Residential Uses. Where a lot or tract is used for a residential purpose, no more than one principal building shall be located upon the said lot or tract except as specifically provided for in this chapter.

Nonresidential Uses. Where a lot or tract is used for a nonresidential purpose, more than one principal building may be located upon the lot or tract, but only when such buildings conform to all open space and yard requirements around the lot for the district in which the lot or tract is located.

Condominium Developments. Residential subdivisions and land developments with multiple uses and/or structures may be developed in conformance with the Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq., where such uses are permitted, as per the following provisions:

Fences, hedges or other plantings, structures or walls at street corners shall not be located so as to interfere with the clear sight triangle on corner lots. The height of such objects is restricted to three feet above the center line of the adjacent road surface within the clear sight triangle.

In all residential districts and commercial districts, fences may be erected to a height not exceeding six feet.

No barbed wire or other sharp pointed material shall be used in the construction of a fence unless said material is at least eight feet above the ground level, except where used to contain livestock.

Township facilities or other similar governmental buildings, hospitals, public institutions or schools, when permitted in a district, may be erected to a height not exceeding 60 feet, and churches or temples may be erected to a height not exceeding 65 feet if the building is set back from each yard line at least one foot for each additional two feet of building height above the maximum height limit otherwise provided in the district in which the building is located.

Special industrial structures such as cooling towers, elevator bulkheads, fire towers, tanks, or water towers which require a greater height than provided in the district may be erected to a greater height than permitted provided:

The height limitations of this chapter shall not apply to flagpoles, church spires, belfries or chimneys.

The height limitations for communications towers shall be governed by § 27-1516 of this chapter.

The pool is intended and is to be used solely for the enjoyment of the occupants of the principal use of the property on which it is located.

It may be located only in the rear yard or side yard of the property on which it is an accessory use.

It may not be located, including any walls or paved areas or accessory structures adjacent thereto, closer than five feet to any property line of the property on which located.

The swimming pool area or the entire property on which it is located shall be so walled or fenced or otherwise protected and secured as required by the Township Construction Code [Chapter 5, Part 1].

Recreational vehicles and trailers belonging to persons other than the owner of the property may be temporarily parked on a residential property (in an area other than the front yard) in residential districts provided a temporary permit is obtained from the Township. Such temporary permits shall be limited to a maximum of one consecutive two-week period in any one calendar year.

Permanent parking and storing of recreational vehicles and trailers shall be limited to the interior of automobile garages or other available on-lot accessory buildings or to that portion of the lot behind the principal residential building.

Christmas tree sales in commercial districts.

Carnival, circus and street fairs in commercial or industrial districts.

Mobile amusement and lighting equipment for promotion, advertisement and grand openings in commercial and industrial districts.

All yards required to be provided under this chapter shall be unobstructed by any building or structure except for accessory buildings in the rear and side yards, and fences.

The following may project into the required yards as established in this chapter.

The front yard requirements heretofore established shall be adjusted in the following cases:

A lease parcel related to a an unmanned communications tower or unmanned essential services shall not be required to comply with the minimum lot size, minimum lot width and maximum lot coverage requirements of the zoning district in which the lease parcel is located provided that the fee simple lot on which the proposed unmanned communications tower or unmanned essential services are located complies with these requirements.

The business activity shall be compatible with the residential use of the property and surrounding residential uses.

The business shall employ no more than one employee other than family members residing in the dwelling.

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

There shall be no outside appearance of a business use including, but not limited to, signs, parking or lights.

There shall be no more than one off-street parking space located on the subject property behind the building line in addition to those off-street parking spaces required for the principal use.

The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.

The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

The business shall not involve any illegal activity.

A building-mounted communications antenna shall not be located on any single-family dwelling or two-family dwelling.

A building-mounted communications antenna shall be permitted to exceed the height limitations of the applicable zoning district by no more than 20 feet.

An omnidirectional or whip communications antenna shall not exceed 20 feet in height and seven inches in diameter.

A directional or panel communications antenna shall not exceed five feet in height and three feet in width.

Any applicant proposing a communications antenna to be mounted on a building or other structure shall submit evidence from a Pennsylvania registered engineer certifying that the proposed installation will not exceed the structural capacity of the building or other structure, considering wind and other loads associated with the antenna location.

Any applicant proposing a communications antenna to be mounted on a building or other structure shall submit detailed construction and elevation drawings indicating how the antenna will be mounted on the building or structure for review by the Township Engineer for compliance with applicable building codes and other applicable law.

Any applicant proposing a communications antenna to be mounted on a building or other structure shall submit evidence of agreements and/or easements necessary to provide access to the building or structure on which the antenna is to be mounted so that installation and maintenance of the antenna and any communications equipment building can be accomplished.

A communications antenna shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.

A communications antenna shall not cause radio frequency interference with other communications facilities located in the Township in contravention of any regulations promulgated by the Federal Communications Commission or any other applicable Federal, State or local regulations.

All communications equipment buildings shall comply with the yard, height and other requirements and restrictions applicable to principal structures located in the same zoning district.

The owner or operator of any communications antenna shall be licensed by the Federal Communications Commission to operate such antenna.

The number of residents shall be limited to no more than six persons.

Where applicable, a license or certification shall be obtained from the Commonwealth of Pennsylvania or County of Allegheny prior to the issuance of a certificate of occupancy.

The operator of the group residence shall provide to the Zoning Officer with a floor plan, drawn to scale, clearly delineating all rooms or sleeping areas, all points of ingress and egress to the facility and the interior circulation plan indicating the flow of traffic on the site and primary point or points of vehicular access.

A change in ownership or operators of the group residence or a change in basic operating procedures or general service provisions or conditions of approval shall constitute a new use requiring a zoning permit and new occupancy permit.

The use and buildings shall comply with the Township Construction Code [Chapter 5, Part 1].

The minimum lot size for a windmill shall be one acre.

Only one windmill shall be permitted per lot.

A windmill shall only be permitted as an accessory use to a single-family detached dwelling or an agricultural operation.

The applicant shall demonstrate that it has received all necessary Federal, State, County and licenses, permits and approvals to operate the windmill.

The design of the windmill shall conform to applicable industry standards, including those of the American National Standards Institute. The applicant shall submit certificates of design compliance obtained by the equipment manufacturers from Underwriters Laboratories, Det Norske Veritas, Germanishcer Lloyd Wind Energies, and/or other similar certifying organizations.

The windmill shall comply with the Township Construction Code [Chapter 5, Part 1].

A windmill shall not be climbable up to 15 feet above ground level. A windmill shall be fitted with any anti-climbing devices recommended by the windmill manufacturer for the type of installation proposed. All access doors to a windmill and electrical equipment shall be locked or fenced, as appropriate, to prevent entry by nonauthorized persons.

The maximum structure height of a windmill shall be 100 feet; provided, however, that such height may be increased by an additional 50 feet; provided, that a certified engineer expresses an opinion that the proposed windmill is designed and constructed in a safe and secure manner and does not pose a threat to the health, safety or welfare of the residents of the subject property or adjacent properties or the general public.

The blade of a windmill shall be located at least 30 feet above the adjacent ground level.

No signs or lights shall be mounted on a windmill except for any warning signs required by the Township Construction Code [Chapter 5, Part 1].

A windmill shall be setback from any property line or street right-of-way a distance not less than the normal setback requirements for the relevant zoning district or 1.2 times the windmill structure height, whichever is greater. The setback distance shall be measured from the center of the windmill base.

All equipment buildings shall comply with the yard, setback, height or other requirements and restrictions applicable to a principal structure located in the same zoning district.

If a windmill remains unused for a period of 12 consecutive months, then the landowner shall, at its expense, dismantle and remove the subject windmill within six months of the expiration of such twelve-month period. The landowner shall also comply with the following requirements:

Compliance. No use, land or structure in any district shall involve any element or cause any condition that may be dangerous, injurious or noxious, or cause offensive odor, smoke, dust, dirt, noise, vibration, glare, excessive traffic, attract vermin or rodents or constitute a nuisance or be a detriment to the health, safety, moral or general welfare of the community or to any other person or property in the Township. All uses in all districts shall be subject to the following standards of operation.

Environmental Performance Standards. The developer shall determine the presence of environmental or natural features on any site proposed for land development and shall meet the standards of this chapter, the Subdivision and Land Development Ordinance [Chapter 22], the Stormwater Management Ordinance [Chapter 26, Part 1] and Chapter 8 of the Frazer Township Code of Ordinances, Floodplains, as amended, where applicable, for environmental protection. Site alterations, erosion and sedimentation control, regrading, filling, the clearing of vegetation or timbering and forestry activities prior to review and approval of the plans for development by the Board of Supervisors shall be a violation of this Part.

Odor. Those standards for the control of odorous emissions established by the DEP shall be applied in all zoning districts. Where an odor is deemed offensive a duly authorized Township representative shall refer the matter to the DEP it has jurisdiction relative to an established airshed.

Air Pollution. No emission at any point from any chimney or otherwise of visible smoke in excess of that permitted by the agency with jurisdiction shall be permitted.

Dust, Fumes, Vapors, and Gases. The emission of dust, dirt, fly ash, fumes, vapors or gases which can cause any damage to human health, to animals, to vegetation, or to property or which can cause any soiling or staining of persons or property at any point beyond the lot line of the use creating the emission is herewith prohibited.

Glare (Exterior Illumination). No use shall produce a strong, dazzling light or a reflection of a strong, dazzling light or employ unshielded illumination sources beyond its lot lines or onto any public or private road. Spillover lighting shall not exceed 0.5 foot-candles per square foot beyond the property line except as otherwise indicated.

Vibrations. No use shall cause earth vibrations, or concussions detectable beyond its lot lines without the aid of instruments, with the exception of vibration produced as a result of temporary construction activity.

Discharge. No discharge at any point into any private sewage disposal system or stream or into the ground, of any materials in such a way or in such manner or temperature as can contaminate any public or private water supply or otherwise cause the emission of dangerous, noxious or objectionable elements, or the accumulation of solid wastes conducive to the breeding of rodents or insects, is permitted.

Heat, Cold, Dampness or Movement of Air. No activities producing heat, cold, dampness or movement of air are permitted which shall produce any material effect on the temperature, motion or humidity of the atmosphere at the lot line or beyond.

Noise. No use in any district which by the nature of its use, operation or activity produces noise of objectionable character or volume as prescribed below will be permitted as measured from a property line of the subject property. For purposes of this chapter, the noise level will be measured in decibels (dBA) which indicate the sound pressure level obtained from a frequency weighting network corresponding to the A-scale on a standard sound level meter.

Electrical Disturbance or Radioactivity. No activities which emit dangerous radioactivity or continuous cumulative low level radiation, at any point are permitted and no electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance shall be permitted.

Vehicle and Equipment Maintenance.

Storage and Waste Disposal.

The parcel on which the mobile home is installed shall conform with the minimum lot size requirement of this district.

The mobile home shall be installed so as to conform with all front yard, side yard and rear yard set back lines applicable to single family residential uses in this district.

The mobile home shall be installed upon, and securely fastened to a permanent frost-free foundation, and in no event shall it be erected on jacks, loose blocks, or other temporary materials.

An enclosure of compatible design and materials shall be erected around the entire base of the mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure, and the device to be used for ventilation shall be supplied with a screen of not less than 16 mesh per inch.

The mobile home shall be connected to public water and sewer systems where collection and distribution lines are within 500 linear feet. If not, the owner shall provide a potable private water supply, and shall provide a septic system that shall meet the standards of the DEP.

General. The removal of trees, shrubbery, foliage, grass or other natural growth shall be permitted only when in conformance with the provisions of this chapter, the Frazer Township Code of Ordinances, as amended, and any other Township ordinance regulating subdivisions, land developments, logging and forestry activities. Grubbing activity shall be permitted with expressed approval of the Zoning Officer. A landscape plan complying with this chapter, the Subdivision and Land Development Ordinance [Chapter 22] and any other applicable Township ordinance, shall be prepared and submitted at the time of submission of an application for preliminary, tentative and final subdivision, land development and PRD approval, or at the time of submission of a zoning permit application if the project does not constitute a subdivision or land development; provided, however, this landscape plan requirement shall not apply to the construction of a single-family dwelling that does not constitute a land development as defined herein in this chapter. This landscape plan shall be prepared and sealed by an engineer, surveyor or landscape architect licensed to practice in the Commonwealth of Pennsylvania.

Restrictions on Cutting and Clearing Vegetation and Woodlands.

Reforestation. In addition to any other remedy available to the Township and in the event the construction of structures and/or infrastructure on the lot does not commence despite an approved development plan within six months of the completion of the clearing operations as determined by the Township, a landowner and/or developer shall reforest the disturbed site in accordance with the requirements of the applicable bufferyard or, if in an area of any required minimum yard area not within a required bufferyard, in accordance with Bufferyard 1. Should this six-month period fall during a season not conducive to planting, the Township may permit the developer, landowner and/or agents to delay this reforestation until a time more conducive, but shall commence no later than April 1. Furthermore, at the time of development plan approval, the Township shall require that performance security in an amount approved by the Township Engineer and otherwise in compliance with Chapter 1, Part 3, of the Frazer Township Code of Ordinances, Financial Security, as amended, be provided, in the favor of the Township, to guarantee this reforestation. The lot must be reforested with a species comparable to the predominant species on the lot prior to the commencement of the clearing operations.

Deviation from the requirements of § 27-1625 (with the exception of § 27-1625.B(2)) shall be permitted only as a conditional use in accordance with the requirements of § 27-1503 of this chapter.

Bufferyards shall be required in conjunction with the development of any lot, as defined by Table 27-2, Bufferyards. Illustrations of the required bufferyards can be found in Appendix 27-C of this chapter.

Vegetation within Bufferyards.

Bufferyard Requirements. Bufferyards 1, 2 and 3 listed in the Table 27-2: Bufferyards, hereof, are defined as follows:

When the width of a required bufferyard is in conflict with the minimum yard requirements of this chapter, then the greater distance shall apply. The landowner and/or developer shall adhere to bufferyard planting requirement regardless of what the yard requirement is.

In instances where an existing structure houses the principal use of the property and is located within any required bufferyard, a bufferyard of not less than the minimum distance from the existing structure to the property line shall be required. This reduced bufferyard width shall apply only to the yard area which the existing structure encroaches upon. If the existing structure is located within the required bufferyard on one side of the building, the required bufferyard as determined by Table 27-2 of this chapter shall apply on all other yard areas. All landscaping requirements shall be adhered to regardless of the bufferyard width.

All areas not utilized for parking facilities, access drives, gardens, the planting of trees or shrubs, flower, vegetable or herb beds or similar uses must be seeded, sodded or landscaped within a reasonable period of time. The phrase "a reasonable period of time" shall be interpreted to be within two weeks after construction activities are completed; unless those activities are completed between the time period of November 1 through April 1, in which case the required sodding or seeding must occur within two weeks of April 1.

It shall be the responsibility of the developer and/or landowner to assure the continued growth of all required landscaping and/or to replace the same in the event of freezing, drought, vandalism, disease or other reasons for the discontinued growth of the required trees, shrubs and bushes.

Stormwater management facilities and structures may be maintained within a bufferyard, but the existence of such facilities or structures shall not be a basis for a failure to meet the landscaping requirements.

Deviation from the requirements of § 27-1626 shall be permitted only as a conditional use in accordance with the requirements of § 27-1503 of this chapter.

A landscape plan, with appropriate details, shall be prepared and submitted at the time of submission of an application for preliminary, tentative and final subdivision land development and PRD approval, or at the time of submission of a zoning permit application if the project does not constitute a subdivision or land development; provided, however, this landscape plan requirement shall not apply to the construction of a single-family detached dwelling that does not constitute a land development as defined in this chapter. This landscape plan shall include, and illustrate at scale, the location, size and name of each tree, shrub and ground cover as it relates to the proposed topography for the following:

At least one deciduous tree must be planted for each 700 square feet of net floor area in conjunction with any nonresidential development. A landowner and/or developer shall be permitted to apply the trees that are calculated as part of this requirement to those trees defined as part of the off-street parking landscaping requirements of paragraph .F below. Existing trees preserved as mature woodlands under § 27-1625 and trees planted as part of a bufferyard required under § 27-1626 may be applied toward the trees required under this subsection.

At least one deciduous tree must be planted for each dwelling unit in conjunction with any residential development. On newly created single-family detached residential lots, a minimum of one deciduous street tree must be planted in the front yard no closer than 15 feet from the front property line. The requirement in this subsection shall be in addition to the street trees required by Part 6 of the SALDO.

All trees which are required to be planted as per the requirements of this section shall be a minimum of 2 1/2 inches DBH at the time of planting, measured along the trunk of the planted tree, which tree shall be planted in accordance with accepted conservation practices.

All areas not utilized for parking facilities, access drives, gardens, the planting of trees or shrubs, flower, vegetable or herb beds or similar uses must be seeded, sodded or landscaped within a reasonable period of time. The phrase "a reasonable period of time" shall be interpreted to be within two weeks after construction activities are completed, unless those activities are completed between the time period of November 1 through April 1, in which case the required sodding or seeding must occur within two weeks of April 1.

Landscaping of Off-Street Parking Areas.

Landscaping for Service Structures. All service structures shall be fully screened.

Landscape walls are nonstructural, non-load-bearing walls less than 30 inches in height and used in the art of arranging or modifying the features of a landscape to secure beautiful or advantageous effects. Walls greater than 30 inches in height must meet the requirements of the Township Construction Code [Chapter 5, Part 1], where applicable.

Where the landscaping requirements of this section conflict with the bufferyard requirements of § 27-1626, the requirements of § 27-1626 shall govern.

Deviation from the requirements of § 27-1627, with the exception of the financial security requirements of paragraph .K, below, shall be permitted only as a conditional use in accordance with the requirements of § 27-1503 of this chapter.

Financial Security for Landscaping and Bufferyard.

Traffic Access and Impact Study Required. A traffic access and impact study pursuant to the requirements of § 22-405 of the Subdivision and Land Development Ordinance [Chapter 22] shall be required when:

Traffic Access and Impact Study Requirements. When required, a traffic access and impact study shall be submitted as part of an application for any zoning permit or conditional use application or special exception application. A scope of work for the study shall first be submitted to the Township for approval. The study shall be performed by a qualified professional traffic engineer with experience preparing traffic access and impact studies. The applicant and study shall comply with the requirements and standards for traffic access and impact studies outlined in the Subdivision and Land Development Ordinance [Chapter 22].

Completion of Traffic Control Devices and Other Traffic Improvements. Traffic control devices and traffic improvements shall be completed in accordance with § 22-405 of the Subdivision and Land Development Ordinance [Chapter 22].

Roadside stands may be permitted as accessory uses to agricultural operations in zoning districts which permit the same subject to the following:

Only one roadside stand shall be permitted per parcel or tract of land.

Off-street parking shall be in accordance with the requirements of this chapter for home occupations.

Signage shall comply with the provisions of § 27-1702.D where applicable.

All activities conducted in association with, and as a part of, oil and gas wells shall be in accordance with the Pennsylvania Oil and Gas Act, 58 P.S. § 601.101 et seq., as amended, all applicable provisions and requirements contained in this chapter (unless a variance to any provision has been granted by the Zoning Hearing Board) and all other applicable Federal, State, County, and Township laws, statutes, ordinances and regulations including, but not limited to, the Subdivision and Land Development Ordinance [Chapter 22], as amended, and the Stormwater Management Ordinance [Chapter 26, Part 1].

Oil and gas wells shall not be located within 200 feet of an existing dwelling on adjacent property unless the owner of the dwelling consents to a reduced distance.

If a dwelling is located within 300 feet of an active well, the line of sight between the dwelling and the well shall be buffered by a Bufferyard "1," as described in § 27-1626 of this chapter.

The applicant shall obtain from the appropriate Federal, State and other applicable regulatory agencies or authorities permits issued in accordance with all applicable laws, statutes, ordinances and regulations for the proposed use. At the time of making application to such agencies and authorities, the applicant shall file with the Zoning Officer a copy of each such application With supporting documentation for the proposed use.

The applicant shall show the proposed routes of all vehicles other than passenger vehicles and light trucks to be utilized for hauling and the estimated weights of those vehicles. The applicant shall show evidence of compliance with designated weight limits on State, County and Township streets and shall design the hauling routes for the oil and/or gas well operation to minimize the impact on local streets within the Township. The designated hauling route shall be subject to approval by the Township. In order to exceed the Township's street and/or bridge weight limits, the applicant must provide financial security for the streets and/or bridges included in the designated hauling route and execute a road maintenance agreement, as required by § 15-305 of Chapter 15 of the Frazer Township Code of Ordinances, Motor Vehicles and Traffic, as amended.

An emergency response plan shall be submitted with this application addressing methods to handle the following:

The applicant shall provide certification that a bond is held by the DEP to ensure proper plugging when the well is classified as inactive by the DEP,

The applicant shall provide a schedule indicating the following dates:

The access road to the well site shall be improved with a dust-free, all-weather surface in such a manner that no water, sediment or debris will be carried onto any public street.

If the access road to the well site intersects with a Township street, a driveway permit shall be obtained in accordance with the requirements of Part 3 of Chapter 21 of the Frazer Township Code of Ordinances, Driveway and Street Access, as amended.

Any accessory use that is of a use classification identified as a conditional use in a zoning district under this chapter shall be considered a conditional use in that zoning district and shall require the developer and/or landowner to apply for and obtain conditional use approval for the accessory use pursuant to the requirements of, and in compliance with, Part 15 of this chapter.

Any accessory use that is of a use classification identified as a special exception in a zoning district under this chapter shall be considered a special exception in that zoning district and shall require the developer and/or landowner to apply for and obtain special exception approval for the accessory use pursuant to the requirements of, and in compliance with, § 27-2010 of this chapter.

The facility shall hold a valid permit from the Department of Health to dispense medical marijuana. A copy of such valid permit and all appropriate documentation shall be submitted to the Township.

The facility shall comply with the requirements for a dispensary under the Medical Marijuana Act and any applicable state regulations promulgated thereunder. Proof of such compliance shall be provided to the Township.

The facility shall hold a valid permit from the Department of Health to grow and process medical marijuana. A copy of such valid permit and all appropriate documentation shall be submitted to the Township.

The facility shall comply with the requirements for a grower/processor under the Medical Marijuana Act and any applicable state regulations promulgated thereunder. Proof of such compliance shall be provided to the Township.