r t o a p a r t i c u l a r s i te o r development a p p l i c a t i o n . The s i g h t t r i a n g l e s h a l l be formed by t he edges of t he t r a v e l SUY-

faces of t h e i n t e r s e c t i n g roads a b u t t i n g a p rope r ty and a l i n e drawn between

I I I I I I I 1 I I I I I I I I I I I 54

1 I I I I I I I I I I I I I I I I I I

p o i n t s a long t h e edge of t h e t r a v e l su r f aces , 60 feet d i s t a n t from t h e i r p o i n t of i n t e r s e c t i o n . See Drawing 3 .

.

DRAWING 3 DELINEATION OF THE SITE TRIANGLE

AT INTERSECTIONS

SCALE I " = 50'

Sect ion 612. Parking Najor Items O f Recrea t iona l Equipment I n Areas Outside Of Travel Trai ler Parks

The outdoor s to rage of major r e c r e a t i o n a l equipment owned by the occupant of t h e premises , inc luding b u t no t l i m i t e d t o t r a v e l t r a i l e r s , motor homes, t e n t t r a i l e r s , pickup campers (designed t o be mounted on automotive v e h i c l e s ) , boats and boat t ra i le rs s h a l l be permi t ted i n a l l zoning d i s t r i c t s ; however, i n t h e A , RR, LDR, MDR and MDRS zoning d i s t r i c t s s t o r a g e . l o c a t i o n s s h a l l comply with the follow:-ng minimum yard requirements ( s to i age s h a l l no t take p lace i n these yard areas) :

a. Front yard . . . 40 fee t

b. Side yards ... 10 f e e t

c . S t r e e t corfier s i d e yard (corner l o t ) ... 40 f e e t

d. R e a r yarci ... 6 f e e t

55

Sect ion 613 Parking Of Vehicles Used I n Vocational/Avocational P u r s u i t s

Nothing i n this ordinance s h a l l be considered t o p r o h i b i t t h e occupancy of t he r e s i d e n t i a l p roper ty from parking a t ruck o r bus, owned and/or used by the occupant i n h i s voca t iona l o r avoca t iona l p u r s u i t s , on the occupant 's p roper ty a t times when s a i d t ruck o r bus a r e n o t used i n s a i d voca t iona l o r avoca t iona l p u r s u i t s ; providing, however, t h a t t ruck t r a c t o r and/or semi t r a i l e r s s h a l l not be parked i n ' t h e open a i r any c l o s e r than 150 f e e t from the nea res t res idence on a neighboring property.

Sect ion 614 Road Access Standards For Multifamily Permit ted A s Condi t ional Uses

A s i t e proposed f o r mult i family dwell ings under t h e cond i t iona l use process s h a l l (1) have d i r e c t access t o the pub l i c road system of the township, and (2) be served by a paved access r o a d ( s ) with a minimum paved t r a v e l way of 16 f e e t l ead ing t o the nea res t c o l l e c t o r road o r be accessed d i r e c t l y by a paved c o l l e c t o r road.

Sect ion 615 Of f - s t r ee t Parking Lots I n Res iden t i a l D i s t r i c t s

Where an o f f - s t r e e t parking l o t i s permi t ted i n a r e s i d e n t i a l d i s t r i c t the fol lowing requirements are app l i cab le :

615.1 Access driveways t o the parking l o t from surrounding s t r e e t s s h a l l be ne c l o s e r than 25 f e e t from an ad jo in ing r e s i d e n t i a l p roper ty on which a res idence is es t ab l i shed .

The provis ions of Sec t ion 620 Buffer Areas s h a l l be app l i cab le t o t h i s development.

615.2 Shade t r e e s p lan ted on 30 f e e t c e n t e r s may be r equ i r ed on the per imeter of t h e parking a r e a , inc luding i n p a r t i c u l a r the a r e a ( s 1 between the parking l o t and the r e s i d e n t i a l d i s t r i c t .

Sect ion 616 Storage O f Vehicles , Machinery And Other I tems Of General Storage

Automotive v e h i c l e s inc luding trailers and t r a v e l t railers of any k ind o r type which are uninspected, unl icensed or inoperable ; o the r machinery which is c l e a r l y abandoned and/or d e t e r i o r a t e d ; garbage, o ld appl iances and rubbish a r e all here in def ined a s re fuse . The aforementioned i tems and/or a r t i f a c t s s h a l l be s to red o r maintained e i t h e r wi th in a s t r u c t u r e o r pos i t ioned on a s i t e i n such a manner a s t o be screened from t h e views of a l l ad jo in ing p r o p e r t i e s and from t h e ad jo in ing pub l i c roads. Where the outdoor s to rage of the a fo resa id abandoned v e h i c l e s , machinery, garbage, old appl iances , rubbish and o the r m a t e r i a l s he re in def ined as re fuse does n o t comply t o t h e above r egu la t ions such outdoor s torage s h a l l be con- s ide red as a t h r e a t t o p u b l i c h e a l t h and s a f e t y and a pub l i c nuisance; t he Township under the S t a t e Laws and t h e p rov i s ions of t h i s ordinance and o t h e r app l i cab le Township Ordinances, may aba te such t h r e a t s t o the p u b l i c hea l th and s a f e t y and pub l i c nuisances.

Sect ion 617 Relat ionship To The Subdivision And Land Development Ordinance

Standards f o r the c l u s t e r development and f o r the mobile home pa rk , t r a v e l t r a i l e r park and, campground development a r e found i n the Township's Subdivis ion and Land Development Ordinance. For each of these developments, t he a p p l i c a n t s h a l l be i n compliance with both this ordinance and the Subdivision and Land Development Ordi- nance. For time-share i n t e r v a l ownership developments the s tandards for c lus t e r developments as found i n the Township's Subdivision and Land Development ordinance s h a l l apply. Where the re is a c o n f l i c t between the provis ions of t h i s ordinance and the Sub- I

56

1 I I I 1 I I 1 I I I I I I I I I I


d i v i s i o n and Land Development Ordinance t h e more r e s t r i c t i v e p rov i s ions s h a l l aPP l Y -

Sect ion 618 When Two O r More Separa te Bui ldings A r e Involved I n D i s t r i c t s Where Multifamily Uni t s A r e A l l o w e d By R i g h t

I n d i s t r i c t s where mul t i fami ly u n i t s are allowed by r i g h t and where 2 or more sepa ra t e bu i ld ings are involved they s h a l l be processed as a land development and s h a l l be i n compliance with both t h i s ordinance and the township Subdivis ion and Land Development Ordinance.

Sec t ion 619 S a t e l l i t e Dishes

a.

b.

C.

Ground Mounted Dishes. Ground mounted satel l i te d i shes s h a l l be permi t ted i n a l l zoning d i s t r i c t s as a matter of r i g h t . Where ground mounted d i shes a r e i n s t a l l e d they s h a l l comply wi th the yard r e g u l a t i o n s as r equ i r ed f o r p r i n c i p a l s t r u c t u r e s i n t h e applicable d i s t r i c t s . Except t h a t a s provided i n Sec t ion 502.61, sa te l l i t e d i shes may p r o j e c t i n t o t h e requi red rear yard t o a d i s t a n c e n o t less than 10 f e e t from t h e proper ty l i n e . I t is suggested t h a t owners may p a i n t the d i shes a color o t h e r than white t o blend i n with the surroundings.

Roof Mounted Dishes. Roof mounted satel l i te d i shes s h a l l be permi t ted i n a l l zoning d i s t r i c t s provid ing they are not g r e a t e r than fou r f e e t i n diameter. a l l d i s t r i c t s ) only as special except ions.

Roof mounted d i shes ove r - fou r f e e t i n diameter are permi t ted ( i n

Portable Satel l i te Dishes. Portable sa te l l i t e d i shes are permi t ted only on a temporary b a s i s n o t t o exceed 15 days per year i n a l l zoning d i s t r i c t s , however, they s h a l l comply wi th the yard r egu la t ions as r equ i r ed fo r p r in - c i p a l structures i n t h e app l i cab le d i s t r i c t s .

Sect ion 620 Buffer Areas

Buffer areas are u t i l i z e d t o amel iora te possible nuisances among ad jacen t land use a c t i v i t i e s which a r e markedly d i f f e r e n t i n cha rac t e r ; p roper ly used b u f f e r areas can promote compatible r e l a t i o n s h i p s among d i f f e r e n t land uses where negat ive c h a r a c t e r i s t i c s are presen t , i.e. a great amount of vehicu lar c i r c u l a t i o n and/or o f f - s t r e e t park ing , t h e presence of outdoor work and s to rage a r e a s which are un- a t t r a c t i v e and/or no isy , very d i s s i m i l a r and/or u n a t t r a c t i v e b u i l d i n g s t y l e s , etc. The fol lowing requirements are applicable t o a l l where designated and f o r a l l s p e c i a l exception and cond i t iona l uses un le s s otherwise s t a t e d i n t h i s ordinance.

620.1 Buffer Area Techniques. Buffer a r e a techniques s h a l l inc lude :

a. fencing and w a l l s a minimum of 5$ f e e t high c o n s i s t i n g of a s o l i d material t h a t w i l l e f f e c t i v e l y block views; and/or

b. p l a n t materials provid ing they a r e dense and high enough; p l a n t materials may inc lude , b u t a r e no t Limited t o , s m a l l deciduous trees where many l a t e r a l branches emerge from the main s t e m or those wi th mul t ip l e stems near ground l e v e l ( for example, t he hawthorn, the c rabapp le ) ; evergreen trees and shrubs ( f o r example, t h e hemlock, t h e spruce , t h e yew, the a rbo r v i t a e ) ; deciduous shrubs ( f o r example, t he p r i v e t , the honeysuckle); and, where space i s adequate, shade t r e e s ( f o r example, the maple, t h e a s h ) ; t he type, amount and spac- ing of t h e p l a n t i n g w i l l depend on the space a v a i l a b l e and t h e n a t u r e of t he a c t i v i t i e s r equ i r ing the b u f f e r a r e a s ;

57

I 1 I

(1) Where p l a n t materials are used as the b u f f e r tech- nique the Zoning Hearing Board or the Township Super- v i s o r s may require t h a t t h e des i r ed e f f e c t of t hese p l a n t ma te r i a l s as a screening agent be immediate and t h a t the screening s h a l l be e f f e c t i v e l y perceived throughout a l l seasons of the year. Should immediate e f f ec t iveness not be necessary t h i s condi t ion s h a l l be made a p a r t of t he record of t he pub l i c review of the appl ica t ion .

c. and/or landscape forms such as a mound of e a r t h a minimum of 5% f e e t high; and/or

d. minimum amounts o f space between uses .

e. A l l b u f f e r areas should be designed and cons t ruc ted t o be e a s i l y maintained i n an a e s t h e t i c a l l y a t t rac t ive condi t ion.

620.2 Buffer A r e a Requirements

I I I I I

a. Where t h e d i s t ance between t h e area of an a c t i v i t y , c a r r i e d out whether on t h e open land o r i n a s t r u c t u r e , anC an ad jo in ing proper ty l i n e i s less than 40 f ee t , t he Township may r equ i r e fence and/or w a l l techniques t o be used t o form a bu f fe r . The uses of p l a n t materials o r land forms t o achieve the b u f f e r e f f e c t would not be mandatory i n these in s t ances b u t u sua l ly are recommended as supplementary t o the fence o r w a l l . Vehicular access ways and o f f - s t r e e t parking are considered land use ac t i - v i t i e s as are outdoor work and s to rage areas.

I b. Where t h e d i s t ance between the area of a land use a c t i v i t y , c a r r i e d o u t e i t h e r on t h e open land or i n a s t r u c t u r e , and an ad jo in ing property l i n e i s 40 f e e t o r g r e a t e r , fence and/or w a l l techniques are not requi red ; t h e b u f f e r e f f e c t may be achieved through the use of p l a n t materials or land forms.

1 I

Sect ion 6 2 1

Act iv i t ies a s soc ia t ed with t h e recovery of t h e subsurface gas and o i l depos i t s are permit ted only i n the A, RR, and G I D i s t r i c t s , except where these d i s t r i c t s are p a r t of t h e Floodplain Overlay D i s t r i c t (where these a c t i v i t i e s are p roh ib i t ed ) sub- j e c t t o t h e following requirements:

Recovery Of Subsurface G a s And O i l Deposits

a.

b.

C.

A l l s t r u c t u r e s , inc luding wellhead casings s h a l l comply with t h e yard requirements e s t ab l i shed for the zoning d i s t r i c t i n which they are located. A zoning clearance s h a l l be obtained before any a c t i v i t y i s begun a t a s i t e .

The gas and o i l w e l l cas ing , tank s t r u c t u r e s and any o t h e r s t r u c t u r e s used i n the d r i l l i n g and recovery opera t ions s h a l l be a minimum of 300 f e e t from any hab i t ab le bui ld ing whether a res idence, a commercial o r an i n s t i t u t i o n a l bu i ld ing o r water source f o r these uses: and s h a l l be a minimum of 300 f e e t from the nea res t p roper ty l i n e , except i n t h e ins tance of t h e property l i n e a t t h e road right-of-way i n which case the f r o n t yard setback requirement s h a l l p r e v a i l ; and s h a l l be a minimum of 100 f e e t from a stream with year- round flow.

I I I

All above ground s t r u c t u r e s , including tank s t r u c t u r e s and o t h e r s t r u c t u r e s

58

1 I I I I I I I I I I I I I I I I I I

d.

e.

f .

used i n the recovery opera t ions s h a l l be pa in t ed and maintained i n a nea t and o rde r ly manner.

A l l gas and o i l recovery opera t ions s h a l l meet appl icable state l a w i n - c luding PennDEF? requirements.

A road bond, ass ignable t o the Supervisors and s a t i s f a c t o r y t o them s h a l l be secured by the app l i can t t o insure t h a t poss ib l e damage t o township roads and br idges can be repa i red a t no c o s t t o the township. The amount of bond s h a l l be s e t on a case by case bas i s . Prior t o t h e issuance of t he zoning clearance the Township Supervisors s h a l l eva lua te t h e vehicu lar rou t ing the appl icant proposes t o use t o handle h i s a c t i v i t i e s and s h a l l s e t t h e amount of t h e bond accordingly.

A performance guarantee i n t h e form of a bond, ass ignable t o t h e Super- visors and/or such Authori ty as may e x i s t f o r t h e supply of pub l i c water, and s a t i s f a c t o r y t o such body s h a l l be secured by the app l i can t t o in su re t h a t poss ib l e damage t o any e x i s t i n g publ ic w a t e r suppl ies can be repa i red a t no c o s t t o t h e publ ic . The amount of the bond s h a l l be s e t on a case by case bas i s . P r i o r t o the issuance of the zoning dlearance the Township Supervisors and/or appropr ia te publ ic au tho r i ty s h a l l evaluate the d r i l l - ing a c t i v i t i e s and s h a l l s e t t h e amount of t he bond accordingly.

Sect ion 622 Private Swimming Pools

A p r i v a t e swimming pool s h a l l be permit ted as an accessory use i n a l l d i s t r i c t s providing the swimming pool is:

a. Located, including any paved are3.s o r accessory s t r u c t u r e s which a r e par t of t h e swimming pool development, a minimum of 10 f e e t from t h e s i d e and r e a r property l i n e of t he proper ty on which it i s located and it s h a l l not be permi t ted i n the requi red f r o n t yard; and

b. Walled o r fenced t o prevent uncontrol led access by persons, p a r t i c u l a r l y ch i ldren , from adjacent a r eas ; s a i d fence or w a l l s h a l l not be less than 4 f e e t i n he ight , and maintained i n good condi t ion with a ga te and lock; t h i s requirement s h a l l be considered as complied with where the pool deck i s constructed i n such a manner as t o be a minimum of 4 f e e t above ground l e v e l and t h e access po in t can be c losed or secured.

Sect ion 623 Dumping, Deposit ing And/or Storage Of So l id Waste

623.1 Open dumping or depos i t ing of s o l i d waste on t h e sur face of t he ground, i n t o t h e ground, o r i n t o the waters of the Township, (es tab l i shed o r perpetuat ing a dump) without having obtained a permit a s under the regula t ions e s t ab l i shed i n Sect ion 629 of t h i s ordinance s h a l l no t be permit ted i n any zoning d i s t r i c t ; providing, however, t h i s requirement s h a l l no t p r o h i b i t :

a. The use of s o l i d wastes i n normal farming opera t ions .

b. The depos i t ing by ind iv idua ls of s o l i d waste r e s u l t i n g f r o m t h e i r own r e s i d e n t i a l a c t i v i t i e s on t o the surface of the ground or i n t o the ground owned o r leased by them when such wastes a r e managed with proper s o i l cover and/or compaction and do n o t thereby c o n s t i t u t e a dump a s def ined i n t h i s ordinance nor create a publ ic nuisance o r adversely a f f e c t t h e pub l i c hea l th .

59

623.2 The s torage of s o l i d w a s t e s h a l l be p rac t i ced so as t o prevent t h e a t t r a c t i o n , harborage o r breeding of i n s e c t s or rodents and t o e l imina te condi t ions harmful t o p u b l i c hea l th or which create s a f e t y hazards, odors, uns igh t l ines s and pub l i c nuisances.

Sect ion 624 Funeral H o m e s

The fol lowing s tandards s h a l l be appl icable t o the fune ra l home use. The appl i - can t s h a l l demonstrate i n t h e app l i ca t ion process t h a t he w i l l m e e t t h e following s tandards:

a. The primary ing res s and eg res s d r ives t o a f u n e r a l home s i te s h a l l be from a public street with a minimum travel-way width of 18 f ee t , and s a i d street s h a l l have permanent hard sur face pavement.

b. The f r o n t yard area s h a l l n o t be used f o r t h e requi red o f f - s t r e e t parking spaces as provided i n Sect ion 705.

c. Buffer areas s h a l l be provided as e s t ab l i shed i n Sect ion 620.

Sect ion 625 Automobile Service S ta t ions

Pr ior t o gran t ing a zoning clearance f o r an automobile s e rv i ce s t a t i o n the zoning o f f i c e r s h a l l a s c e r t a i n . t h a t t h e app l i ca t ion , and p r imar i ly t h e s i te p l an sub- mission, m e e t t h e fol lowing requirements:

a. N o s t r u c t u r e s h a l l be closer than 20 fee t t o t h e proper ty l i n e of t he si te.

b. Where the s i te ad jo ins a r e s i d e n t i a l d i s t r i c t or where the s i te ad jo ins a road on t h e o t h e r s i d e of which i s loca ted a r e s i d e n t i a l d i s t r i c t , on o r near t h e s i te boundary l i n e s ad jo in ing said r e s i d e n t i a l d i s t r i c t a fence, a minimum of 5% f e e t i n he igh t sha l l be erec ted . The fence s h a l l block a l l ground l e v e l views i n t o t h e service s t a t i o n s i te .

c. Vehicle parking and access s h a l l be so arranged t h a t t h e r e s h a l l be no backing over t he public right-of-way t o maneuver on t h e s i te . ( R e f e r t o Sect ion 705.)

d. Where special vehicu lar care and maintenance act ivi t ies are performed such ac t iv i t i e s s h a l l be carried on e n t i r e l y wi th in an enclosed bui ld- i ng on the site.

e. N o access d r i v e i n t o t h e s i te s h a l l be c l o s e r than 30 feet from n e a r e s t edge of t h e t r a v e l way (pro jec ted) of an i n t e r s e c t i n g street.

I I I I I I I I I I I I I I I

Sect ion 626 Junk Yards

The following s tandards s h a l l be applicable to the junk yard use. Where t h e requirements of t h i s ordinance are more res t r ic t ive than the requirements e s t a b l i s h e d i n t h e township's junk yard ordinance these requirements s h a l l govern. can t s h a l l demonstrate i n the app l i ca t ion process t h a t he w i l l meet t h e fol lowing s tandards and any o t h e r appl icable requirements:

I I

The app l i -

a. The opera t ions area of t he junk yard s h a l l be a m i n i m u m of 60 feet from every proper ty l i n e bounding the p a r c e l of land on which the junk yard

60

I

i s located. For purposes of t h i s ordinance the opera t ions area s h a l l be t h e area i n which a c t i v i t i e s normal t o a junk yard use a r e c a r r i e d on exc lus ive of bu f fe r a r eas which accomplish the screening ob jec t ive .

b. V i e w s i n t o the junk yard opera t ions a rea from surrounding p r o p e r t i e s and 1

from adjacent public roads s h a l l be completely obscured throughout a l l seasons of the year by e i t h e r fencing, wa l l s , landscape p l an t ings , t e r r a i n o r topographic f e a t u r e s , o r a combination of t hese techniques. Fences and w a l l s , e t c . should be designed and constructed t o be e a s i l y maintained i n an a e s t h e t i c a l l y a t t r a c t i v e condi t ion. The screening of views i n t o t h e junk yard opera t ions a rea s h a l l be i n e f f e c t when t h i s use commences a c t i v i t i e s .

C. S u f f i c i e n t o f f - s t r e e t minimum of 5 veh ic l e s s e rv i ce these spaces.

Sect ion 627 Sand And Gravel

The following s tandards s h a l l

parking spaces s h a l l be provided to accommodate a and the necessary a is le and maneuvering a rea t o

1

Quarrying

be appl icable t o proposed sand and/or g rave l qua r r i e s . The app l i can t s h a l l demonstrate i n t he app l i ca t ion process t h a t he w i l l meet the following s tandards; he must also comply with the r egu la t ions e s t ab l i shed by the Bureau of Land Pro tec t ion And Reclamation, Pennsylvania Department of Environmental Resources under the Surface Mining Conservation and Reclamation A c t of May 31, 1945 as amended:

a. Quarrying operat ions s h a l l no t be c l o s e r than 300 f e e t from e x i s t i n g r e s i - dences nor c l o s e r than 200 f e e t from t h e boundary of any zoning d i s t r i c t where such opera t ions are not permitted; nor sha l l quarrying opera t ions be conducted c l o s e r than 100 f e e t from the boundary of an ad jo in ing prop- e r t y l i n e or from the right-of-way l i n e of an e x i s t i n g o r p l a t t e d road.

b. Exis t ing t r e e s , shrubs and ground cover along pub l i c road frontage s h a l l be preserved, maintained and supplemented €or the depth of the f r o n t yard setback (100 f e e t ) as e s t ab l i shed i n item (a) above. Weeds and any o the r uns ight ly or noxious vege ta t ion , s h a l l be c u t o r trimmed as may be necessary t o preserve a reasonably neat appearance t o t h e sand and grave l opera t ions from adjacent pub l i c roads and nearby r e s i d e n t i a l , commercial, and i n d u s t r i a l uses. Buffer o r screening p l an t ings may be required t o in su re an appropriate appearance of t he quarry s i t e i n the community.

c. During quarrying opera t ions when excavations w i l l have a depth of 20 f e e t o r more and w i l l c r e a t e s lopes of more than 50 percent and where, for a pe r iod of operat ion 30 days o r longer, the quarrying i s located within 300 f e e t of occupied r e s i d e n t i a l s t r u c t u r e s o r a pub l i c road, a fence s h a l l be e rec t ed a t least 20 f e e t ou ts ide t h e edge of the excavat ion, which fence s h a l l be a t l e a s t 3 f e e t high and s h a l l e f f e c t i v e l y con t ro l access t o t he area i n which such excavation i s located.

d. Upon completion of opera t ions the land s h a l l be l e f t i n a s a f e condi t ion. A l l c u t s lopes s h a l l be a t a grad ien t no g r e a t e r than 33 pe rcen t and s h a l l be graded i n s u b s t a n t i a l conformity t o the surrounding n a t u r a l topography. S u f f i c i e n t drainage s h a l l be provided so a s t o prevent water pockets from forming. The f i n a l grading sha l l be such tha t a l l storm water drainage leaves the property a t t he o r i g i n a l , n a t u r a l drainage p o i n t s and t h a t the a r e a drainage t o any one n a t u r a l drainage p o i n t i s not ma te r i a l ly increased. A l l excavated a reas s h a l l be back- f i l l ed wi th

61

I t o p s o i l t o a m i n i m u m depth of 6 inches; upon replacement of t o p s o i l , trees, shrubs, legumes, g ra s ses o r o the r ground cover s h a l l be p l an ted t o avoid erosion.

I I

e. In add i t ion t o the information requi red on the p lan t o be submitted with the condi t iona l use app l i ca t ion as set f o r t h i n Sect ion 901. t he fol lowing i t e m s s h a l l be shown:

1. Ex i s t ing topography including the loca t ion of drainage systems;

I 2. A n o u t l i n e of t h e area t o be excavated;

3. The sequence of opera t ions and the schedule of f i n i s h i n g or r e h a b i l i t a t i o n measures t o be performed including p l ans and proposa ls f o r reuse , i f any.

Sect ion 628 Open A i r Publ ic Entertainment Establishments

The fol lowing s tandards s h a l l be appl icable t o proposed open a i r p u b l i c e n t e r t a i n - ment es tabl ishments . Where t h i s a c t i v i t y may be permit ted as a cond i t iona l use, i n add i t ion t o meeting t h e requirements of A r t i c l e 9. t h e fol lowing s p e c i f i c requirements s h a l l be complied with: I

I I I I

a. A l l veh icu lar access t o and from the s i te s h a l l be from a minor a r te r ia l o r major c o l l e c t o r highway as e s t ab l i shed i n the West Mead Township Com- prehensive Plan. S i t e access roads and o f f - s t r e e t parking areas s h a l l be paved with a hard su r face material and be dust-free. A l l veh ic l e s v i s i t i n g the enter ta inment es tabl ishment s h a l l be parked on t h e premises, o f f t h e pub l i c road right-of-way.

b. A l l a c t i v i t y areas s h a l l be a minimum of 1000 feet from the n e a r e s t hab i t - able bui ld ing , except t h a t vehicu lar access ways and o f f - s t r e e t parking areas s h a l l be a minimum of 500 feet from t h e nea res t hab i t ab le bui ld ing; providing , however, t h a t a l l a c t i v i t y areas including o f f - s t r e e t parking areas s h a l l be a minimum of 200 f e e t from the sites proper ty l i n e s .

I c. N o enter ta inment s h a l l be he ld between 1 1 : O O o ' c lock p.m. and 1 O : O O o ' c lock a . m .

d. The owner and/or manager of t he open air enter ta inment es tabl ishment s h a l l no t condone nor permit t he presence of a l coho l i c beverages o r drugs or t h e consumption of same on t h e property. I

Sect ion 629 Processing And Disposal Fac i l i t i e s For So l id Waste

Processing and d i sposa l f a c i l i t i e s may be permit ted as a cond i t iona l use i n the applicable d i s t r i c t of t h i s ordinance providing they m e e t the genera l c r i t e r i a estab- l i s h e d i n A r t i c l e 9., providing they comply with a l l of the r egu la t ions and permit requirements of t he Pennsylvania Department of Environmental Resources (PennDER); and providing t h a t the following more s p e c i f i c process and requirements are m e t :

I I I

629.1 Local Permit Required. land f o r s o l i d waste processing o r d isposa l without f i r s t ob ta in ing a permit from t h e Township and PennDER: Providing, however, activit ies as s e t f o r t h i n Sect ion 623.1 are permitted.

I t s h a l l be unlawful f o r any app l i can t t o use

62

I I I 1

I I

I I I

I I

I I

629.2 Addit ional Standards. I n add i t ion t o the app l i ca t ion requirements which PennDER enforces, t h e following requirements s h a l l be m e t wherever they are more res t r ic t ive than PennDER requirements:

a. The primary i n g r e s s and eg res s t o t h e processing and/or d i s - posa l f a c i l i t y areas s h a l l be from a minor a r t e r i a l o r major c o l l e c t o r highway as e s t a b l i s h e d i n the West Mead Township Comprehensive Plan. S i t e access roads s h a l l be paved with a hard surface material and s h a l l be kept dust-free. - 7

b. The d i s p o s a l and/or processing areas on t h e s i t e s h a l l be:

(1) f o r municipal waste s i tes ,

(a) a minimum of 100 f e e t from adjacent p r o p e r t i e s and road right-of-ways and

or public w a t e r supply w e l l . (b) a minimum of 300 f e e t from the nea res t p r i v a t e

( 2 ) f o r r e s i d u a l w a s t e sites where t h e ASTM Method A w a s t e generated leacha te meets t h e U. S. Environmental Pro- t e c t i o n Agency Nat ional In te r im Primary And Secondary Drinking Water Standards (40 CFR 141, 40 CRF 1431,

(a) a m i n i m u m of 50 f e e t from adjacent p rope r t i e s and

(b) a minimum of 100 f e e t from the nea res t p r i v a t e o r

road right-of-ways and

p u b l i c w a t e r supply.

(3) f o r r e s i d u a l waste sites where t h e ASTM Method A waste generated leacha te exceeds the U. S. Environmental Pro- t e c t i o n Agency Nat ional Inter im Primary And Secondary Drinking Water Standards,

(a) a minimum of 100 f e e t from adjacent p rope r t i e s

(b) a minimum of 300 f e e t from the nea res t p r i v a t e o r

and road right-of-ways and

pub l i c w a t e r supply well .

c. The d i sposa l and/or processing areas s h a l l be loca ted and con- s t r u c t e d such t h a t views t o s a i d areas ( including parking and service f ac i l i t i e s ) s h a l l be screened from ad jacen t u s e s by w a l l s , fences , p l an t ings and/or t e r r a i n o r landscape f e a t u r e s such t h a t t h i s v i s u a l sc reening s h a l l be perceived immediately and through a l l seasons of t he year.

d. Municipal and r e s i d u a l wastes s h a l l be t r anspor t ed wi th in t h e Town- . s h i p only by veh ic l e s r e g i s t e r e d , l i censed and inspected by t h e S t a t e of Pennsylvania. I t s h a l l be the duty of t h e opera tor of a s o l i d waste processing o r disposal f a c i l i t y t o insure t h a t no muni- c ipal or r e s i d u a l wastes a r e t ranspor ted t o or accepted a t t he fa - c i l i t y i n v i o l a t i o n of t h i s requirement. Vio la t ion of t h i s requirement may r e s u l t i n revocat ion of t h e township permit f o r s o l i d w a s t e processing and d i sposa l f a c i l i t i e s .

629.3 Prohib i ted A c t i v i t i e s : I t s h a l l be unlawful f o r any appl icant t o :

a. Place or al low t o be placed any s o l i d waste upon t h e road , streets, pub l i c o r p r i v a t e proper ty , o r waters of the township con t r a ry t o t h e p rov i s ions of t h i s ordinance.

b. S to re , c o l l e c t , t r a n s p o r t , p rocess o r dispose of s o l i d waste with- i n t h e township cont ra ry t o t h e l a w s , r u l e s , r egu la t ions , s tandards o r o rde r s of t h e S t a t e of Pennsylvania.

63

c. Transport any s o l i d w a s t e wi th in the township i n any veh ic l e which permits the contents t o blow, s i f t , leak o r f a l l therefrom.

d. Operate a solid waste processing, s torage or d i sposa l f a c i l i t y whereby any noxious o r offensive odors, p u t r i d o r po l lu t ed water, or o ther discharge, smoke, soo t , ash, r e fuse , rubbish, o r f i l t h of any na ture whatsoever are blown, c a r r i e d or d is - charged i n any manner onto publ ic roads or upon premises of o the r persons or munic ipa l i t i es . The s o l i d waste management f a c i l i t y s i t e i t se l f s h a l l not be allowed t o become l i t t e r e d or be uns ight ly and s h a l l be s t r i c t l y pol iced by t h e permit tee .

e. Operate a s o l i d waste processing o r d i sposa l f a c i l i t y whereby unauthorized dumping i s allowed t o occur and s o l i d waste i s allowed t o accummulate outs ide of t h e fence or access ga t e which may border the s o l i d waste management f a c i l i t y . The opera tor of a s o l i d waste management f a c i l i t y s h a l l rou t ine ly p o l i c e the outs ide perimeter and a reas immediately ad jacent t h e r e t o , including any t r anspor t a t ion rou te s wi th in one-quarter m i l e of the s o l i d waste processing o r d i sposa l f a c i l i t y , and s h a l l prevent s a i d a reas from becoming l i t t e r e d , uns ight ly and of fens ive t o o the r persons.

629.4 Performances Which May Be Required. The Board of Supervisors, depending on the na ture of the app l i ca t ion , may r equ i r e t h e app l i can t t o do the fallowing:

a. Submit spec i f i ca t ions f o r the cons t ruc t ion of an appropr ia te fence which s h a l l be e rec t ed around t h e perimeter of any land on which a s o l i d waste processing and/or d i sposa l f a c i l i t y w i l l be oper- a t ed and w h i c h w i l l provide ex te rna l s e c u r i t y and prevent s o l i d w a s t e from being blown or otherwise removed f r o m the si te.

b. Enter i n t o a wr i t t en agreement with the Township ob l iga t ing the appl icant t o :

(1) Es tab l i sh and maintain set f a c i l i t y opera t ing hours.

( 2 ) sample and analyze the water q u a l i t y f o r parameters re- l a t i n g t o t h e w a s t e , i n p r i v a t e and publ ic water we l l s within 2,000 f e e t of t h e s i t e , p r i o r t o f a c i l i t y opera- t i o n and a t s e t i n t e r v a l s .

( 3 ) Submit t o the Township copies of a l l monitoring analyses r e l a t i n g t o the f a c i l i t y including those mentioned i n paragraph ( 2 ) above wi th in 10 days of r e c e i p t of the analyses.

(4 ) Repair any damage t h a t may be caused t o Township roads by vehic les t ranspor t ing s o l i d waste t o and from t h e f a c i l i t y .

(5) Compensate the Township f o r any adminis t ra t ive , i n spec t ion , consul t ing , maintenance, o r o the r expenses a s soc ia t ed w i t h the operat ion of the so l id 'was t e processing and/or d i s - posa l f a c i l i t y or €or damages r e s u l t i n g f r o m t h e operation of the f a c i l i t y . The compensation may take the form of a f ixed c o s t per ton.

64


I I I I

629.5

I I I

629.6

629.7

I I I I I

Sect ion 630

(6) Es tab l i sh and maintain bonding or l e t t e r of c r e d i t payable t o the Township and t o Township r e s i d e n t s and p rope r ty owners for damages a r i s i n g from t h e oper- a t i o n of t h e s o l i d w a s t e p rocess ing and/or d i s p o s a l f a c i l i t y . The term of t he bonding o r l e t t e r of c r e d i t s h a l l be a minimum of 20 yea r s beyond t h e ope ra t iona l l i f e of t h e f a c i l i t y .

(7) The agreement s h a l l be i n accordance wi th terms and s p e c i f i c a t i o n s formulated by t h e Board of Supervisors .

Processing Requirements. It i s recognized t h a t t he a p p l i c a n t , i n order t o cons t ruc t processing and d i s p o s a l f a c i l i t i e s f o r s o l i d waste , must comply with a lengthy a p p l i c a t i o n process which PennDER adminis te rs . The Township's review process should paral le l t h e PennDER process i n an appropr i a t e manner; the township 's review process is s e t f o r t h i n A r t i c l e 9. and i s termed a cond i t iona l use permit process . The a p p l i c a t i o n t o the Township s h a l l no t be considered complete u n t i l copies of a l l of t h e PennDER app l i ca t ion documents have been suppl ied by the app l i can t . The documents inc lude b u t are no t l imi t ed t o t h e a p p l i c a t i o n form, mod- u l e s , r e p o r t s , ana lyses , and p lans . I n no event s h a l l t he Township re- so lve t o g r a n t a permit f o r s a i d f a c i l i t i e s without making the issuance of a Township permit dependent on PennDER's issuance of a permi t .

Fees. The Township Supervisors may e s t a b l i s h a schedule of f e e s f o r s o l i d w a s t e p rocess and d i s p o s a l f a c i l i t y a p p l i c a t i o n s . Un t i l a l l ap- p l i c a b l e f e e s , charges and expenses have been pa id no a c t i o n need be taken on any app l i ca t ion .

Municipal L i a b i l i t y . The g r a n t of a permit o r approval of a s o l i d waste process ing or d i s p o s a l f a c i l i t y s h a l l no t c o n s t i t u t e a r e p r e s e n t a t i o n , guarantee or warranty of any k ind by t h e Township o r by any o f f i c i a l o r employee thereof of t he p r a c t i c a b i l i t y o r s a f e t y of t h e proposed use , and s h a l l create no l i a b i l i t y upon t h e township, i ts o f f i c i a l or em- p loyees. The Board of Supervisors o r any of i t s duly au thor ized rep- r e s e n t a t i v e s o r deput ies charged wi th t h e enforcement of t h i s Ordinance, a c t i n g i n good f a i t h and without mal ice , i n the discharge of i t s d u t i e s , s h a l l no t hereby render i t s e l f pe r sona l ly l i a b l e and it i s hereby re- l i eved from a l l personal l i a b i l i t y f o r any damage t h a t may accrue t o persons o r proper ty as a r e s u l t of any a c t requi red by reason of any a c t o r omission i n t h e d ischarge of i t s d u t i e s .

Sign Regulations

It is recognized t h a t s i g n s serve an important func t ion ; y e t reasonable r egu la t ions f o r t h e i r d i s p l a y i s des i r ab le . The p rov i s ions he re in a r e intended t o promote the p u b l i c s a f e t y and wel fare , t o p r o t e c t p roper ty va lues , and t o enhance the p h y s i c a l appearance of t he community.

630.1 General Regulat ions

a. Sign permits s h a l l be requi red f o r t he e r e c t i o n of a l l s i g n s except those l i s t e d i n Sec t ion 630.2 .

b. N o f l a s h i n g , r o t a t i n g , or o s c i a l l a t i n g s i g n s h a l l be permi t ted . Any s i g n which, by reason of i t s i n t e n s i t y , c o l o r , l o c a t i o n , or movement, may i n t e r f e r e with t r a f f i c l i g h t s , s i g n a l s , or o t h e r t r a f f i c c o n t r o l s s h a l l no t be permi t ted .

65

c. No s ign s h a l l exceed t h e he igh t of t h e primary s t r u c t u r e on t h e property on which it i s loca ted ; providing, however;

(1) rooftop s i g n s s h a l l be permit ted i n the G I D i s t r i c t ; they s h a l l be considered as w a l l s i g n s f o r purposes of adminis ter ing t h e s e r e g u l a t i o n s and s h a l l be l i m i t e d i n he igh t t o 2 f e e t .

( 2 ) automotive service s t a t i o n u s e s may erect s i g n s t o a maximum h e i g h t of 25 feet .

d. No s i g n s o t h e r than those e r e c t e d by p u b l i c o f f i c i a l s i n order t o i d e n t i f y streets and guide t h e p u b l i c i n t h e use of t he street system and t o c o n t r o l and render t r a f f i c safe s h a l l be placed i n t h e p u b l i c road right-of-way.

e. Except as otherwise r equ i r ed i n Sect ion 630 of t h i s ordinance s i g n s may be placed a t (or ad jo in ing ) t h e public road r i g h t - of-way i n t h e dec la red f r o n t yard area; on corner lo t s one f ron tage s h a l l be dec la red t h e f r o n t yard, and t h e p rov i s ions of Sect ion 611 s h a l l be noted.

f . Applicable yard requirements s h a l l be m e t f o r p o l e - a n d f r e e - s t and ing s i g n s except f o r t h e f r o n t yard. Unless otherwise i n d i c a t e d f r o n t yard setback requirements need no t be m e t ; s i g n s may be p o s i t i o n e d ad jo in ing t h e p u b l i c right-of-way bu t t h e p rov i s ions of Sect ion 611 s h a l l be complied with.

g. Notwithstanding t h e o t h e r p rov i s ions of t h i s ordinance no s i g n s h a l l be placed i n such a p o s i t i o n t h a t it w i l l cause danger t o t r a f f i c on a road because of obscuring views.

h. A l l s i g n s may have a reflective su r face . Signs p r e f e r a b l y should be i l l umina ted from wi th in t h e s i g n ; t hey may, however, be i l l umina ted by l i g h t s on t h e s i g n ' s s u r f a c e o r by l i g h t s directed upon t h e s i g n f r o m o u t s i d e of t h e s ign. Where i l l u m i - nated by exposed l i g h t s on t h e s i g n ' s su r f ace o r f r o m l i g h t s ou t s ide of t h e s i g n , s a i d l i g h t s s h a l l be t o t a l l y d i r e c t i o n a l c a s t i n g beams only on the s i g n d i s p l a y and/or they s h a l l no t be t h e cause of g l a r e s t o t he ope ra t ion of v e h i c l e s on t h e p u b l i c roads or on access drives from t h e p u b l i c roads and they s h a l l n o t cause g l a r e s €or ad jacen t ac t iv i t ies .

i. Painted s i g n s on bu i ld ing su r faces s h a l l be considered as w a l l s i g n s and permit ted according t o t h e p rov i s ions of t h i s o rd i - nance.

j. A l l s i g n s s h a l l be cons t ruc t ed of durable material , maintained i n good condi t ion and not permit ted t o become d i l a p i d a t e d . Where n o t mounted on a bu i ld ing as a wa l l s ign , s i g n s s h a l l be f i rmly secured a g a i n s t blowdowns.

k. Nonconforming uses s h a l l be pe rmi t t ed s i g n s as though they w e r e conforming uses .

1. Signage s h a l l n o t be pos i t i oned on v e h i c l e s which are d r iven and parked i n va r ious l o c a t i o n s on a p rope r ty ; t h i s p rov i s ion i n - c ludes vehicles which are moved d a i l y o r on a periodic basis,

66

I I I I I I I I I I I I I 1 I I I I I

, I I I I ~I ' I I I 1 I I I I I I I I I I

I

and v e h i c l e s wkich are parked i n a p o s i t i o n for long p e r i o d s of t i m e . This ordinance permits f r ees t and ing s i g n s (moveable); see Sect ion 630.4.

m. Each s i g n s h a l l be removed when t h e circumstances leading t o i t s e r e c t i o n no longer apply.

n. Kon-point of sale s i g n s s h a l l no t be permit ted.

630.2 Signs Permitted i n A l l Zoning Distr ic ts Without Zoning Clearances.

a. A l l s i g n s e r e c t e d and maintained pursuant t o and i n discharge of any governmental funct ion are permit ted.

b. Signs a d v e r t i s i n g the sale or r e n t a l (o r i n d i c a t i n g "sold" or "rented") of t h e premises upon which they are e rec t ed ; providing, (1) t h e s i z e of any such s i g n is n o t i n excess of 6 square f e e t except i n t h e CN, L I and G I d i s t r i c t s where they may be 9 square fee t and ( 2 ) t h e r e are n o t more than t w o such s i g n s placed upon the property.

c. Signs of mechanics, p a i n t e r s , and o t h e r such a r t i s a n s during t h e pe r iod such persons are performing work on t h e premises; providing, (1) the s i z e of t he s ign i s n o t i n excess of 9 square f e e t , and ( 2 ) t h e s ign i s removed upon completion of t h e work.

d. Trespassing s i g n s and s i g n s i n d i c a t i n g t h e p r i v a t e na tu re of a driveway or p rope r ty ; providing t h e s i z e of t h e s ign s h a l l n o t exceed 3 square feet.

e. Signs d i r e c t i n g and guiding t r a f f i c and parking on p r i v a t e p rope r ty and bear ing no a d v e r t i s i n g matter. - . I

f . Signs not< exceeding 4 square feet i n area i n s t a l l e d on a t e m - porary basis, n o t exceeding two weeks, t o s e l l an occasional i t e m from t h e premises, or t o hold a garage sale or s imi l a r event.

g. Temporary s i g n s n o t exceeding 3 2 square f e e t i n area announcing s p e c i a l p u b l i c o r i n s t i t u t i o n a l events , t h e e r e c t i o n of a bui ld- i ng , t h e a r c h i t e c t , and/or the c o n t r a c t o r s may be e r e c t e d f o r a pe r iod of 60 days p l u s t h e cons t ruc t ion per iod.

630.3 Signs For H o m e Occupations And H o m e Lot Occupations

A s e s t a b l i s h e d i n Sec t ion 601 and 602 where a home occupation use i s permit ted t h e m a x i m u m area of t h e s i g n , where used, s h a l l be 2 square f e e t and where a home l o t occupation i s pe rmi t t ed , t h e maximum area of t h e s ign , where used, s h a l l be 2 square f e e t . For an e l a b o r a t i o n of t h e s e p rov i s ions , see Sec t ions 601 and 602.

630.4 S p e c i f i c Regulations For Point-Of-Sale Signs By Type O f Land U s e .

The following r e g u l a t i o n s are given based upon t h e type of t h e p r i n c i p a l land use a c t i v i t y occur r ing on a property. These r e g u l a t i o n s are ap- p l i c a b l e where a land use a c t i v i t y is func t ion ing on a p rope r ty - n o t

67

on vacant land. A l l land use a c t i v i t i e s are divided mong t h e following categories r e s i d e n t i a l , i n s t i t u t i o n a l , commercial and i n d u s t r i a l .

a. Signs On Res iden t i a l P rope r t i e s . On p r o p e r t i e s with estab- l i s h e d r e s i d e n t i a l land use (households) s i g n s s h a l l n o t be i n s t a l l e d except as provided i n Sect ion 630 of t h i s ordinance; providing, however, t h a t f o r housing developments ( subd iv i s ions and apartment complexes) one ground s i g n not exceeding 32 square f e e t may be i n s t a l l e d f o r each such development, denoting i t s name and/or o t h e r i t e m s of p e r t i n e n t information.

b. Signs On I n s t i t u t i o n a l P rope r t i e s . Signs des igna t ing and/or exp la in ing i n s t i t u t i o n a l u ses such as churches, schools , nurs- i n g homes, p h i l a n t h r o p i c and c h a r i t a b l e i n s t i t u t i o n s , p r i v a t e clubs, lodges, etc. may be of t h e w a l l , ground and/or f r ees t and- i n g types. Wall s i g n s s h a l l be l i m i t e d t o 20 square f e e t and t h e r e s h a l l be no more than one w a l l s i g n of any type. There s h a l l be no more than one ground s i g n i n s t a l l e d and i ts area s h a l l be a maximum of 32 square feet . There s h a l l be no free- s tanding s i g n s on the property.

c. Signs On Commercial And Light I n d u s t r i a l P r o p e r t i e s And On These Same U s e s I n The Commercial-Neighborhood And Light I n d u s t r i a l D i s t r i c t s . Signs designat ing, a d v e r t i s i n g and/or exp la in ing commercial and i n d u s t r i a l u ses ( inc lud ing a g r i c u l t u r a l opera- t i o n s ) s h a l l be s u b j e c t t o t h e fol lowing r egu la t ions :

(1) The area of w a l l s i g n s s h a l l be l imited t o 32 square f e e t and t h e r e s h a l l be no more than one w a l l s i g n of any type for each p r i n c i p a l a c t i v i t y .

( 2 ) There sha l l be one ground s i g n permit ted for each p r i n - cipal a c t i v i t y ; t h e maximum area t h a t may be displayed through ground signage s h a l l be 32 square feet. Should an a p p l i c a n t w a n t t o i n s t a l l more than one ground s i g n , he may r eques t permission t o do so making h i s case be- f o r e the Zoning Hearing Board. I n p re sen t ing h i s appeal t o t h e Board, he s h a l l provide a p l a n , i nc lud ing sketches and e l e v a t i o n drawings, where p o s s i b l e , showing t h e over- a l l signage p l an for t h e s i te .

( 3 ) There s h a l l be one f r ees t and ing s i g n pe rmi t t ed f o r each commercial a c t i v i t y , t h e maximum area of which s h a l l be 45 square fee t .

(4 ) There s h a l l be one ground s i g n pe rmi t t ed f o r a neighborhood shopping c e n t e r or i n d u s t r i a l park development i n a d d i t i o n t o t h e signage pe rmi t t ed each p r i n c i p a l ac t i - v i t y i n t h e s e developments. for t h i s ground s i g n s h a l l be 64 square f e e t .

The maximum area pe rmi t t ed

d. Signs On I n d u s t r i a l Properties I n The General I n d u s t r i a l D i s t r i c t . Signs des igna t ing , a d v e r t i s i n g and/or exp la in ing gene ra l i n - d u s t r i a l u ses s h a l l be s u b j e c t t o t h e following r e g u l a t i o n s :

68

1 I I I I I 1 I I I I I 1 I I I I I I

I

I I I E I

There s h a l l be no l i m i t on t h e area of w a l l s ignage except t h a t t h e r e s h a l l be no more than one overhang- i n g s i g n f o r each p r i n c i p a l a c t i v i t y .

There s h a l l be one ground s i g n permi t ted f o r each p r i n c i p a l a c t i v i t y ; t h e maximum a r e a t h a t may be d i s - played through ground signage s h a l l be 100 square f e e t . Should an a p p l i c a n t want t o i n s t a l l more than one ground s ign , he may r eques t permission t o do so making h i s case before t h e Zoning Hearing Board. I n p re sen t ing h i s appeal t o t h e Board, he s h a l l provide a p l an , inc luding sketches and e l e v a t i o n drawings, where p o s s i b l e , showing the o v e r a l l s ignage p l a n f o r t h e si te.

There s h a l l be no f r ees t and ing s i g n s permi t ted .

There s h a l l be one ground s i g n permi t ted f o r a gene ra l i n d u s t r i a l park development i n a d d i t i o n t o the signage permi t ted each p r i n c i p a l a c t i v i t y i n t h e s e developments. The maximum area permi t ted f o r t h i s ground s ign s h a l l be 100 square f e e t .

e . Poin t Of Sa le Signs 150 Square Fee t O r Larger ( ,Billboards) Lo- ca t ed I n The General I n d u s t r i a l D i s t r i c t . A s ign permi t ted under t h i s s e c t i o n s h a l l be c a l l e d a b i l l b o a r d even though it may n o t be designed l i k e the convent ional b i l l b o a r d . B i l l - boards may be e rec t ed i n t h e General I n d u s t r i a l Dis t r ic t only when they p e r t a i n o r r e f e r d i r e c t l y t o t h e use conducted on the proper ty . Bi l lboards s h a l l comply wi th t h e fol lowing requirements:

(1) be no l a r g e r than 300 square f e e t i n a r e a ;

( 2 ) be pos i t i oned a minimum of 25 f e e t back from t h e p u b l i c road right-of-way; (from both roads if on a corner l o t ) ;

( 3 ) no more than one b i l l b o a r d (one panel with two s i d e s ) s h a l l be permi t ted on each i n d u s t r i a l l y used p rope r ty ;

(4 ) be loca t ed a minimum of 500 f e e t from t h e n e a r e s t resi- d e n t i a l , p u b l i c o r i n s t i t u t i o n a l bu i ld ing ;

(5) be loca ted a minimum of 150 f e e t from t h e n e a r e s t s i d e proper ty l i n e ;

(6) a minimum of 1 ,000 f e e t d i s t ance s h a l l be maintained between b i l l b o a r d s on t h e same s i d e of t he road.

69

Sect ion 700

700.1

700.2

700.3

Sect ion 701

ARTICLE 7.

OFF-STREET PARKING AND LOADING REGULATIONS

General Requirements

No use s h a l l be e s t a b l i s h e d and/or s t r u c t u r e s h a l l be eredked, sub- s t a n t i a l l y a l t e r e d , o r i t s use changed un le s s permanently maintained o f f - s t r e e t parking and loading spaces have been provided i n accordance with the p rov i s ions of t h i s ordinance.

The p rov i s ions of t h i s A r t i c l e , except where t h e r e i s a change of use, s h a l l not apply t o any e x i s t i n g s t r u c t u r e . Where a change of use occurs a f t e r t h e e f f e c t i v e d a t e of this ordinance and involves no b u i l d i n g a d d i t i o n s or enlargement, o f f - s t r e e t parking f o r t he new use s h a l l be provided based upon t h e requirements of t h i s ordinance.

Whenever a s t r u c t u r e cons t ruc t ed a f t e r t he e f f e c t i v e d a t e of t h i s ordinance is changed o r enlarged t o create a need f o r an inc rease i n t h e number of parking and loading spaces , a d d i t i o n a l parking and loading spaces s h a l l be provided on t h e basis of t h e area of t h e enlargement or change. I f a s t r u c t u r e w a s e r e c t e d p r i o r t o t h e e f f e c t i v e date of t h i s ordinance new or a d d i t i o n a l o f f - s t r e e t parking and loading spaces s h a l l be provided based only on t h e a d d i t i o n a l bu i ld ing area added.

S i ze Of O f f - s t r e e t Parking And Loading Areas

An o f f - s t r e e t parking space s h a l l be a minimum of 9 f ee t i n width and 20 feet i n length, and it s h a l l be loca ted o f f t h e road pavement, road shoulder and road drainage area. A loading space s h a l l be a minimum of 14 f e e t i n width and be adequate i n l eng th t o accommodate t h e l a r g e s t v e h i c l e expected t o service t h e establ ishment which may be a l eng th up to 60 feet . These dimensions are ex- c l u s i v e of r equ i r ed driveway and a i s le (approach) space. For parking spaces where 90 degree ang le (perpendicular) parking i s u t i l i z e d t h e aisle and parking space t o g e t h e r s h a l l be a minimum of 40 f e e t . For parking spaces where 45 degree angle parking i s u t i l i z e d t h e a 5 s l e and parking space toge the r s h a l l be a minimum of 30 feet.

Sect ion 702 O f f - s t r e e t Loading Spaces

The number of r equ i r ed o f f - s t r e e t loading spaces i s n o t f i x e d i n t h i s ordinance. Where loading spaces are a cons ide ra t ion they vary depending on t h e type and s i z e of t h e a c t i v i t y . Normally one o f f - s t r e e t loading space i s s u f f i c i e n t t o s e rve t h e average establ ishment .

Sect ion 703 Surfacing, Drainage And Maintenance

The r equ i r ed number of parking and loading spaces toge the r with driveways and a i s les s h a l l be planned i n a manner which in su red s a f e and convenient veh icu la r movement i n t o and throughout t h e parking and loading area. area s h a l l be improved with a du rab le , dust-free su r face such as g r a v e l , concrete , o r bituminous concrete. Storm w a t e r drainage s h a l l be handled so t h a t water pre- v ious ly n o t concentrated i n def ined channels i s no t c o l l e c t e d and directed i n new

The parking and loading

7 0

1 I 1 1

channels on to ad jacent proper ty . ed i n good condi t ion without hazardous holes and s h a l l be f r e e of d u s t , t r a s h and o the r deb r i s .

The parking and loading area shal l be maintain-

Sect ion 704 Location Of Of f - s t r ee t Parking And Loading Spaces

Required park ing and loading spaces s h a l l be l o c a t e d on t h e same l o t as the u s e s which they are intended t o serve ; provid ing , where necessary, r equ i r ed parking spaces f o r commercial, i n d u s t r i a l and i n s t i t u t i o n a l uses may be loca ted on prop- e r t y ad jo in ing t h e p r i n c i p a l use.

Sect ion 705 Parking Space Requirements

For purposes of t h i s ordinance t h e fol lowing minimum parking space requirements s h a l l apply. Parking space requirements f o r o t h e r permi t ted s p e c i a l except ion uses no t l i s t e d he re in s h a l l be determined by the Zoning Hearing Board, i n the case of o t h e r permi t ted cond i t iona l u ses t h e Board of Township Superv isors s h a l l make t h i s determinat ion, based on a comparative eva lua t ion of t h e requirements l i s t e d below. Where f r a c t i o n a l numbers r e s u l t from o f f - s t r e e t park ing requirement c a l c u l a t i o n s t h e requi red number of spaces s h a l l be increased , o r decreased, t o the n e a r e s t whole number. I n the l i s t i n g below, u n i t means dwell ing u n i t ; f l o o r a r e a s h a l l be construed t o mean t h e sum of the s e v e r a l f l o o r s of a s t r u c t u r e inc luding the basement; measurements s h a l l be from the o u t s i d e faces of t he e x t e r i o r w a l l s .

Type of Use Minimum Parking Spaces Required

Res iden t i a l

S ingle family dwell ings . . . . . . . Two per dwell ing u n i t Two family dwelling (2 u n i t s ) . . . . Four per bu i ld ing Mobile and modular homes. . . . . . . Two p e r dwell ing u n i t Seasonal dwell ing . . . . . . . . . . Two p e r dwell ing u n i t Conversion dwelling . . . . . . . . . Two per dwell ing u n i t n o t t o be loca ted

between the road right-of-way and t h e r equ i r ed f r o n t yard bu i ld ing l i n e .

e l d e r l y family housing t h e requirement may be reduced by one-half .

manager.

f o r every fou r persons t h a t can be served i n t h e home.

r e s i d e n t manager.

Multifamily dwell ings . . . . . . . . Two per dwell ing u n i t ; however, f o r

Boarding and rooming houses . . . . . One p e r ques t room. Two f o r r e s i d e n t

Group homes . . . . . . . . . . . . . One f o r each fu l l - t ime s t a f f e r and one

Tour i s t home . . . . . . . . . . . . One per each gues t room and two f o r t h e

Come r c i a1

Automobile s e rv i ce s t a t i o n . . . . . One f o r each gaso l ine pump hose and two for each se rv ice bay

Bowling a l l e y . . . . . . . . . . . . Four f o r each a l l e y

Drive-in establ ishment . . . . . . . . Provis ions must m e e t approval of Super-

Laundromat. . . . . . . . . . . . . . One f o r each t h r e e machines on t h e premises Motel and h o t e l . . . . . . . . . . . One f o r each r e n t a l u n i t and one f o r each

v i s o r s

two employees

71

Off ice bu i ld ings both municipal and p r i v a t e , p ro fes s iona l se r - v i c e es tab l i shments , banks. . . . . One f o r each 200 square f e e t of g ross

f l o o r area Res taurants . . . . . . . . . . . . . One f o r each 3 s e a t s R e t a i l stores and pe r sona l

s e r v i c e es tab l i shments . . . . . . . One f o r each 200 square f e e t of g ross f l o o r a rea

I n d u s t r i a l

Manufacturing a c t i v i t i e s , uphols te r ing shops , ar- t i s i a n shops and p r i n t - i n g es tab l i shments . . . . . . . . . One for each employee and one f o r each

motor v e h i c l e used i n t h e bus iness and spaces f o r v i s i t o r s

Wholesale and warehousing es tab l i shments . . . . . . . . . . . One f o r each 3,000 square f e e t of

f l o o r area

Other U s e s

Churches and o t h e r p l a c e s of

Clubs and lodges. . . . . . . . . . . One f o r each 200 square f e e t of f l o o r

Convalescent and nurs ing homes. . . . One f o r each t h r e e beds and one f o r

assembly. . . . . . . . . . . . . . One f o r each f i v e s e a t s

a r e a

each employee

ch i ld ren proposed to be accommodated and one f o r each veh ic l e used i n t h e day c a r e c e n t e r a c t i v i t y .

one for each t h r e e seats provided f o r p u b l i c assembly.

f l o o r a r e a i n the viewing rooms and se r - v i ce rooms, one f o r each v e h i c l e used i n t h e bus iness and two for the family r e s i - dence, i f any.

Health ca re f a c i l i t i e s . . . . . . . . Five f o r each doc tor o r d e n t i s t and one for each employee

Phi lan thropic , c h a r i t a b l e i n s t i t u t i o n s and o t h e r quas i p u b l i c uses . . . . . . . . . One f o r each 300 square f e e t of g ross f loor

a rea

Day ca re c e n t e r s . . . . . . . . . . One f o r each employee, one f o r every four

Publ ic schools. . . . . . . . . . . . One f o r each teacher and staff member and

Funeral homes . . . . . . . . . . . . One for each 50 square f e e t o r aggregate

A l l O t h e r Uses. . . . . . . . . . . . . Provis ions must meet approval of superv isors .

72

ARTICLE 8.

NONCONFORMITIES

Section 800 I n t e n t

Within t h e d i s t r i c t e s t a b l i s h e d by t h i s ordinance or amendments t h a t may be la ter adopted, t h e r e e x i s t s l o t s , s t r u c t u r e s , uses of land, uses of s t r u c t u r e s , and char- acter is t ics of use which were lawful before t h i s ordinance w a s adopted o r amended, bu t which are o r would be p r o h i b i t e d , regulated, o r r e s t r i c t e d under t h e terms of t h i s ordinance or f u t u r e amendments t o t h i s ordinance. These uses of s t r u c t u r e and/or land may e x i s t , and may be s o l d , leased, o r otherwise l e g a l l y t r a n s f e r r e d and t h e new owner may cont inue such lawful nonconforming uses. I t is the i n t e n t of t h i s ordinance t o permit t h e s e nonconformities t o continue u n t i l they might be removed and, under c e r t a i n cond i t ions as s e t f o r t h i n t h i s A r t i c l e , t o p e r m i t t he se s t r u c t u r e s and uses of land t o expand t o a l i m i t e d degree.

1 1

Sect ion 801

To avoid undue hardship, nothing i n t h i s ordinance s h a l l be deemed t o r e q u i r e a change i n t h e p l ans , cons t ruc t ion or designated use of any s t r u c t u r e on which a c t u a l cons t ruc t ion w a s lawful ly begun p r i o r t o t h e e f f e c t i v e d a t e of t h e adoption of t h i s ordinance, o r t h e adoption of an amendment of t h i s ordinance, and upon which a c t u a l bu i ld ing cons t ruc t ion has been c a r r i e d on d i l i g e n t l y .

Avoidance O f Hardship Where Construction O r U s e H a s Begun

I I I I I

Sect ion 802 Single , Separate , Nonconforming Lots Of Record

In any d i s t r i c t any l o t o r parcel of record e x i s t i n g a t t h e e f f e c t i v e date of t h i s ordinance, which l o t o r p a r c e l i s he ld i n sepa ra t e ownership and n o t p a r t of a con- t inuous ownership with o t h e r ad jacen t l o t s or p a r c e l s , may be used f o r the e r e c t i o n of a s t r u c t u r e conforming t o the use r egu la t ions of t he d i s t r i c t i n which it is t o be loca ted , even though l o t area and l o t width requirements, o r both, are less than t h e minimum requ i r ed i n t h i s ordinance. Variance of o t h e r yard requirements s h a l l be obtained only through a c t i o n of t h e Zoning Hearing Board, providing, however, f o r t h e aforementioned l o t s of record the zoning o f f i c e r s h a l l e x e r c i s e the a u t h o r i t y t o g r a n t s i d e and rear yard va r i ances f o r s i n g l e family dwelling development proposals t o within 5 f e e t of each side yard l o t l i n e and wi th in 5 f e e t of t h e rear yard l o t l i n e .

Sect ion 803 Mult iple And Contiguous Nonconforming Lots Of Record

If two or more l o t s or p a r c e l s o r a combination of l o t s and p o r t i o n s of l o t s o r p a r c e l s are contiguous and i n s i n g l e ownership and are of record on t h e e f f e c t i v e da t e of t h i s ordinance, o r amendments t h e r e t o , and i f a l l o r p a r t of t he l o t s o r p a r c e l s with no bu i ld ings thereon do no t meet t h e requirements e s t a b l i s h e d f o r l o t w i d t h and area, t h e lands involved s h a l l be considered t o be a s i n g l e undivided parcel f o r t he purposes of t h i s ordinance and no p o r t i o n of s a i d p a r c e l s h a l l be used o r so ld i n a manner which diminishes compliance with l o t width and area requirements e s t a b l i s h e d by t h i s ordinance, nor s h a l l any d i v i s i o n of any p a r c e l be made which creates a l o t w i t h a w i d t h or area b e l o w the requirements s ta ted i n this ordinance.

I I

I Sect ion 804 Nonconforming U s e s Of Land

Where, a t t h e t i m e of adoption of t h i s Ordinance, lawful uses of l and e x i s t which ~

would n o t be permit ted by t h e r e g u l a t i o n s imposed by t h i s ordinance the uses may be

73

continued and s h a l l be s u b j e c t t o t h e fol lowing a d d i t i o n a l provis ions :

804.1 A nonconforming use of land may be en larged o r extended t o occupy an area which i s g r e a t e r by 50% than t h e a r e a occupied a t the e f f e c t i v e d a t e of adopt ion of t h i s ordinance o r an amendment t h e r e t o , providing such enlargement o r ex tens ion i s permi t ted a s a special except ion by the Zoning Hearing Board.

804.2 A nonconforming use of land may be moved i n whole o r i n part t o any p o r t i o n of t h e l o t or p a r e e l o t h e r than t h a t occupied by such use a t t h e e f f e c t i v e d a t e of adoption of t h i s ordinance or amendment t h e r e t o provid ing t h a t such use s h a l l no t be en larged o r extended except as permi t ted i n Sec t ion 804.1, and providing such move i s permi t ted as a s p e c i a l except ion by t h e Zoning Hearing Board.

804.3 I n t h e event a nonconforming use of land ceases o r is abandoned, f o r whatever reason, f o r a per iod of more than 1 2 months, any subsequent use of t h e land s h a l l conform t o t h e r egu la t ions s p e c i f i - ed by t h i s ordinance f o r t h i s d i s t r i c t i n which such land i s loca ted .

Sect ion 805 Nonconforming U s e s Of S t r u c t u r e s O r Of S t r u c t u r e s And Premises In Combination

I Where a t the t i m e of adopt ion of t h i s .o rd inance a lawful use of s t r u c t u r e or of I

s t r u c t u r e s and premises i n combination e x i s t s which would n o t be permi t ted by t h e r egu la t ions j e c t t o t h e

805.1

805.2

805.3

805.4

imposed by t h i s ordinance t h e use may be cont inued and s h a l l be sub- fol lowing a d d i t i o n a l provis ions :

A nonconforming use of p a r t of a bu i ld ing may be extended throughout t he bu i ld ing i f no e x t e r i o r s t r u c t u r a l changes are made and no ad- d i t i o n a l f l o o r area i s added t o t h e bu i ld ing , provid ing such enlargement o r ex tens ion i s permi t ted as a s p e c i a l except ion by the Zoning iiearing Board.

A nonconforming use of a whole bu i ld ing may be enlarged or extended t o occupy a d d i t i o n a l bu i ld ing area which i s g r e a t e r by 50% than t h e area occupied a t t h e e f f e c t i v e da t e of adopt ion of t h i s ordinance or an amendment t h e r e t o , providing such enlargement or ex tens ion i s permi t ted as a s p e c i a l except ion by t h e Zoning Hearing Board.

A nonconforming bu i ld ing may be a l t e r e d o r recons t ruc ted providing such work does n o t extend the area of the nonconformity.

A nonconforming use may be changed t o another nonconforming use pro- v id ing t h i s change i s permi t ted as a s p e c i a l except ion by t h e Zoning Hearing Board. I n consider ing such an a c t i o n t h e Zoning Hearing Board s h a l l determine t h a t t h e proposed use i s equa l ly appropr ia te or more appropr i a t e t o the d i s t r i c t than t h e e x i s t i n g nonconforming use.

a. Nothing i n t h i s ordinance s h a l l be i n t e r p r e t e d to p r o h i b i t t h e replacement of a nonconforming mobile home wi th another mobile home of s u b s t a n t i a l l y t h e same f l o o r a rea . Such a replacement s h a l l be permi t ted as a mat te r of r i g h t ; pro- v id ing , however, such a c t i o n s h a l l be i n compliance wi th any o t h e r app l i cab le township ordinances. Should the a p p l i c a n t d e s i r e t o en large t h e mobile home f l o o r a r e a , Sect ion 805.2 i s app l i cab le .

74

805.5

805.6

805.7

805.8

Sect ion 806

Where a nonconforming use is superseded by a permit ted use, the per- m i t t e d use s h a l l t h e r e a f t e r conform t o t h e d i s t r ic t r egu la t ions and t h e nonconforming use may no t t h e r e a f t e r be resumed.

A nonconforming use which has been damaged or destroyed by f i r e , windstorm, explosion or similar cause, which w a s no f a u l t t o t he owner, may be r e b u i l t on t h e same foundation providing, however, t h e r ebu i ld ing i s i n i t i a t e d no la te r than one yea r af ter t h e event of t h e des t ruc t ion .

I n t h e event a nonconforming use of bu i ld ing or bu i ld ing and premises i n combination ceases or is abandoned, f o r whatever reason, f o r a pe r iod of more than 1 2 months such nonconforming use , bu i ld ing or bu i ld ing and premises i n combination, s h a l l not be r econs t ruc t ed and any f u t u r e use s h a l l be i n conformity t o t h e d i s t r i c t regula- t i o n s .

For nonconforming s t r u c t u r e s loca t ed i n t h e Floodplain D i s t r i c t see Sect ion 511 for requirements i n connection with any proposed modifi- c a t i o n s , a l t e r a t i o n s , r econs t ruc t ion or improvements of any kind.

Repairs And Maintenance

On any nonconforming s t r u c t u r e s and premises w o r k may be done on ordinany repairs, maintenance of a l l w a l l s and support elements, replacement of hea t ing systems, wiring, or plumbing, providing t h a t t h e cubic con ten t of t h e nonconformity s h a l l n o t be increased except as provided herein. Nothing i n t h i s s e c t i o n s h a l l be deemed t o prevent t he s t rengthening or r e s t o r i n g t o a safe conditior, of any bui ld- i ng or s t r u c t u r e or p a r t t he reo f declared t o be unsafe by any p u b l i c o f f i c i a l charged wi th p r o t e c t i n g t h e p u b l i c h e a l t h and s a f e t y .

Sect ion 807 Where any e x i s t i n g use of premises, or of a b u i l d i n g , o r of premises and b u i l d i n g i n combination i s permit ted under t h i s ordinance as a c o n d i t i o n a l use, such use s h a l l i n no way be considered nonconforming. However, i f such a c o n d i t i o n a l use i s t o be expanded it s h a l l be reviewed by t h e Planning Commission and t h e Board of Township Supervisors f o r compliance with any such a d d i t i o n a l requirements as may have been made p a r t of t h e terms under which t h e c o n d i t i o n a l use w a s granted.

75

ARTICLE 9.

CONDITIONAL USES AND AMENDMENTS

Sec t ion 900 Condi t iona l U s e s

There are times when d e c i s i o n s as t o what p a r t i c u l a r u ses s h a l l or s h a l l no t be allowed t o locate i n a d i s t r i c t should be based upon s p e c i a l f a c t s and cha rac t e r - ist ics p e c u l i a r t o t h e s p e c i f i c app l i ca t ion . p r o h i b i t e d uses may be t o o i n f l e x i b l e t o accormnodate b a s i c a l l y sound development proposa ls . Where uses are g e n e r a l l y c o n s i s t e n t w i th a p a r t i c u l a r zoning d i s t r i c t they should be permi t ted of r i g h t ; where uses are g e n e r a l l y i n c o n s i s t e n t wi th a p a r t i c u l a r zoning d i s t r i c t they should be p r o h i b i t e d ; b u t t h e c h a r a c t e r of a num- be r of u ses f a l l s between t h e s e t w o "extreme" s i t u a t i o n s . The c o n d i t i o n a l use i s allowed only as l i s t e d i n A r t i c l e 5. which provides d i s t r i c t r e g u l a t i o n s . The con- d i t i o n a l u se i s much l i k e t h e special except ion use expla ined i n A r t i c l e 10. excep t t h a t it is pe rmi t t ed or denied by the Board of Township Superv isors ; t h e Planning Commission has an oppor tun i ty t o review and make recommendations on con- d i t i o n a l use a p p l i c a t i o n s .

A simple l i s t i n g of pe rmi t t ed or

t I

I Sec t ion 901 Appl ica t ion For Cond i t iona l U s e

An a p p l i c a t i o n f o r a c o n d i t i o n a l use permi t s h a l l be f i l e d wi th t h e Zoning Off i - ce r . A t a minimum the a p p l i c a t i o n s h a l l con ta in t h e fo l lowing informat ion:

1. N a m e , add res s and phone number of a p p l i c a n t

2. Legal d e s c r i p t i o n of propGrty

3 . Descr ip t ion of e x i s t i n g use

4. Presen t zoning d i s t r i c t

5 . Descr ip t ion of proposed use

6 . A p l a n of t h e proposed s i te f o r t h e c o n d i t i o n a l use showing t h e loca-

7 .

t i o n of a l l b u i l d i n g s , park ing and loading areas, t r a f f i c access and c i r c u l a t i o n , open spaces, landscape t rea tment on a l l s u r f a c e s , r e f u s e and s e r v i c e areas, u t i l i t y s e r v i c e s , s i g n s , yard areas and such o t h e r in format ion as t h e Board of Township Superv isors may r e q u i r e t o d e t e r - mine i f t h e proposed use meets t h e requirements of t h i s ordinance.

A n a r r a t i v e s ta tement : (a) eva lua t ing t h e e f f e c t of such elements as n o i s e , g l a r e , odor , fumes, v i b r a t i o n s , storm runoff and waste d i s - charges on a d j o i n i n g p rope r ty ; (b) d i scuss ing t h e g e n e r a l c o m p a t i b i l i t y wi th o t h e r p r o p e r t i e s i n t h e d i s t r i c t ; and (c) exp la in ing t h e r e l a t i o n - s h i p of the proposed use t o t h e Township's Comprehensive Plan.

I I 1 I I 1 I

8. Any such o t h e r m a t e r i a l s as may exp la in how the proposed use w i l l comply wi th the requirements e s t a b l i s h e d i n Sec t ion 902 of t h i s ordinance.

A l i s t i n g of a l l p rope r ty owners and t h e i r addresses wi th in , cont iguous t o and d i r e c t l y a c r o s s t h e road from t h e p a r c e l proposed f o r a c o n d i t i o n a l use permit . A l s o a l l o t h e r p rope r ty owners t h a t may have s u b s t a n t i a l i n t e r e s t i n t he proposed c o n d i t i o n a l use s h a l l be l is ted.

9.

Sec t ion 902 Standards Applicable To A l l Condi t iona l U s e s

In a d d i t i o n t o s p e c i f i c requirements €or c o n d i t i o n a l u ses a s s p e c i f i e d elsewhere

76

i n t h i s ordinance the Township s h a l l review the p a r t i c u l a r f a c t s and circumstances of each proposed cond i t iona l use i n terms of t h e fol lowing s tandards and s h a l l permit s a i d use a f t e r f i nd ing adequate evidence showing t h a t such use a t t h e proposed loca t ion :

902.1

902.2

902.3

902.4

902.5

902.6

W i l l be i n accordance wi th the community development ob jec t ives s e t f o r t h i n A r t i c l e 2 . ;

W i l l be designed, cons t ruc ted , operated, and maintained so a s t o be harmonious and appropr ia te i n appearance and func t ion with the e x i s t i n g or intended cha rac t e r of the gene ra l area i n which the use i s loca ted ;

W i l l no t be hazardous o r d i s tu rb ing t o e x i s t i n g or f u t u r e neighbor- i ng uses;

W i l l be served adequately b y ~ p u b l i c f a c i l i t i e s and s e r v i c e s such as highways, streets, p o l i c e and f i r e p r o t e c t i o n , drainage systems, r e fuse d i sposa l , water and sewers, and schools ; and t h a t the persons o r agencies respons ib le f o r t he es tab l i shment of t h e proposed use s h a l l be a b l e t o provide a d d i t i o n a l o r supplementary pub l i c fa - c i l i t i e s and se rv ices should t h e i r need be demonstrated i n r e l a - t i o n t o t h e proposed use ;

W i l l not c r e a t e excessive a d d i t i o n a l requirements a t p u b l i c c o s t f o r p u b l i c f a c i l i t i e s and se rv ices and w i l l not be de t r imen ta l to the economic wel fare of t h e community ;

W i l l n o t involve uses , a c t i v i t i e s , p rocesses , materials, equipment and condi t ions of opera t ion t h a t w i l l be de t r imen ta l to any persons , p roper ty , or the gene ra l welfare by reason of excess ive product ion of t r a f f i c , no ise , v i b r a t i o n s , smoke, dus t , fumes, g l a r e o r odors; and more s p e c i f i c a l l y t h e uses s h a l l meet t he fol lowing s tandards

a.

b.

C.

d.

e.

f .

There s h a l l be no undue p o l l u t i o n of t h e a i r or w a t e r by d u s t , d i r t , fumes, smoke, odor or o t h e r p o l l u t i n g substances which w i l l cause damage t o human h e a l t h or t o animals , vege ta t ion o r o t h e r proper ty o r which w i l l s o i l p rope r ty and be p e r c e p t i b l e beyond t h e boundary o r l o t l i n e of t h e proposed use.

There s h a l l be no d i r e c t o r r e f l e c t e d g l a r e o r h e a t p e r c e p t i b l e by t h e average person beyond t h e boundary or l o t l i n e of t h e proposed use.

There s h a l l be no d iscernable v i b r a t i o n p e r c e p t i b l e without instruments beyond t h e boundary or l o t l i n e s of t h e proposed use.

There s h a l l be no a c t i v i t y permi t ted which produces radio- a c t i v i t y .

There s h a l l be no e l e c t r i c a l d i s turbances adverse ly a f f e c t i n g t h e opera t ion of equipment, such as r a d i o and t e l e v i s i o n ap- pa ra tus , a t any p o i n t beyond a l i n e 10 f e e t o u t s i d e of t he boundary o r l o t l i n e s of t he proposed use.

There s h a l l be no noise which i s considered ob jec t ionab le , because of i t s volume, frequency o r b e a t , t o t h e average p e r s o n ' s sense of hear ing p e r c e p t i b l e a t any p o i n t beyond a l i n e 10 f e e t

77

8 I

o u t s i d e of the boundary o r l o t l i n e s of the proposed use.

There s h a l l be no emissions and/or d i scharges i n t o t h e a i r or w a t e r which do not meet t h e s tandards e s t a b l i s h e d by t h e Pennsylvania Department of Environmental Resources.

g.

902.7 W i l l no t r e s u l t i n t he d e s t r u c t i o n , loss o r damage of a n a t u r a l , scenic , or h i s t o r i c f e a t u r e of major importance and s ign i f i cance .

902.8 W i l l , - when t h e cha rac t e r of outdoor s e r v i c e , s to rage , ope ra t iona l

I I I

and park ing a c t i v i t i e s are such t h a t uns igh t ly views s h a l l be exposed t o ad jacen t uses i n such a way as t o cause, i n t he judgement of t he reviewing o f f i c i a l s , p rope r ty deva lua t ion , - provide through, minimum d i s t a n c e s , screening by w a l l , f ence , p l a n t i n g s and/or t e r r a i n o r landscape f e a t u r e s an e f f e c t i v e b a r r i e r which b locks s a i d unsight- l y views t o a he igh t of 6 f e e t , from ground l e v e l a t t h e p rope r ty l i n e with ad jacen t uses and a t road rights-of-way, a t t h e t i m e of occupancy of t h e use and throughout i t s f u t u r e opera t ions . See Sec t ion 619, Buffer A r e a s .

I n i t s review of the a p p l i c a t i o n t h e Board of Township Supervisors may seek t h e opinion of s p e c i a l i s t s i n t h e Pennsylvania Department of Environmental Resources or o t h e r q u a l i f i e d experts of t h e i r choice t o advise them regarding compliances wi th t h e above l i s t e d s tandards . f r o m knowledgeable and q u a l i f i e d specialists may be charged t o t h e a p p l i c a n t . I Any expense a s soc ia t ed wi th ob ta in ing expe r t advice

Sect ion 903

Supplementary s tandards may be set f o r t h f o r s p e c i f i c cond i t iona l u ses as e s t a b l i s h e d i n t h e appropr i a t e s e c t i o n s of t h i s ordinance. I n g ran t ing a c o n d i t i o n a l use the Board of Township Supervisors may p r e s c r i b e a d d i t i o n a l requirements and safeguards providing they are i n harmony wi th t h e community development o b j e c t i v e s set f o r t h i n A r t i c l e 2 . V io la t ions of such a d d i t i o n a l requirements , when made a par t 06 t he terms under which the cond i t iona l use i s granted , s h a l l be deemed a v i o l a t i o n of t h i s ordinance and punishable under Sec t ion 1107.

Supplementary Requirements For Condi t iona l Uses

I I

Sect ion 904

Three copies of t h e complete a p p l i c a t i o n s h a l l be f i l e d with the Zoning Of f i ce r . An a p p l i c a t i o n f e e s h a l l be pa id i n the amount set by t h e Board of Township Supervisors . The Zoning O f f i c e r s h a l l r e f e r immediately one a p p l i c a t i o n t o the Planning Commission and one app l i ca t ion t o t h e Supervisors . p roposa l and forward i t s recommendations t o the Supervisors . The Planning Commission may r eques t t h e Zoning O f f i c e r and t h e app l i can t t o be p r e s e n t a t i t s meeting i n o rde r t o ob ta in more complete information concerning t h e proposa ls . The Planning Commission s h a l l forward i t s recommendation wi th in 45 days of t he da t e t h e a p p l i c a t i o n w a s accepted by t h e Zoning O f f i c e r as complete; f a i l u r e t o act wi th in t h i s a l l o t e d t ime s h a l l be considered a favorable recommendation.

Procedure For Approval Of Condit ional U s e

I 1 I

The Planning Commission s h a l l review t h e

Within 50 days of t h e d a t e bhe a p p l i c a t i o n was accepted by the Zoning Of f i ce r as complete the Township Superv isors , a f t e r g iv ing one p u b l i c n o t i c e a minimum of 7 days p r i o r t o the pub l i c hear ing , s h a l l hold a p u b l i c hear ing on t h e proposal .

Upon approval by the Township Supervisors t he a p p l i c a t i o n sha l l be a p p r o p r i a t e l y signed and a l l development and cons t ruc t ion and use s h a l l be i n accordance wi th the

78

approved a p p l i c a t i o n and accompanying p l a n unless a r ev i sed p l a n i s submitted and approved. Any development con t r a ry t o t h e approved p l a n s h a l l c o n s i s t u t e a v io l a - t i o n of t h i s ordinance.

Sect ion 905 Procedure For U s e s Considered Accessory To A Permit ted Conditional U s e

I n t h e case t h a t it should become necessary f o r t h e a p p l i c a n t , a t some t i m e i n t h e f u t u r e , t o r e v i s e t h e c o n d i t i o n a l use s i t e p l a n from what w a s o r i g i n a l l y proposed the a p p l i c a n t s h a l l provide t h e Zoning O f f i c e r with a p l a n of t h e proposed changes. The Zoning O f f i c e r s h a l l evaluate whether t h e proposed changes to t h e s i te p l an c o n s t i t u t e a change of use and/or whether they would be considered accessory t o t h e cond i t iona l use. The Zoning O f f i c e r s h a l l , according t o the s tandards se t f o r t h i n Sect ion 902, determine whether t h e proposed accessory use w i l l be i n keeping with and n o t o b s t r u c t i v e t o t h e neighborhood cha rac t e r ; i n t hese in s t ances t h e Zoning O f f i c e r may permit t h e accessory use. I n t h e case t h e Zoning O f f i c e r i s unsure as t o whether t h e proposed use can be c l a s s i f i e d as an accessory use, o r i f t h e Zoning O f f i c e r determines it i s s i g n i f i c a n t l y d i f f e r e n t from t h e o r i g i n a l l y permit ted con- d i t i o n a l use , he s h a l l r e q u i r e t h e proposal to be submitted under t h e f u l l condition- a l use process .

Section 906 Expirat ion Of Condit ional U s e P e r m i t

A cond i t iona l use permit s h a l l be considered to au tho r i ze on ly one p a r t i c u l a r use as approved by t h e Township Supervisors and s a i d permit s h a l l au tomat i ca l ly e x p i r e i f , f o r any reason, t h e c o n d i t i o n a l use s h a l l cease f o r 2 yea r s or longer. To r e i n s t a t e a cond i t iona l use a new a p p l i c a t i o n s h a l l be f i l e d and approved under the terms of t h i s ordinance.

Sect ion 907 Zoning Ordinance Amendments

Whenever t h e public n e c e s s i t y and convenience, o r t h e gene ra l welfare, or good zoning practices require it t h e Board of Township Supervisors may, subject to the procedures and requirements set f o r t h he re in , amend, supplement, change, or repeal t h e r e g u l a t i o n s , r e s t r i c t i o n s , and boundaries or c l a s s i f i c a t i o n s of p rope r ty estab- l i s h e d i n t h i s ordinance.

Sect ion 908 I n i t i a t i o n Of Zoning Amendments

Amendments t o t h i s ordinance may be i n i t i a t e d through proper a p p l i c a t i o n i n t h e following ways :

1. By r e s o l u t i o n o f t h e Board of Township Supervisors;

2. By r e s o l u t i o n of t h e Township Planning Commission; and

3 . By a landowner who d e s i r e s t o chal lenge on s u b s t a n t i v e grounds t h e v a l i d i t y of t h i s ordinance claiming t h a t t h e p rov i s ions of t h i s ordinance p r o h i b i t or res t r ic t t h e use o r development of land i n which he has an i n t e r e s t . An amendment proposed i n t h i s manner s h a l l be known as a curat ive amendment and s h a l l be heard and decided upon as provided f o r i n t h i s ordinance and i n Sec t ions 609.1, 609.2 and 1004 of t h e Penn- sy lvan ia Munic ipa l i t i e s Code, A c t 247 as amended.

79

Sect ion 909

The a p p l i c a t i o n f o r an amendment s h a l l con ta in a t a minimum t h e following:

Contents Of Zoning Amendment Application

1. N a m e , address and phene number of app l i can t ;

2. S p e c i f i c language or proposed amendment t o t h e t e x t , and/or t h e l e g a l d e s c r i p t i o n of any d i s t r i c t o r boundary change;

3. The p r e s e n t use and zoning d i s t r i c t ;

4. The proposed use and zoning d i s t r i c t ;

5. An accura t e map a t a reasonable scale showing p rope r ty l i n e s , streets, e x i s t i n g and proposed zoning and o t h e r i t e m s t h a t may c l a r i f y t h e app l i - c a t i o n and/or may be requ i r ed by t h e Zoning O f f i c e r ;

6. A l i s t i n g of a l l p rope r ty owners and t h e i r addresses wi th in , contiguous t o and d i r e c t l y a c r o s s t h e road from the p a r c e l proposed t o be rezoned. A l s o a l l o t h e r p rope r ty owners t h a t may have s u b s t a n t i a l i n t e r e s t i n t h e proposed amendment s h a l l be l i s t e d .

7. A s ta tement on how t h e proposed amendment re la tes t o the Township's comprehensive p l an ;

8. A fee as may be e s t a b l i s h e d by t h e Board of Township Supervisors .

Sect ion 910 Procedures For Zoning Amendments

91C.1 I n t h e i n s t a n c e of t h e i n i t i a t i o n of a zoning amendment by a landowner t h e a p p l i c a t i o n s h a l l be f i l e d with the Zoning Officer. Before a proposed amendment may be voted on by t h e Township Supervisors o p p o r t u n i t i e s s h a l l be o f f e r e d t h e Township Planning Commission and t h e Crawford County Planning Commission t o review the amendment. The Township Supervisors s h a l l hold a p u b l i c hear ing on t h e proposed amendment pursuant t o public n o t i c e before t ak ing a c t i o n .

910.2 The Township Planning Commission and t h e Crawford County Planning Commission s h a l l have a maximum of 45 days from t h e d a t e of t h e i r r e c e i p t of a proposed amendment during which t i m e they s h a l l review t h e amendment and t r a n s m i t t h e i r comments and recommendations to t h e Supervisors. Action by t h e Township Supervisors on t h e amendment need n o t be delayed beyond the 45 day l i m i t set for t h e reviewing organizat ion.

910.3 I f , af ter a p u b l i c hear ing is he ld on an amendment, t h e proposed amendment i s r e v i s e d t o include land p rev ious ly n o t a f f e c t e d by t h e proposal , or, i f s u b s t a n t i a l a l te ra t ions are made i n the kext of t h e ordinance, t h e Supervisors s h a l l hold ano the r public hear ing, pursuant t o p u b l i c n o t i c e , and s h a l l provide f o r review as es t ab - l i s h e d i n Sec t ion 910.2 before proceeding t o a dec i s ion on t h e amendment.

910.4 . Contents Of Pub l i c Notice - Pub l i c n o t i c e s of proposed zoning amendments s h a l l include e i t h e r t h e f u l l t e x t t h e r e o f , or a b r i e f summary s e t t i n g f o r t h t h e p r i n c i p a l p rov i s ions i n reasonable d e t a i l , and a reference t o a p l a c e i n t h e municipal i ty w h e r e copies of t h e proposed amendment may be examined. The t i m e and p l a c e of t h e hear ing

80

I I I I 1 1 I I I I I I I I 1 I I I I

910.5

a l s o s h a l l be ind ica t ed .

Pub l i ca t ion A f t e r Enactment - After enactment, if t h e advert isement of a zoning amendment i s requi red by o t h e r l a w s r e spec t ing an adver- t isement of ordinances, t h e advert isement may c o n s i s t s o l e l y of a r e fe rence t o t h e p l ace wi th in the munic ipa l i ty where copies of such ordinance or amendment may be obta ined for a charge no t g r e a t e r than c o s t , or a r e fe rence t o t h e p l ace where t h e ordinance i s a v a i l a b l e f o r examination without charge.

81

ARTICLE 10.

ADMINISTRATION

Sect ion 1000 Zoning O f f i c e r

A Zoning O f f i c e r s h a l l be appointed s h a l l admin i s t e r t h i s ordinance; he

Sect ion 1001 Duties Of The Zoning

by the Township Supervisors. The Zoning O f f i c e r may not. hold;.aqy e l e c t i v e o f f ice i n the Township.

O f f i c e r

The Zoning O f f i c e r s h a l l have t h e following d u t i e s .

1.

2.

3 .

4.

5 .

6.

7.

8.

9.

Receive a p p l i c a t i o n s f o r zoning clearances inc lud ing s i g n pe rmi t s and i s s u e same; he s h a l l admin i s t e r t h e zoning ordinance i n accordance with i t s l i t e r a l terms, and s h a l l no t have t h e power t o permit any con- s t r u c t i o n or any use or change of use which does n o t conform t o t h i s ordinance;

I d e n t i f y and r e g i s t e r a l l nonconforming uses and s t r u c t u r e s e x i s t i n g i n t h e Township a t t h e e f f e c t i v e d a t e of t h i s ordinance;

I s sue bu i ld ing permits ;

I s sue c e r t i f i c a t e s of occupancy;

Maintain a permanent f i l e of a l l a p p l i c a t i o n s for zoning c l e a r a n c e s , ce r t i f ica tes of occupancy and a l l o t h e r a c t i o n s as he i s r equ i r ed t o perform under t h i s ordinance;

In spec t premises as may be necessary;

Order t h e a c t i o n necessary t o c o r r e c t any v i o l a t i o n of t h i s ordinance where v i o l a t i o n s are found t o e x i s t ;

Order discontinuance of i l l ega l uses of land, bu i ld ings or s t r u c t u r e s ; removal of i l l e g a l s t r u c t u r e s ; discontinuance of any i l l e g a l work;

U t i l i z e proceedings before d i s t r i c t mag i s t r a t e s t o enforce t h e p rov i s ions of t h i s ordinance.

Sect ion 1002 Duties Of The Planning Commission

The Planning Commission s h a l l have t h e following d u t i e s :

1. R e v i e w a l l proposed amendments to t h i s ordinance and make recommendations t o t h e Township Supervisors thereon;

2. From t i m e t o t i m e as needs a r i s e , propose t o the Supervisors admendments t o t h i s ordinance;

3 . Conduct o t h e r reviews and make recommendations as r equ i r ed by t h e pro- v i s i o n s of t h i s ordinance.

82

I I I I I I I I I I I I I I I 1 I I I

Section 1003 Zoning Hearing Board

Creation and Appointment - A Zoning Hearing Board s h a l l be crea ted by the Township Supervisors. v i sors . Each member s h a l l be a r e s i d e n t of t h e Township. The term of o f f i c e of the members s h a l l be th ree years and s h a l l be so f ixed t h a t the terms of o f f i c e of some members s h a l l exp i r e each year. The board s h a l l promptly n o t i f y t h e Super- v i so r s of any vacancies which occur. Appointments t o f i l l vacancies s h a l l be only for the unexpired po r t ion of t h e term. Members of the Board s h a l l hold no o the r o f f i c e i n the Township, except t h a t no more than one member of the Board may a l s o be a member of t h e Planning Commission.

The Board s h a l l c o n s i s t of t h ree members appointed by t h e Super-

Section 1004 Organization Of Zoning Hearing Board

The Board s h a l l e l e c t from i t s own membership a Chairman and a Secre ta ry who s h a l l serve annual t e r m s as such and may succeed themselves. The Board may make and a l ter r u l e s and forms f o r i t s procedures, cons i s t en t with l a w s of t h e Township and the Commonwealth. The Board s h a l l keep f u l l publ ic records of i t s business and s h a l l submit a r epor t of i t s a c t i v i t i e s t o the Supervisors once a year. For the conduct of any hearing and the taking of ac t ion , a quorum s h a l l be not less than a major i ty of a l l members of the Board, bu t where two members are d i squa l i - f i e d t o a c t i n a par t icular matter, t h e remaining member may act f o r t he Board. Within the l i m i t s of funds appropriated by the Supervisors, t he Board may employ o r con t r ac t f o r a sec re t a ry , a c l e r k , and a l e g a l counsel.

Section 1005 Functions Of Zoning Hearing Board

1005.1

1005.2

1005.3

The Board s h a l l hear and decide appeals where it i s a l leged the re i s e r r o r i n any order , requirement, dec is ion o r determination made by the Zoning Of f i ce r i n the adminis t ra t ion of t h i s ordinance.

The Board s h a l l hear chal lenges t o the v a l i d i t y of the zoning ordinance and/or map and any p a r t s thereof ; except it may not hear chal lenges pe r t a in ing t o the process of enactment o r adoption of t h e ordinance and map. A t the conclusion of t he hear ing t h e Board s h a l l decide a l l contested quest ions and s h a l l make f ind ings on a l l r e l evan t i s sues of f a c t which s h a l l become p a r t of t h e record on appeal t o the Court.

The Board s h a l l hear reques ts f o r var iances where it i s a l l eged t h a t t he provis ions of the zoning ordinance, s t r i c t l y appl ied , i n f l i c t unnecessary hardship upon the appl icant ; pub l i c no t i ce s h a l l be given for such hearings. The Board may vary the app l i ca t ion of any requirements of t h i s ordinance wherein s t r ic t enforcement would r e s u l t i n p r a c t i c a l d i f f i c u l t y or unnecessary hardship which would deprive the app l i can t of a reasonable use of h i s land or bui lding. A var iance may be granted provided the following f ind- ings are made by the Board:

a. That t h e r e a r e unique phys ica l circumstances o r condi t ions , including i r r e g u l a r i t y , narrowness, o r shallowness of l o t s i z e and shape, or except ional topographic o r o the r phys ica l condi t ions p e c u l i a r t o the property and t h a t t he unnecessary hardship i s due to these condi t ions and not due t o circum- s tances o r condi t ions genera l ly c rea ted by the provis ions of the zoning ordinances;

83

b. That because of such phys ica l circumstances t h e r e i s no p o s s i b i l i t y t h a t t he property can be developed i n s t r ic t conformity with the provis ions of t h i s ordinance;

I c. That such unnecessary hardship has not been created by t h e app l i can t ;

1

I

d. That t he var iance, i f authorized will not a l t e r t h e e s s e n t i a l cha rac t e r of the neighborhood i n which t h e proper ty i s loca ted nor s u b s t a n t i a l l y or permanently impair the appropr ia te use of ad jacent property nor be de t r imenta l t o t h e p u b l i c welfare . m e. That t h e var iance, i f authorized, w i l l r ep resen t t h e minimum variance t h a t w i l l a f fo rd relief and w i l l r ep resen t t he l e a s t modif icat ion poss ib l e of t he r egu la t ions i n i s s u e .

Furthermore i n consider ing reques ts f o r var iances the following p r i n c i p l e s s h a l l apply:

f . Nonconforming uses of neighboring lands, o r c e r t a i n types of s t r u c t u r e s i n t h e same d i s t r i c t and permit ted o r nonconforming uses of land o r s t r u c t u r e s i n o the r d i s t r i c t s s h a l l no t be considered grounds f o r t he issuance of var iances .

1 I I 1 1 I I I 1 1 I

9. The Board s h a l l not permit var iances which allow a use not permiss ib le under the terms of t h i s ordinance i n t h e d i s t r i c t involved unless t h e Board f i n d s t h a t t he app l i can t cannot m a k e a reasonable use of his land.

I n gran t ing any var iance, the Board may a t t a c h such reasonable con- d i t i o n s and safeguards as it may deem necessary t o implement the purpose of t h i s ordinance. Vio la t ion of such condi t ions and safeguards, when made a p a r t of the terms under which t h e var iance is granted, s h a l l be considered a v i o l a t i o n of t h i s ordinance and punishable under Sect ion 1107.

The Board s h a l l i s s u e s p e c i a l exception permits f o r any of t he uses requ i r ing such permits under t h e terms of t h i s ordinance. The Board s h a l l hear and decide reques ts i n accordance with the e s t ab l i shed s tandards and cr i ter ia ; one publ ic no t ice s h a l l be given a minimum of 7 days p r i o r t o the pub l i c hear ing f o r such hearing. I n gran t ing s p e c i a l exception permits t he Board s h a l l p re sc r ibe the b a s i s upon which t h e permit w a s i s sued and the condi t ions deemed necessary o r d e s i r a b l e f o r t he pro tec- t i o n of pub l i c i n t e r e s t s . N o s p e c i a l exception permits s h a l l be granted by the Board unless it f i n d s t h a t the use f o r which such permi t i s sought w i l l not be i n j u r i o u s t o t h e neighborhood, not be i n c o n s i s t e n t with the ob jec t ives of t h i s ordinance a s e s t ab l i shed i n A r t i c l e 2., not be incon- s i s t e n t with t h e charac te r of t h e surrounding neighborhood o r otherwise de t r imenta l t o the pub l i c hea l th and welfare, and t h a t the use w i l l not s u b s t a n t i a l l y impair an adequate supply of l i g h t and a i r t o ad jacent p rope r t i e s o r overcrowd the land, o r create undue concentrat ion of popula- t i o n o r s u b s t a n t i a l l y increase congestion i n the streets, o r create hazardous t r a f f i c condi t ions o r increase t h e danger of f i r e .

Applicat ions f o r s p e c i a l except ions may be subjec t t o a d d i t i o n a l more s p e c i f i c s tandards and cr i ter ia a s e s t ab l i shed i n o the r s ec t ions of t h i s ordinance, and i n gran t ing a special exception the Zoning H e a r - ing Borad may a t t a c h such reasonable condi t ions , i n addi t ion t o those e s t ab l i shed i n t h i s ordinance, a s it may deem necessary t o implement

1005.4

84

t h e purposes of t h i s ordinance.

1005.5 Where t h e Board has j u r i s d i c t i o n over matters pursuant t o t h e above subsec t ions t h e Board s h a l l a l s o hear a l l appeals which an app l i can t may elect t o b r ing before it with r e spec t t o any o t h e r municipal ordinance o r requirement p e r t a i n i n g t o t h e same development. such case, the Board s h a l l have no power t o pas s upon nonzoning i s s u e s but s h a l l t ake evidence and make a record thereon as provided i n this ordinance. A t t h e conclusion of t h e hear ing, t h e Board s h a l l make f ind ings on a l l r e l evan t i s s u e s of f ac t which s h a l l become p a r t o f t h e record on appeal t o cour t .

I n any

Section 1006

The hear ing procedure of the Zoning Hearing Board s h a l l be governed by t h e pro- v i s i o n s of t h e Pennsylvania Munic ipa l i t i es Planning Code ( A c t 247) of 1968 as amended and such r u l e s , no t i n c o n s i s t e n t therewi th , as the Board may adopt. The Board s h a l l conduct t he hear ings and m a k e dec is ions i n accordance with the following requirements.

Zoning Hearing Board Procedures

1006.1 Any appeal f o r a var iance from the s t r ic t requirements of t he zoning ordinance o r an appeal f o r an o rde r , dec is ion o r i n t e r p r e t a t i o n of t h e Zoning Of f i ce r s h a l l be taken by f i l i n g a no t i ce of appeal with t h e Zoning Of f i ce r who s h a l l t ransmi t immediately s a i d no t i ce of appeal t o t h e Zoning Hearing Board. The Zoning Of f i ce r s h a l l t r ans - m i t t o t he Board a l l of t h e documentary material c o n s t i t u t i n g t h e record upon which t h e a c t i o n f o r appeal w a s taken.

1006.2 The appe l l an t s h a l l , a t t he t i m e of f i l i n g h i s appeal , pay the Zon- i n g Of f i ce r a f e e as determined by the Township Supervisors t o de- f r a y o r help def ray t h e c o s t of t h e appeal , inc luding adver t i s ing .

1006.3 Each appeal s h a l l be t r ied on i t s merits a t a pub l i c hearing. One Publ ic no t i ce of such appeal s h a l l be given a minimum of 7 days p r i o r t o t h e pub l i c heaiing. The Board also s h a l l give no t i ce t o t h e appl i - can t , t h e Zoning Of f i ce r and such o t h e r persons as t h e Supervisors may designate by ordinance. manner as s h a l l be prescr ibed by ordinance, o r , i n the absence of ord i - nance provis ions , by r u l e s of t h e Board. The Board may adjourn any hear- i ng f o r t h e purpose of g iv ing f u r t h e r no t ice .

Notices s h a l l be given a t such t i m e and i n such

1006.4 The Planning Commission s h a l l fu rn i sh a l l p e r t i n e n t n a r r a t i v e m a t e - r i a l , maps, c h a r t s and o t h e r data r e l a t i v e t o t h e problem f o r r e f - erence by a l l concerned. The Board may adjourn any hear ing f o r the purpose of reviewing such d a t a as may be p e r t i n e n t to the problem and reques t i n t e r p r e t a t i o n s of said data by a r ep resen ta t ive of the Planning Commission.

1006.5 The Chairman of t h e Board s h a l l have t h e power t o adminis te r oa ths and i s sue subpoenas t o compel t h e at tendance of witnesses and t h e product ion of r e l evan t documents and papers .

1006.6 The p a r t i e s s h a l l have t h e r i g h t t o be represented by counsel and s h a l l be af forded t h e opportuni ty t o respond and p resen t evidence and argument and cross-examine adverse witnesses on a l l r e l e v a n t i s sues .

85

1006.7

1006.8

1006.9

1006.10

1006.11

The Board s h a l l keep a stenographic record of t h e proceedings and a t r a n s c r i p t of t he proceedings, and copies of graphic o r w r i t t e n material received i n evidence s h a l l be made ava i l ab le t o any p a r t y a t cos t . Proceedings may be taped.

The Board s h a l l hold the required hearing wi th in 60 days f r o m the da te of t h e a p p l i c a n t ' s request f o r t he hearing. The Board s h a l l render a w r i t t e n dec is ion or, when no dec is ion i s c a l l e d f o r , make wr i t t en f ind ings on the app l i ca t ion wi th in 45 days a f t e r the l a s t hearing before the Board. Each dec is ion s h a l l be accompanied by f ind ings of f a c t and conclusions based thereon toge ther with t h e reasons therefore .

Where the Board f a i l s t o hold the required hear ing wi th in the t i m e l i m i t required and/or where the Board f a i l s t o render a dec is ion wi th in the t i m e per iod required the dec is ion s h a l l be deemed t o have been rendered i n favor of the app l i can t un less the app l i can t has agreed i n wr i t i ng t o an extension of t i m e .

A copy of t h e f i n a l dec is ion o r , where no dec is ion i s c a l l e d f o r , of t he f ind ings s h a l l be de l ivered t o the appl icant personal ly or mailed no t l a te r than one day following the da te of the dec is ion . To a l l o the r persons who have f i l e d t h e i r name and address with the Board not l a t e r than t h e l a s t day of the hear ing, t he Board s h a l l provide by m a i l , o r otherwise, a ' b r i e f no t i ce of t he dec is ion o r f ind ings and a statement of the p lace a t which the f u l l dec is ion o r f ind ings may be examined.

N o person s h a l l be allowed t o f i l e any proceeding with the Board later than 30 days a f t e r any app l i ca t ion f o r development has been approved by an appropr ia te municipal o f f i c i a l , agency, o r body i f such procedure is des igned . to secure the r e v e r s a l or t o l i m i t t he approval i n any manner unless such person a l l e g e s and proves t h a t they had no no t i ce , knowledge, or reason t o be l ieve t h a t such approval had been given.

Sect ion 1007 Relat ionships: Zoning Off icer , Zoning Hearing Board, And The Board Of Township Supervisors

It i s the i n t e n t of t h i s ordinance t h a t a l l ques t ions of i n t e r p r e t a t i o n and enforcement s h a l l be f i r s t presented t o the Zoning Of f i ce r and t h a t such ques t ions s h a l l be presented t o the Zoning Hearing Board only on appeal from the dec is ion of t h e Zoning Of f i ce r , and t h a t recourse from the dec is ions of the Zoning Hearing Board s h a l l be i n t he c o u r t s as provided by l a w . I t i s f u r t h e r the i n t e n t of t h i s ordinance t h a t t he d u t i e s of the Supervisors s h a l l not include hear ing and deciding ques t ions of i n t e r p r e t a t i o n and enforcement t h a t may arise.

I

86

ARTICLE 11.

ENFORCEMENT

Section 1100 Actions Requiring Building Permits

No structure, as defined in Article 3 . of this ordinance, shall be constructed, moved, added to, altered or demolished except that a building permit has been lawfully obtained in full compliance with the provisions of this ordinance; providing, however:

(1) alterations to a building internally or externally where the value of the improvement does not exceed $1,000 shall not require a building permit ,

not require a building permit, (2) the construction of a silo accessory to an agricultural operation shall

( 3 ) waterwells shall not require a building permit, and

(4) fences shall not require a building permit.

Within the identified floodplain area of the township, all other provisions of this ordinance notwithstanding, all construction and development shall require a building permit.

Section 1101 Actions Requiring Zoning Clearance

No structure, as defined in Article 3 . , of this ordinance, shall be constructed, moved, added to, or altered except that the Zoning Officer shall make a determination based upon terms of this zoning Ordinance as to whether an application for zoning clearance shall be made. Accessory buildings, fences and walls incidental to agricultural operations shall not require a zoning clearance. Structures such as sidewalks, steps, driveways, terraces, patios, flagpoles, doghouses, fences, and waterwells and lawn furniture such as benches, birdbaths, and sundials shall not require a zoning clearance. Alterations to building interiors not affecting the external form and size of a building and alterations involving shingling, siding and roofing where no substantial change is made to the building form or size shall not require a zoning clearance.

1101.1 Linkage With State Permitting Actions. Where the state Bureau of Labor and Industry has regulatory authority under the Fire and Panic Law, Act 299, and regulates places of public assembly, commercial, institutional and industrial buildings, apartment buildings of two or more dwelling units, a zoning clearance shall not be issued to an applicant until the state has approeed the applicant's plans and given them a file number which number shall be noted on the zoning application.

Section 1102 Zoning Clearance Application Requirements

The application for the zoning clearance shall.be signed by the owner, or applicant, or his authorized agent attesting to the truth and exactness of all information supplied on the application. shall expire and may be revoked if the work has not begun within one year of issuance.

Each application shall clearly state that the permit

At a minimum the application shall contain the following information:

1. Name, address and phone number of applicant

2. Legal description of property

87


1 I I I I I I I I I I I I 1 i I I I a

3.

4.

5 .

6.

7.

8.

9.

10.

11.

12.

13.

Exist ing use of property

Proposed use of property

Description of work contemplated

Zoning d i s t r i c t

Plans i n dup l i ca t e drawn t o scale, showing t h e a c t u a l dimensions and shape of t h e l o t t o be b u i l t upon; the exact s i z e and loca t ion of an e x i s t i n g bui lding on the l o t , i f any; t h e loca t ion and dimensions of the proposed b u i l d i n g ( s ) o r a l t e r a t i o n s ; and t h e loca t ion of d r i v e s and d r i v e entrances.

Building he igh t s

N u m b e r and . loca t ion of o f f - s t r e e t parking spaces, and loading spaces where appl icable N u m b e r of dwelling u n i t s where appl icable

Estimated t i m e f o r completion

Estimated c o s t

Such o t h e r matters as may be necessary t o determine conformance with and provide f o r t he enforcement of t h i s ordinance.

Section 1103 Approval O f Zoning Clearance

Within 1 5 days a f t e r r e c e i p t of an app l i ca t ion the Zoning Of f i ce r s h a l l e i t h e r approve o r disapprove t h e app l i ca t ion . One copy of t h e p l ans s h a l l be returned t o the app l i can t by t h e Zoning Of f i ce r a f t e r he s h a l l have marked such copy e i t h e r approved or disapproved and a t t e s t e d t o same by h i s s ignature . One copy of t h e plans, s i m i l a r l y marked s h a l l be r e t a ined by the Zoning Off icer . The Zoning Of- f i c e r s h a l l i s s u e a placard, to be posted i n a conspicuous place on t h e property i n quest ion, a t t e s t i n g t o t h e f a c t t h a t the use , s t r u c t u r e or a l t e r a t i o n i s i n conformance with t h e provis ions of t h i s ordinance.

Section 1104 Expiration Of Zoning Clearance

I f t h e work described i n t h e zoning clearance app l i ca t ion has no t begun wi th in one year from t h e da t e of issuance, t he clearance s h a l l expi re . I t s h a l l be revoked by the Zoning Of f i ce r , and w r i t t e n no t i ce thereof s h a l l be given t o t h e appl icant . I f t he work described i n any zoning clearance has not been s u b s t a n t i a l l y completed within 2% years of t h e d a t e of issuance s a i d clearance s h a l l exp i r e and be revoked by the Zoning Of f i ce r , and w r i t t e n no t i ce thereof s h a l l be given t o t h e app l i can t , together with no t i ce t h a t f u r t h e r work as described i n the cancel led clearance s h a l l no t proceed unless and u n t i l a new zoning clearance has been obtained or an extension of t i m e granted.

Section 1105 C e r t i f i c a t e Of Occupancy

I t s h a l l be t h e r e s p o n s i b i l i t y of t h e Zoning Of f i ce r t o assure t h a t t h e app l i can t has performed t h e development ac t iv i t i e s as e s t a b l i s h e d i n t h e approved permit ap- p l i c a t i o n including any a d d i t i o n a l requirements f ixed by the Zoning Hearing Board

88

or the Township Supervisors where s p e c i a l exception and condi t ional uses are approved. I n performing t h i s funct ion the Zoning Of f i ce r may i s s u e a c e r t i f i c a t e of occupancy. The c e r t i f i c a t e of occupancy, i f issued, i n d i c a t e s t h a t t h e bui lding and/or proposed use i s i n compliance with the provis ions of t h i s ordinance. Where t h e app l i can t i s not i n compliance he s h a l l be so n o t i f i e d by a w r i t t e n statement i nd ica t ing reasons for t h e non-compliance. Continued non-compliance s h a l l be con- s idered a v i o l a t i o n of t h i s ordinance and sha l l be prosecuted as provided f o r here in .

1105.1 Temporary C e r t i f i c a t e Of Occupancy. A temporary c e r t i f i c a t e of occupancy may be i s sued by the Zoning O f f i c e r f o r occupancy of a bui lding undergoing construct ion or a l t e r a t i o n pending f i n a l com- p l e t i o n of t he construct ion and/or a l t e r a t i o n work.

Section 1106 Construction And U s e To Be A s Provided I n Application, Plans, P e r m i t s , And C e r t i f i c a t e s

Zoning clearances or c e r t i f i c a t e s of occupancy issued on the basis of p l ans and ap- p l i c a t i o n s approved by t h e Zoning Of f i ce r authorize only the use and arrangement set f o r t h i n such approved p l ans and app l i ca t ions o r amendments t h e r e t o , and no o t h e r use, arrangement, or construct ion. Uses, arrangements, o r cons t ruc t ion a t variance with t h a t authorized s h a l l be deemed a v i o l a t i o n of t h i s ordinance.

Section 1107 Complaints Regarding Violat ions

Whenever a v i o l a t i o n of t h i s ordinance occurs, o r i s a l l eged t o have occurred, any person may f i l e a w r i t t e n complaint. Such complaint, s t a t i n g f u l l y the cause and basis the reo f , s h a l l be f i l e d with t h e Zoning Of f i ce r who s h a l l i n v e s t i g a t e t h e m a t t e r and take a c t i o n thereon as provided by t h i s ordinance.

Section 1108 Pena l t i e s For Violat ion

Any person, pa r tne r sh ip or corporat ion who o r which s h a l l v i o l a t e t h e provis ions of t h i s ordinance s h a l l , upon conviction thereof i n a summary proceeding, be sentenced t o pay a f i n e of not m o r e than 500 dollars. I n d e f a u l t of payment of the f i n e , such person, t he m e m b e r of such pa r tne r sh ip , o r t h e o f f i c e r s of such corporat ion s h a l l be liable t o imprisonment f o r n o t more than 60 days. Each day t h a t a v i o l a t i o n is con- t inued s h a l l c o n s t i t u t e a separate offense. of t h i s ordinance s h a l l be paid over t o t h e Supervisors. Nothing he re in s h a l l prevent the Supervisors f r o m taking such o t h e r lawful a c t i o n as i s necessary t o prevent , re- s t r a i n , o r abate any v i o l a t i o n s .

A l l f i n e s c o l l e c t e d f o r t h e v i o l a t i o n

1 I II I I 1 I I I I I I I I

Section 1109 Fees

The Township Supervisors may e s t a b l i s h a schedule of fees for zoning clearances, building permits, cer t i f icates of occupancy, appeals, amendments and o t h e r mat te rs pe r t a in - ing to t h e ordinance. U n t i l a l l appl icable f e e s , charges, and expenses have been pa id no a c t i n n needs..Do be taken on any app l i ca t ion o r appeal. I

I I

Section 1110 Municipal L i a b i l i t y

The grant ing of a Zoning Clearance f o r t h e e r e c t i o n and/or use of a bui ld ing o r l o t s h a l l no t c o n s t i t u t e a representat ion, guarantee, o r warranty of any kind or nature by the municipal i ty , o r an o f f i c i a l o r employee the reo f , of the s a f e t y of any s t r u c t u r e o r use and s h a l l create no l i a b i l i t y upon, o r a course of a c t i o n a g a i n s t , such pub l i c o f f i c i a l or employee €or any damage tha t may r e s u l t pursuant thereto.

89

I I I

ORDINANCE NUMBER 1985-1

ORDAINED AND ENACTED as an ordinance

of West Mead T o w n s h i p on the

1985 ' -. day of June

by the B o a r d of Supervisors of W e s t

18th

Mead T o w n s h i p .

WEST MEAD TOWNSHIP BOARD OF SUPERVISORS

ATTEST :

90

ZONING ORDINANCE OF WEST

ORDINANCE NO.

MEAD TOWNSHIP

1985-1

AN ORDINANCE ESTABLISHING ZONING REGULATIONS FOR WEST MEAD TOWNSHIP, CRAWFORD COUNTY, PENNSYLVANIA, AND PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT, AND AMENDMENT THEREOF, I N ACCORDANCE W I T H THE PROVISIONS OF THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE, ACT 247 OF 1968 AND ITS AMENDMENTS; AND FOR THE REPEAL OF ALL ORDINANCES THAT MAY BE I N CONFLICT HEREWITH.

WHEREAS ARTICLE V I OF THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE, empowers West Mead Township t o enact a zoning ordinance and t o provide f o r i t s adminis ta- t i o n , enforcement, and amendment; and

WHEREAS West Mead Township deems it necessary f o r t h e purpose of promoting t h e h e a l t h , s a f e t y , morals, and g e n e r a l wel fa re of t h e Township to enact such an ordinance ; and

WHEREAS t h e Board of Township Supervisors of West Mead Township pursuant t o A r t i c l e I1 of t h e Pennsylvania Munic ipa l i t i e s Planning Code has appointed a Planning Commission which has s t u d i e d t h e Township and fash ioned a comprehensive p lan f o r a l l Township lands which con ta ins mapped, d e s c r i p t i v e and sta- t i s t i c a l i ,nformation about t h e Township, which a r t icu la tes development objec- t i ves f o r t h e Township and which e s t a b l i s h e s a l and use and f a c i l i t i e s p l a n f o r t he Township;

WHEREAS t h e Planning Commission has s tud ied zoning r e g u l a t i o n s f o r t h e Township, d iv ided Township l ands i n t o d i s t r i c t s and prepared r e g u l a t i o n s f o r s a i d d i s t r i c t s i n gene ra l accordance wi th t h e comprehensive p lan and i n such a way as (1) t o guide development i n t o areas t h a t are s u i t a b l e t o handl ing it, ( 2 ) t o prevent overcrowding of t h e land , ( 3 ) t o encourage ex is t ing ag r i cu l tu ra l ac t iv i t i e s to remain func t ioning , (4 ) t o protect p rope r ty values based on e x i s t i n g uses and p a t t e r n s of s e t t l e m e n t and e s t a b l i s h e d development c h a r a c t e r , and (5) to promote t h e h e a l t h and gene ra l welfare of t h e Township; and

WHEREAS t h e Planning Commission has he ld public meetings thereon and submit ted i t s f i n a l r e p o r t t o t h e Board of Township Superv isors ; and

WHEREAS t h e Board of Township Superv isors has g iven due public notice t o p u b l i c hea r ings re la t ing t o zoning d i s t r i c t s and r e g u l a t i o n s and has h e l d such public hear ings ; and

WHZREAS a l l requirements of t h e Pennsylvania Munic ipa l i t i es Planning Code wi th regard t o t h e p r e p a r a t i o n of a comprehensive p l an and zoning r e g u l a t i o n s have been m e t ;

NOW THEREFORE BE I T ORDAINED AND ENACTED BY THE BOARD OF TOWNSHIP SUPERVISORS OF WEST MEAD TOWNSHIP, CRAWFORD COUNTY, PENNSYLVANIA AS FOLLOWS:

1 I 1 I 1 I I I I I I I I I I I 1 I I

I I I I I I I I I I II I I I I I I I I

Wmrowsrord.ars West Mead Township Crawford County, Pennsylvania

Ordinance No. 2001 - j /

ORDNAWCE TO AR.IENDTHE WESTME.-WTOWNSHIPZO..VI?VG ORDNAiiCE TO ADD L d i D USE REGULATIONS FOR CON.GC~NCATIONS TOWERS

Whereus. the Board of Supervisors of West Mead Township has determined that due to the expansion of wireless communication facilities in the area of the Township, and the lack of existing regulations in the Township's Zoning Ordinance, the best interests of the West iMead Township residents will be served by adding land use regulations to the Zoning Ordinance for communications structures, consistent with the 1996 Federal Telecommunications Act.

Now Therefore. be it Ordained and Enacted by the Board of Supervisors of West Mead Township, Crawford County, Pennsylvania, and it is hereby enacted and ordained by and with the authority thereof as follows:

Section 1. Section 504.2 of the West Mead Township Zoning Ordinance entitled "Conditional Uses", Ordinance No. 1985- 1, adopted June 18, 1985, the zoning regulations for the Rural Residential (RR) zoning district, is amended by adding a subsection (g) as follows:

(g) Communications tower(s) subject to the regulations set forth in Section 63 1.

Section 2. Section 509.2 of the West Mead Township Zoning Ordinance, Ordinance No. 1985-1, adopted June 18, 1985, entitled "Conditional Uses" the zoning regulations for the Light Industrial (LI) zoning district, is amended by adding a subsection (p) as follows:

(p) Communications tower(s) subject to the regulations set forth in Section 63 1.

Section 3. Section 300 ofthe West Mead Township Zoning Ordinance, Ordinance No. 1985- 1, adopted June 18,1985, as amended, the definitions section of the Ordinance is amended by adding the following definitions:

Alternative Tower Structure means man-made trees, clock towers, tall steeples, light poles, and similar alternative design mounting structures that camouflage or conceal the presence of antennas on towers.

Communications Tower means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas for telephone, radio and similar communication purposes, including self-supporting lattice towers, guyed towers or monopole

I ' I I I I I I I I I I I I I I I I 1 1

towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures and the like. The term includes the structure and any support thereto. A communications tower shall not include towers and antenna structures of 100 feet or less for government or private, non- commercial and amateur purposes, including, but not limited to, ham and citizens band radios.

Communications Antenna means any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service or any other wireless communications signals, including without limitation, omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence mounted satellite dishes or television antennas or amateur radio equipment, including without limitation, ham or citizens band radio antennas.

Section 4. Article 6 entitled Supplementary Regulations ofthe West Mead Township Zoning Ordinance, Ordinance No. 1985-1 adopted June 18,1985, as amended, is amended by adding a new Section 63 1 as follows:

Section 631, Cornnizinicutioiis Tower Regitlutions.

Section 631. I Application. An application for a conditional use permit for a communications tower shall be submitted and include the following:

Information required by Section 901 of this Zoning Ordinance.

Scaled site plan showing the location, type and height of the tower and other related structures, fenced area and access road, surrounding land uses within 500 feet, and boundaries of surrounding properties.

Information concerning topography, adjacent land uses, intended use of proposed tower, type of security, and tower lighting.

Information concerning the ownership of the land and agreements, if any, pertaining to its use for communication tower purposes.

Information about adjacent roadways, proposed means of access and traffic.

Elevation drawings of the proposed tower and any other structures and information about impact on surrounding topography.

2

I I

j

I I I I I I I I I I

Plans for fencing and finished color, landscaping, and other means of camouflage.

Information about the setback distance between the proposed tower and the nearest residential dwellings, public roads and property lines,.

Information about the location of and the separation distance from other communications towers within a 3 mile radius with reference to a site map, together with information about the type ofconstruction of the existing tower(s), as well as the owner/operator of the existing tower(s).

Information about whether construction of the tower will accommodate collocation of additional antennas for hture users, and if not why it will not.

A description of the suitability of the use of existing towers, other structures or alternative technology not requiring the use oftowers or structures to provide the services to be provided through the use of the proposed new tower.

A description of the feasible locations of future towers or antennas withm the Township based upon existing physical, engineering, technological or geographical limitations in the event the proposed tower is erected.

Written proof that the proposed use/facility complies with the FCC regulations on radio frequency (RF) exposure guidelines.

Information about what environmental evaluations are required under the National Environmental Policy Act (NEPA) as referenced in applicable FCC rules and the results of any undertaken to date of application. If an Environmental Assessment (EA) or an Environmental Impact Statement (EIS) is required under the FCC rules and NEPA, information about when those studies will be done.

Engineering information detailing the size and coverage required for the facility location.

Section 631.2 Collocation Requirement. No new tower shall be permitted unless the applicant provides substantial evidence to establish that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant’s

3

I I I I I I I I I I I I 1 I I I I I I

proposed antenna and requirements, or that the proposed tower will accommodate the collocation of multiple antennas and users in sufficient numbers to substantially reduce the reasonably foreseeable commercial need for multiple towers, and that there is no commercially available technologically and financially feasible alternative technology that does not require the use of towers or similar structures. Evidence to demonstrate that no existing tower structure or alternative technology can accommodate the applicant’s proposed antenna may consist of any of the following:

No existing towers or structures are located within the geographic area which meet the applicant’s engineering requirements.

Existing towers or structures are not of sufficient height to meet the applicant’s engineering requirements.

Existing towers or structures do not have sufficient structurai strength to support the applicant’s proposed antenna and related equipment.

Existing structures do not have sufficient location, access or height to accommodate the proposed equipment or to allow it to perform its intended function.

The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant’s proposed antenna.

Addition of the proposed antennas and related equipment would result in electromagnetic radiation from such tower exceeding applicable standards established by the Federal Communications Commission.

The fees, costs or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable.

The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.

Section 631.3 SpecIfic Conditions for Communications Towers in the Rural Residential District.

(a) The lot shall be a minimum of five (5) acres.

4

I I

I iI

II

I

I I I I

(b) The base of the tower shall be set back from every property line and residential structure at least the height of the tower.

Section 631.4 Specific Conditions for Communications Towers in the Light Industrial District.

(a) The lot shall be a minimum of one (1) acre.

(b) The base of the tower shall be set back from all residential structures at least the height of the tower.

(c) The base of the tower shall be set back at least 60% of the tower height from the nearest property line.

Section 63 I . 5 GeneraI Site Regulations.

(a) A Communications Tower may be located on a lot occupied by other principal structures and may occupy a leased parcel within a lot meeting the minimum lot size requirements.

(b) All guy wires, and guy wire anchors shall be at least twenty-five ( 2 5 ) feet from the nearest property line.

(c) The maximum height of any tower, including communications antennas located thereon, shall be 300 feet.

Section 63 I . 6 Safet;v and Security Stanrlards.

Tower owner and operator shall permit only communications antennas and related devices and equipment on the tower, and only persons with proper FCC licenses, as may be required, to utilize the Communications Tower. Communications devices/antennas to be located on Communications Towers shall comply with all applicable standards established by the FCC governing human exposure to electromagnetic radiation.

Communications Towers shall be designed and constructed in accordance with current Structural Standards for Steel Antenna Towers and Antenna Supporting Structures, published by the Electrical Industrial Associations/Telecomunications Industry Association, and all other applicable building codes. Certification of such compliance from a Pennsylvania registered engineer shall be required before building permits shall be issued.

5

1 ' .

I I I I

Communications Towers shall be constructed and maintained in accordance with all applicable Federal Aviation Administration, Commonwealth Bureau of Aviation and applicable Airport and other Zoning Regulations.

Access shall be provided to the Communications Tower and Communications Equipment Building by means of a public street or easement to a public street. The easement shall be a minimum of twenty (20) feet in width and shall be improved to a width of at least 10 feet with a dust-free, all weather surface for its entire length. If access is fiom a public road, a gate may be required.

All guy wires associated with guyed Communications Towers shall be clearly marked so as to be visible at all times and shall be located within a fenced enclosure.

The Communications Tower and related buildings and equipment shall be secured by a fence with a latched gate. The minimum height of the fence and gate shall be eight (8) feet to limit accessibility by the general public.

Sectiorr 631.7 Visual Impact Reduction Standards.

Towers shall either maintain a galvanized steel finish, subject to any applicable governmental or engineering standards, or be painted a neutral color, so as to reduce visual obtrusiveness.

At a tower site, the design of the tower buildings and related structures shall, to the maximum extent possible, use materials, colors, textures, screening and landscaping that will blend the tower facilities with the natural setting and environment.

Towers shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from adjacent residential property. The standard buffer shall consist of a landscaped strip at least 10 feet wide outside the perimeter of the compound. Natural vegetation is preferred. In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived entirely. Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers sited on large wooded lots, natural growth around the property may be deemed a sufficient buffer .

6

I I

(d) No lights shall be mounted on the tower except as may be required by the Federal Communications Commission, Federal Aviation Administration or other governmental authority with jurisdiction. If lighting is required, it shall be designed, installed and maintained to cause the least disturbance to surrounding viewpoints, consistent with applicable governmental regulations.

(e) No s i p s of any kind shall be mounted on the tower except as may be required by applicable governmental regulations.

Section 63 1.8 Non Tower Communications Antenna Regtrlations.

Communications antenna shall be permitted in any zoning district if located on an existing structure subject to the following regulations.

Building mounted communications antennas shall not be located on any single family dwelling or bvo family dwelling.

Building mounted communications antennas shall not exceed the height of the existing structure by more than 25 feet or the height limitations of the zoning ordinance by more than 25 feet.

Any applicant proposing communications antennas to be mounted on a building or other structure shall submit evidence from a Pennsylvania registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the building or other structure, considering wind and other loads associated with the antenna location.

Any applicant proposing communications antennas to be mounted on a building or other structure shall submit evidence sufficient to show that the installation will meet applicable building code requirements.

Any applicant proposing communications antennas to be mounted on a building or other structure shall submit evidence of agreements and/or easements necessary to provide access to the building or structure on which the antennas are to be mounted so that installation and maintenance of the antennas and communications equipment building can be accomplished and maintained.

If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of neutral color that is identical to, or closely compatible with, the color

7

I‘ - I I I I I I

I I I I I

I I I I I I I

I ~’

I

of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.

(h) Communications antennas shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.

Section 631.9 Administrative Requirements.

The Township shall be notified of any change in ownership of a communications tower.

The ownershp of a communications tower shall maintain in effect for the life of the tower, a bond or other appropriate security in an amount that represents the estimated cost for removal and disposal of the tower if abandoned, for the use and benefit of the Township, meeting the requirements of the Townslup’s Subdivision and Land Development Ordinance and otherwise satisfactory to the Township. This security shall be available for the Township’s use in the event the tower is abandoned and the tower owner is incapable or unwilling to remove the tower.

The owner of a communications tower shall maintain in effect for the life of the tower general liability insurance in a minimum aggregate amount of S500,OOO for property damage and bodily injury per occurrence.

hnua l ly , on or before June 30 of each year, the owner of a communications tower shall provide the Township with the following:

(1) A statement of the number and kinds of communications equipment located on the tower and reasonable proof or certification that such communications equipment is being operated and maintained in accordance with applicable FCC license and regulatory requirements.

(2) The name, address and telephone number for the operator of the communications tower.

(3) Proof that the bonding and insurance requirements of this Ordinance are in effect.

8

(4) Reports of inspections of the communications tower and tower maintenance program.

(5 ) A fee as established from time to time by Resolution of the Township Supervisors to cover the Township’s cost of administering t h s regulation.

.

Section 631. I O Removal of Abandoned Antennas and Towers. Any antenna or tower that is not operated for a continuous period of 12 months shall be considered abandoned, and the owner of such antenna or tower shall remove the same within 90 days of written notice from the Township to the owner of such abandonment. Failure to remove an abandoned antenna or tower within said 90 days shall be grounds to remove the tower or antenna at the owner’s expense. The bond or security may be used to cover the Township’s expense. If there are two or more users of a single tower, then this provision shall not become effective until all users cease using the tower.

Section 63 I . 1 I Existing Towers. Existing nonconforming towers or antennas that are damaged or destroyed may not be rebuilt without having to first obtain approval or a conditional use permit and without having to meet the requirements specified in this Ordinance. Building permits to rebuild the facility shall comply with the then-applicable codes and shall be obtained within 1 SO days from the date the facility is damaged or destroyed. If no permit is obtained or if said permit expires, the tower or antenna shall be deemed abandoned.

Section 5. Ratification of Zoning Ordinance. The remaining provisions of the West Mead Township Zoning Ordinance, Ordinance No. 1985 - 1, not amended by this Ordinance, are ratified and confirmed.

Section 6. Severability. Should any section, part or provision of this Ordinance be declared by appropriate authority to be unlawful or unconstitutional, all other terms, conditions, provisions and parts hereof, and of any Code of which this Ordinance may be or may be considered to be part, shall continue in full force and effect as if the provision declared to be unlawful or unconstitutional had been omitted as of the date of final enactment hereof.

Section 7. Repealer. All ordinances and parts of ordinances inconsistent herewith are hereby repealed.

Section 8. Effective Date. The provisions of this ordinance shall become effective in five days.

I 9

I1 I I I I I I I I I I I I I I I I I I

.-

200 I .

Cs?L Enacted as an Ordinance of West Mead Township this ,y - day of & k f u i ! ? J

West Mead Township Board of Supervisors

By: ' v /--/-

By: Supervisor

Attest:

[seal]

I do h e r e b y c e r t i f y t h a t t h e f o r e g o i n g i s a t r u e and cor rec t copy o f O r d i n a n c e NO. 2001 - 4 t h e West Mead Township Board of S u p e r v i s o r s m e e t i n g on December 4 , 2001.

a s a d v e r t i s e d and was d u l y e n a c t e d a n d a p p r o v e d a s set f o r t h a t

10

L I

NOTE : FLOODPLAIN OVERLAY DISTRICT NOT SHOWN

G I GENERAL INDUSTRIAL

% I In f 0 I-

n a I W

*

WEST MEAD TOWNSHIP,. CRAWFORD COUNTY, PA.,

1750 3500 7000 SCALE I"= 3500' (APPROXI o--'

MAKCH 1985 UPDATED JULY 1994 PREPARED By STAFF OF CRAWFORD COUNTY PLANNINO COYYI8OION NORTH

articleelibrary.pacounties.org/documents/crawford_county/961; west mead...article article 1. article...

Documents