All significant natural amenities shall be considered and respected in the design and construction of any use.

All uses shall provide for the preservation and the minimum destruction of natural drainage areas, the avoidance of excessive grading and the preservation of substantial stands of trees and forested areas. Substantial attractive areas should be preserved.

A use shall not occur in such a way that can be clearly proven on the basis of accepted engineering and environmental measures to be clearly too intense or ecologically detrimental in relationship to the natural features of the lot.

Communicable disease hazards, including activities that encourage the breeding of disease-prone insects and rodents.

Activity that would create physically dangerous conditions, especially creation of hazards that would be easily accessible by small children.

Activity that would prevent a neighboring landowner of ordinary sensibilities from making reasonable use of their property.

Activity that would be a significant hazard to the public health and safety because of serious explosive, fire, biological or toxic hazards. See § 275-139.

Activity that would seriously threaten or cause serious pollution to groundwater.

Activity that would seriously threaten a biogenetic hazard to humans.

If the proposed site for a nonagricultural use includes land shown on the official Zoning Map or otherwise suspected as having an average slope of greater than 15%, the Zoning Officer shall require the applicant to submit a site plan.

Site plan.

If a proposed building location and any areas within 25 feet of the proposed building location are within an area with an average slope of greater than 15% and less than 25%, the following regulations shall apply, wherever they would be more restrictive than the regular regulations:

If a proposed building location and any areas within 25 feet of the proposed building location are within an area with an average slope of 25% or greater, the following regulations shall apply; wherever they would be more restrictive than the regular regulations:

Streets, access drives and driveways. See applicable slope standards in Chapter 230, Subdivision and Land Development.

Erosion. In all areas of slope greater than 15%, care shall be used in construction, beyond what is normally required, to manage stormwater runoff and to prevent erosion. The Zoning Officer may require that the site plan and a soil and erosion control plan be submitted to the County Conservation District and/or the Township Engineer for a review.

Grading. See § 275-129 for grading controls. If grading is not clearly being done for agricultural purposes, these steep slope provisions shall thereafter regulate the property based upon the contours prior to regrading, if a grading plan under § 275-129 was prepared.

If a reasonable doubt exists whether a portion of a site would meet the federal and/or state definition of a "wetland," the applicant is required to provide a wetlands delineation study by a qualified professional. A description of the qualifications of the person who accomplished the delineation shall be provided to the Township.

All applicants are put on notice that federal regulations may require a property owner to demolish newly constructed buildings and to remove all fill if land meeting a definition of "wetland" is altered.

All permits of the Township are issued on the condition that the applicant comply with federal and state wetlands regulations.

Intent: to protect the water quality of surface waters in the Township; to preserve physical access to surface waters in case of future public acquisition; to minimize erosion and sedimentation; to preserve the natural stormwater drainage system of the area and to conserve sensitive wildlife and aquatic habitats. The areas within these setbacks may be used for the required yard areas for a use.

Setbacks from major surface waters.

Setbacks from minor surface waters. No new building, impervious surface, off-street parking or commercial or industrial storage or display area shall be located within 50 feet of the center of the water of any minor surface waters. Minor surface waters are defined as the Nancy Run Creek.

Exemption. The setbacks of this section shall not apply to public utility facilities or publicly owned recreational facilities.

Setback areas and construction. During any filling, grading or construction activity, all reasonable efforts shall be made to leave the setback areas of this section undisturbed.

Definition. Alluvial soils are areas designated as such by the U.S. Natural Resources Conservation Service County Soil Survey.

Applicability of Chapter 135, Floodplain Management. If construction or grading is proposed within an area that has been designated as alluvial soils along a creek or drainage swale segment that has not been included in the federal one-hundred-year floodplain study, the applicant shall complete a study to determine the extent of the one-hundred-year floodplain.

Study. The study shall be accomplished to federal floodplain methodology by a person who is clearly accomplished in floodplain studies. The full cost of the study and any review by the Township Engineer shall be borne by the applicant.

Effect. Within any area determined to be within the one-hundred-year floodplain, the regulations of Chapter 135, Floodplain Management, as amended, shall apply.

Option. The applicant may choose not to have a floodplain study accomplished. In such case, the alluvial soils areas along unstudied segments shall be required to meet the same requirements as the one-hundred-year floodway.

All nonagricultural activities which require the moving of earth or the filling or excavating of an area greater than one acre, or the removal of more than five trees with a trunk diameter of six inches or more (measured at a height of one foot above the original grade), shall submit a plan to the Township showing site grading and erosion control measures prior to start of such work. These plans shall be subject to reviews by the Township Engineer and the County Conservation District. See also § 275-138, Preservation of trees and forests.

Grading regulations.

Dumping. Dumping of any materials (except clean fill, trees, shrubs and rock) that is not part of a sanitary landfill is prohibited in all districts.

All methods of sewage and waste treatment and disposal shall meet the requirements of the Pennsylvania Department of Environmental Protection and in accordance with the Official Township Sewage Facilities Plan, when applicable.

On-lot systems. If an existing nonresidential principal use is converted or expanded causing an increase in sewage flows or the numbers of dwelling units are increased, the applicant shall provide evidence to the Township that any on-lot septic system would be sufficient in size to handle the increased flows.

Alternate septic location. Any lot using an on-lot septic system shall also include an open land area that would be suitable for installing a second drain field if the first system failed. At a minimum, such location shall include satisfactory soil probes, as determined by the Township Sewage Enforcement Officer.

No person shall operate or cause to be operated on private or public property any source of continuous sound (any sound which is static, fluctuating or intermittent with a recurrence greater than one time in any 15 second interval) in such a manner as to create a sound level which exceeds the limits set forth in this section, in the following table when measured at or within the property boundary of the receiving land use.

The following shall be the maximum sound levels for the stated times. The sound levels shall be measured at the lot line of the receiving dwelling or zoning boundary.

For any source of sound which emits a pure tone, the maximum sound level limits set forth in Subsection B shall be reduced by five dBA.

The maximum permissible sound level limits set forth in Subsection B shall not apply to any of the following noise sources:

Impulsive sounds. For any source of sound which emits an impulsive sound (a sound of short duration, with an abrupt onset and rapid decay and an occurrence of not more than one time in any fifteen-second interval) the excursions of sound pressure level shall not exceed 20 dBA over the ambient sound pressure level, regardless of time of day or night or receiving land use.

No person shall operate or permit the operation of any device or conduct or permit any use to be conducted that creates vibration which is above the vibration perception threshold of an individual at or beyond the property boundary of the source (if on private property) or at 50 feet from the source (if on a public space or public right-of-way).

For the purposes of Subsection A, "vibration perception threshold" means the minimum ground-or-structure-borne vibrational motion necessary to cause a normal person to be aware of the vibration by such direct means as, but not limited to, sensation by touch or visual observation of moving objects.

Air pollution. All uses shall comply with applicable state and federal air pollution laws and regulations.

Odors. No use shall generate odors that would be seriously offensive to persons of average sensibilities beyond the boundaries of a lot line. Tighter standards on what is seriously offensive shall apply in the RR, LDR, MDR and MHDR Districts than in other districts.

Manure, septage and sludge. Any storage or spreading of manure, septage or septic sludge shall follow good soil and water conservation and odor reduction practices recommended by the Pennsylvania State University Agricultural Extension Service. See also § 275-190D(21), Septage and/or sludge application.

Open burning. Open burning shall only be permitted in conformance with the applicable Township ordinance.[2]

Streetlighting exempted. This section shall not apply to streetlighting that is owned or maintained by the Township or the state.

All uses or sources, including signs, shall minimize the production of light, heat or glare that is perceptible beyond any property line of the lot on which the light, heat or glare is produced.

Height of lights. No luminaire, spotlight or other light source that is within 200 feet of a dwelling or residential district shall be placed at a height exceeding 30 feet above the average surrounding ground level. This limitation shall not apply to lights needed for air safety nor lights intended solely to illuminate an architectural feature.

Diffused. All light sources, including signs, shall be properly diffused as needed with a translucent or similar cover to prevent exposed bulbs from being directly visible from abutting streets or lots. No spotlight shall be directed such that the bulb itself is directly visible from a public street or dwelling.

Shielding. All light sources, including signs, shall be shielded around the light source and carefully directed and placed to prevent the lighting from creating a nuisance to adjacent dwellings or residentially zoned areas, and to prevent the lighting from shining into the eyes of passing motorists.

Maximum candlepower. No lighting source, including signs, shall spill over a property line in such a way as to cause an illumination of greater than the following amounts, measured on the surface at the lot line of the receiving lot or street:

Flickering. Flashing, flickering or strobe lighting is prohibited, except for Christmas lights between November 15 and January 3.

Measurement. The maximum illumination levels of this section shall be measured with a photoelectric photometer having a spectral response similar to that of the human eye. The standards of the International Commission on Illumination shall serve as a general guide in measurements in case of uncertainty. A "footcandle" is defined as a unit of measurement equaling the illumination on a surface one square foot in area where there is a distribution of light having a candlepower of one candela.

Noise. No outdoor machinery, such as exhaust fans, central air conditioning units, power generators or high-voltage electric transformers shall routinely produce noise that would violate the noise standards of § 275-132.

Placement. Whenever reasonable, outdoor machinery that could create a noise nuisance shall be placed on a side of a commercial or industrial building that does not face an abutting existing dwelling, residential district or other noise-sensitive use.

Safety. Hazards involving outdoor machinery shall be well-marked. Adequate fencing shall be provided as needed to keep children away from hazardous machinery and equipment.

Trash dumpster. All trash dumpsters shall be screened on three of four sides from view from public streets by a solid wooden fence, brick wall or evergreen plants. No dumpster shall be kept within 10 feet of a dwelling.

No person shall conduct or permit any use to be conducted which causes electrical disturbances (except from domestic household appliances) to adversely affect any equipment outside of the property.

No radioactive wastes shall be disposed of in any district and no radioactive wastes shall be stored on a lot for longer than 90 days after their permitted use is completed.

Intent. To protect wildlife and bird habitats, encourage groundwater recharge, avoid pollution of creeks by high temperature runoff, maintain the attractive character of areas and conserve energy.

Tree removal. All trees with a trunk diameter of six inches or more (measured at a height 3.5 feet above original grade) shall not be removed as part of the development of a use unless they are located within a proposed vehicular cartway, stormwater detention basin, parking area, sidewalk portion of the right-of-way, or driveway, within the on-site sewage system, within 20 feet of the foundation area of a structure or unless they are diseased, pose a clear danger to a building or are excessive in number and thinning will clearly promote and enhance the healthy development of the remaining trees.

Protection of trees during construction. Reasonable efforts shall be taken during any construction to ensure that trees protected by this section are not accidentally injured or removed, including root compaction by equipment and materials, mechanical damage or change in grade level.

Applicability. This section shall not apply to an owner of a residential use after a certificate of occupancy has been granted.

Forestry. This section is not intended to apply to commercial forestry, which is regulated as a district land use.

Preservation of trees within buffer areas. See § 275-171D(3)(c).

Definition. Performance standards shall mean the requirements of this article.

Intent. To ensure that all uses, especially industrial uses involving complex or unusual processes, comply with the performance standards of this chapter and do not threaten the public health and safety.

Information required. The Zoning Officer or the Zoning Hearing Board may require an applicant to submit sufficient information on any storage, manufacture or processing of materials that might involve explosive, toxic, hazardous or radioactive substances to determine whether the use would meet the performance requirements of this chapter.

Zoning Hearing Board review. If a reasonable doubt exists whether a proposed use would meet the performance standards of this chapter, the Zoning Officer may request a review by the Zoning Hearing Board.

Studies may be required. As part of a review by the Zoning Hearing Board of a special exception use or a review requested by the Zoning Officer, the Zoning Hearing Board may require an applicant for a zoning permit to fund such reasonable and necessary studies to determine the use's compliance with the performance standards. Such studies shall be completed by expert(s) selected by the Zoning Hearing Board, upon recommendation of the Township Staff. Such studies should, whenever possible, be completed in written form within 45 days of the application for a zoning permit.

Monitoring. If a reasonable doubt exists that a use would violate the performance standards, the Zoning Hearing Board may require a use to fund such reasonable and necessary monitoring to ensure its compliance.

Backup systems. The Zoning Hearing Board may require a use to provide a separate secondary safeguard system to protect the public from serious nuisances and hazards under the performance standards.

Applicability. This section shall apply to permit applications for the construction of a new principal building that will not be regulated under Chapter 230, Subdivision and Land Development. (Note: Separate provisions in Chapter 230, Subdivision and Land Development, require more involved review and approval for activities regulated by that ordinance.)

Any person applying for a permit for a new principal building shall identify the approximate location of any known or suspected sinkholes on the property. Also, isolated low points on the site (known as "closed topical depressions") shall also be identified.

If the Zoning Officer has reason to believe that a proposed building site may be vulnerable to sinkholes, the Zoning Officer may, but is not required to, require that the applicant provide evidence from a qualified professional that proper methods will be used in the development of the site to minimize the threat of sinkholes and subsidence.

Stormwater shall not be redirected into a sinkhole.

Disclaimer. Whereas the exact occurrence of sinkholes is not predictable, the administration of these regulations shall create no liability on behalf of the Township, the Township Engineer, Township employees or any Township agency as to damages which may be associated with sinkhole formation. Compliance with these regulations represents no warranty, finding, guarantee or assurance that a sinkhole will not occur on an approved property. The Township, its agencies, consultants and employees assume no liability for any financial or other damages which may result from sinkhole activity.