Cranberry Township City Zoning Code
PART 3
ESTABLISHMENT OF DISTRICTS, MAP AND GENERAL REGULATIONS
§ 27-301 Establishment of Zoning Districts.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-284, § 6; by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; and by Ord. 2012-431, 8/2/2012, § 1]
The Township is divided into the zoning districts hereunder and shown by the zoning district boundary lines on the Township Zoning District Map.
R-1 | Rural Residential District |
R-2 | Single-Family Residential District |
R-3 | Multifamily Residential District |
C-1 | Convenience Commercial District |
C-2 | Highway Commercial District |
C-3 | Regional Commercial District |
SU-1 | Special Use District |
SP-1 | Special Growth District |
BPK | Business Park District |
I-L | Light Industrial District |
PIC | Planned Industrial/commercial District |
TLI | Transitional Light Industrial |
MU | Mixed Use |
RMU | Mixed Residential Use District |
§ 27-302 Establishment of Overlay Districts.
§ 27-303 Township Zoning District Map. [1]
[Ord. 96-267, 5/2/1996]
The boundaries of the zoning districts are shown upon the Zoning District Map. The Township Zoning District Map and all the notations, references and other information shown thereon are a part of this chapter and have the same force and effect as if they were all fully set forth or described herein. The original, properly attested Zoning District Map shall be available for examination at the Township Office and shall be reviewed annually and amended as deemed necessary by the Supervisors.
[1]
Editor's Note: The Zoning District Map is on file in the Township offices.
§ 27-304 District Boundaries.
[Ord. 96-267, 5/2/1996]
The district boundaries on the Township Zoning District Map are intended to follow property lines; center lines of roads, water courses, or railroads; other identifiable physical features; or measured distances from property lines, center lines, or identifiable physical features. When the Zoning Officer cannot determine the location of a zoning district boundary by reference to the Zoning District Map, the Zoning Officer shall refuse action; and the Board shall interpret the location of the district boundary with reference to the scale of the Map, the Community Development Plan and the purposes set forth in all relevant provisions of this chapter.
§ 27-305 Zoning District Regulations.
[Ord. 96-267, 5/2/1996]
The provisions of this part apply to all zoning districts and all lots. Except when stated, all provisions of this part apply to all uses.
§ 27-306 Special Yard Requirements.
[Ord. 96-267, 5/2/1996]
Accessory structures, residential driveways, sidewalks, patios are permitted in yards in accordance with the yard requirements of this chapter.
§ 27-307 Split Lot Zoning.
[Ord. 96-267, 5/2/1996]
Where a zoning district boundary splits a lot, resulting in differing and nonuniform requirements for the lot, the following provisions shall apply:
A.
Where the lot is large enough to be subdivided into two or more lots, each within a single zoning district, no zoning approval will be given for any authorized use which would utilize any portion of the lot other than that portion of the lot in which the principal use is located. Further development will require subdivision.
B.
Where a lot cannot be subdivided in compliance with this chapter and the Subdivision and Land Development Ordinance [Chapter 22], the authorized use permitted on the lot is limited to those authorized uses permitted in the zoning district in which the largest part of the lot is located, and the smaller part of the lot located in another zoning district will be subject to the provisions of this chapter where the largest portion of the lot is located. If this section creates an undue hardship, the Board has jurisdiction to grant such relief as the Board deems necessary.
§ 27-308 Steep Slope Limitations.
[Ord. 96-267, 5/2/1996]
The maximum percentage of lot area or site area of a development which may be disturbed, graded, and stripped of vegetation during development and construction of the public and private improvements with the exception of incidental grading for structure construction is as follows:
A.
Residential Subdivision or Planned Residential Development.
(1)
If the slope category is 15% to 24.9% slope, 30% of the lot area or site area.
(2)
If the slope category is greater than 25% slope, 15% of the lot area or site area.
(3)
This restriction shall not apply if disturbance is for nonresidential developments in planned residential developments or single-family lot areas, but the restrictions shall apply to general development site areas for residential uses, i.e., streets, stormwater retention areas, utilities, etc.
B.
Nonresidential Development. If the slope category is greater than 40% slope 15% of the lot area or site area.
§ 27-309 Impervious Surface.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-362, 12/15/2005]
1.
On Any Site of a Nonresidential Use. No impervious surfaces, including asphalt or concrete paved areas for parking, access driveways, pedestrian access walkways and rock-lined stormwater detention facilities, shall exceed 70% of the lot area or site area of the lot or parcel upon which said improvements are installed. Wherever there are conflicting standards in any specific zoning district requirements or express standards and criteria for uses allowed by conditional use approval, the zoning district or conditional use standards shall apply.
2.
Increased Impervious Surface Option. In any zoning district, if 50% or more of the development site's linear frontage along a public street is occupied by a front or side building facade on the required building setback line, the maximum impervious surface permitted may be increased by 10%.
[Amended by Ord. 2006-366, 3/2/2006, § 2]
A.
The maximum permitted increase in impervious surface is 10%, even if a site has frontage along more than one public street.
§ 27-310 (Reserved) [1]
[1]
Editor's Note: Former § 27-310, Nonresidential Development Setback (Ord. 96-267), as amended by Ord. 99-293 and by Ord. 2001-317, was repealed by Ord. 2006-371, 5/4/2006, § 1.
§ 27-311 Utility Service.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2001-317, 9/6/2001, § 2]
1.
All electrical, telephone, cable television, and other communication system service laterals on a lot or site shall be installed underground from the distribution line to a structure unless the distribution line is aboveground or the area is subject to the provisions of Chapter 8.
[Amended by Ord. No. 2018-485, 11/1/2018]
2.
All utility equipment shall be located in compliance with the required yard setbacks for the district in which it is located.
§ 27-312 Parking Requirements.
[Ord. 96-267, 5/2/1996; Ord. 97-278, 6/5/1997, §§ 4, 18; Ord. 98-288, 3/26/1998, §§ 3, 4; Ord. 2001-311, 3/1/2001, § 2; Ord. 2003-343, 7/1/2003, § 2; Ord. 2005-362, 12/15/2005; Ord. 2006-366, 3/2/2006, § 3; Ord. 2006-369, 4/5/2006, § 1; Ord. 2006-371, 5/4/2006, § 2; Ord. No. 2010-403, 10/7/2010; Ord. 2011-411, 3/3/2011, § 2; Ord. 2012-431, 8/2/2012; Ord. 2013-438, 9/5/2013; Ord. 2014-448, 10/2/2014; Ord. No. 2018-480, 3/1/2018; Ord. No. 2025-520, 2/6/2025]
1.
All buildings and structures erected and all uses of land established after the adoption of this chapter shall be provided with parking spaces as set forth in this chapter.
2.
The provisions of this section, except where there is a change of use, shall not apply to any existing building or structure.
3.
Whenever a building or structure constructed before the effective date of this section is changed or enlarged, in floor area, number of housing units, or otherwise to create a need for an increase in the number of parking spaces, additional parking spaces shall be provided on the basis of the enlargement or change. Additionally, if a building or structure existing prior to the effective date of this section is enlarged to the extent of 50% or more in floor area or number of housing units it shall then and thereafter comply with the full parking requirements set forth herein.
4.
Parking facilities in existence on the effective date of this section and located on the same lot as the building or use served shall not hereafter be reduced below the requirements for a similar new building or use under the provisions of this section.
5.
The following regulations shall govern the location of off-street parking spaces and areas:
6.
A parking space shall have minimum rectangular dimensions of not less than nine feet in width and 18 feet in length, exclusive of driveways, aisles, and other circulation areas.
7.
Driveways and traffic aisles serving individual parking spaces shall be not less than 22 feet wide for 90° parking, 12 feet wide for parallel parking, 17 1/2 feet for 60° parking and 13 feet for 45° parking. If parking spaces are indicated by lines with angles other than 90°, then traffic lanes shall be restricted to one-way, permitting head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 11 feet in width.
8.
Off-Street Parking Lot Layout.
A.
Sidewalks. In all parking lots, sidewalks shall be provided to allow safe pedestrian movement.
(1)
The sidewalks shall provide safe access between buildings, parking lots, adjacent properties, and sidewalks along streets.
(2)
Crosswalks. Where a sidewalk crosses a parking lot drive aisle or other paved surface, it must be distinguished from the paved surface through the use of special pavers, bricks, heavy-duty thermoplastic, or a like alternative.
(3)
Width. Sidewalks and crosswalks shall be a minimum of six feet wide.
(4)
Sidewalks shall be provided along the full length of a building along any building facade adjacent to a parking area or drive aisle.
(5)
Sidewalks shall be constructed in accordance with the standards of Public and Private Improvements Code [Chapter 17].
(6)
Sidewalks internal to a parking lot may be constructed perpendicular to the parking bays, as illustrated in Drawing Z-3 found in 27 Attachment 9,[1] or may be located within a planting median, as described in the Subdivision and Land Development Ordinance [Chapter 22].
[1]
Editor's Note: Drawing Z-3, Parking Lot Layout Examples, is included as an attachment to this chapter.
(7)
Sidewalks that are perpendicular and directly adjacent to parking spaces shall have parking blocks installed that reduce vehicle overhang onto sidewalks.
B.
Internal Streets. All off-street developments with greater than 200 parking spaces shall include an internal street system to facilitate pedestrian and vehicular circulation, creating an interconnected circulation network. The internal street shall be constructed in accordance with the Public and Private Improvements Code [Chapter 17].
(1)
Where an internal street is adjacent to a front building facade, the required street trees shall be located within tree grates, separated from the building by the required sidewalk.
(2)
Internal streets shall be designed to stub into adjacent properties, where practical, within the necessary easements as described by the interconnected parking requirements of this section.
C.
Large Lots. When a parking lot includes more than 200 parking spaces, the lot shall be broken into parking areas of no more than 100 vehicles. The parking areas shall be bounded by a street, building, planting median [as described in the Subdivision and Land Development Ordinance, (Chapter 22)] or internal street.
E.
Interconnected Parking. Parking areas shall be designed to allow for logical interconnections to abutting properties. All parking areas located within 50 feet of a common property line in a nonresidential zoning district shall be interconnected to adjacent lots in a nonresidential zoning district, consistent with the following requirements:
(1)
For each nonresidential use, the applicant must provide an access easement for proposed parking areas and driveways guaranteeing access to all abutting lots that are within a nonresidential zoning district where such easements enhance traffic circulation and connectivity. In addition, this easement shall provide for the construction of the interconnection between the development's proposed parking area and any parking area on adjacent lots.
(2)
When an access easement has been provided on an adjacent lot in accordance with this section, the development must directly connect the parking areas via a driveway or street.
(3)
Access easements shall logically connect to internal streets, where practicable.
(4)
Access easements and maintenance agreements or other suitable legal mechanism shall be provided for common parking areas or driveways of each nonresidential use, in a form acceptable to the Township.
9.
Common Shared Parking Lots. Common shared parking lots are preferred and encouraged. The required off-street parking spaces for two or more uses may be provided collectively on one lot if the total number of spaces is not less than the sum of the spaces required for each use individually.
A.
The developer shall provide a reciprocal parking and access easement agreement between the owners and operators of the facilities generating the need for common shared parking lots.
B.
Any modification to the required number of parking spaces shall be supported by a parking needs analysis documenting anticipated parking needs based on the combined utilization of all facilities on site simultaneously or demonstrating that the hours or days of peak parking needed for the uses are so different that a lower total will adequately provide for all uses served by the facility. The parking needs analysis shall be prepared by a person or firm trained or certified to perform such studies.
10.
The required off-street parking spaces for any number of separate buildings, structures or uses may be provided collectively on one lot, provided that the total number of such spaces shall not be less than the sum of the requirements for the various individual buildings, structures or uses computed separately in accordance with this section. On development sites where a combination of large-scale assembly uses requiring parking for 2,000 vehicles or more, including at least one commercial recreation use, are permitted, parking requirements may be met for each use through a reciprocal parking and access easement agreement between the owners and operators of the facilities generating the need for such parking. In such cases, at the Supervisors' discretion, each facility shall provide on site a minimum of 50% of the required number of off-street parking spaces determined at peak utilization for each use. A parking needs analysis shall be submitted to the Township which documents anticipated parking needs based on the combined utilization of all facilities on site simultaneously. Said analysis shall be prepared by a person or firm trained or certified to perform such studies.
11.
When two or more uses are located within the same building or structure, off-street parking spaces equal in number to the sum of the separate requirements for each use shall be provided.
12.
All off-street parking lots required by this section shall be used only for the parking of vehicles of occupants, patrons, visitors, or employees and shall not be used for any kind of loading, sales, servicing or continuous storage of a vehicle for more than 48 hours.
13.
Every parcel of land hereafter used as a public or private off-street parking lot capable of accommodating five or more vehicles shall be developed and maintained in accordance with the following requirements:
A.
Each off-street parking space shall have direct access to an aisle or driveway, and all off-street parking lots shall have vehicular access to a street so designed to minimize interference with pedestrian and traffic movement.
B.
All off-street parking lots, including loading areas and service areas, shall be paved with asphalt or concrete.
14.
For the purpose of this section, the following minimum parking space requirements shall apply:
Parking Requirements | |
|---|---|
Type of Use | Minimum Parking Requirements |
Agricultural Uses | |
Agricultural activities | None except 1 per 200 square feet of gross leasable area of building used for sale of products produced on the premises |
Cemetery/crematorium | 1 per full-time employee and 0.25 per seat of chapel or assembly room capacity |
Farm equipment sales, rental and service: agricultural sales and service | 1 per each 300 square feet of gross floor area, plus 1 per each 5,000 square feet of outdoor display area |
Logging | None |
Riding academy | 1 per each 2 horse stalls |
Residential Uses | |
Continuing care facility | 1 per dwelling unit, plus 1 per 2 staff positions |
Group home | 1 per 4 beds, plus 1 per staff position on peak shift |
Intermediate-care facility, personal-care home, and skilled nursing facility | 1 per 4 beds, plus 1 per 2 staff positions on peak shift |
Single-family detached dwelling | 4 per dwelling unit |
Multiple-family dwelling | 1.75 per dwelling unit having 2 bedrooms or less; 2 per dwelling unit having more than 2 bedrooms |
All other residential uses | 2.75 per dwelling unit |
Nonresidential Uses | |
Amusement arcade | 1 per 200 square feet of GLA, plus 1 per each 2 amusement devices |
Amusement park | 1 per 200 square feet of GFA plus 1 per every 3 persons that the outdoor facilities are designed to accommodate when used to maximum capacity |
Arena | 1 per each 3.5 seats plus 1 per each 2 employees on peak shift |
Assembly halls | 1 per each 3 seats |
Automotive repair | 3 per repair bay, not to exceed 5 per repair bay |
Automotive fueling stations | 6 for customers, plus 1 per each employee |
Bed-and-breakfast | 1 per guest room plus 2 |
Bowling alleys | 4 per each bowling lane |
Bulk fuel storage | 1 per employee on peak shift plus |
Clubs, bars and taverns | 1 per each 100 square feet of GFA |
Commercial and private recreation; indoor recreation and instructional facilities | 1 for each 2 potential customers calculated at maximum utilization, plus 1 per employee |
Community center | 1 per 250 square feet of GFA |
Contractor's yard | 1 per 1,000 square feet of GFA and outdoor storage area |
Convention and/or exposition center | 1 per each 3.5 seats in areas with fixed seating plus 1 per each 100 square feet of assembly or display space without fixed seats plus 1 per each 2 employees on peak shift |
Day-care center | 1 per teacher, administrator or other employee on peak shift, plus 1 per 6 persons based on regulated capacity |
Drive-in establishment unless otherwise provided | 1 per employee on peak shift plus 8 reservoir stacking spaces for the first drive-in window and 5 reservoir stacking spaces for each additional window |
Dry-cleaning plant serving more than 1 outlet | 3 plus 1 for each 500 square feet of GFA in excess of 1,000 square feet of GFA |
Education institutions - nursery school, elementary school, junior high, or middle school | 3 per room used for administrative offices or class instruction, or 1 for each 4 seats in places of assembly or facilities available to the public, whichever is greater |
Educational institutions - high school | 3 per room used for administrative offices or class instruction, plus 1 for each 4 students, or 1 for each 4 seats in places of assembly available to the public, whichever is greater |
Education institutions - dance or martial arts school | 1 per 200 square feet of GLA |
Educational institution - trade school, college or university | 1 per each 4 students based on design capacity of building |
Emergency services, private | 1 per emergency vehicle plus 1 per employee |
Financial institution, including drive-in banks | 1 per each 200 square feet of GFA, plus 5 reservoir spaces per drive-up teller window |
Fuel generation plant | 1 per employee on peak shift but not less than 4 |
Greenhouses, retail | 1.5 per each 1,000 square feet of GFA |
Golf course | 4 per green, plus 50% of the requirements for any other associated use except those which have otherwise adequate provisions for parking, as determined by the Supervisors |
Heavy equipment sales, rental, and service | 1 per each 400 square feet of GFA of sales and office space, plus 1 per each 1,000 square feet of storage and warehouse space, plus 1 per each 5,000 square feet of outdoor equipment storage and display area |
Hospitals, medical centers and other treatment facilities | 1.75 per each bed, plus 1 per each 175 square feet of office, clinic, and research space, plus 1 per each 4 seats for teaching facilities |
Kennel | 1 per each 400 square feet of GFA, but not less than 4 |
Large retail, small retail, shopping centers | Less than 50,000 square feet: minimum 5 spaces per 1,000 square feet of GFA; between 50,000 and 300,000 square feet: minimum 4.5 spaces per 1,000 square feet GFA; more than 300,000 square feet: minimum 4 spaces per 1,000 square feet GFA In addition; outdoor/exterior display areas shall be calculated at 1 per 400 square feet GFA of display area. |
Libraries, art galleries and museums | 1 per each 600 square feet open to the public |
Machine and repair shop for common small appliances | 1 per 400 square feet of GFA |
Manufacturing, light and other light industry | 1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space |
Manufacturing, heavy and other heavy industry | 1 per each 1,250 square feet of GFA, plus 1 per each 350 square feet of office and sales space |
Mini-warehouse | 1 per 100 storage units plus 3 for management staff. These spaces shall be in addition to the required parking lane. |
Mortuary | 1 per 6 chapel or parlor seats |
Motel, hotel, transient mobile home camps, and camping facility | 1 per each sleeping room or campsite, plus additional spaces as required by other functions, i.e., bar, restaurant, etc. |
Nightclub | 1 per 65 square feet of GFA |
An office for such businesses as insurance, utilities, stenographic service, employment service, real estate, post office, and sales as those by a manufacturer's representative | 1 per each 350 square feet of GFA |
An office of a professional such as legal, medical, dental, engineering and surveying, architectural and stock brokerage firms, securities and investment firms | 1 per each 175 square feet of GFA |
Photographic studios, business or personal | 1 per each 300 square feet of GFA |
Printing and publishing | 1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space |
Public recreation and municipal buildings | As determined by the Supervisors following a parking needs analysis |
Public utility facilities | 1 per each 350 square of GFA of office use and 1 per each 1,000 square feet of GFA per other use |
Radio or television broadcasting studio and recording studio | 1 per each 400 square feet of GFA |
Recycling collection facility, large and small | Sufficient spaces to accommodate peak load of customers and 1 per commercial vehicle operated by the facility |
Religious establishment | Sufficient spaces to accommodate peak load based on a parking needs analysis, but not less than 1 per each 3.5 seats in places of assembly |
Research and development, which contains no manufacturing, assembly, warehousing, testing, storage and transfer | 1 per 350 square feet of GFA |
Research and development, which contains manufacturing, assembly, warehousing, testing, storage, and transfer | 1.1 per employee on peak shift |
Restaurants, drive-thru | 1 per each 75 square feet of GFA, plus 1 per each 2 employees |
Restaurants, other than drive-thru | 1 per 65 square feet of GFA |
Retail, including, bakery sales, low-intensity limited neighborhood commercial, limited neighborhood commercial, laundromat and dry-cleaning facility (for individual use), personal services, and sport sales and services | 1 per each 200 square feet of GFA |
Showroom/warehouse sales, carpet, furniture, building supplies | 1 per each 400 square feet of sales and office space, plus 1 per each 1,000 square feet of storage and warehouse space |
Solid waste disposal site/incinerator | As determined by the Supervisors based on a parking needs analysis |
Transportation service | 1 per employee on peak shift plus 1 per each service vehicle stored on the site |
Trucking terminals, freight terminals, and truck dispatch offices | 1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space |
Vehicle sales, rental, and service | 1 per each 700 square feet of GFA, plus 1 per each 400 square feet of office, sales, and other space to be used by customers and sales staff |
Vehicle washing facilities | 1 per each employee, plus reservoir space for 6 times each bay |
Veterinary | 1 per each 250 square feet of GFA |
Warehousing, storage, and transfer | 1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space |
Waste transfer facilities | As determined by the Supervisors based on a parking needs analysis |
Wireless communications facility located outside the right-of-way | 2 per tower or 1 space per employee, whichever is greater |
15.
Accessible Parking Requirements. Accessible parking spaces for the physically challenged shall be provided for multiple-family and nonresidential uses as follows:
A.
Minimum Number of Spaces.
(1)
The minimum number of required accessible parking spaces shall be as follows:
Total Parking Spaces in Lot | Minimum Accessible Spaces |
|---|---|
1 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
201 to 300 | 7 |
301 to 400 | 8 |
401 to 500 | 9 |
501 to 1,000 | 2% of total |
Over 1,000 | 20, plus 1 per 100 over 1,000 |
(2)
A minimum of 25% of the required accessible parking spaces shall be van accessible. The minimum number of van accessible parking spaces shall be one.
B.
Design. Design of accessible spaces shall be completed in accordance with the Americans with Disabilities Act[2] Architectural Guidelines and include the following:
(1)
Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible structure. In parking facilities not serving a particular structure, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.
(2)
Accessible parking spaces shall be at least eight feet wide.
(3)
One parking access aisle of no less than five feet in width shall be provided for each accessible parking space and shall be a part of the accessible route of no less than three feet in width to the building or facility entrance. A parking access aisle may be shared between two accessible parking spaces. Access aisles shall be clearly designated and identifiable by line painting, curbing, and other similar means.
(4)
Van accessible parking spaces shall be at least eight feet wide with an access aisle of no less than eight feet in width.
(5)
Parking spaces and access aisles shall be level, with surface slopes not exceeding 2% in all directions.
(6)
Accessible parking spaces shall be designated as reserved by a sign showing the symbol of accessibility. Such signs shall be located so as not to be obscured by a vehicle parked in the space.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
16.
Parking Structure Standards.
A.
Maximum grade of parking floors: 6%.
B.
Maximum grade of ramps: covered, 15%; uncovered, 12%.
C.
Minimum elevators on multilevel facilities: one for each 250 parking spaces.
D.
Number and location of ingress/egress lanes: to be determined by the Supervisors based upon a traffic analysis.
E.
Minimum ramp and aisle width and other design requirements: Same as for other parking lots.
17.
Parking requirements within residential and mixed-use developments.
A.
For all residential uses, garages (attached or detached) may count towards the required number of parking spaces provided for that dwelling unit, provided that the garage is at least 18 feet long and nine feet wide (meeting the dimensions of a typical parking stall). "Single-stacked" garages will only count as one parking space.
B.
For all residential uses, other than apartments, driveways may count towards the required number of parking spaces provided for that dwelling unit, provided that the driveway is at least 18 feet long and nine feet wide (meeting the dimensions of a typical parking stall).
C.
Any development that is unable to satisfy the amount of parking required for each individual dwelling unit may provide overflow parking to offset the amount that it is deficient by. Overflow parking must meet the following requirements:
(1)
Overflow parking is provided via any one of the following: on-street spaces, off-street lots, or pocket parking.
(2)
For any residential unit that requires some overflow parking, the provided overflow parking spaces must be located within the same phase of development and must be located within 300 feet (measured radially) of said residential unit.
(3)
Any off-street parking that is associated with non-residential uses and exceeds the required number of parking for that specific use may be counted towards overflow parking for any residential use that is within 300 feet of such overflow spaces and within the same development.
D.
All residential developments shall be required to provide parking at any mail cluster box units (CBUs) that are proposed.
(1)
Any CBU shall provide at least three parking spaces, with one space being designated and designed as a handicap accessible space.
(2)
Any parking provided to satisfy the CBU requirement shall not be counted towards the parking requirements for any residential unit and shall not count as overflow parking.
18.
Pocket parking shall be built pursuant to the following design guidelines:
A.
Pocket parking lots can only be allowed on local residential roads and alleys. It shall not be allowed on any collector or higher order roadway.
B.
Maximum spaces. There shall be no more than 10 parking spaces in a single pocket parking lot.
C.
Pedestrian connectivity. All pocket parking areas shall be connected via five-foot-wide sidewalks to the internal pedestrian network of the development.
D.
Landscaping. All pocket parking lots shall have perimeter screening landscaping consistent with § 22-612.2 (Off-Street Parking, Perimeter Screening).
E.
Lighting. At least one light fixture must be provided at each pocket parking lot that is consistent with § 27-318.3.B (Parking Lot Lighting).
F.
Setback. Minimum setback of 10 feet from all property lines.
G.
Pocket parking is intended only for the parking of typical motor vehicles. No storage or extended parking of collector vehicles, boats, trailers, RVs, or any other oversized vehicle is permitted.
§ 27-313 Sound.
[Ord. 96-267, 5/2/1996]
The sound pressure level of sound radiated from an establishment, measured at the lot line of the site thereof, shall not exceed the values in any octave band of frequency that are specified in Table 1 or in Table 1 as modified by the correction factors set forth in Table 2. The sound pressure level shall be measured with a sound level meter and an associated octave band analyzer conforming to standards prescribed by the American Standards Association.
Table 1 Maximum Permissible Sound Pressure Levels Measured re 0.0002 dyne per CM2 | |
|---|---|
Frequency Band: Cycles per Second | Decibels |
20-75 | 74 |
75-150 | 62 |
150-300 | 57 |
300-600 | 51 |
600-1,200 | 47 |
1,200-2,400 | 42 |
2,488-4,800 | 38 |
4,800-10,000 | 35 |
Table 2 Correction Factors | |
|---|---|
Condition | Correction in Decibels |
On a site contiguous to or across a street from the boundary of any R District | Minus 5 |
Operation between the hours of 10:00 p.m. and 7:00 a.m. | Minus 5 |
Sound of impulsive character (e.g., hammering) | Minus 5 |
Sound of periodic character (e.g., hum or screech) | Minus 5 |
Sound source operated less than 20% in any 1-hour period | Plus 5* |
Sound source operated less than 5% in any 1-hour period | Plus 10* |
Sound source operated less than 1% in any 1-hour period | Plus 15* |
* Note: Apply only one of these corrections. |
§ 27-314 Vibration and Glare.
[Ord. 96-267, 5/2/1996]
1.
Vibration. No vibration at any time shall produce an acceleration of more than 1/10 g or shall result in any combination of amplitudes and frequencies on any structure beyond the safe range of Table 7, United States Bureau of Mines Bulletin No. 442, entitled "Seismic Effects of Quarry Blasting." The methods and equations of said Bulletin No. 442 shall be used to compute all values for the enforcement of this subsection.
2.
Glare. There shall be no direct or sky-reflected glare, whether from floodlights or from high-temperature processes (for example, combustion or welding), so as to be visible from within any R District.
§ 27-315 Conformity with Official Map.
[Ord. 96-267, 5/2/1996]
All traffic circulation including ingress and egress to any use shall comply with the Official Map. No zoning approval shall be issued nor conditional use nor use by special exception be approved for any traffic circulation which does not comply with the Official Map or for any building within the lines of any street, watercourse or public ground shown or laid out on the Official Map except as follows:
B.
The Supervisors have failed to acquire the property or begin condemnation proceedings to acquire the property before the end of one year after the owner of the property has submitted a written notice to the Supervisors announcing his intentions to build, subdivide or otherwise develop the land covered by the reservation, or has made formal application for an official approval to build a structure for private use.
§ 27-316 Illegal Activities.
[Ord. 96-267, 5/2/1996]
No applicant shall permit on the permitted premises any activity or conduct in violation of any municipal, state, or federal laws or duly enacted ordinances or regulations.
§ 27-317 Landscaped Buffers and Setbacks.
[Ord. 96-267, 5/2/1996; as amended by Ord. 99-293, 4/1/1999, § 10; by Ord. 99-300, 11/23/1999, §§ 2, 3; by Ord. 2001-317, 9/6/2001, § 4; by Ord. 2004-351, 6/3/2004, § 3; by Ord. 2005-362, 12/15/2005; by Ord. 2006-366, 3/2/2006, § 4; by Ord. 2012-431, 8/2/2012, § 3; by Ord. 2013-438, 9/5/2013; and by Ord. No. 2023-512, 8/3/2023]
2.
Public Streets No-Pave Setback.
A.
Twenty-Five-Foot No-Pave Setback. Multiple-family and nonresidential off-street parking along public streets shall not be located within 25 feet of the adjoining road right-of-way, except as may be modified in § 27-506, Community Character Development (CCD) Overlay Districts.
(1)
No portion of the twenty-five-foot setback shall be paved for any reason except for access drives and internal streets that are perpendicular to the setback area, sidewalks, bikeways, and Streetscape Enhancement Overlay amenities as required by § 27-324 and the Streetscape Enhancement Overlay Design Manual, Exhibit A.[1] See attachments Z-12 through Z-12 in this chapter for more detail.
[1]
Editor's Note: Exhibit A, General Manual of Written and Graphic Design Guidelines - Streetscape Enhancement Overlay District, is included in the online version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit A is also on file in the Township offices.
§ 27-318 Lighting Provisions.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-284, § 7; by Ord. 98-288, 3/26/1998, § 5; by Ord. 99-293, 4/1/1999, § 10; by Ord. 99-300, 11/23/1999, § 4; by Ord. 2006-366, 3/2/2006; by Ord. 2010-403, 10/7/2010; by Ord. 2013-438, 9/5/2013; and by Ord. 2017-471, 6/29/2017]
1.
The following lighting components are herein regulated: streetlights for private and public streets, parking lot, building-mounted, pedestrian-oriented, architectural lights and site lighting, except for public recreation buildings.
[Amended by Ord. No. 2022-505, 1/27/2022]
2.
All exterior parking lots, driveways, interior streets, pedestrian areas, sidewalks and loading areas shall be sufficiently illuminated to provide safe movement on the site.
3.
Conditions Under Which Light Fixtures Are Regulated.
A.
Streetlighting.
(1)
Private Streets.
(a)
Private street lighting shall be designed as context-sensitive "lantern-style" fixtures when required by the Streetscape Enhancement Ordinance, Community Character Districts (CCD) Ordinance or the Planned Residential District Ordinance and shall have fixtures where the source of illumination is a top-down diode that is concealed within the housing of the light fixture. Refer to the Design Guidelines in Exhibit A or B as specified.
(b)
Private street light fixtures that are not required to be context-sensitive may be installed as listed in Subsection 3A(1)(a) above; however, all other types of light fixtures shall be equipped with lenses that are flat and installed parallel to the ground.
(c)
Streetlights shall be installed and maintained at an average interval of 105 feet along arterial roads and at an average interval of 90 feet along all other roads.
(d)
Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
(2)
Public Streets. (None of the requirements herein regulate any poles, fixtures or lights that are directly associated with signalized intersections.)
(a)
Public streetlighting shall be designed as context-sensitive "lantern-style" fixtures when required by the Streetscape Enhancement Ordinance, Community Character Districts (CCD) Ordinance or the Planned Residential Development Ordinance and shall have fixtures where the source of illumination is a top-down diode that is concealed within the housing of the light fixture. Refer to the Design Guidelines in Exhibit A or B as specified.
(b)
Streetlights shall be installed and maintained at an average interval of 105 feet along arterial roads and at an average interval of 90 feet along all other roads.
(c)
Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
B.
Parking Lot Lighting.
(1)
Parking lot lights shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2)
All parking lot light fixtures shall be equipped with lenses that are flat and installed parallel to the ground.
(3)
Lighting shall not be via floodlight nor spotlight, nor any fixture that does not direct light downward.
(4)
Parking lot lights may be attached to poles, buildings or other structures but shall always be installed with flat lenses that are installed parallel to the ground.
C.
Pedestrian-Oriented Lighting (Not in Parking Lots).
(1)
Pedestrian-oriented lights on poles shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2)
Pedestrian-oriented lighting shall not be via floodlight nor spotlight.
(3)
Pedestrian-oriented lighting may be achieved by exposed light bulb strings or similar fixtures. Such fixtures are intended for the lighting of pedestrian-oriented areas and not for placement on building facades or features which are restricted in the "Architectural Lighting" section.
D.
Building-Mounted Lighting (Includes Lighting for Gas Station Canopies and Other Surface-Mounted Light Fixtures).
(1)
Building-mounted lights shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2)
All building-mounted light fixtures shall be equipped with lenses that are flat and installed parallel to the ground. Building lighting shall not be via floodlight nor spotlight, nor any fixture that does not direct light downward. Note: Exceptions may be made by the Township for emergency lighting that is required by the Building Code for illumination during emergencies or power outages.
E.
Architectural Lighting.
(1)
Architectural lighting is intended to allow building owners to highlight architectural features.
(2)
Architectural lighting shall not allow the source of light to be viewed from any property line.
(3)
Architectural lighting may be allowed to have colors or shades that change; however, changes shall not be rapid or flashing.
(4)
Lighting in strips or strings of bulbs/diodes and exposed neon tubes that are affixed to buildings or other appurtenances are not allowed.
F.
Site Lighting.
[Added by Ord. No. 2022-505, 1/27/2022]
(1)
Site lighting includes the lighting of site areas other than what is listed above under certain conditions as regulated herein.
(2)
Site lighting fixtures shall be installed and maintained parallel to the ground.
(3)
Site lighting shall be installed using "fully shielded luminaires" wherein the light fixture lens is not below the light fixture housing nor exposed to view from any property line of the site to which it belongs.
(4)
Applicants shall demonstrate that any proposed site lighting will not adversely affect any adjacent residential uses (existing or approved).
4.
Types of Illumination Source Required.
5.
Allowable Lighting Dispersal (Footcandles Allowed at Property Line).
6.
Correlated Color Temperature (CCT) (for LED-Style Light Fixtures Only).
7.
Light Output Limits.
A.
Wattage output for private street lights shall be 75-watt maximum. (All streetlights shall use a wattage selector.)
B.
Wattage output for public street lights shall be 75-watt maximum. (All streetlights shall use a wattage selector.)
C.
Parking lot lights: not limited.
D.
Pedestrian-oriented lighting: not limited.
E.
Building-mounted lighting: not limited.
F.
Architectural lighting: not limited.
G.
Site lighting: Applicants shall demonstrate the minimum and maximum wattage for the proposed use.
[Added by Ord. No. 2022-505, 1/27/2022]
8.
Allowable Height of Light Fixtures (Height Is Measured from Adjacent Grade to the Highest Point of the Light Fixture).
A.
Streetlights: 13 feet minimum to 20 feet maximum. (Pedestrian-oriented settings are encouraged to have lights installed at lower heights within the allowable range.)
B.
Parking lot lights: 35 feet maximum from the grade surrounding the base.
[Amended by Ord. No. 2022-505, 1/27/2022]
C.
Pedestrian-oriented pole lighting: 13 feet maximum from adjacent grade. Strings of lights for pedestrian-oriented purposes are not limited in height.
D.
Building-mounted lighting: not limited.
E.
Architectural lighting: not limited.
F.
Site lighting: 50 feet maximum from the grade surrounding the base.
[Added by Ord. No. 2022-505, 1/27/2022]
9.
Light Pole Colors.
A.
Pole color for any private or public street lights regulated by the Streetscape Enhancement Ordinance, Community Character District Ordinance or the Planned Residential Development Ordinance shall be RAL 3005 with clear protective coating required.
B.
Pole or fixture color for all other areas is not regulated unless specified in the approved land development plans.
10.
Light Pole Foundations.
A.
Foundation color for any exposed private or public streetlight foundations regulated by the Streetscape Enhancement Ordinance, Community Character District Ordinance or the Planned Residential Development Ordinance shall be integrally colored RAL 3005.
B.
Foundation color for all other lights is not regulated.
C.
Street and pedestrian light pole foundations shall not exceed 10 inches of exposed concrete above-grade. Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
D.
Parking lot light pole foundations are not regulated for height nor color.
E.
Site lighting light pole foundations are not regulated for height nor color.
[Added by Ord. No. 2022-505, 1/27/2022]
§ 27-319 Loading, Servicing, and Circulation.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997, §§ 5 and 6; by Ord. 99-293, 4/1/1999, § 10; and by Ord. 2001-317, 9/6/2001, § 5]
1.
Loading and Servicing.
[Amended by Ord. 2006-369, 4/5/2006, § 2; and by Ord. No. 2023-512, 8/3/2023]
A.
Location. Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of businesses by refuse collections, fuel and other service vehicles shall be located at the side or rear of all buildings, and shall not face a street, a residential zoning district, a residential use, a Planned Residential Development, a Planned Neighborhood Development, nor a Community Character Development District. Loading areas shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of accessways or automobile parking facilities. This restriction is not applicable to I-79 or the Pennsylvania Turnpike.
B.
Loading docks must be of sufficient size to accommodate normal peak load requirements.
C.
Service bays and garage doors used to service all uses like, but not limited to, automotive type uses, warehouse type uses, manufacturing, industrial, and similar types of uses shall not face any public street, a residential zoning district. a residential use, a Planned Residential Development, a Planned Neighborhood Development, nor a Community Character Development District.
D.
If the loading and servicing requirements above prohibit all possible locations of service bays and garage doors on an otherwise permitted building, the Township shall determine the least detrimental impact to the surrounding context.
E.
Where there are multiple uses within a development, shared loading areas shall be used among as many uses as practical.
2.
Interior Circulation. The interior circulation of traffic in commercial and industrial areas shall be designated so that no driveway or access lane providing parking spaces shall be used as a through street.
3.
Emergency Access. The applicant shall demonstrate to the satisfaction of the Township that all buildings shown on a site development plan can be adequately accessed by emergency fire-fighting vehicles and other emergency equipment.
4.
Traffic Control. No design shall be approved which is likely to create substantial traffic hazards endangering the public safety, nor which is inconsistent with the recommendations and findings of any officially adopted Township traffic study. Traffic control devices may include traffic signals, overhead flashing lights and delineators, such as medial barriers, and not be limited to acceleration and deceleration lanes, turning lanes, one-way traffic flow, traffic and lane markings and signs. The plan for traffic control shall provide off-site traffic flow and safety. The developer shall be responsible for the construction of any such traffic control devices.
[Amended by Ord. 2005-362, 12/15/2005]
5.
Trash Pickup. Receptacles or compactors for trash, refuse, recyclables, and the like, located on a nonresidential lot or parcel in a nonresidential zoning district that are contiguous, abutting, or adjacent to residential zoned property shall not be accessed for pickup, delivery, or removal between the hours of 10:00 p.m. and 6:00 a.m.
[Amended Ord. 2006-369, 4/5/2006, § 2]
§ 27-320 Stormwater Detention Basins.
[Added by Ord. 2004-351, 6/3/2004, § 4; as amended by Ord. 2005-362, 12/15/2005; by Ord. 2010-403 10/7/2010; and by Ord. No. 2023-512, 8/3/2023]
All stormwater detention basins shall be designed and constructed in accordance with the code. Furthermore, stormwater detention basins shall meet the following requirements:
A.
Setbacks.
(1)
Setback from Adjacent Properties. Stormwater detention basins shall be set back a minimum of 20 feet from all lot lines.
(2)
Setback from Structures. Stormwater detention basins shall be set back a minimum of 30 feet from all existing and proposed structures including porches, decks and other similar structures.
(3)
The setback distance shall be measured landward from the maximum 100-year stormwater surface elevation of the basin during a 100-year storm.
B.
Basins Along Streets and Within Buffer Areas. Except for underground basins, any basin located closer than 50 feet to a street right-of-way or within a required buffer yard or landscaping strip shall be designed as a wet basin or as a naturalized basin. For Planned Residential Developments reference § 27-903.7.B(2).
C.
Landscaping. All stormwater detention basins shall be landscaped in accordance with the guidelines outlined in the latest edition of the Pennsylvania Stormwater Best Management Practices Manual as published by the Pennsylvania Department of Environmental Protection.
§ 27-321 Forestry Activities (Timber Harvesting).
[Ord. 2004-352, 7/1/2004, § 2; Ord. 2005-362, 12/15/2005; Ord. No. 2025-523, 3/6/2025]
1.
Purpose. In order to conserve forested open space and the environmental and economic benefits they provide, it is the policy of Cranberry Township to encourage the owners of forest land to continue to use their land for forestry purposes, including the long-term production of timber, recreation, wildlife, and amenity values. The timber harvesting regulations contained in Subsections 1 through 9 are intended to further this policy by:
2.
Applicability. To encourage maintenance and management of forested or wooded open space and promote the conduct of forestry as a sound and economically viable use of forested land throughout the Township, forestry activities, including timber harvesting, shall be a permitted use by right in all zoning districts. Subsections 2 through 9 apply to all timber harvesting within the Township where the value of the trees, logs, or other timber products removed exceeds $1,000. These provisions do not apply to the cutting of trees for the personal use of the landowner, for pre-development timber stand improvement that occurs as a result of an approved land development plan. Operations that may affect a public utility or require a grading permit may be subject to additional review.
A.
When a property owner wishes to conduct or permit to be conducted a timber harvesting operation on their property, such owner shall obtain a timber harvesting permit from the Township prior to the commencement of any work. See Subsection 2 for operations that are exempt from obtaining a timber harvesting permit.
(1)
Electronic submittal of all requirements listed herein in compliance with this chapter.
3.
Logging plan. Every landowner on whose land timber harvesting is to occur shall prepare a written logging plan in the form specified by this section. No timber harvesting shall occur until the plan has been prepared and a permit has been issued by the Township. The provisions of the plan shall be followed throughout the operation. The plan shall be available at the harvest site at all times during the operation and shall be provided to the Township upon request.
A.
The Township shall be notified in writing before any timber harvesting operation begins so that the Township may determine if other Township permits or approvals are required for the particular operation. The Township shall be notified at the following times:
4.
Responsibility for Compliance. The landowner and the timber harvesting/logging operator shall be jointly and severally responsible for complying with the terms of the logging plan.
5.
Contents of the logging plan.
A.
Minimum requirements. As a minimum, the logging plan shall include the following:
(1)
Design, construction, maintenance, and retirement of the access system, including haul roads, skid roads, skid trails and landings;
(2)
Design, construction, and maintenance of water control measures and structures such as culverts, broad-based dips, filter strips, and water bars;
(3)
Design, construction, and maintenance of stream and wetland crossings; and
(4)
The general location of the proposed operation in relation to municipal and state highways, including any accesses to those highways.
B.
Map. Each logging plan shall include a sketch map or drawing containing the following information:
(1)
Site location and boundaries, including both the boundaries of the property on which the timber harvest will take place and the boundaries of the proposed harvest area within that property.
(2)
Significant topographic features related to potential environmental concerns such as steep slopes, wetlands, streams and other natural features.
(3)
Location of all earth disturbance activities such as roads, landings, and water control measures and structures.
(4)
Location of all crossings of waters of the commonwealth.
(5)
The general location of the proposed operation to municipal and state highways, including any accesses to those highways.
(6)
A 50-foot buffer zone where the forestry activities will take place adjacent to an existing housing development or home site. Where there are no adjacent residential developments or home sites, a 25-foot buffer shall be provided.
C.
Compliance with state law. The logging plan shall address and comply with the requirements of all applicable state laws and regulations, including, but not limited to, the following:
(1)
Erosion and sedimentation control regulations contained in 25 Pennsylvania Code, Chapter 102, promulgated pursuant to the Clean Streams Law (35 P.S. § 691.1 et seq.);
(2)
Stream crossing and wetlands protection regulations contained in 25 Pennsylvania Code, Chapter 105, promulgated pursuant to the Dam Safety and Encroachments Act (32 P.S. § 693.1 et seq.).
D.
Relationships of state laws, regulations, and permits to the logging plan. Any permits required by state laws and regulations shall be attached to and become part of the logging plan. An erosion and sedimentation pollution control plan that satisfies the requirements of 25 Pennsylvania Code, Chapter 102, shall also satisfy the requirements for the logging plan and associated map specified in Subsections 5A and B of this section, provided that all information required by these Subsections is included or attached.
6.
Forest practices. The following requirements shall apply to all timber harvesting operations in the Township.
A.
Felling or skidding on or across any public street/road is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of the street/road. No tops or slash shall be left within 25 feet of any public street/road or private roadway providing access to adjoining residential property.
(1)
All tops and slash between 25 and 50 feet from a public street/road or private roadway providing access to adjoining residential property or within 50 feet of adjoining residential property shall be lopped to a maximum height of four feet above the surface of the ground.
(2)
No tops or slash shall be left on or across the boundary of any property adjoining the operation without the consent of the owner thereof.
(3)
Littering resulting from a timber harvesting operation shall be removed from the site before it is vacated by the operator.
7.
Responsibility for road maintenance and repair; road bonding. Pursuant to Title 75 Pennsylvania Consolidated Statutes, Chapter 49; and Title 67 Pennsylvania Code, Chapter 189, the landowner and the operator shall be responsible for repairing any damage to Township streets/roads caused by traffic associated with the timber harvesting operation to the extent the damage is in excess of that caused by normal traffic and may be required to furnish a bond to guarantee the repair of such damages.
8.
Waivers and Enforcement.
A.
The Township shall have the right to waive any requirements of this section. The Township shall also have the right to add any additional conditions, including additional bonding or other financial security for the actual restoration of damaged roads, deemed necessary to protect the health, welfare and safety of the residents of the Township.
B.
The Township Manager or his/her designee shall be the enforcement officer for this section.
C.
The Township Manager or his/her designee may enter the site of any timber harvesting operation before, during, or after active logging to:
D.
Inspections. The Township Enforcement Officer may go upon the site of any timber harvesting operation before, during, or after active logging to:
9.
Violations and Penalties.
A.
Upon finding that a timber harvesting operation is in violation of any provision of this section, the Township shall issue the logging operator and the landowner a written notice of violation in accordance with the provisions of this chapter regarding enforcement notices, describing each violation and specifying a date by which corrective action must be taken.
B.
The Township may order the immediate suspension of any timber harvesting operation and may institute any appropriate action to prevent, restrain, correct, or abate the violation of this section upon finding that:
C.
Suspension orders shall be in writing, shall be issued to the logging operator and the landowner and shall remain in effect until the timber harvesting operation is brought into compliance with this section or other applicable statutes or regulations.
§ 27-322 Building Mechanicals Screening.
[Added by Ord. 2006-369, 4/5/2006, § 3]
1.
On all nonresidential and multifamily residential buildings, all building mechanical systems, such as air-conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar building features, whether on the building roof or on the ground, shall be integrated into the overall design and character of the building and completely screened from view from adjoining properties and streets, to the extent screening is physically practical.
2.
Screening devices such as landscaping, decorative masonry walls, architectural features, or opaque fencing shall be used. Architectural screening shall be compatible with the architectural treatment of the principal building.
§ 27-323 Permitted Street Types by District.
[Added by Ord. 2006-371, 4/5/2006, § 3; amended by Ord. 2013-438, 9/5/2013]
Street types utilized within a zoning district shall be selected from the street types permitted in that district, as outlined in 27 Attachment 8. Collector and arterial streets are permitted, as appropriate, within any district. All streets shall be constructed in accordance with the requirements of Chapter 17, Public and Private Improvements. Rights-of-way indicated on street specifications for streets contained within a development site may be public or private, as appropriate, and at the discretion of the Township.
§ 27-324 Streetscape Enhancement Overlay District.
[Added by Ord. 2009-394, 11/5/2009, § 1]
1.
Intent. Provisions for the Streetscape Enhancement Overlay District are intended to comply with the regulations below and to implement Exhibit A, a General Manual of Written and Graphic Design Guidelines for the Streetscape Enhancement Overlay District.[1]
[1]
Editor's Note: Exhibit A is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode 360®). Exhibit A is also on file in the Township offices.
2.
Purpose. The purpose of the Streetscape Enhancement Overlay District is to:
B.
Implement the Comprehensive Plan for Cranberry Township.
C.
Implement Exhibit A, General Manual of Written and Graphic Design Guidelines, Streetscape Enhancement Overlay District.
D.
Provide an overall cohesive character for the streetscapes.
E.
Promote pedestrian circulation, pedestrian-oriented streetscapes, and bicycling.
F.
Enhance the streetscapes with effective and unified street walls and street edges.
G.
Enhance the streetscapes with pedestrian pockets, pergolas, pavilions, and gazebos.
H.
Enhance the character of the streetscapes with effective and unified street trees and other landscaping, streetlighting, hardscapes, street furniture, accessory structures, and signage.
I.
Enhance off-street parking lots.
3.
Applicability.
A.
The Streetscape Enhancement Overlay District shall be as shown on the Cranberry Township Zoning Map, as may be amended from time to time.
B.
The Streetscape Enhancement Overlay District, including Exhibit A,[3] applies to the development of properties abutting certain arterial and collector streets, or portions thereof, as set forth on the Township Zoning Map when one of the following criteria are applicable:
[Amended by Ord. 2011-411, 3/3/2011, § 3]
(1)
Any new land development; or
(2)
Any land development involving a site modification of 1,501 square feet or greater; or
(3)
Any change of use that is a conditional use where the new use comprises 80% or more of the building where it is located and the building is 15,000 square feet or larger.
[3]
Editor’s Note: Exhibit A, General Manual of Written and Graphic Design Guidelines – Streetscape Enhancement Overlay District, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit A is also on file in the Township offices.
C.
All streetscape enhancements, except for street walls, shall be installed along any new public or private street that is to be perpendicular to a street within the Streetscape Enhancement Overlay District.
[Added by Ord. 2012-431, 8/2/2012, § 4]
4.
5.
Application Requirements.
A.
Streetscape Plan Submission for Preliminary Plan and Final Plan Approval, and Conditional Use Approval.
(1)
The streetscape plan shall implement the provisions in Exhibit A, General Manual of Written and Graphic Design Guidelines, Streetscape Enhancement Overlay District, as well as all applicable provisions of the Cranberry Township Subdivision and Land Development Ordinance, to address the following features where applicable, all in accordance with Exhibit.
(a)
Accessory structures.
(b)
Benches, which shall be uniform as per Exhibit A.
(c)
Bicycle lanes.
(d)
Bicycle racks.
[Amended by Ord. 2012-431, 8/2/2012, § 5]
(e)
Crosswalks, which shall be uniform as per Exhibit A.
(f)
Off-street parking lots.
(g)
Pedestrian pockets.
(h)
Pergolas, pavilions and gazebos.
(i)
Sidewalks and street edge strips.
(j)
Signage.
(k)
Bus shelters.
(l)
Streetlights, which shall be uniform as per Exhibit A.
(m)
Street trees and other landscaping, in accordance with § 22-612 of the Cranberry Township Subdivision and Land Development Ordinance.
(n)
Streetscape, Street Walls, and Other Street Edges. Street walls shall be uniform as per Exhibit A.
(o)
Traffic signals and signs.
(p)
Waste receptacles, which shall be uniform as per Exhibit A.
(2)
The streetscape enhancement uniform described above is summarized in the following chart, and detailed in Exhibit A.
[Amended by Ord. 2012-431, 8/2/2012, § 6]
Streetscape Enhancement Uniformity | ||
|---|---|---|
Requirement | Design Details: See Exhibit A. | Color/Type |
Streetlights | Pages 13 to 13.2 | Cranberry color, RAL 3005 |
Benches | Page 3 | Cranberry color, RAL 3005 |
Bicycle racks | Page 5 | Cranberry color, RAL 3005 |
Crosswalks | Page 6 | Red clay brick |
Waste receptacle | Page 17 | Cranberry color, RAL 3005 |
Street trees | ||
Hedge | Pages 15.7, 15.9 | Choice of 4 plant types |
Brick Wall and Piers | Pages 15 to 15.8 | Red clay brick |
Steel, iron, or comparable metal fence | Pages 15.1 to 15.8 | Black |
NOTE: Exhibit A provisions the design details and requirements. |
(3)
The streetscape plan shall meet all graphic and cartographic requirements set forth for a preliminary plan, and for a final plan in the Cranberry Township Subdivision and Land Development Ordinance.
(4)
When a front or side building facade is not located within 25 feet, and parallel to, the road right-of-way, a continuous street wall shall be formed along the entire property frontage. When a building facade meets these requirements, the street wall shall not be required along the portion of the frontage where the building is located. See Drawing Z-12 found in 27 Attachment 9.
[Amended by Ord. 2012-431, 8/2/2012, § 7]
(5)
A street wall shall be built and maintained in accordance with Exhibit A and the following:
(a)
Whenever arterial streets intersect with other public streets and to the extent technically feasible, a thirty-inch-tall solid brick wall or thirty-inch brick piers at twenty-one-foot intervals, connected by black wrought iron, steel, or a comparable metal fence, shall be built and maintained along the property boundary or at a minimum of a 42 feet in each direction.
(b)
Along other sections of streets that have parking lots facing the street, brick piers at twenty-one-foot intervals, connected by black wrought iron, steel or a comparable metal fence, shall be installed and maintained, and low shrubs shall be located on the street side of the piers and fence.
(c)
Along other sections of streets that have basins, fields, or other green areas (i.e., not with an off-street parking lot) are to be screened, with a continuous hedgerow, or with brick piers at twenty-one-foot intervals, connected by hedges, which shall be installed and maintained.
(d)
Along all other sections of streets that have buildings 25 feet or more from the road right-of-way, a continuous hedgerow, or brick piers at twenty-one-foot intervals connected by hedgerows shall be installed and maintained.
[Amended by Ord. 2012-431, 8/2/2012, § 8]
(7)
All street walls at arterial street intersections shall have a uniform look so that arterial street corners, collector street corners and other street corners shall have the same treatment, that of a thirty-inch-tall solid brick wall or thirty-inch-tall brick piers at twenty-one-foot intervals, connected by black wrought iron, steel, or a comparable metal fence and low shrubs on the street side of the piers and fencing, extending at least 42 feet in each direction from the corner, as shown in Exhibit A.
[Amended by Ord. 2012-431, 8/2/2012, § 9]
(8)
Street trees are intended to add charm, beauty, and shade to streets. Street trees also provide a landscape architectural complement to the architectural alignment of buildings. Street trees shall be in accordance with the Cranberry Township Subdivision and Land Development Ordinance (§ 22-612).
[Amended by Ord. 2012-431, 8/2/2012, § 10]
6.
Implementation. The Streetscape Design Guidelines shall be implemented as follows:
A.
All improvements shall be maintained by the property owner abutting the road right-of-way.
B.
Any structure and improvement that is damaged destroyed or otherwise nonfunctional shall be replaced or repaired within 90 days of receipt of notice from the Township to replace or repair same.
C.
All other applicable requirements of other codes, ordinances, and regulations of Cranberry Township shall be met.
§ 27-325 Solar-Energy System (Accessory Use).
[Ord. No. 2024-515, 5/2/2024[1]]
1.
Township zoning approval and a building permit is required for the construction of any solar energy system.
A.
The building permit application shall indicate the location of the proposed system and shall identify where on the ground or building that the solar equipment is to be placed.
2.
The applicant shall demonstrate through project planning and proposed mitigation that the proposed system's impact will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, system design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
3.
Where the installation of the system constitutes a land development, all provisions of applicable ordinances shall be met.
4.
Construction of any solar energy system shall comply with all applicable rules, laws and regulations of the United States Federal Aviation Administration. Documentation of compliance shall be provided to the Township.
5.
To the extent applicable, all solar energy systems shall comply with the Pennsylvania Uniform Construction Code and the regulations adopted by the Pennsylvania Department of Labor and Industry.
6.
All electrical components of solar energy systems shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards.
7.
Solar energy systems shall not be artificially illuminated, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety or for safety reasons.
8.
Solar energy systems shall not display advertising, except for reasonable identification of the system manufacturer.
9.
All on-site utility, transmission lines, and plumbing shall be placed underground to the extent feasible.
10.
All potential on-site energy storage infrastructure and equipment must be commensurate with the scale of energy production and the applicant must demonstrate such with their application.
11.
Building-Mounted Solar Energy Systems.
A.
A roof-mounted or wall-mounted solar energy system may be located on a principal or accessory building.
B.
Any solar energy system mounted on roofs or walls of any building shall be subject to the maximum height regulations specified for principal and accessory buildings, respective to the structure it is mounted on, within each of the underlying zoning districts.
C.
Roof-mounted solar panels shall not extend beyond any portion of the roof edge.
12.
Ground-Mounted Solar Energy Systems.
A.
Ground-mounted solar energy systems shall comply with the maximum lot coverage requirements of the zoning district in which the system is constructed. Additionally, in residentially zoned districts, ground-mounted solar energy systems shall not exceed 5% of the lot area. The surface area of the arrays of a ground-mounted solar energy system, regardless of the mounted angle of any solar panels, shall be considered impervious and calculated in the lot coverage of the lot on which the system is located.
B.
Solar energy systems shall meet the accessory structure setbacks that may apply in the zoning district within which the system is constructed, and, where no such setback is specified, the system shall be no closer than 10 feet to any property line. When ground-mounted solar energy systems are accessory to a nonresidential use adjoining any residential district or use they shall be set back a minimum of 100 feet from the lot line adjoining the residential district or use.
C.
Ground-mounted solar energy systems shall not exceed 10 feet in height above the ground elevation surrounding the system.
13.
No solar equipment or system shall be attached to a tree, or any other natural object or structure not intended to support such a system.
[1]
Editor's Note: This ordinance also repealed former § 27-325, Solar-Energy Facility as Accessory Use, adopted by Ord. No. 2010-397, 6/24/2010, as amended by Ord. No. 2023-510, 6/1/2023.
§ 27-326 Wind-Energy System (Accessory Use).
[Ord. No. 2024-515, 5/2/2024[1]]
1.
Township zoning approval and a building permit is required prior to the construction of any wind energy system.
A.
The building permit application shall indicate the location of the proposed system.
2.
The applicant shall demonstrate through project planning and proposed mitigation that a proposed system's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, system design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
3.
Where the installation of the system constitutes a land development, all provisions of applicable ordinances shall be met.
4.
Construction of any wind energy system shall comply with all rules, laws and regulations of the United States Federal Aviation Administration. Documentation of compliance shall be provided to the Township.
5.
To the extent applicable, all wind energy systems shall comply with the Pennsylvania Uniform Construction Code and the regulations adopted by the Pennsylvania Department of Labor and Industry.
6.
All electrical components of wind energy systems shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards.
7.
Wind energy systems shall not be artificially illuminated, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety.
8.
Wind energy systems shall not display advertising, except for reasonable identification of the facility manufacturer.
9.
All on-site utility and transmission lines shall be placed underground to the extent feasible.
10.
Setbacks.
A.
From buildings: 1.1 times the height of the wind energy system at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part; except where the system is mounted to a building, the setback shall not be required between the system and the building to which it is attached.
B.
From property lines: 1.1 times the height of the wind energy system at its tallest point, measured from the bottom of the system base to the highest reach of any movable or immobile part.
C.
From public roads: 1.1 times the height of the wind energy system at its tallest point, measured from the bottom of the system base to the highest reach of any movable or immobile part.
D.
Each vertically oriented wind energy system mounted on a building shall be separated from any other wind energy system by 1.1 times the height of the system, measured from the point at which the system is mounted to the building, to the highest reach of any movable or immobile part of the system.
E.
All wind energy systems shall meet the applicable accessory structure setbacks that may apply in the zoning district within which the system is constructed.
11.
Maximum height: 50 feet maximum height in all zoning districts, with height of a turbine being measured from ground level to the tip of the blade fully extended perpendicular to the ground plane.
12.
Minimum vertical clearance of a turbine is 15 feet, being measured between ground level and the lowest movable component when at its lowest point.
13.
The color shall be a neutral and nonreflective tone, such as white, off-white, or gray. The system coloring shall be solid, and any alphabetical or numerical characters shall be representative of the system manufacturer only and shall comprise no more than five square feet.
14.
Ground-mounted wind energy systems shall comply with the maximum lot coverage requirements of the zoning district in which the system is constructed. Additionally, in residentially zoned districts, ground-mounted wind energy systems shall not exceed 5% of the lot area. The wind turbine area shall be considered impervious and calculated in the lot coverage of the lot on which the system is located.
[1]
Editor's Note: This ordinance also repealed former § 27-326, Wind-Energy Facility as Accessory Use, adopted by Ord. No. 2010-397, 6/24/2010.
§ 27-327 Wireless Communications Facilities.
[Added by Ord. 2014-448, 10/2/2014; amended by Ord. No. 2022-507, 3/3/2022]
1. ACCESSORY EQUIPMENT ANTENNA CO-LOCATION CONTEXT-SENSITIVE EMERGENCY EQUIPMENT COMPOUND FRONT FACADE AREA HEIGHT OF WCF MODIFICATION or MODIFY MONOPOLE PERSON REPLACEMENT RIGHT-OF-WAY (ROW) STEALTH TECHNOLOGY TECHNICALLY FEASIBLE UTILITY EQUIPMENT UTILITY POLE WIRELESS WIRELESS COMMUNICATIONS FACILITY (WCF)A. B. C. (1) (2) (3) (4) (5) (6) D. WIRELESS COMMUNICATIONS FACILITY APPLICANT (WCF APPLICANT) WIRELESS SUPPORT STRUCTURE (WSS)
Definitions. As used in this section, the following terms shall have the meanings indicated:
Any equipment serving or being used in conjunction with a wireless communications facility or wireless support structure. The term "accessory equipment" includes, but is not limited to, utility or transmission equipment, power supplies, generators, batteries, cables, equipment buildings, cabinets and storage sheds, shelters or similar structures.
An apparatus designed for the purpose of emitting radio frequency (RF) radiation, to be operated or operating from a fixed location pursuant to Federal Communications Commission authorization, for the provision of wireless service and any commingled information services.
The mounting of one or more WCFs, including antennas, on a preexisting structure, or modifying a structure for the purpose of mounting or installing a WCF on that structure.
As defined in § 27-202.
A condition that:
An area surrounding or adjacent to a wireless support structure within which base stations, power supplies, or accessory equipment are located.
As defined in § 27-202.
The vertical distance measured from the ground level, including any base pad, to the highest point on a WCF, including antennas mounted on the tower and any other appurtenances.
The improvement, upgrade or expansion of existing wireless communications facilities or base stations on an existing wireless support structure or the improvement, upgrade, or expansion of the wireless communications facilities located within an existing equipment compound, if the improvement, upgrade, expansion or replacement does not substantially change the physical dimensions of the wireless support structure.
A wireless support structure which consists of a single pole, designed and erected on the ground or on top of a structure, to support communications antennas and connecting appurtenances.
Individuals, corporations, companies, associations, joint-stock companies, firms, partnerships, limited-liability companies, corporations and other entities established pursuant to statutes of the Commonwealth of Pennsylvania, provided that "person" does not include or apply to the Township or to any department or agency of the Township.
The replacement of existing wireless communications facilities on an existing wireless support structure or within an existing equipment compound due to maintenance, repair or technological advancement with equipment composed of the same wind loading and structural loading that is substantially similar in size, weight and height as the wireless communications facilities initially installed and that does not substantially change the physical dimensions of the existing wireless support structure.
As defined in § 27-202.
Camouflaging methods applied to wireless communications facilities and accessory equipment which render them more visually appealing or blend the proposed facility into the existing structure or visual backdrop in such a manner as to render it minimally visible to the casual observer. Such methods include, but are not limited to, architecturally screened roof-mounted antennas, building-mounted antennas painted to match the existing structure and facilities constructed to resemble trees, shrubs, and light poles.
By virtue of engineering or spectrum usage, the proposed placement for a small wireless communications facility or its design or site location can be implemented without a material reduction in the functionality of the small wireless communications facility.
As defined in § 27-202.
A pole or similar structure that is or may be used, in whole or in part, by or for telecommunications, electric distribution, lighting, traffic control, street signage or a similar function or for co-location. The term includes the vertical support structure for traffic lights or horizontal structures to which signal lights or other traffic control devices are attached.
Transmissions through the airwaves, including, but not limited to, infrared line of sight, cellular, PCS, microwave, satellite, or radio signals.
An antenna facility or a wireless support structure that is used for the provision of wireless service, whether such service is provided on a stand-alone basis or commingled with other wireless communications services. Types of wireless communications facilities shall include:
MICRO WIRELESS FACILITY (MICRO WCF)A wireless communications facility installed by a franchised cable operator on an existing cable strand that:
NON-TOWER WIRELESS COMMUNICATIONS FACILITY (NON-TOWER WCF)Wireless communications facilities co-located on existing structures, such as, but not limited to, buildings, water towers, electrical transmission towers, utility poles, light poles, traffic signal poles, flag poles and other similar structures that do not require the installation of a new tower. Each antenna associated with the deployment is no more than three cubic feet in volume excluding the associated equipment. Replacement of an existing WCF facility shall not exceed the volume of the existing antenna. (See 27 Attachment 7.[1])
SMALL WIRELESS COMMUNICATIONS FACILITY (SMALL WCF)A wireless communications facility that meets the following criteria (See 27 Attachment 7.[2]):
The structure on which antenna facilities are mounted:
Each antenna associated with the deployment (excluding the associated equipment) is no more than three cubic feet in volume; and
All antenna equipment associated with the facility (excluding antennas) are cumulatively no more than 28 cubic feet in volume; and
The facilities do not require antenna structure registration under 47 CFR Part 17;
The facilities are not located on tribal lands, as defined under 36 CFR 800.16(x); and
The facilities do not result in human exposure to radio frequency radiation in excess of the applicable safety standards specified in 47 CFR 1.1307(b).
TOWER-BASED WIRELESS COMMUNICATIONS FACILITY (TOWER-BASED WCF)Any wireless support structure and wireless communication facility over 50 feet in height that is used for the primary purpose of supporting one or more antennas, including, but not limited to, self-supporting lattice towers, guy towers and monopoles, and the accompanying antenna and accessory equipment. (See 27 Attachment 7.[3])
Any person, firm or entity seeking to place a WCF within the boundaries of the Township.
A utility pole, monopole, tower, base station, building, or any other structure, whether or not it has an existing antenna facility, that is used or to be used for the provision of wireless service (whether on its own or comingled with other types of services).
[1]
Editor's Note: Attachment 7, Matrix of Wireless Communications Facility Classifications, is included as an attachment to this chapter.
[2]
Editor's Note: Attachment 7, Matrix of Wireless Communications Facility Classifications, is included as an attachment to this chapter.
[3]
Editor's Note: Attachment 7, Matrix of Wireless Communications Facility Classifications, is included as an attachment to this chapter.
2.
Intent. The intent of this section is to:
A.
Promote the health, safety, and welfare of Township residents and businesses with respect to WCFs.
B.
Provide for the managed development of WCFs in a manner that enhances the benefits of wireless communication and accommodates the needs of both Township residents and wireless carriers in accordance with federal and state laws and regulations.
C.
Establish procedures for the design, siting, construction, installation, maintenance and removal of tower-based, non-tower-based WCFs, and small WCFs in the Township, both inside and outside the public rights-of-way.
D.
Address new wireless technologies, including, but not limited to, distributed antenna systems (DAS), data collection units, small wireless communications facilities, and other WCFs.
E.
Encourage the co-location of WCFs on existing structures rather than the construction of new wireless support structures.
F.
Protect Township residents from potential adverse impacts of wireless communications facilities and preserve, to the extent permitted under law, the visual character of established communities and the natural beauty of the landscape.
G.
Comply with all provisions and requirements of the Federal Communications Commission's 2018 Third Report and Order and Declaratory Ruling, the Pennsylvania Small Wireless Facilities Deployment Act of 2021,[4] as amended, and any other applicable state and/or federal regulations.
[4]
Editor's Note: See 53 P.S. § 11704.1 et seq.
3.
Applicability.
A.
All WCFs, as defined herein, shall comply with all applicable terms and provisions of this section.
B.
WCFs for which a building permit has been issued prior to the effective date of this section shall not be required to meet the requirements of this section except for the annual reimbursement for ROW usage.
C.
This section shall not govern the installation of any amateur radio facility that is owned or operated by a federally licensed amateur radio station operator or is used exclusively for receive-only antennas.
D.
Noncommercial Usage Exemption. Township citizens utilizing satellite dishes and antennas for the purpose of maintaining television, phone, and/or internet connections at their respective residences shall be exempt from this section.
E.
Public Exemption. All wireless communications facilities are permitted as uses by right if the property in question contains one or more of the following principal uses: municipal properties, public recreation, public utility facilities, solar energy facility, or wind energy facility.
F.
This section shall supersede all conflicting requirements of other chapters of this Code regarding the locating and permitting of wireless communications facilities.
4.
Authorized Uses.
A.
Refer to 27 Attachment 2. "Table of Authorized Principal Uses, Zoning Districts Where Use is Authorized, and Method of Authorization," for zoning districts in which WCFs are permitted. Any WCF which is identified as requiring conditional use approval shall also comply with the express standards and criteria for uses authorized by conditional use as set forth in Part 7 of this chapter.
B.
Refer to 27 Attachment 3, "Table of Authorized Accessory Uses, Zoning District Where Authorized, and Method of Authorization," for zoning districts in which any WCF accessory uses are permitted. Any WCF which is identified as requiring conditional use approval shall also comply with the express standards and criteria for uses authorized by conditional use as set forth in Part 7 of this chapter.
5.
Procedures.
A.
Application. Each WCF applicant proposing the construction of a WCF shall complete and submit all appropriate applications in accordance with the requirements of this section prior to beginning construction of such WCF.
B.
Permits. WCF applicants proposing the modification of an existing WCF or the construction of a new WCF shall obtain all required permits from the Township prior to beginning such construction or modification. New construction and modifications shall be prohibited without a zoning permit.
C.
Fees. The Township may assess appropriate and reasonable permit fees, as delineated or limited by the WBCA or any other applicable state and/or federal laws or regulations, which are directly related to the Township's actual costs in reviewing and processing applications for approval as well as related inspection, monitoring and related costs.
D.
Engineer Signature. All plans and drawings shall contain a seal and signature of a professional structural engineer licensed in the Commonwealth of Pennsylvania.
E.
Retention of Experts. Except as limited by applicable federal or state laws, the Township may hire any consultant(s) and/or expert(s) necessary to assist the Township in reviewing and evaluating the application for approval of the WCF and, once approved, in reviewing and evaluating any potential violations of the terms and conditions of this section. The applicant and/or owner of the WCF shall reimburse the Township for all reasonable costs of the Township's consultant(s) in providing expert evaluation and consultation in connection with these activities.
F.
Applicable Time Frames. The following table details the applicable time frames for notice of incompleteness and final decision for each type of WCF application:
Type of WCF/Application | Notice of Incompleteness | Final Decision |
|---|---|---|
Eligible facilities request | No more than 30 calendar days from receipt of initial application; 10 calendar days from receipt of supplemental application for subsequent notices | 60 total calendar days from receipt of initial application |
Small WCF (co-located) | No more than 10 business days from receipt of initial or supplemental application | 60 total calendar days from receipt of initial application |
Small WCF (new or replacement) wireless support structure | No more than 10 business days from receipt of initial or supplemental application | 90 total calendar days from receipt of initial application |
Non-tower WCF | No more than 30 calendar days from receipt of application for initial notice; 10 calendar days from receipt of supplemental application for subsequent notices | 90 total calendar days from receipt of initial application |
Tower-based WCF | No more than 30 calendar days from receipt of application for initial notice; 10 calendar days from receipt of supplemental application for subsequent notices | 150 total calendar days from receipt of initial application |
G.
Inspection. The Township reserves the right to inspect any WCF to ensure compliance with the provisions of this section and any other provisions found within the Township Code or state or federal law. The Township and/or its agents shall have the authority to enter the property upon which a WCF is located at any time, upon reasonable notice to the operator, to ensure such compliance.
6.
Regulations Applicable to All Wireless Communications Facilities.
A.
Standard of Care. All WCFs shall meet or exceed all applicable standards and provisions of the FAA, the FCC and any other agency of the state or federal government with the authority to regulate wireless communications facilities, the latest National Electrical Safety Code (NESC). American National Standards Institute (ANSI), and the structural standards of the American Association of State Highway and Transportation Officials or any other industry standard applicable to the structure. In case of conflict, the most stringent requirements shall prevail. All necessary certifications shall be obtained by the WCF applicant and provided to the Township.
B.
Eligible Facilities Requests.
(1)
WCF applicants proposing a modification to an existing WCF shall be required only to obtain a building permit from the Township Zoning Officer. In order to be considered for such permit, the WCF applicant must submit a permit application to the Township Zoning Officer in accordance with applicable permit policies and procedures. Such permit application shall clearly state that the proposed modification constitutes an eligible facilities request pursuant to the requirements of 47 CFR 1.6100. The permit application shall detail all dimensional changes being made to the WCF and wireless support structure.
C.
Design.
(1)
WCFs, including all associated antennas, wireless support structures, accessory equipment, sheds, buildings, and the like, shall be context-sensitive, employ stealth technology, and be treated to match any wireless support structure, when applicable, in order to minimize aesthetic impact. The application of such treatments shall be subject to the approval of the Township.
(2)
Wind and Ice. All WCFs shall be designed to withstand the effects of wind gusts and ice to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronics Industry Association and Telecommunications Industry Association (ANSI/TIA-222, as amended), or to the industry standard applicable to the structure.
(3)
Aviation Safety. WCFs shall comply with all federal and state laws and regulations concerning aviation safety.
D.
Location.
(1)
All WCFs shall be located on an existing wireless support structure whenever practical and technically feasible.
(2)
Should co-location on an existing wireless support structure not be possible, the proposed WCF shall be co-located on an existing structure that does not support a WCF, including, but not limited to, a utility pole or building.
(3)
Should co-location not be possible, the proposed WCF may be located on a new wireless support structure and shall abide by the general regulations set forth in this subsection as well as § 27-327.8.
(4)
WCFs shall not be located in the front facade area of the following uses: single-family detached, single-family semidetached, quad dwelling, two-family dwelling, townhouse, or row dwelling. This restriction shall not apply in instances involving co-location on an existing nonconforming building or structure that already holds WCF equipment.
(5)
Historic Buildings. No WCF may be located on a building or structure that is listed on either the National or Pennsylvania Register of Historic Places, or is eligible to be so listed, or is listed on the official historic structures and/or historic districts list maintained by the Township, or has been designated by the Township to be of historical significance. This restriction shall not apply in instances in which the historic building or structure in question holds WCF equipment on the date of adoption of this section.
E.
Operations.
(1)
Radio Frequency Emissions. A WCF shall not, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including, but not limited to, the FCC Office of Engineering Technology Bulletin 65 entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended. The WCF applicant shall submit proof of compliance with all applicable standards relating to radio frequency emissions as part of any complete WCF application.
(2)
Noise. WCFs shall be operated and maintained so as not to produce noise in excess of applicable noise standards under state law and the Township Code, except in emergency situations requiring the use of a backup generator, where such noise standards may be exceeded on a temporary basis only.
(3)
Lighting. No WCF shall be artificially lighted, except as required by law. If lighting is required, the applicant shall provide a detailed plan for sufficient lighting, demonstrating as unobtrusive and inoffensive an effect as is permissible under state and federal regulations. All other associated lighting related to the WCF and/or its accessory equipment shall comply with the Township Code § 27-318.
(4)
Public Safety Communications. WCFs shall not interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties.
F.
Nonconforming Wireless Support Structures. WCFs shall be permitted to co-locate upon existing nonconforming wireless support structures. Co-location of WCFs upon existing wireless support structures is encouraged even if the wireless support structure is nonconforming as to use within a zoning district.
G.
Inspections; Reports. Wireless communications facilities shall be inspected to ensure structural integrity and compliance with applicable federal, state, and local codes and regulations. Inspection reports shall be submitted to the Township upon request.
H.
Indemnification. Each person that owns or operates a WCF shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the WCF. Each person that owns or operates a WCF shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a WCF. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.
I.
Abandonment; Removal. In the event that use of a WCF is to be discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. A WCF not operated for a period of 12 months shall be considered abandoned. Discontinued or abandoned WCFs, or portions of WCFs, shall be removed as follows:
(1)
All abandoned or unused WCFs and accessory equipment shall be removed within 90 days of the cessation of operations at the site or receipt of notice that the WCF has been deemed abandoned by the Township, unless a time extension is approved by the Township.
(2)
If the WCF or accessory equipment is not removed within 90 days of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or associated facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF, regardless of the owner's or operator's intent to operate the WCF in the future.
(3)
The Township reserves the right to pursue all available remedies under the law to ensure removal of the WCF and restoration of the site at the expense of the owner. Any delay by the Township in taking action shall not invalidate the Township's right to take action.
(4)
Where there are two or more users of a single WCF, this provision shall not become effective until all users have terminated use of the WCF for a period of 12 months.
J.
Maintenance. The following maintenance requirements shall apply:
(1)
All WCFs shall be fully automated and unattended on a daily basis and shall be visited only for maintenance, repair or replacement.
(2)
Such maintenance shall be performed to ensure the upkeep of the WCF in order to promote the safety and security of the Township's residents and in accordance with all applicable Township, state and federal regulations.
(3)
All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.
K.
Insurance.
(1)
Each person that owns or operates a tower-based WCF shall provide the Zoning Officer with a certificate of insurance evidencing general liability coverage in the minimum amount of $5,000,000 per occurrence and property damage coverage in the minimum amount of $5,000,000 per occurrence covering the tower-based WCF.
(2)
Each person that owns or operates a non-tower WCF or small WCF shall provide the Zoning Officer with a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the WCF.
L.
Engineer Signature. All plans and drawings for a WCF shall contain a seal and signature of a professional structural engineer licensed in the Commonwealth of Pennsylvania.
M.
Signs. Signage of any type, except for signage required by law, safety signage, and signage identifying the WCF's operator and subsequent contact information, is prohibited from being attached to or displayed upon any WCF.
7.
Specific Requirements for Small Wireless Communications Facilities.
A.
Small WCFs located inside the rights-of-way shall be a permitted use in all Township zoning districts, subject to the requirements of this section and applicable permitting by the Township.
B.
Small WCFs located outside the rights-of-way shall be a permitted use in all Township zoning districts, except residential zoning districts, subject to the requirements of this section and applicable permitting by the Township.
C.
Application Procedures.
(1)
Applications for small WCFs shall be submitted to the Township Zoning Officer.
(2)
Applications for small WCFs shall include the following:
(a)
A cover letter detailing the location of the proposed site, all equipment being proposed as part of the small WCF, and a certification that the WCF applicant has included all information required by the Township Code, signed by a representative of the WCF applicant.
(b)
A before-and-after depiction of the proposed site, such as a construction drawing, showing all equipment being proposed as part of the small WCF.
1)
If the small WCF is proposed for location on an existing or replacement wireless support structure that currently supports existing attachments, the depiction shall show the location and dimensions of all such attachments.
2)
If installation of a new or replacement wireless support structure is being proposed, the depiction shall include the color, dimensions, material and type of wireless support structure proposed.
(c)
The manufacturer and model, proposed location, and physical dimensions (including volume) of each piece of equipment proposed as part of the small WCF.
(d)
An aerial photograph of the proposed site showing the area within 500 feet of the small WCF. The aerial photograph shall identify all structures within such radius.
(e)
Photo simulations depicting the small WCF from at least three locations near the proposed site. The photo simulations should reflect the proposed design and location of all equipment associated with the small WCF.
(f)
A written certification by a structural engineer licensed in the Commonwealth of Pennsylvania confirming that the proposed small WCF and wireless support structure are structurally sound and shall not endanger public health and safety.
(g)
A report by a qualified engineering expert which shows that the small WCF will comply with applicable FCC regulations, including applicable standards for radio frequency emissions.
(h)
A certificate of insurance as required by § 27-327.5.L.
(i)
Certification of the application's compliance with all requirements of this section.
(j)
All application fees required by the Township as detailed in the Township fee schedule.
(3)
Resubmission Upon Denial.
(a)
If the Township denies an application for a small WCF, the Township shall provide the WCF applicant with written documentation of the basis for denial, including the specific provisions of the Township Code on which the denial was based, within five business days of the denial.
(b)
The WCF applicant may cure the deficiencies identified by the Township and resubmit the application within 30 days of receiving the written basis for the denial without being required to pay an additional application fee. The Township shall approve or deny the revised application within 30 days of the application being resubmitted for review.
(4)
Consolidated Applications. A single WCF applicant may not submit more than one consolidated or 20 single applications for co-located small WCFs in a thirty-day period. If the Township receives more than one consolidated application or 20 single applications within a forty-five-day period, the applicable time frame under § 27-327.4.F shall be extended by 15 days.
D.
Location and Development Standards.
(1)
Small WCFs in the public ROW requiring the installation of a new wireless support structure shall not be located in front of any building entrance or exit.
E.
Time, Place and Manner. Once approved, the Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all small WCFs in the ROW based on public safety, traffic management, physical burden on the ROW, and related considerations.
F.
Obstruction. Small WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, create safety hazards to pedestrians and/or motorists, or to otherwise inconvenience public use of the ROW as determined by the Township.
G.
Graffiti. Any graffiti on a small WCF, including the wireless support structure and any accessory equipment, shall be removed at the sole expense of the owner within 10 calendar days of notification by the Township.
H.
Obsolete Equipment. As part of the construction, modification or replacement of a small WCF, the WCF applicant shall remove any obsolete or abandoned equipment from the wireless support structure.
I.
Relocation or Removal of Facilities. Within 90 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a small WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
(1)
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;
(2)
The operations of the Township or other governmental entity in the right-of-way;
(3)
Vacation of a street or road or the release of a utility easement; or
(4)
An emergency that constitutes a clear and immediate danger to the health, welfare, or safety of the public as determined by the Township.
J.
Time Limit for Completion of Construction. The proposed co-location, the modification or replacement of a wireless support structure or the installation of a new wireless support structure with small WCF attached for which a permit is granted under this section shall be completed within one year of the permit issuance date unless the Township and the WCF applicant agree, in writing, to extend the period.
K.
Reimbursement for ROW Use. In addition to permit fees as described in this section, every small WCF in the ROW is subject to the Township's right to fix annually a fair and reasonable fee to be paid for use and occupancy of the ROW. Such compensation for ROW use shall be directly related to the Township's actual ROW management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other ROW management activities by the Township. The owner of each small WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. Such fees shall comply with the applicable requirements of the Federal Communications Commission. Prior to paying the annual fee, each person that owns or operates a small WCF in the ROW shall provide the Zoning Officer with a certificate of insurance as required above.
8.
Specific Requirements for Non-Tower Wireless Communications Facilities.
A.
The following regulations shall apply to all non-tower WCFs that do not meet the definition of a small WCF:
(1)
Application Procedures.
(a)
Applications for non-tower WCFs shall be submitted to the Township Zoning Officer.
(b)
All applications for non-tower WCFs shall include the following information:
1)
The name and contact information, including phone number, for both the WCF applicant and the owner of the proposed non-tower WCF.
2)
A site plan, drawn to scale, showing property boundaries, power location, total height of the non-tower WCF, the entirety of the structure upon which the non-tower WCF will be co-located, and accessory equipment locations.
3)
A before-and-after depiction of the proposed site, such as a construction drawing, showing all equipment being proposed as part of the non-tower WCF.
4)
If the non-tower WCF is proposed for location on a wireless support structure that currently supports existing WCFs or other attachments, the depiction shall show the location and dimensions of all such attachments.
5)
The manufacturer and model, proposed location, and physical dimensions (including volume) of each piece of equipment proposed as part of the non-tower WCF.
6)
An aerial photograph of the proposed site showing the area within 500 feet of the non-tower WCF. The aerial photograph shall identify all structures within such radius.
7)
Photo simulations depicting the non-tower WCF from at least three locations near the proposed site. The photo simulations should reflect the proposed design and location of all equipment associated with the non-tower WCF.
8)
A written certification by a structural engineer licensed in the Commonwealth of Pennsylvania confirming that the proposed non-tower WCF and wireless support structure are structurally sound and shall not endanger public health and safety.
9)
A report by a qualified engineering expert which shows that the non-tower WCF will comply with applicable FCC regulations, including applicable standards for radio frequency emissions.
10)
A certificate of insurance as required by § 27-327.5.L.
11)
Certification of the application's compliance with all requirements of this section.
12)
All application fees required by the Township as detailed in the Township fee schedule.
(2)
Development Regulations.
(a)
The total height of any non-tower WCF shall not exceed 35 feet above the preexisting height of the wireless support structure to which the WCF is attached.
(b)
In accordance with industry standards, all non-tower WCF applicants must submit documentation to the Township showing that the proposed non-tower WCF is designed to be the minimum height technically feasible and justifying the total height of the non-tower WCF.
(c)
Accessory Equipment and Buildings.
1)
All accessory equipment and buildings associated with a non-tower WCF shall comply with all required setbacks for principal structures established for the zoning district in which they are located.
2)
Ground-mounted accessory equipment, buildings, and accessory structures shall not exceed 15 feet in height.
(d)
A security fence of not less than six feet and not more than eight feet shall surround any separate communications equipment building. Vehicular access to the communications equipment building shall not interfere with the parking or vehicular circulations on the site for the principal use.
(3)
Design.
(a)
Non-tower WCFs shall employ stealth technology and be treated to match the wireless support structure in order to minimize aesthetic impact. The application of the stealth technology utilized by the WCF applicant shall be subject to the approval of the Township.
(b)
Non-tower WCFs shall, to the extent technically feasible, incorporate architectural features, materials and colors which blend with surrounding buildings, structures, terrain or landscape.
(c)
Non-tower WCFs and accessory equipment must be of a neutral color that is identical to or closely compatible with the wireless support structure so as to make the WCF and accessory equipment as visually unobtrusive as possible. Roof-mounted non-tower WCFs shall match existing air-conditioning units, stairs, elevator towers or other background as nearly as possible.
(4)
Prohibited on Certain Structures. No non-tower WCFs shall be located on single-family detached residences, single-family attached residences, semi-detached residences, duplexes, or any residential accessory structure.
(5)
Third-Party Wireless Support Structures. Where the non-tower WCF is proposed for co-location on a wireless support structure that is not owned by the WCF applicant, the WCF applicant shall present documentation to the Zoning Officer that the owner of the wireless support structure has authorized co-location of the proposed non-tower WCF.
9.
Specific Requirements for Tower-Based Wireless Communications Facilities.
A.
The following regulations shall apply to all tower-based wireless communications facilities that do not meet the definition of a small WCF:
(1)
Conditional Use. Tower-based WCFs are permitted outside the public rights-of-way as a conditional use and at a height necessary to satisfy their function in the WCF applicant's wireless communications system, subject to the requirements of this section.
(a)
Upon submission of an application for a tower-based WCF and the scheduling of the public hearing upon the application, the WCF applicant shall send, via first-class mail, notice to all owners of every property within 500 feet of the proposed facility, advising of the subject matter and date of such hearing. Such notice shall be sent at least 10 days in advance of any such hearing. The WCF applicant shall provide proof of the notification to the Board of Supervisors along with the list of return receipts received.
(b)
Prior to the Board of Supervisors' approval of a conditional use authorizing the construction and installation of a tower-based WCF, it shall be incumbent upon the WCF applicant for such conditional use approval to prove to the reasonable satisfaction of the Board of Supervisors that the WCF applicant cannot adequately extend or infill its communications system by the use of equipment installed on existing structures, such as utility poles or their appurtenances and other available structures. The WCF applicant shall further demonstrate that the proposed tower-based WCF must be located where it is proposed in order to serve the WCF applicant's service area and that no other viable, less intrusive alternative location exists.
(c)
The conditional use application shall include a site plan, drawn to scale, showing property boundaries, power location, total height of the tower-based WCF, guy wires and anchors, existing structures, elevation drawings, typical design of proposed structures, parking, fences, landscaping and existing uses on adjacent properties.
(d)
Where the tower-based WCF is located on a property that is not owned by the WCF applicant, the WCF applicant shall present evidence to the Board of Supervisors that the owner of the property has granted an easement or other property right, if necessary, for the proposed WCF and that vehicular access will be provided to the facility.
(e)
The conditional use application shall include a written certification by a structural engineer licensed in the Commonwealth of Pennsylvania of the proposed WCF's ability to meet the structural standards offered by either the Electronic Industries Association or the Telecommunication Industry Association and certify the proper construction of the foundation and the erection of the structure.
(f)
An application for a new tower-based WCF shall demonstrate that the proposed tower-based WCF cannot be accommodated on an existing wireless support structure. The Board of Supervisors may deny an application to construct a new tower-based WCF if the WCF applicant has not made a good faith effort to mount the antenna(s) on an existing wireless support structure. The WCF applicant shall demonstrate that it contacted the owners of all potentially feasible structures, buildings, and towers within a one-mile radius of the site proposed, sought permission to install an antenna on those structures, buildings, and towers and was denied for one of the following reasons:
1)
No existing support structure, building or other structure is located within the geographic area which meets the applicant's engineering requirements.
2)
Existing support structures, buildings or other structures are not of sufficient height to meet the applicant's engineering requirements.
3)
Existing support structures, buildings or other structures do not have the strength to support the applicant's equipment.
4)
The WCF applicant's equipment would cause electromagnetic interference with equipment on the existing support structure, building or other structure.
5)
Fees, costs or contractual provisions required by the owner in order to share an existing location or to adapt for the applicant are unreasonable. Costs exceeding new construction for a support structure are presumed to be unreasonable.
6)
The WCF applicant demonstrates that there are other limiting factors that render other locations unsuitable.
(g)
The conditional use application shall also be accompanied by documentation demonstrating that the proposed tower-based WCF complies with all applicable provisions of this section.
(2)
Development Regulations.
(a)
Tower-based WCFs shall not be located in, or within 50 feet of, an area in which all utilities are located underground.
(b)
Sole Use on a Lot. A tower-based WCF shall be permitted as a sole use on a lot, provided that the underlying lot is a minimum of 6,000 square feet. The minimum distance between the base of a tower-based WCF and any adjoining property line or street right-of-way line shall equal 100% of the proposed WCF structure's height.
(c)
Combined with Another Use. A tower-based WCF may be permitted on a property with an existing use, or on a vacant parcel in combination with another permitted proposed use, in accordance with 27 Attachment 2, "Table of Authorized Principal Uses, Zoning Districts Where Use is Authorized, and Method of Authorization," so long as the existing use on the property is a permitted use in the applicable zoning district.
(3)
Design Regulations.
(a)
Height.
1)
Any tower-based WCF shall be designed at the minimum functional height. All tower-based WCF applicants must submit documentation to the Township justifying the total height of the structure. The maximum total height of any tower-based WCF which is not located in the public ROW shall not exceed 180 feet, as measured vertically from the ground level to the highest point on the structure, including antennas and subsequent alterations.
2)
Accessory equipment buildings, cabinets and accessory structures shall not exceed 15 feet in height.
3)
Any height extensions to an existing tower-based WCF shall require the prior approval of the Township and shall comply with the Township Code of Ordinances.
(b)
Visual Appearance and Land Use Compatibility.
1)
Tower-based WCFs shall employ the most current stealth technology available at the time of construction in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. Application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.
2)
All tower-based WCFs and accessory equipment shall be aesthetically and architecturally compatible with the surrounding environment and shall maximize the use of a like facade to blend with the existing surroundings and neighboring buildings to the greatest extent possible.
3)
The Board of Supervisors shall consider whether its decision upon the subject application will promote the harmonious and orderly development of the zoning district involved; encourage compatibility with the character and type of development existing in the area; prevent a negative impact on the aesthetic character of the community; preserve woodlands and trees existing at the site to the greatest possible extent; and encourage sound engineering and land development design and construction principles, practices and techniques.
(c)
Anti-Climbing Device. If deemed necessary by the Board of Supervisors, a tower-based WCF shall be equipped with an anti-climbing device, as approved by the manufacturer.
(d)
Minimum Setbacks. The foundation and base of any tower-based WCF shall be set back from property lines by the largest of the following:
(4)
Surrounding Environs.
(a)
The WCF applicant shall ensure that the existing vegetation, trees and shrubs located within proximity to the WCF structure shall be preserved to the maximum extent possible.
(b)
The WCF applicant shall submit a soil report to Board of Supervisors complying with the standards of Appendix I: Geotechnical Investigations. ANSI/TIA-222, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.
(5)
Fence/Screen.
(a)
A security fence having a minimum height of six feet and a maximum height of eight feet shall completely surround any tower-based WCF, as well as guy wires, or any building housing accessory equipment.
(b)
Landscaping shall be installed to screen and buffer the tower-based WCF and any ground-level features, such as an equipment building, from adjacent properties. The landscape screen shall consist of a mix of evergreen trees planted in a staggered double row. The plantings shall be a minimum height of six feet at planting and shall grow to a minimum of 15 feet at maturity.
(6)
Accessory Equipment.
(a)
Accessory equipment associated, or connected, with a tower-based WCF shall be placed underground or screened from public view using stealth technology. All ground-mounted accessory equipment, utility buildings and accessory structures shall be architecturally designed to be concealed from public view to the maximum extent possible and be compatible with the architecture of surrounding buildings, structures or landscape.
(b)
Either one single-story wireless communications equipment building not exceeding 500 square feet in area or its equivalent may be permitted for each unrelated company sharing antenna space on the tower-based WCF.
(7)
Additional Antennas. As a condition of approval for all tower-based WCFs, the WCF applicant shall provide the Board of Supervisors with a written commitment that it will allow other service providers to co-locate antennas on the tower-based WCF where technically feasible. To the extent permissible under state and federal law, the owner of a tower-based WCF shall not install any additional antennas without complying with the applicable requirements of this section.
(8)
FCC License. Each person that owns or operates a tower-based WCF shall submit a copy of its current FCC license, including the name, address, and emergency telephone number for the operator of the facility.
(9)
Signs. All tower-based WCFs shall post a sign in a readily visible location identifying the name and phone number of a party to contact in the event of an emergency. The only other signage permitted on the WCF shall be those required by the FCC, or any other federal or state agency.
(10)
Lighting. No tower-based WCF shall be artificially lighted, except as required by law. If lighting is required, the WCF applicant shall provide a detailed plan for sufficient lighting, demonstrating as unobtrusive and inoffensive an effect as is permissible under state and federal regulations. The WCF applicant shall promptly report any outage or malfunction of FAA-mandated lighting to the appropriate governmental authorities and to the Township Secretary.
(11)
Storage. The storage of unused equipment, materials or supplies is prohibited on any tower-based WCF site.
(12)
Repair of Nonconforming Tower-Based WCF. Nonconforming tower-based WCFs which are hereafter damaged or destroyed due to any reason or cause may be repaired and restored at their former location but must otherwise comply with the terms and conditions of this section. The co-location of antennas is permitted on existing nonconforming tower-based WCFs.