The lot does not abut, along a common side property line, another lot or lots in the same ownership at the time development was proposed, and which if combined with the first lot, would produce a property meeting or exceeding the minimum requirements of the zone district;

No further reduction in depth of front, side or rear yards is needed to accomplish development; and

The lot abuts an improved street accepted by the Township or meets all the requirements for a private street contained in the current Chapter 280, Subdivision and Land Development, and can meet at least 70% of the bulk and area requirements for the zoning district the property is located in.

No structures, temporary or permanent, shall be placed within any easement or right-of-way utilized for the purposes of, but not limited to, ingress, egress, sanitary sewer lines, storm sewer lines, drainage, or other utilities.

Unless determined by the Zoning Officer to be detrimental to the health, safety and welfare of the public, mailboxes, landscaping, etc., may be placed within said areas, but shall be placed at the owner's own risk. The property owner shall be solely liable for any harm to person or property caused by the placement of such structures and shall be solely responsible for any and all damage caused to such structures by Township or others entering the easement or right-of-way to maintain or service utilities or public improvements therein and for all costs associated with the removal or replacement of such structures. However, masonry type construction of any type is prohibited within a ROW.

All projections from the wall surface of a primary residential structure, including but not limited to chimneys, canopies, eaves, cornices, stairwells, fire escapes, bay windows, balconies, porches or patios, whether such projections reach to the ground or not, shall be considered a part of the structure in determining setbacks from property lines. However, such projections may extend not more than two feet into required yard areas, provided such projections, except eaves, are not more than six feet in width.

Pool filters and air-conditioning units shall be set back as far as accessory structures from property and street right-of-way lines and, in addition, shall be screened by evergreen landscaping or a low wall to reduce noise and visual intrusion.

Satellite dishes. For the purpose of this chapter, satellite dishes shall meet the following requirements:

The type of buffer yard for the property being developed shall be based upon the zoning district classification of the adjoining property, not the use of the adjoining property.

In some instances, the existing natural topography and vegetation on the site may fulfill the buffer yard requirements, if: the required distance from any side or rear lot lines are met; the area is adequately treed; and the existing topography and vegetation provide a visual screen, which, in the opinion of the Environmental Advisory Council and Township Council, is at least equivalent to the required buffer yard.

Buffer yards defined. The buffer yards identified in § 310-59E, listed as A, B, C, and D, are hereby defined as follows, and can be viewed in Table D. Low-level shrubs, hedges or mounds shall be of such height that a person facing a passenger car with the shrubs, hedges or mound between him/her and the car could observe the car's low-beam lights only as a result of the diffused or reflected light from the headlights and not because the main, direct beam from those lights was observable. Ground cover is required for each buffer yard. If vegetative cover is used, the maintenance of the ground cover shall be in conformance with the then-adopted version of the IPMC.

When the yard width specified In Subsection E(3)(a) through (d) is in conflict with the provision of Table A[2] or any other ordinance of the Township of Hampton, the greater distance shall apply. The planting requirement shall be adhered to regardless of the yard requirement.

In instances where an existing structure houses the principal use of the property, and is located within any required buffer yard, a buffer yard of not less than the minimum distance from the existing structure to the property line shall be required. This reduced buffer yard width shall apply only to the yard area in which the existing structure encroaches. If the existing structure is located within the required buffer yard on one side of the building, the required buffer yard, as determined by § 310-59E, shall apply on all other yard areas. All planting requirements shall be adhered to regardless of the buffer yard width.

All yard areas not utilized for parking facilities, driveways, gardens, the planting of trees or shrubs, perennials, or similar uses, must be seeded, sodded, or landscaped within a reasonable period of time. "Reasonable period of time" shall be determined on a case-by-case basis and based upon existing weather conditions and forecasts.

Where trees already exist, as defined by Subsection E(9) below, within the required buffer yard, these trees shall remain undisturbed, except that diseased or dead material may be removed. If it is determined that some healthy trees must be removed in conjunction with development, a written request to remove such trees must be submitted to the Township, along with an explanation detailing the rationale for the request. These trees shall not be removed until the Township has given written authorization permitting the removal. This permission will not be unreasonably denied; however, those who violate this section shall be subject to a maximum penalty authorized by this chapter. When any trees, regardless of their physical condition, are removed, they shall be replaced by trees suitable to the environment. All such replacement planting shall be in accordance with accepted conservation practices.

All trees required to be planted within the buffer yard shall be a minimum of one-and-one-half-inch caliper and shall be planted in accordance with accepted conservation practices. All required trees shall be a minimum of six feet in height at time of planting, measured from the ground adjacent to the planted tree to the top of the tree.

Any existing trees within the required buffer yard which are a minimum of four inches DBH shall be preserved and shall count as a required tree within the buffer yard. At no point, however, shall any required additional trees be separated at a distance greater than the distance specified in the required buffer yard.

It shall be the responsibility of the owner/applicant to assure the continued growth of all required landscaping and/or to replace the same in the event of frost, vandalism, disease or other reasons for the discontinued growth of the required trees, shrubs or bushes. A six-month time table for the replacement of diseased or dead plants shall be observed from the date of Township notification about this condition.

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

See Table A.[1]

For accessory uses, the maximum height shall be 20 feet, not to exceed one story. Accessory structure height is the vertical distance measured between the average of the highest and lowest elevation at ground level to the highest overall point of the structure.

Signs shall not exceed the height limitation for permitted uses.

Refer also to § 310-78A(37) relating to wireless communication towers and equipment.

In PRDs in all areas, except RA and RB, a fourth story may be permitted for equipment servicing the building, provided it is properly housed, and which shall not exceed the 10 feet in height, and which may be added to the third floor. Decorative domes may be permitted, provided that the same shall not be habitable, and which shall likewise not exceed 10 feet in additional height, but which may be added to a third floor.

Chimneys, exhaust stacks, church steeples, roof-mounted air-handling equipment, and communications equipment shall be exempt from maximum height requirements after review of the proposal by the Planning Commission and approval by Township Council based on location of the structure in relation to neighboring properties and streets, and height related to function. If such structures exceed 35 feet in height above the ground, they shall not be approved unless application for construction is accompanied by a written opinion of a registered professional engineer attesting to the ability of the structure to withstand maximum forces upon it as to wind, ice and snow loads. Township Council may, where roof-mounted equipment will be visible from a public street, and after favorable review of the proposal by the Planning Commission and Environmental Advisory Council, require that such equipment be screened or hidden from view, or organized in arrangement to be visually acceptable. Notwithstanding the foregoing, in no event shall chimneys, exhaust stacks and roof-mounted equipment exceed a height above the building by a distance, equal to 1/2 of the height of the building (from ground level) upon which such structure is to be placed.

Church steeples shall in no event exceed a height in excess of 75 feet from ground level of the church structure; communications facilities in no event shall exceed a height of 200 feet from ground level, except for communications facilities designed and intended for use by governmental or quasi-governmental entities, such as police, emergency medical communications, public works, communications, etc.

Uses permitted in floodways.

Uses permitted in floodplain area. The following uses and no others are permitted in the floodplain area:

Nonconforming structures and uses (preexisting) in the floodway and floodplain shall be regulated as per Chapter 155, Flood Damage Prevention, as amended, and the Pennsylvania Department of Environmental Protection (DEP).

No filling, piping, draining or diverting shall be permitted in wetlands, ponds or lakes unless a permit is obtained from the Pennsylvania Department of Environmental Protection (DEP).

Setback or open space easement required. No grading, cutting, filling, removal of vegetation, or other disturbance shall be permitted within 50 feet of the top of the bank of any watercourse or within 100 feet of any pond, lake or wetland.

Alteration of drainage. When a proposed subdivision or land development encompasses or adjoins a watercourse, wetland, or springs area, the design of the proposed development shall ensure that site drainage is not altered in ways that will reduce the ability of any watercourse or wetland to support the vegetation and animal life that characterized the area before development.

Every subdivision and land development site plan shall consider, protect, and, to the maximum extent feasible, ensure the preservation of the natural areas and resources that are identified in the following:

Where a proposed subdivision or land development includes an identified natural feature, such as a rare or endangered species, which is regulated by municipal, state, or federal law, the applicant shall provide evidence of compliance with any applicable regulation.

Where proposed development sites include identified natural resources that are not protected or regulated by municipal, state or federal law, the development plan shall incorporate preservation of the feature as an element in the site design, to the maximum extent feasible.

Wherever possible, prime scenic views from roads and/or hilltops shall be preserved for public enjoyment.

Applicants for approval of subdivisions and land developments are urged to include open space areas and facilities to meet the recreational needs of residents and other users of the proposed development. Recreational use may be made of areas where development is restricted for environmental reasons. There may be opportunities to link open space within a development to open space in adjoining areas and to create, over time, continuous systems of open space that will add great value to the development and to the community.

Very steep slopes (over 25%): no environmental disturbance of any kind shall be permitted on these areas.

Steep slopes (15% to 25%), where any portion of the steep slope contains soils identified on the Township of Hampton Soils Maps as having a high landslide-prone risk; no environmental disturbance of any kind shall be permitted in the steep slope areas containing the high-risk landslide-prone soils.

Steep slopes (15% to 25%), where any portion of the steep slope contains soils identified on the Township of Hampton Soils Maps as having a moderate landslide-prone risk; disturbances not exceeding 25% of the steep slope areas containing the moderate-risk landslide-prone soils may be permitted, provided the applicant demonstrates to the satisfaction of the Township Engineer and Township Council that such disturbances will not adversely impact the stability of the soils.

Steep slopes (15% to 25%), not involving any areas identified on the Township of Hampton Soils Maps as having landslide-prone soils: no more than 50% of the steep slope area may be environmentally disturbed.

In instances where it can be demonstrated to the satisfaction of the Township Council that no adverse environmental impacts will occur, the determination of the percent slope may be calculated using the average percent slope. (See Article IV, Terminology, § 310-11, the definition of "slope" for the formula to calculate this.) Use of the average percent slope may be utilized, provided that the following has been taken into consideration for making the judgment:

Landslide-prone soils shall be further protected, and excavations, cuts and fills shall be regulated, as per the Township's Grading and Excavating Ordinance.[2]

Structures of known historic or architectural significance and location of known or probable archaeological sites shall be identified on the existing conditions map and described in the preliminary application materials.

Where the presence of such features is known or suspected, or where required by DEP or another permitting agency, the applicant shall notify the Pennsylvania Historical Museum Commission (PHMC) of the proposed development and request a determination concerning the presence of significant resources from the PHMC.

Preservation of large or unique trees. All healthy trees with trunks equal to, or exceeding 24 inches DBH, or any tree which may be noteworthy because of its species, age, uniqueness, rarity, or status as a landmark due to historical or other cultural associations, and which is located within the area of disturbance, shall be preserved unless removal is deemed absolutely necessary. Criteria for evaluating the necessity for removal shall include the following:

Large or unique trees which cannot be preserved shall be replaced, either with identical species or with a mix of equally long-lived native species as follows:

Preservation of other trees and vegetation in general. No removal of trees, shrubbery, foliage, grass, or other natural growth shall be permitted, except in conformance with the provisions of this chapter of the Township of Hampton regulating land use and development, except that the activity of grubbing shall be permitted.

The mass or large-scale cutting of trees and clearing of vegetation for the sole purpose of clearing land, unless incidental to imminent development, is prohibited. "Grubbing," as defined, is permitted for aesthetic, safety or other concerns. This language is not intended to prohibit the culling of diseased, dead or dying plants or trees; the development of flower or vegetable gardens; the removal of single trees or clumps of vegetation for aesthetic, safety or other concerns. It prohibits the mass or large-scale defoliation of property preparatory to development until 30 days before the proposed development actually takes place.

In addition to the large or unique trees in Subsection F(1):

All trees to be preserved shall be protected during construction by utilizing the following procedures:

Any tree trunks or exposed roots which are damaged during construction shall be protected from further damage by being treated immediately with professional procedures.

Nondormant trees shall be given an application of a more phosphorus-based fertilizer to aid in their recovery from possible damage caused by construction operations.

Any existing trees which are to remain on the site, according to the approved site plan, shall be immediately marked on the site in some bold manner, so that they are not cut down in error. In the event that any of these trees designated to remain are cut down or killed during construction, they shall be replaced with the same species as follows:

Flood-prone areas. Regulated as per Subsection A and Chapter 155, Flood Damage Prevention, as amended.

Undermined areas. No land development involving the construction of buildings and no subdivision of land intended to create lots for building construction shall be approved on a site which has been undermined at shallow depths or in an area where there is evidence of past subsidence unless the applicant demonstrates that the proposed subdivision or land development will be safe and will not create hazards for adjacent properties. Evidence of safety shall be one of the following:

Landslide-prone areas.

Contaminated sites. Township Council shall not approve the subdivision or development of land which is known to contain substances which are classified as hazardous unless the site has been made safe for the proposed development.

Noise: 50 decibels, whether steady or intermittent, along the boundary of the property containing the noise source, except noise of transportation in motion, or construction of a building, which shall be excluded.

Smoke. Density equivalent to Number 2 on the Ringelmann detection chart measured along property boundaries.

Glare. In no case shall illumination exceed those parameters established in § 310-66H(1). The exception to this being an installation for the purpose of illumination of an intersection at a public street or commercial driveway intersection with a public road. However, any installation of this type of lighting shall be of the shielded variety.

Odors. Odors created by any manufacturing or processing operation shall not be discernible beyond the property carrying on a manufacturing or processing operation.

Dust. Shall be gathered within the structure housing the process producing the dust.

Radioactivity or electrical disturbance. No activities shall be permitted which emit dangerous radioactivity or electrical disturbance beyond the boundary of the property upon which such disturbance originates.

Outside storage.

Waste disposal.

The buffer yard areas are to be constructed and maintained according to § 310-59E of this chapter. Plantings shall be maintained at their natural height thereafter. The design of the planted buffer yard shall be determined on a case-by-case basis by a landscape architect or horticulturist paid by the developer. The design shall consider topography and proposed and existing vegetation, and shall be acted upon by the Township Council after review and recommendation by the Environmental Advisory Council.

The operation is one listed as a permitted use or conditional use in § 310-40, Light Industrial District, § 310-41, Heavy Industrial District, and § 310-42, Office, Research and Development District, is clean and quiet (meaning that it is in conformance with Subsection B) and in addition, the operation generates no vibration, gas accumulation or radiation detectable outside of any of the buildings.

The constituents of process stack emissions, such as particulates, sulfur dioxide, noxious gases and volatile organic compounds, shall be identified by the operator as to the chemical compounds and mass emission rates (such as pounds per day, etc.). Further, such emissions into the air shall be reduced to the lowest level attainable by best available control technology, as defined in the comment below. Such technology is to be proposed by the operator and accepted by the Township after receiving advice from a mutually agreed upon consultant. Emissions shall be subject to annual testing by a qualified, independent consultant approved by the Township and hired by the operator, who shall submit all test results, broken down by chemical and mass emission rate, to the Township. Further, when and if it is made known that there is a hazardous air pollutant as defined in Section 112 of the Clean Air Act, then, on a case-by-case basis, the operator will be required to provide continuous monitoring on process stack emissions for the hazardous pollutants. The Township shall be notified any time that the normal emission rate is exceeded by more than 25% for three consecutive on shifts.

The proposed plan of the development of the property as indicated by the location, height and bulk of the building or buildings and signs, the arrangement of vehicular entrances and interior road network, the layout of the parking lots and truck servicing areas, the site grading, landscaping and tree planting, and the existing development of adjacent properties are shown on a rendered architectural drawing which also specifies the proposed exterior materials of the building or buildings.

Access to the property is directly from an arterial road, except for an optional controlled exit to a second road for emergency use only.

No materials, either solid or liquid, used in or produced by the assembly or limited manufacturing operation, including waste or residual products, are stored outside the building or buildings, except on a temporary basis, except that nitrogen may be stored outside in closed containers located so as to be out of view by observers on adjacent properties or streets and secured as required by the Department of Labor and Industry, the Department of Environment Protection and the Occupational Safety and Health Act regulations.

Lighting to illuminate parking lots, signs and/or buildings is directed downward from the source and away from adjacent streets and residential properties, or a sign may be internally or backlighted, provided no light source is more than 30 feet off the ground directly below and the light intensity does not exceed those parameters established in § 310-66H.

All utility lines on the property are placed underground.

Prior to construction and operation. Any application for a building permit for construction in the Light Industrial District, the Office, Research and Development District or the Heavy Industrial District shall be accompanied by expert evidence with the cost borne by the owner of the property, that the proposed use will be operated in accordance with these performance standards. Such statements shall describe in detail the proposed use and process relative to compliance with this chapter and any change in the future to the process, as described by the applicant or by a successor company, shall be presented to the Township for approval to insure continued compliance.

Continued compliance. Continued compliance with performance standards is required and continued compliance with these performance standards shall be enforced by the Zoning Officer.

Determination of violation. The Zoning Officer shall investigate any purported violation of performance standards. If it is determined that a violation exists, such violation shall be terminated as provided in Subsection E(4) following.

Termination of violation. All verified violations shall be terminated within 30 days of the decision of the Zoning Officer and shall be deemed a separate violation for each day following the thirty-day period and subject to penalties as set forth in Article XX of this chapter. Appeal from the Zoning Officer's decision shall be to the Zoning Hearing Board.

Where a property owner desires to improve the facade of the building aesthetically, and such improvement shall not constitute an enlargement of the building, no additional site plan review shall be required, provided:

Revised site plans shall not be required to be submitted when a property owner wishes to construct an accessory structure or to construct an addition to a previously approved primary structure in any of the zoning districts referenced in Subsection A which is less than 1,000 square feet, is not affecting any parking spaces or access aisles or other permanent features on the site, and in which structures are not placed on or within 10 feet of any rights-of-way, easements or parking areas. Placement of any such structures shall be in conformity with all applicable Township regulations (i.e., setback requirements, height limitations, permits, etc.). Multiple accessory structures, or additions to previously approved primary or accessory structures that meet or exceed the 1,000 square foot limit, shall require a revised site plan.

Extend in length no further than 800 feet;

Be no less than 35 feet in width containing a paved cart way of no less than 24 feet in width;

Shall not allow parking spaces within 10 feet of the paved cart way;

Shall record the appropriate irrevocable right-of-way agreement in the office of the Recorder of Deeds of Allegheny County; and

Meet all of the provisions of this chapter and of Chapter 280, Subdivision and Land Development, that are not in conflict with the provisions of this section.

When a property containing a single permitted use changes use or is abandoned for a period of one year and the property is located in one of the districts identified in Subsection A, the developer or property owner shall file a site plan meeting the requirements contained in Subsection F(2) unless the use is referred to in § 310-119B and is similar in nature to the previous use. The site plan shall be forwarded directly to the Township Council at least 10 days prior to their agenda meeting for its review and possible approval at their next scheduled regular meeting. If the new proposed use has parking requirements different than the previous use and requires the creation of additional parking spaces or areas, then a revised site plan shall be required.

If the existing condition of the site does not conform with any provisions of this chapter, where appropriate, the Township Council may require the developer or property owner to construct or install improvements to the site in order to bring it into compliance with the current standards of this chapter, i.e., adding landscaping and buffer yards.

This process shall only apply in situations when the primary use of the site is changing and does not apply to sites with multiple uses, i.e., a strip mall. The enlargement, modification or alteration of any permanent features on the site shall require the developer or owner to follow the review procedures outlined in Subsection E.

In the event that a variance from the requirements of this chapter is also requested by the developer, it must be approved by the Zoning Hearing Board before a favorable decision on the site plan is made by Township Council. Such request for a variance shall be accompanied by a copy of a written request for an extension of time submitted to Council for an extension of time for action on the site plan application. If the developer fails to agree to the extension of time, the Township Council shall act on the application as though no variance has been granted.

The Planning Commission and Environmental Advisory Council should review the site plan while a variance request is being reviewed by the Zoning Hearing Board and may recommend approval, rejection, or approval with conditions before a decision is reached by the Zoning Hearing Board.

The developer or owner shall submit the required plans to the Township at least 10 working days prior to the regular meeting of the Township Council, for referral by Township Council at their next regular meeting to the Planning Commission and Environmental Advisory Council.

At their next regularly scheduled meetings following referral, the Planning Commission and Environmental Advisory Council shall review the plans as to conformity with this chapter; the physical arrangement and appearance of the structures on the property; vehicular access and circulation into and within the property; parking layout; pedestrian walks; likely congestion or other dangerous conditions that may be created by the proposed development in adjacent roads; storm drainage systems, signs, outdoor lighting, landscaping and other features of the proposal that may be pertinent to the public health and safety. The developer or owner or their representative is urged to attend these meetings.

The Planning Commission and Environmental Advisory Council may recommend to: approve; approve with conditions; or reject the proposal as presented. The developer or owner may make revisions as suggested by the Planning Commission and/or Environmental Advisory Council and resubmit plans to the Planning Commission and the Environmental Advisory Council. The Environmental Advisory Council may also assign a Tracker to assist in monitoring the project for compliance with the projects approved development and landscaping plans. The Tracker, if any, shall report his or her findings directly to the Zoning Officer.

Immediately after the Planning Commission and Environmental Advisory Council have made their recommendations and after the developer or owner proposes no further revisions, the plans shall be submitted to the Township Council, which shall review them at its next regular meeting along with the Planning Commission's and Environmental Advisory Council's recommendations. The Township Council shall approve or reject the plan, or they may approve it with conditions, which shall be attached to any permit issued for any construction on the property.

After final approval by the Township Council, no changes shall be made in a plan unless the changes are first reviewed by the Planning Commission and the Environmental Advisory Council, and then approved by the Township Council. A change in scheduling or sequence in the development of a plan to be carried out over a time period and approved on this basis shall require review and approval as for any other change.

Separate building permits shall be required for each structure to be erected as part of an approved group of structures on a site regardless of the proposed timing of the construction of each. Site development work, including but not limited to paving, storm drainage structures and landscaping, shall be included as part of the work covered under the building permit and subject to the same completion requirements as for the structure.

In addition to meeting all buffer yard requirements, at least 10% of any property to be developed shall be landscaped per recommendation of the Environmental Advisory Council and approval by the Township Council. Not less than 5% of the total property area shall be landscaping in that portion lying between the principal structure on the property and the abutting street right-of-way. Landscaping shall be primarily vegetation and should provide a combination of several components such as grassed areas, shrubbery, trees, ground cover, boulders or other features and shall be mulched and maintained. Submitted drawings shall clearly show all landscaping elements by type and location.

To the extent possible, parking and truck loading areas shall be arranged to be hidden from view from adjacent residential areas, or screened from view by use of appropriate landscaping materials, fencing or earth mounding, or any combination of these. Parking and loading areas must meet the provisions established in §§ 310-59E, 310-65H and 310-79G.

Once the plan is approved, the development must occur within 24 months, unless an extension is requested in writing, and approved by Township Council. If not, the site plan approved is void, and a new plan must be submitted for review.

Twenty-six copies of the site plan shall be presented in prints at a scale not smaller than one inch equals 50 feet, six full-size copies and 20 eleven-inch-by-seventeen-inch copies. An electronic copy of all submitted material must also be included. A location map at a scale of not less than one inch equals 2,000 feet shall also be provided, on the same sheet if desired, indicating the site in relation to major roads and major landmarks in the vicinity.

The site plan shall contain, where applicable, at least the following information. Additional information may be required by the Planning Commission at its discretion. For existing structures where only the use is changing, see Subsection C.

Development in undermined areas with less than 100 feet of overburden, as designated by the United States Geological Survey.

Development or encroachment involving a natural stream or watercourse or wetland.

Development within a landslide-susceptibility area as designated by the United States Geological Survey.

Development involving the removal of 10,000 square feet or more of woodland, as designated by the United States Geological Survey, or development involving the removal of natural vegetation of five acres or more in area.

Any industrial development.

A description of the project. A map indicating:

An assessment of the environmental impact of the proposed development with particular attention paid to those items outlined in Subsection A.

A list of all licenses, permits and other approvals required by municipal, county, or state law and the status of each. The approvals and permits should be required before final consideration of the site plan.

A list of steps proposed to minimize environmental damage to the site and region during construction and operation. The consideration of soil erosion, preservation of trees, protection of watercourses, protection of air resources, and noise control are some factors to be considered.

Evidence that the environmental impact statement was prepared by a professional, competent in the field of concern, i.e., a soils engineer for excavation or soils problems, a geologist or geotechnical consultant for undermining and landsliding problems, etc.

Suitable alternative. Whenever a proposal presents an alternative which conforms to the spirit and intention of this chapter.

Unusual site characteristics. Whenever a physical feature may exist on or adjacent to the site, which prevents a literal conformance to requirements or standards.

All required buffer yards with proposed plantings (identifying ground cover and each proposed tree or bush) drawn to scale and identifying the height and width of any proposed mounds.

All required plantings, independent of any buffer yard requirements (identifying ground cover and each tree, shrub, the use of sod or seeding, etc., and known to prosper in this area) drawn to scale.

Any planting in excess of the requirements in § 310-59E and this section.

Any existing trees or vegetation which are to be preserved, accurately identifying their relative location, approximate size and name.

Any existing trees or vegetation which will be removed, accurately identifying their relative location.

For trees with an ultimate height of 25 feet or more, a maximum distance not to exceed 50 feet.

For trees with an ultimate height of less than 25 feet, a maximum distance of 25 feet on center.

Street trees, if required or provided, shall be provided along the entire length of the street right-of-way and on both sides of the street if the street lies within the development.

All street trees shall be located between 10 feet to 15 feet off of the street right-of-way.

Street trees shall be located to enable the maintenance of utilities, required sight distances, and visibility of street and traffic signs.

The species chosen shall provide shade and shall be appropriate to the location. Factors such as microclimate, soils, habit of growth, salt and disease tolerance, proximity of sidewalks, overhead utility lines, and social condition (likelihood of soil compaction, damage from air pollution, dogs, deer, etc.) shall be considered.

Any new street and/or parking lot trees in nonresidential areas shall be protected by tree grates and/or permanent fencing if suitable protected areas have not been provided.

Mature trees, woodlands, or other high-quality existing vegetation which remains undisturbed adjacent to the street right-of-way may be used in the place of, or in conjunction with, the requirements of this section.

A minimum of 5% of the total area of any parking lot containing 30 spaces or less shall be landscaped, and at least 7% of the total area of any parking lot containing more than 30 parking spaces shall be landscaped. For this requirement, the "total area of any parking lot" includes all parking spaces, lanes, roads or aisles for motorized vehicular traffic.

Groupings of at least one large (ultimate height exceeding 40 feet) shade tree and three shrubs, or one medium (ultimate height 25 feet to 40 feet) shade tree, one small (ultimate height not exceeding 25 feet) tree, and three shrubs shall be planted for every 10 parking spaces and shall be disbursed throughout the interior of the parking lot. In order to insure the survival of the plant material, the minimum planting area for either grouping will be 110 square feet.

The caliper of all new trees shall be as in Subsection E.

Trees required in this section shall be planted in protected areas such as along walkways, or within curbed islands located between rows of parking spaces, at the ends of bays, or between parking stalls. Both the overall plan and the species to be planted must be reviewed by the Environmental Advisory Council. This is not meant to prohibit some other innovative landscaping plan, especially for small parking lots, but any plan must be deemed to be at least equivalent to the above scheme.

Curbed landscaping islands shall have a minimum width of nine feet, including curbing.

Farming in the CB District is not permitted on less than 10 acres.

There shall be only one single-family dwelling permitted on each five-acre lot.

In a plan of lots approved for the RA District, the front yard setback line may average 50 feet, with the minimum front yard setback line being 40 feet, and the maximum being 60 feet.

Land with slopes between 15% and 25% are permitted 1/2 density credit.

Land with slopes over 25% are permitted 1/4 density credit.

In a plan of lots approved for the RB District, the front yard setback line may average 40 feet, with the minimum front yard setback line being 35 feet, and the maximum 45 feet.

The side yard requirements of 40 feet is the total required. One side yard may be a minimum of 15 feet.

Land with slopes between 15% and 25% are permitted 1/2 density credit.

Land with slopes over 25% are permitted 1/4 density credit.

In a plan of lots approved for the RC District, the front yard setback line may average 30 feet, with the minimum front yard setback line being 25 feet, and the maximum 35 feet.

The side yard requirements is a total of 25 feet. One side yard may be a minimum of 10 feet. If a buffer yard is required as part of the land development proposal, the width of the required buffer yard shall be used for determining the side yard setback requirement.

The minimum distance between principal structures on the property shall be 30 feet.

The density standards for townhouse and apartment units shall be a maximum of four units per acre.

Each building shall be located on not less than 2,000 square feet of land area per unit.

Land with slopes between 15% and 25% are permitted 1/2 density credit.

Land with slopes over 25% are permitted 1/4 density credit.

In order to preserve the openness of the townhouse/apartment development, fences along the lot lines which would enclose any property shall be prohibited.

The minimum distance between principal structures on the property shall be 25 feet.

The side yard requirement of 25 feet is the total required; one side yard may be a minimum of 10 feet. If a buffer yard is required as part of the land development proposal, the width of the required buffer yard shall be used for determining the side yard setback requirement.

Commercial uses must provide a buffer yard that is to be planted in accordance with § 310-59E.

The density standards for townhouses and apartment dwellings and area and space requirements shall be as follows:

Land with slopes between 15% and 25% are permitted 1/2 density credit.

Land with slopes over 25% are permitted 1/4 density credit.

The side yard requirements are a total of 20 feet, with each side yard being a minimum of 10 feet. If a buffer yard is required as part of the land development proposal, the width of the required buffer yard shall be used for determining the side and rear yard setback requirements.

The minimum distance between principal structures on a lot shall be 50 feet.

All applicable parts of § 310-59E must be met.

The density standards for apartment units shall be a maximum of 20 units per acre. There is no minimum acreage requirement.

The minimum distance between principal structures on a lot shall be 50 feet.

All applicable parts of § 310-59E and E(11) must be met. The required buffer yard shall be used for determining the side and rear yard setback requirements.

Light Industrial (LI), Heavy Industrial (HI) and Office, Research and Development (ORD) Districts shall meet all applicable parts of § 310-62D.

Outdoor lighting standards. Except as otherwise specified herein, outdoor lighting standards listed below apply to all new multifamily residential, nonresidential developments and to replacement fixtures in all zoning districts. Township Council may grant exceptions to the shielding requirements, maximum level of illumination, and height of outdoor light fixtures for outdoor recreation facilities on park sites with the finding that the light impacts do not create a public nuisance for abutting residential property.

Lighting prohibited. Existing light fixtures legally permitted, authorized prior to adoption of this chapter, may be maintained, but may not be redirected and/or modified to increase nonconformity. The following outdoor light fixtures shall be prohibited:

Exceptions. This section's standards do not apply to the following types of exterior lighting if one of the following criteria is met:

Nonconforming lighting.

Applicability. This chapter shall apply to all use and occupancy classifications. Whenever an existing outdoor lighting fixture or installation is being modified, extended, expanded or added to, that fixture or installation shall be subject to the requirements of this chapter. Owners or operators of nonconforming fixtures and installations are encouraged to bring their outdoor lighting into voluntary compliance with these requirements.