Where the minimum lot width of a residential use is 50 feet at the street line, the vehicular accessway shall be located 50 feet from any intersection of a street, measured from the intersection of the street lines.

All other vehicular accessways to any public street shall be located at least 100 feet from any intersection of a street, measured from the intersection of the street lines.

On any lot, no wall, fence, or other obstruction shall be erected, allowed, or maintained, and no hedge, tree, shrub, or other vegetation shall be planted or exist which dangerously obscures the view of approaching traffic along streets or at intersections.

On a corner lot, nothing shall be erected, placed, or allowed to grow which dangerously obscures the view within a clear sight triangle defined by the following:

Driveway and street entrances onto public streets shall be maintained in accordance with the requirements of § 22-608, Subsection 4, of the Township Subdivision and Land Development Ordinance [Chapter 22].

Interior drives shall be designed to prevent blockage of vehicles entering or leaving the site and shall be clearly marked by signs, curbing, or lines. Drives may be one-way or two-way. Access aisles shall have a minimum width of 25 feet. Areas designed for loading and unloading, refuse collection, fuel delivery and other service vehicles, shall be separate and arranged so as to prevent blocking or interfering with accessways, the use of automobile parking facilities or pedestrian ways, and shall have adequate turn-around surface so egress to the street is in a forward direction.

Accessways, parking areas, and loading areas shall have clearly defined parking bays and traffic circulation lanes designated by markings, curbs, barriers, and/or landscaped islands, so that operators of vehicles intending to patronize such parking areas shall not impede traffic as a result of any confusion as to location of entrances and exits and manner of reaching them.

All interior drives and accessways shall be paved with an approved all-weather surface, and shall be graded, properly drained and maintained in good condition. Interior drives shall have a maximum grade of 4%, measured along the center line, for a distance of not less than 25 feet from the street right-of-way line. Beyond that point, interior roads and drives shall have a maximum grade of 6%.

Driveways serving a residential use shall have a finished grade not to exceed 10%. Driveways shall follow contours to avoid significant grading.

Common or shared access driveways to parking and loading areas are permitted and encouraged, provided landowners submit a site plan and agreement indicating the extent of joint use and maintenance responsibilities.

Convenient and logical walkway connections for pedestrians shall be provided between the entrances of a principal building and its required parking spaces. Maximum separation of pedestrian and vehicular routes shall be encouraged for pedestrian safety.

No multifamily residential or institutional building shall be located more than 150 feet from a duly dedicated, improved, or accessible fire land easement, as defined herein, nor more than 600 feet from a duly dedicated, accessible and improved public or private street. Fire lane easements shall be located adjacent to commercial or industrial building(s).

Fire lane easements shall have a minimum obstructed right-of-way width of 40 feet, and there shall be constructed within this right-of-way an all-weather and well-drained surfaced cartway with a minimum width of 20 feet. The extension of fire lane easements shall begin from one or more existing and improved public streets.

Fire lane easements which curve, turn, or change direction shall have a minimum radius of 55 feet over the paved surface. Fire lane easements containing reverse curves shall have a minimum center-line tangent length of 50 feet between curves.

Dead-end fire lane easements shall not exceed 400 feet in length and shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a minimum surface radius of 35 feet.

Location.

Residential Requirements. Dwelling units in residential and nonresidential zoning districts shall have a minimum of two off-street parking spaces per dwelling unit, in addition to any parking utilizing a garage or carport. Driveways utilized for single-family, two-family, or townhouses dwellings may be used to satisfy this requirement.

Commercial and Industrial Requirements. One off-street parking space shall be required for each full-time employee working the largest shift. In addition, one space shall be provided for each company vehicle stored on the premises. The number of additional required spaces shall be determined by applying the following formula to the appropriate contemplated use:

Size and Design of Parking Spaces.

Traffic Lane and Driveway Dimensions.

Location.

Size. Off-street loading and unloading areas shall be at least 15 feet wide, 16 feet vertical clearance, 60 feet deep, and shall have an adequate maneuvering option.

Space allotted for off-street loading and unloading shall not be used to satisfy requirements for off-street parking; likewise, required off-street parking areas shall not satisfy off-street loading requirements and may not be used for loading unloading during business hours.

All off-street loading facilities shall be paved with an all-weather surface.

Preserve existing natural vegetation and the incorporation of native plants, plant communities, and ecosystems into landscape design, where possible.

Foster aesthetically pleasing development that will protect and preserve the appearance and character of the community.

Increase the compatibility of development with both adjacent development and the natural environment.

Eradicate or control certain exotic plant species that have become nuisances because of their tendency to damage public and private works, to have a negative effect upon public health, or to disrupt or destroy native ecosystems.

Promote innovative approaches to the design, installation, and maintenance of landscaping.

Previously approved development.

Development of a single-family detached dwelling or single two-family dwelling structure on a lot of record.

A master landscape plan is required for each lot within the proposed development. Each landscape plan shall be prepared by a landscape architect registered in Pennsylvania and approved by the Township Board of Supervisors.

All master landscape plans shall show the entire site to scale and shall contain the following information:

The master landscape plan shall include notes, diagrams, sketches, or other depictions to present the consideration and analysis of the following:

The total number of plantings required shall be no less than the total calculated from all columns in the following table and shall be in addition to any required replacement plantings due to woodland disturbance. The total number of required plantings may be dispersed throughout the tract to meet the objectives of this section. Additional plantings may be provided.

Where applicant can demonstrate to the satisfaction of the Board that existing vegetation, structural and/or topographic conditions located within 100 feet of existing tract boundaries or within 100 feet of the cartway of existing or new roadway segments will conceal, on a year-round basis, adjacent development from view from such tract boundary or roadway segments, the linear footage of such tract boundary or roadway segments may be excluded from calculation of required plantings as above.

Where calculation of the minimum number of plantings required as above results in fractions of plants required, the minimum number of plants required shall be rounded up to the nearest whole number.

Planting used to comply with the minimum number of plantings required as above shall be:

Screening shall comply with the following requirements:

Perimeter Buffer.

Any part or portion of a lot or tract which is not occupied by buildings nor used for loading and parking spaces and aisles, sidewalks, and designated storage areas shall be left in its undisturbed state or shall be landscaped according to an overall landscape plan, prepared and approved as part of the development plan. A replacement program for nonsurviving plants shall be included.

Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to ameliorate stormwater drainage problems; to replenish the groundwater table; to provide for a more attractive setting; to protect the character and stability of residential, business, institutional, and industrial areas; and to conserve the value of land and buildings on surrounding properties and neighborhoods.

A minimum of 10% of any parking area of 10 or more spaces shall be landscaped. Plantings along the perimeter of a parking area, as defined below, may be included in this requirement.

The interior of each parking lot shall have one three-inch caliper deciduous shade tree for every five parking spaces, if there are no existing shade trees to satisfy this requirement. Shrubs and other plant materials are encouraged to be used to complement the trees, but shall not be the sole contribution to the landscaping. These trees shall be in addition to those required as an effective screen. Trees selected for landscaping in parking areas shall be species that are salt and dust resistant.

Planting areas shall be reasonably dispersed throughout the parking lot, except where there are more than 20 parking spaces, in which case the following shall apply:

Parking lots which do not conform to the criteria listed above shall be planted with the same ratio of trees to parking spaces as conventional parking lots but these may be planted in more varied configurations.

Planting areas shall be placed so as to facilitate snow removal and to provide for safe movement of traffic without interference of proper surface water drainage and to not restrict visibility. Planting areas shall be elevated above the parking lot surface or bordered appropriately to prevent erosion or damage from automobiles. Bollards may be used to afford protection of trees from vehicular movement.

All parking lots shall be designed to provide for safe, reasonable pedestrian access. Parking lots with more than 50 parking spaces shall include pedestrian walkways. Pedestrian walkways may be located along or through landscaped islands or other landscaped areas adjacent to the parking lot.

A combination of evergreen and deciduous trees and shrubs shall be used in reasonably close proximity to the facades.

At least one 2 1/2-inch caliper specimen tree of 12 to 14 feet in height at the time of planting, and one eight to ten-foot specimen evergreen tree shall be planted for every 50 feet of length of building facade. These specimen trees shall be clustered or grouped to provide a pleasing, natural effect and existing trees to be retained may be utilized to satisfy this requirement.

Five evergreen and/or deciduous shrubs shall be planted for every 20 feet of length of building facade.

Trees and shrubs shall be grouped to achieve individual design parameters and comply with minimum distance relationships as specified by a licensed professional landscape architect.

Street Trees. Any development proposing the creation of a public road(s), or intended for development along as existing public road, shall provide shade trees along its entire length. The design of such plantings shall be as follows:

All mechanical equipment not enclosed in a structure shall be fully and completely screened from view from any point in a manner compatible with the architectural and landscaping style of the remainder of the lot. Such screening shall be subject to site plan and architectural review by the Township.

Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents and other structures or equipment which rise above the crest of the roofline shall be architecturally compatible or effectively shielded from view from any public or private dedicated street by an architecturally sound method which shall be approved, in writing, by the Township before construction or erection of said structures or equipment.

The minimum number or plantings shall be determined in accordance with Subsection 5A above. Additional plantings may be provided to further the purposes of this section. Plantings provided in excess of the minimum required need not comply with the dimensional standards herein. Use of linear measurements for purposes of calculation is not intended to specify linear arrangement of plantings. Groupings of planting are encouraged in lieu of linear arrangement, consistent with the provisions of this section.

Planting of trees and shrubs and other landscape improvements (e.g., berms, fencing) shall be conducted as necessary to mitigate adverse visual or other impacts, which arise from the development of a site. Such impacts include impacts on the subject property, adjoining properties, and the Township in general.

Plantings and other landscape improvements shall be provided in arrangements and locations in response to specific site conditions and which best mitigate impacts of the applicants proposed site disturbance actions. The amount, density, and types of plantings in any given location shall be based upon physiographic features, feasibility of using native species, proximity to existing dwellings, compatibility of adjacent uses, nature of views into and across the subject site, and in consideration of privacy of neighboring residential development.

Planting areas shall be selected and designed to reflect natural landscape characteristics existing prior to site disturbance, as well as those environmental conditions to be created following site disturbance by the applicant.

The locations, dimensions, and spacing of required plantings shall be adequate for their property growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as moisture and sunlight. In selecting locations for shade trees, consideration also should be given to aesthetic qualities of the site and to the protection of solar access. In selecting the layout for landscape buffers or the location and mix of required plantings, consideration shall be given to the natural topography of the setting and the texture, coloration, and compatibility of different plant species; it is strongly encouraged that improved landscapes be designed in such a manner as to be creative and attractive while maintaining the integrity of the natural landscape within which such work is proposed.

Plantings shall be limited and carefully selected for locations where they may be disturbed or contribute to conditions hazardous to public safety. Examples of such locations include but shall not be limited to the edges of parking areas; public street rights-of-way; underground and above-ground utilities; and sight triangle areas required fro unobstructed views at street intersections. No trees shall be planted closer than 15 feet from fire hydrants, street lights, or stop signs.

Other plantings, including trees, shrubs and ground covers, shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially on the outer side of any internal access roads which are visible from a public street which may adjoin a tract, at the entrance to buildings, and around structures used for service, storage, or maintenance purposes.

Shrubs and trees shall not be placed closer than five feet from any property line or 10 feet from any public right-of-way.

Trees of species whose roots are known to cause damage to public roadways or other public works shall not be planted closer than 20 feet to such public works.

The location, type, size, height, and other characteristics of landscaping shall be subject to review by the Planning Commission and approval of the Township Board of Supervisors.

All plants shall conform to the standards for nursery stock of the American Association of Nurserymen.

Trees and shrubs shall be typical of their species and variety, have normal growth habits, be well developed and have densely foliated branches and vigorous, fibrous root systems.

Trees and shrubs shall be free from defects and injuries and certified by appropriate federal and state authorities to be free from diseases and insect infestations.

Trees and shrubs shall be freshly dug and nursery grown. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to the conditions of the locality of the project.

All landscaping shall be guaranteed for 18 months through a financial maintenance bond. Such maintenance bond shall be set at 15% of the original escrow total for the landscaping materials. The eighteen-month time period of the warranted guarantee shall commence on the data when all landscaping is completely installed for a development or the completed phase of a development.

Purpose. The purpose of these lighting regulations is to require and set minimum standards for outdoor lighting to:

Applicability.

Illumination Levels. Lighting, where required by this chapter, shall have intensities and uniformity ratios in accordance with the recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the most current edition of the IESNA Lighting Handbook, including, but not limited to the following:

Lighting standards in parking areas shall not be located farther than 100 feet apart.

Lighting Fixture Design. The following factors shall be considered when choosing the appropriate lighting fixture design:

Control of Glare.

Installation. Where required by this chapter, the following installation provisions shall apply:

Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as to continuously meet the requirements of this chapter.

When facilities for such outdoor recreational activities as baseball, softball, soccer, tennis, football, and miniature golf courses are proposed for operation during hours of darkness, they shall be subject to approval as a special exception. In addition, such lighting shall be subject to the following requirements:

The foregoing outdoor recreational activities shall not be lighted if they are located within 1,000 feet of an existing adjoining residential use.

Mounting Heights. Maximum mounting heights for outdoor recreational lighting shall be in accordance with the following:

In no case shall the level of illumination be more than 0.8 footcandle.

No lighting shall be permitted which shines directly into adjacent properties or any public right-of-way.

Where possible, indirect lighting and short post lighting along walkways or driveways should be incorporated to reduce glare.

Lighting plans shall be submitted to the Township for review and approval with applications for conditional use or special exceptions, preliminary or final subdivision or land development plans, or variance applications. In addition, the Zoning Officer may require the submission of a lighting plan with any building permit application for other than single-family residential use. The required lighting plans shall include the following information:

When requested by the Township, the applicant shall submit a visual impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare.

Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.

When necessary, the Township may retain the services of a qualified lighting engineer to review proposed lighting plans.

Safety Hazards.

Nuisance Glare and Inadequate Illumination Levels.

The nonconformance is deemed to create a safety hazard.

It is replaced, modified, abandoned, or relocated.

There is a change or expansion in use.

When street lighting is to be dedicated to the Township, the applicant shall be responsible for all costs involved in the lighting of streets and street intersections until the street is accepted for dedication.

Prior to dedication and in the event of the formation of a homeowners association and/or property management declaration, the Township shall require said agency to enter into an agreement guaranteeing payment of all costs associated with dedicated street lighting.

Noise. The sound level generated on any premises other than during demolition and construction activities shall not exceed the standards contained herein. Table 1 contains the maximum sound-pressure levels of noise allowed between 9:00 p.m. and 7:00 a.m. All measurements will be made with a sound level meter and an octave band analyzer that are in conformance with American Standards Association specifications. Measurements will be made from the lot lines of the lot in question.

Air Quality.

Vibration. No vibration shall be produced which is transmitted through the ground and is discernible at or at any point beyond the lot lines without the aid of instruments. Vibrations shall not be produced which surpass 0.002g peak measured at or beyond the lot line, using either seismic or electronic vibration measuring equipment. Roadwork involving compacting of base material shall be exempt from these restrictions.

Fire and Explosive Hazards.

Electrical and Electromagnetic Interference. No use shall result in electrical or electromagnetic disturbances affecting the operation of any equipment other than that of the creator of the disturbance.

Heat and Glare. No direct or sky-reflected glare shall be created that is visible from ground level at the lot line. This provisions shall not apply to signs or street lights or other illuminating devices otherwise in compliance with § 27-1809 of this chapter. There shall be no emission or transmission of heat or heated air so as to be discernible at the lot line.

A building permit shall be required prior to the construction, reconstruction, or enlargement of any fence or wall in excess of six feet in height at any point outside of the building envelope. Engineering calculations shall be submitted with the permit application.

No fence or wall erected in any district other than the MU Mixed Use or O-I Office Industrial Districts shall exceed 10 feet in height at any point outside the building envelope.

No fence or wall erected in any district other than the MU Mixed Use or O-I Office Industrial Districts shall exceed eight feet in height at any point outside the building envelope.

No fence, hedge, or wall shall be erected or installed where, by reason of its height, location, materials, or construction, it obstructs any mandated clear sight triangle or impairs safe sight distance at any intersection of public streets, private streets, or driveways.

Fences or walls shall not be located in drainage easements or drainage swales that are part of an approved stormwater management plan. Where the foregoing provisions conflict with landscaping, buffer area, planting, or screening requirements, the Zoning Officer shall resolve the differences.

All fences and walls shall be continuously maintained in good order and repair.

Lawful nonconforming fences and walls may be maintained, but not extended or modified in location or height at any point.

Condominium. Common facilities shall be controlled through the use of condominium agreements. Such agreements shall be in conformance with the Uniform Condominium Act of 1980, as amended, 68 Pa.C.S.A. § 3101 et seq. All of the above described land and facilities shall be held as "common element."

Fee Simple Dedication. The Township, or other public agency acceptable to the Township, may, but shall not be required to, accept any portion or portions of the common facilities. The Township shall have the right to accept at any time and from time to time the dedication of land or any interest therein for public use and maintenance provided:

Dedication of Easements. The Township may, but shall not be required to, accept easements for public use of any portion or portions of the common facilities, title of which is to remain in ownership by the developer, or by the condominium or homeowners association, provided:

Transfer of Easements to a Private Conservation Organization. With permission of the Township, any owner may transfer easements on open space lands to a private, nonprofit organization, among whose purposes is to conserve open space land and/or natural resources, provided that:

Homeowners Association. The common facilities shall be held in common ownership by a homeowners association. This method shall be subject to all of the provisions for homeowners associations set forth herein and in § 705(f) of the Municipalities Planning Code, 53 P.S. § 10705(f). In addition, if a homeowners association is formed, it shall be governed according to the following regulations:

The applicant for any development proposed to contain common facilities shall, where applicable, provide to the Township, at the time of preliminary plan submission, a plan for maintenance and operation of common facilities. Said plan shall:

In the event that the organization established to own and maintain common facilities or any successor organization shall at any time after establishment of the aforesaid common facilities, or the use attendant thereto fail to maintain all or any portion of the aforesaid in reasonable order and condition in accordance with the development plan and all applicable laws, rules, and regulations, the Township may serve written notice upon such organization, upon the residents and owners of the uses relating thereto, setting forth the manner in which the organization has failed to maintain the aforesaid common facilities in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 30 days thereof, and shall state the date and place of a hearing thereon which shall be held within 14 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which said deficiencies shall be corrected. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within the said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the premises and to prevent the common facilities from becoming a public nuisance, may enter upon the same and maintain the same for a period of one year. Said entry and maintenance shall not constitute a taking of said common facilities and shall not vest in the public any rights to use the common facilities except when the same is voluntarily dedicated to the public by the residents and owners and such dedication is acceptable to the Township. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of said common facilities, call a public hearing upon notice to said organization, or to the residents and owners of the dwelling units attendant thereto, at which hearing such organization or the residents and owners of the aforesaid dwelling units shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common facilities in a reasonable condition, the Township shall cease to maintain said common facilities. If the aforesaid are not ready and able to maintain said common facilities in a reasonable condition, the Township may, in its discretion, continue to maintain said common facilities during the next succeeding year and subject to a similar hearing and determination in such year thereafter. The decision of the Township in any such case shall constitute a final administrative decision subject to judicial review.

The cost of such maintenance and enforcement proceedings by the Township shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. The Township, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the office of the Prothonotary of the County, upon the properties affected by such lien.

In connection with the construction, alterations, or grading of a street, building, or parking lot, provided the least amount of disturbance occurs, and that stabilization is achieved to control soil erosion and sedimentation as controlled by the Township Subdivision and Land Development Ordinance [Chapter 22] and provided a building permit has been issued.

In connection with lawn and incidental landscaping activities.

In connection with agricultural pursuits, provided that areas where top soil is removed shall be reseeded and stabilized with an appropriate native ground cover within six months. A stable ground cover must be established prior to the end of the then-current growing season.

An environmental impact assessment (EIA) shall be submitted by the applicant under the following circumstances:

The applicant may, at the discretion of the Board, be required to submit additional impact statements in accordance with the requirements of § 22-507 of the Township Subdivision and Land Development Ordinance [Chapter 22].

General character of the site features identified in accordance with § 22-505, Subsection 1, of the Township Subdivision and Land Development Ordinance [Chapter 22], including environmental quality, conservation value, and historical significance, as applicable.

Visual analysis including the following:

Positive and negative impacts upon identified site features, public and private views, and public or community services and facilities that might be anticipated due to development as proposed.

Comparative analysis of the impacts identified as set forth in Subsection 1 above with those that might reasonably be expected should development according to base zoning requirements be applied to the same tract for which a conditional use or special exception is proposed.