Londonderry Township
City Zoning Code

Buildings in which livestock or poultry are kept shall not hereafter be erected within 100 feet of any lot line.

Storage of manure odor or dust-producing substances shall not be permitted within 100 feet of any lot line.

Buildings for kennels, and animal hospitals and private stables shall not hereafter be erected within 75 feet of any lot line and exercise yards shall not be erected within 15 feet of any property line.

All animal boarding buildings that are not completely enclosed and any outdoor animal pens, stalls, or runways shall be located in the rear yard.

The applicant shall furnish evidence of an effective means of animal waste disposal, which shall be continuously implemented.

The selling of produce raised, bred or grown on the premises shall be permitted, provided that all temporary stands or shelters not conforming to Building Code standards [See Chapter 5] used for such sales shall be removed during that period when not in use for the display of, or sale of products.

Hereafter, no service station or fuel storage facility shall be located nearer than 300 feet to the lot line of any school, hospital, nursing or convalescent home, or any other place of mass assembly.

Driveways shall be located as provided in Part 19, "Off-Street Parking," and § 1913, "Motor Vehicle Access."

All driveways and service areas shall be paved with a surfacing material as approved by the Township.

Driveway areas and service areas shall be distinguished from sidewalk areas by painted lines.

Motor vehicles shall not be permitted to be parked or to stand on sidewalks.

Minimum frontage on an interior lot shall be not less than 125 feet, on a side street not less than 100 feet, and the front street not less than 125 feet.

Fuel pumps shall be set no less than 20 feet from any street right-of-way line and not less than 50 feet from any residential zone boundary line.

The ratio of unlicensed and uninspected vehicles to properly licensed and inspected vehicles shall not exceed one unlicensed and/or uninspected vehicle per two licensed and inspected vehicles for a period of more than 48 consecutive hours.

The facilities referenced in Subsection 2 are exempt from compliance with the International Property Maintenance Code section pertaining to unlicensed and unregistered vehicles.

An outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard. Additionally, outdoor play areas shall be located and designed so as not to disrupt normal activities of adjoining uses permitted within the district and/or neighborhood. Outdoor play areas shall be completely enclosed by a minimum four-foot high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall be of a nonharmful type (non-poisonous, non-thorny, non-allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).

Enrollment shall be defined as the largest number of persons and/or children under day-care supervision at any one time during a seven day period.

Passenger "drop-off" and "pick-up" areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.

One off-street parking space shall be provided for each six persons enrolled.

All commercial day-care facilities shall obtain and maintain proper licenses from the Commonwealth of Pennsylvania.

The lot area per family shall conform to the regulations for the district in which located.

There is no exterior evidence of change in the building except as required by the State or local building or housing codes or other regulations.

All dwelling units shall have direct means of escape to the exterior at ground level and be equipped with one operable fire detection device. Fire escapes where required, shall be in the rear of the building and shall not be located on any wall facing a street.

Parking shall be provided in accordance with the provisions of Part 19.

The building plans for the conversion must be approved by the Pennsylvania Department of Labor and Industry.

The applicant shall furnish evidence of an approved and functioning means of sewage disposal.

No permanent sign shall advertise the presence of the apartments; however, a temporary sign less than two feet square in size may be used to advertise rental of unit(s).

No dwelling unit shall contain less than 350 square feet of habitable floor area and each unit shall require 4,500 square feet of lot area.

Public sewer and public water shall be utilized, except for operations that only involve materials pick-up and drop-off.

All activities shall be conducted within a completely enclosed building.

During operation or plant cleanup and maintenance, all windows and doors on walls facing adjoining residential zones shall be kept closed.

Any exhaust ventilation equipment shall be directed away from adjoining residentially-zoned property.

Self-service laundromats shall require one off-street parking space for each two washing machines; other laundry-related uses shall provide one off-street parking space for each 400 square feet of gross floor area.

No motels shall have a lot area less than one acre, unless plans and proposals are approved by the Planning Commission.

Motels shall utilize collective sewers connecting with an approved sewerage disposal system.

Front, side and rear yards of the motel shall be permanently landscaped and maintained in good condition.

At least one parking space shall be provided on the premises for each accommodation. Off-street parking and loading spaces for other facilities developed on the motel premises shall be provided as required by Part 19, "Off-Street Parking," hereof.

Every unit shall be provided with running hot and cold water and separate toilet facilities.

Motel buildings or parts thereof shall be placed no closer to any lot line than 30 feet.

The space between motel buildings be not less than 20 feet and the space between the fronts or rears of units shall be not less than 60 feet.

All off-street parking lots shall be set back 25 feet and screened from adjoining property lines.

All buildings shall be set back at least 100 feet from any adjoining land within a residential zone.

If education is offered below the college level, an outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a minimum four-foot high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play area shall be of a nonharmful type (nonpoisonous, nonthorny, nonallergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).

Enrollment shall be defined as the largest number of students on the site at any one time during a seven-day period.

Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.

Extent and area of the property.

Entrances, exits, driveways, roads, parking areas, and walks.

Location of structure or structures.

Plan for water supply.

Plan for sewage disposal.

Plan for supply of electricity, gas and other utilities.

Additional pertinent data as may be required by the Zoning Officer.

The primary land use on the lot shall be agricultural, and the lot shall include at least 10 acres, not including the street right-of-way.

The family farm support business shall be subordinate, accessory and incidental to the principal agricultural use and shall not change or reduce the exterior farm character of the lot.

A light family farm support business shall only employ permanent legal residents of the lot on which the family farm support business is located and up to two persons who do not reside on the lot. If conditional use approval is granted as a general family farm support business, then up to 10 persons who do not reside on the lot containing the family farm support business may be employed as part of the family farm support business.

A light family farm support business shall be limited to one of the following uses: agricultural equipment repair; small machine repair; painting, fence installation, plumbing or similar tradesperson headquarters; landscaping or snowplow services; sharpening service; livestock grooming, shearing and/or trimming service; an office; sale and/or service of specialized small agricultural equipment; family-scale food processing, canning and baking; feed, seed or fertilizer sales that do not involve industrial manufacture of fertilizer; storage of registered boats and recreational vehicles; cold storage and mini-warehousing of foods and prepared agricultural products; custom woodworking or wood refinishing; custom welding and metalworking; custom leatherworking; custom blacksmithing; and custom arts and crafts, such as quilts.

Any use that does not meet the criteria of § 1601, Subsection 1C and D, shall be considered a general family farm support business. To obtain conditional use approval for a general family farm support business, in addition to satisfying the requirements of Part 4, § 421, the applicant shall prove that the proposed use is closely similar in impacts to uses that are permitted by right within the Agricultural District and that the use would not create significant nuisances or hazards.

The family farm support business shall not include primarily commercial or primarily industrial uses such as industrial-scale feed, fertilizer or grain mills, motor vehicle sales, industrial canneries, rendering plants, stockyards or slaughterhouses for livestock raised off site, or other uses that are likely to generate truck traffic, vehicle traffic, noise, glare, odor or other nuisances typically generated by a principal commercial or industrial use.

The family farm support business shall be located within an existing farm residence that continues to be a residence, existing accessory buildings, in building additions, or within a maximum of one new building. The Board of Supervisors may impose conditions limiting the total acreage, including all buildings, parking, storage and activity areas, that a general family farm support business may utilize on a lot. Any new building shall be designed to have a residential or agricultural appearance, as viewed from public streets and neighboring properties.

When the lot is located adjacent to lands within a residential zoning district, no part of the business activity shall be located within 100 feet of the adjacent zoning boundary.

Any new building used for the family farm support business shall be located not less than 100 feet from any property line and any legal right-of-way line.

There shall be no outside storage of materials associated with the family farm support business located between the building and the street. Exterior storage of goods and materials shall be permitted, provided that said exterior storage shall be at not less than 300 feet from any adjoining residential use. If an exterior storage area is completely enclosed and screened in accordance with Part 16, General Regulations, it shall be set back not less than 100 feet from any adjoining residential use.

Any driveway and any turnaround area shall be of sufficient length and width to accommodate anticipated peak traffic and the largest vehicles that will use the site, as well as to accommodate emergency vehicles. A paved area shall be provided adjacent to the public street to reduce tracking of mud onto the public streets.

The applicant shall submit a plan showing that the site will be able to safely accommodate traffic onto and off of and within the site, including being able to accommodate the largest truck that will use the facility and the largest amount of traffic expected to visit the use at one time. The applicant shall show that there are safe sight distances at entrances to a public street. All driveway intersections, whether existing or proposed, shall conform to the requirements of the Pennsylvania Department of Transportation and the Londonderry Township Code of Ordinances.

Signs shall meet Part 18 of this chapter.

The family farm support business shall not result in noise, dust or odor nuisances, beyond what is protected by the Right to Farm Law for actual normal agricultural activities. The family farm support business shall not operate in a manner that generates noise heard beyond the property line or traffic on and off of the lot between the hours of 10:00 p.m. and 6:00 a.m. The family farm support business shall be conducted in a manner which does not allow the accumulation of trash and debris.

Only one general family farm support business shall be permitted per farm. There is no maximum number of permitted light family farm support businesses per farm. For the purposes of this section, a "farm" shall be defined as one or more adjacent lots in common ownership.

The family farm support business shall not involve the storage or use of highly hazardous, toxic, radioactive, flammable or explosive substances, other than types typically used in agriculture uses or a household.

The applicant shall obtain a zoning permit for a family farm support business in accordance with § 413 of this chapter.

The land area of the family farm support business shall not be permitted to be subdivided from the farm.

A home occupation may include, but is not limited to, a professional office of a medical or osteopathic physician, dentist, podiatrist, chiropodist, registered massage therapist, lawyer, engineer, architect, artist, teacher, dressmaker, barbershop, beauty shop, real estate office, home telephone sales, or sale of products not offered on the property such as beauty aids, cosmetics, etc., home crafts, saw sharpening, tax collecting and watch repair.

A home occupation shall not be interpreted to include a dog kennel, public stable, automobile sales, small engine repair shop, doughnut shop, or any occupation where the principal activity is sales or service offered across the counter.

The home occupation shall be carried on completely within the dwelling unit or accessory building.

Not more than two persons other than the occupants of the dwelling unit shall be employed.

Not more than 1/2 the floor area of a main building shall be devoted to a home occupation.

There shall be no exterior display or sign except as permitted in the regulations on signs in this chapter, no exterior storage of materials, and no other exterior indication of the home occupation or variation of the residential character of the main building.

No offensive noise, vibration, smoke or other particulate matter, heat, humidity, glare or other objectionable effects shall be produced.

Off-street parking spaces should be provided for the home occupation use and should be severed from the parking spaces for the residential use and shall be in accordance with Part 19 of this chapter.

The exterior appearance of the structure or premises is constructed and maintained as a residential dwelling.

Exterior lighting in all districts provided in accordance with any nonresidential building or use other than agriculture shall be placed no higher than 25 feet above grade and shall be hooded and/or screened so as not to permit the source of illumination to be seen from off the premises. The hours of illumination of such lights, with the exception of security lighting, shall be limited to hours of business operation and shall otherwise be extinguished between 10:00 p.m. and 6:00 a.m. Municipality-owned recreational facilities shall be exempt from these regulations.

Parking areas shall be lighted to an average of 0.5 footcandle, except that parking areas related to public pumping stations shall not be required to be lighted. Entrances and exists to parking areas shall be lighted to a maximum of two footcandles at any point in the entrance or exitway. Footcandle levels shall be as measured three feet above the surface of the area being lighted.

All lighting shall be arranged to reflect light away from adjoining properties and public rights-of-way. In general, lighting fixtures shall be shielded to prevent glare on adjoining properties and public rights-of-way. Light spillover onto adjoining properties shall not exceed 0.2 footcandle at any point 10 feet or more beyond the property line of the premises on which the lighting fixtures are located.

Exterior or interior security lighting of a building or grounds for security purposes shall be color-corrected illumination at 65% or more Color Rendering Index (C.R.I.) and shall not be more than 25 feet above grade. All security lights shall be hooded and/or screened so as not to permit the source of illumination to be seen from off of the premises and shall not cast measurable illumination off of the subject property. Security lighting shall not create a nuisance or intrusion to the privacy of adjacent property owners or the public.

All lighting existing as of the date of adoption of this section shall comply with the provisions of this § 1602, Subsection 3, within one year of the date of enactment hereof.

Such use shall not be primarily for gain or profit.

Parking shall be provided in accordance with the provisions of Part 19, "Off-Street Parking," of this chapter.

Social or fraternal clubrooms or buildings shall be permitted only when incidental to and accessible to the primary uses of the neighborhood.

A buffer yard of not less than 15 feet nor more than 30 feet in width as determined by the specific use and a screen planting with plants at least six feet in height and not more than three feet apart at the time of installation, providing a continuous visual barrier at installation, shall be provided and approved by the Zoning Officer.

Front, side and rear yards shall be provided in accordance with the regulations of the district in which the facility is located.

Height shall be as required by the district regulations.

Unhoused equipment shall be enclosed with a chain-link fence eight feet in height including the barbed wire topping.

Housed Equipment. When the equipment is totally enclosed within a building, no fence or screen planting shall be required.

Screen planting in Residential and RP Districts, the required fence for unhoused equipment shall be surrounded by an evergreen planting as approved by the Planning Commission.

The external design of the building shall be in conformity with the buildings in the district.

Access for unhoused equipment. Where vehicular access is across the front yard, the gate shall be constructed of materials that shall provide an unobstructed view of the interior.

Plans of the facility shall be submitted to the Planning Commission for review and approval.

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 not be located, including any walks, or paved areas or accessory structures adjacent thereto, closer than 20 feet to any property line of the property on which located.

A dwelling or an accessory building may be used as part of such enclosure.

All gates or doors opening through such enclosure shall be equipped with a self-closing, self-latching and locking device for keeping the gate or door securely closed at all times when not in actual use, except that the door of the dwelling which forms a part of the enclosure need not be so equipped.

The property or the immediate area in which any outdoor pool, capable of containing water, 18 inches or more in depth, shall be completely surrounded by a fence or wall not less than four feet in height, which may be so constructed to have openings, holes or gaps of a size which will not allow the passage of a four-inch-diameter sphere. Horizontal supports shall be adequately spaced so as to not create a ladder effect from the exterior of the fence. Should the wall of the pool be above ground, the height of the required fence or wall may be reduced so that the total height of the wall of the pool and the fence shall be not less than four feet. When located in a required yard, such fence shall not exceed eight feet in height. All swimming pools must be in compliance with this fence requirement on or before January 1, 1991.

No modifications to the external appearance of the building (except those required by any applicable building or zoning code or regulations) which would alter its residential character shall be permitted.

All floors above or below grade shall have a permanently affixed direct means of escape to the ground level.

Meals may be offered only to registered overnight guests.

One off-street parking space shall be provided for each room available for rent in addition to the off-street parking required for the dwelling unit.

All parking areas shall be set back a minimum of 10 feet from all property lines.

One outdoor sign, no larger than 12 square feet, shall be permitted.

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used.

The applicant shall furnish proof of any required approvals under the Uniform Construction Code.

Uniform Construction Code, where applicable.

Subject to the review of Township Planning Commission and approval of the Board of Supervisors to assure proper use, function and extent of planned building.

Plot plan.

Architectural plan.

Description of operation.

Engineering plans for water supply and sewage disposal.

Plans for prevention or control of noise, vibration, glare, fire hazards, air pollution, and traffic.

Proposed fuel.

Number of shifts and maximum employment per shift.

Additional pertinent data as may be required by the Zoning Officer.

Building permit to be issued by the Zoning officer, only if sufficient solar energy is available to meet design capacity at the specified location to be installed.

Subject to the approval of the Zoning Officer, but he shall have privilege to defer to Township Planning Commission and Board of Supervisors for complicated or large systems.

Utilized for an on-site use only.

Proposed user to show privately negotiated easement to limit future development and/or provide for trimming or elimination of such vegetation, or expressly waive his right to the solar energy that such future development or growth would obstruct.

Wind energy conversion systems are generally permitted in all districts.

The structure supporting the wind rotor unit, including any necessary guideposts and supporting cables, shall be independent of any occupied structure and located a minimum distance of the tower height, plus 10 feet from any occupied dwelling.

The height of the wind rotor and associated support tower shall be determined by the following setback-height chart:

All electric lines/utility wires shall be buried underground.

Any mechanical equipment associated and necessary for the operation, including a building for batteries and storage cells, shall be enclosed with a six-foot fence. The supporting tower shall also be enclosed with a six-foot fence, unless the base of the tower is not climbable for a distance of 12 feet.

When a building is necessary for storage cells or related mechanical equipment, the building may not exceed 140 square feet in area nor eight feet in height and must be located 75 feet from any property line.

One windmill/windwheel shall be permitted per property. Request for two or more windmills/windwheels on a property shall be reviewed by the Londonderry Township Planning Commission, approved regulatory agencies and the Londonderry Township Supervisors.

The resultant energy harnessed from the wind shall be used on the property [on which] it is located and not used as a commercial enterprise. Requests for commercial use shall be reviewed by the Londonderry Township Planning Commission, approved regulatory agencies and the Londonderry Township Supervisors.

The tower and generating unit shall be kept in good repair and sound condition. Upon abandonment of use, the tower and related structures shall be dismantled and removed from the property within 60 days.

The applicant shall demonstrate that any noise from the wind generating unit shall not exceed 60 decibels measured at a distance of 75 feet from the unit.

Such animals are owned by the property owner, or property lessee with written permission of the property owner.

The location and use of such animals on the property is not for commercial or business purposes. The use and/or consumption of such animals is limited to the inhabitants of the property.

The ratio of animals to open grazing area shall be as follows:

The grazing area shall be enclosed with a fence, of suitable construction, to provide for safe and adequate confinement of all animals proposed to be located on the property.

The required grazing area shall be located within the interior side and/or rear lot areas.

The storage of manure shall not be permitted within 100 feet of the applicable property lines. The manure storage area must be located within the required grazing area.

When deemed necessary by the Zoning Hearing Board in the case of an open excavation, a safety device such as a wall, fence, earth embankment, or such other means as may be approved by the Board shall be provided.

No top of the slope or quarry wall shall be nearer than 150 feet to any property line or street line.

Blasting. Blast standards shall be those of the Commonwealth of Pennsylvania; and, where required by the Township Supervisors, seismograph readings and reports shall be furnished on primary blasts.

A plan for reclamation of the site shall be submitted for review by the Planning Commission, and such plan shall take into consideration the following:

The incineration, reduction, transfer or storage of garbage, offal, animals, fish or refuse, unless by the authority of, or under the supervision of, the Township.

Dumps or dumping of any kind, unless established under the direction and guidelines of the Department of Environmental Resources of the Commonwealth of Pennsylvania.

Head shops or any other businesses which involve, in whole or in part, the sale, lease, trade, gift, or display for sale of any and all types of drug paraphernalia as defined in Part 3 hereof.

Any business which has as a substantial or a significant portion of its stock-in-trade, obscene materials as defined in Part 3 hereof.

Massage parlors in which any of the following are carried on:

Any use or activity prohibited by § 5903 of the Pennsylvania Crimes Codes as amended by Pennsylvania Act No. 1977-68 titled, "An Art Amending Title 18 (Crimes and Offenses) of the Pennsylvania Consolidated Statutes, further defining the offense of obscenity, redefining obscene, and further providing for injunctions."

B.Y.O.B. clubs (bring your own bottle clubs) which involve any operation such as a restaurant, tea room, cafe, club, lodge, fraternal organization, or bar that does not possess a valid Pennsylvania Liquor Control Board license to serve beer, wine or other alcoholic beverages, issued by the Pennsylvania Liquor Control Board, but which permits its customers or members to bring or consume alcohol on its premises; provided that a facility which is rented for a limited period of time, not to exceed 12 hours, by individual(s) or an organization for the purpose of a private party in which alcoholic beverages are carried onto the premises shall not be considered a B.Y.O.B. club, under the terms of this subsection.

Lots not served by a public sewer system shall be of the dimensions and area necessary to provide for all the requirements for on-site sewage disposal established by the Department of Environmental Resources, Commonwealth of Pennsylvania. Specific lot sizes shall be determined on the basis of percolation tests as required by the Pennsylvania Department of Environmental Resources. Reports on said percolation tests shall be submitted to the Zoning Officer.

When a vacant lot is situated between two lots, each occupied by a principal building within 25 feet of the side lot line of such vacant lot which extends into the required front yard, the front yard of such vacant lot may be the average depth of the front yards of such two adjacent occupied lots.

Where a vacant lot adjoins only one lot occupied by a principal building within 25 feet of the common side lot line which extends into the required front yard of such occupied lot, the front yard depth of such vacant lot may be the average depth of the front yard of such adjacent lot and the front yard required for the district in which such vacant lot is located. However, the second vacant lot from the original occupied lot must have at least the minimum front yard depth required in the district.

On a corner lot, the side yard abutting the street shall have a width equal to the depth of the front yard required in the district and shall be subject to all front yard requirements of this Chapter.

On a lot held in single and separate ownership at the effective date of this Chapter, with a lot width less than required for the zone district, only one single-family dwelling may be erected, and side yards shall be provided according to the following requirements:

A carport, open on three sides, may be erected within one of the side yards when attached to a main building existing at the effective date of this Chapter; provided, the carport shall be not less than eight feet from the side lot line.

Buffer yards shall be provided wherever nonresidential/nonagricultural uses abut residential districts or residential users regardless of whether the abutting property is developed; and where a residential use adjoins a limited access highway, a buffer yard of not less than 30 feet in width shall be provided along the lot lines, in addition to the yards required for the district in which it is located. Buffer yards of not less than 30 feet in width in addition to the yards required for the district in which it is located, and that include an earthen berm of not less than six feet in height, landscaped in accordance with a plan prepared by a landscape architect registered as such in the Commonwealth of Pennsylvania, shall also be provided along the lot lines whenever residential or mixed use developments of more than 40 units abut residential or agricultural users or residential or agricultural districts, regardless of whether the abutting property is developed.

Whenever an industrial use abuts a residential use or residential district, an earthen berm of not less than six feet in height shall be provided. Landscaping shall be provided on the earthen berm.

Any buffer yard shall include a combination of the following: deciduous tree, ground covers, evergreen, shrubs, vines, flowers, rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures, fountains, sidewalk furniture, or other approved materials. Artificial plants, tree and shrubs may not be used to satisfy any requirement for landscaping or buffer plantings. No less than 80% of the required landscape area shall be vegetative in composition, and no outdoor storage shall be permitted within required landscape and buffer areas.

For each 750 square feet of required area for landscape strips, one shade/ornamental tree shall be provided. For every 300 square feet of interior landscaping required (parking lots), one shade tree shall be provided. If deciduous, these trees shall have a clear trunk at least five feet above the finished grade, if evergreen, these trees shall have a minimum height of six feet. All required landscape strips shall have landscaping materials distributed along the entire length of the lot line abutting the yard.

Any wall or fence shall not be constructed of corrugated metal, corrugated fiberglass, or sheet metal. Screening shall be arranged so as to block the ground level views between grade, and a height of six feet. Landscape screens must achieve this visual blockage within two years of installation and must be a year around screen.

Trees and shrubs shall be typical of their species and variety, have normal growth habits, well-developed branches, densely foliated, vigorous, fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.

Any tree or shrub which dies shall be replaced. All landscaping and screening treatments shall be properly maintained.

Landscape areas and buffer yards, other than interior side buffer yards, may be crossed by access roads, service drives, and utility easements not more than 50 feet in width, provided that the angle of the center line of the road, drive or easement crosses the lot line and landscape area or buffer yard at not less than 60°.

If a front yard of 30 feet or more in depth is provided, the buffer yard may coincide with the front 30 feet of the front yard.

Buffer yards may not be used for parking.

Cornices, eaves, gutters, bay windows, or chimneys may project into the minimum front, side, or rear yard of a lot, not more than 24 inches.

Covered porches, whether enclosed or unenclosed, shall be considered as part of the main building and shall not project into any yard.

An accessory building shall not be erected or substantially altered within any front yard. (Except as provided in subsection (C) below.)

An accessory building may be erected within one of the side yards or within the rear yard provided:

Parcels where the main structure is located 200 feet or more from the front property line may have erected thereon an accessory structure or accessory use 100 feet or more from the front property line.

Walls, fences, signs, or other structures shall not be erected or altered, and hedges, trees, or other plant material shall not be planted or maintained which may cause danger to traffic on a street or road by obstructing the view.

On corner lots, no wall, fence, sign or other structure in excess of 3-1/2 feet in height shall be erected or altered, and no hedge or other plant material in excess of 3-1/2 feet in height shall be permitted within 25 feet in any direction of the intersection of the street right-of-way lines.

Fences and walls may be erected, altered and maintained within the yards. Any such fence or wall in the front yard of a residential use shall not exceed 3-1/2 feet in height. Any fence or wall in any other yard of any use which may be six feet or more in height shall contain openings therein equal to 50% of the area of that portion of the wall or fence exceeding six feet, with the exception of fences or walls for the containment of animals.

All yards used for the storage of any material needed for the operation or conduct of a manufacturing or commercial enterprise shall be enclosed by a wall or fence on all sides which face upon a lot in a more restricted zone.

Fence enclosure of salvage and junkyard premises shall be in accordance with the Township Junkyard Regulations [Chapter 13].

No fence and wall shall be erected or altered on any property unless and until the owner obtains a zoning fence permit from the Township and, if applicable, complies with building permit requirements pursuant to the Uniform Construction Code.

The width of any outer court upon which windows open from a living room, bedroom, or dining room shall not be less than the height of any wall opposite such windows, except as provided in Sketch No. 5 of the Appendix. However, when the depth of such court is less than six feet, the minimum width may be as little as twice the depth.

The depth of an outer court formed by walls on three sides shall not be greater than 1-1/2 times the width.

The least dimension of an inner court shall be not less than the full height of the walls enclosing such court, but not less than 50.

An open and unobstructed passageway shall be provided for each inner court. Such passageway shall have sufficient cross-section area and head-room for the passage of fire fighting equipment and shall be continuous from the inner court to a yard or an unobstructed area with access to a street.

To provide access to lands restricted by environmental features such as steep slopes, streams, floodplains and wetlands.

To provide development of interior lands which resulted by poor platting.

To provide for in-fill development where previous subdivisions utilized the majority of available road frontage.

When further subdivision will be limited by their creation or when a similar pattern for further subdivision of the remaining lands is created.

When a poor relationship between driveways, access drives and street intersections is established.

When lengthy drives with more than one angle of deflection is created.

To accommodate the need for personal wireless service antennas while regulating their location and number in the Township.

To minimize adverse visual impact and effects of personal support structures through proper design, siting and vegetative screening.

To avoid potential damage to adjacent properties from antenna support structure failure and falling ice or debris, through engineering and proper siting of antenna support structures.

To encourage the joint use of any new and existing antenna support structures to reduce the number of such structures needed in the future.

To ensure that the location and number of personal wireless facilities are in the best interests of the health, safety, welfare and morals of the residents of the Township.

To minimize any adverse effects of location and design of personal wireless facilities on residential property values.

A personal wireless service facility with antenna and assorted equipment that is attached to a preexisting personal wireless service facility, smoke stack, water tower or any other structure is permitted in all zoning districts. The height of any antenna shall not exceed the height of the existing structure by more than 25 feet. If the antenna is to be mounted on a preexisting structure, a full site plan shall be required.

A personal wireless service facility with antenna that is either not mounted on any existing structure or is more than 25 feet higher than the structure on which is mounted is permitted in all zoning districts as a conditional use. The Board of Supervisors may grant a conditional use after review of the Planning Commission and a public hearing before the Board of Supervisors. The applicant must establish the following:

Antenna Height. The applicant shall demonstrate that the antenna is the minimum height required to function satisfactorily. No antenna that is taller than this minimum height shall be approved.

Setbacks From Base of Antenna Support Structure. If a new antenna support structure is constructed (as opposed to mounting the antenna on an existing structure), the minimum distance between the base of the support structure and any property line or right-of-way line shall be the largest of the following:

The location of guide wire anchors shall meet the applicable setback requirements of this Chapter.

Antenna Support Structure Safety. The applicant shall demonstrate that the proposed antenna and support structure are safe and the surrounding areas will not be negatively affected by support structure failure, falling ice or other debris. The applicant shall also demonstrate compliance with guidelines recommended by the American National Standard Institute (ANSI) (ANSI/IEEEC95-1-1992) and that all support structures shall be fitted with anti-climbing devices, as approved by the manufacturers.

Fencing. A fence shall be required around the antenna support structure, accessory building(s) and other equipment unless the antenna is mounted on an existing structure. The fence shall be a minimum of six feet in height and a maximum of eight feet in height, shall completely enclose the antenna, support structure, and related facilities, shall not contain openings greater than nine square inches and shall contain, at all entrances, gates which shall be locked except during such times as the site is manned by authorized operations or maintenance personnel.

Landscaping. The following landscaping shall be required to screen as much of the support structure as possible, the fence surrounding the support structure and any other ground level features (such as a building), and in general soften the appearance of the personal wireless service facility site. The Township may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping if they achieve the same degree of screening as the required landscaping. If the antenna is mounted on an existing structure and other equipment is housed inside an existing structure, landscaping shall not be required.

In order to reduce the number of antenna support structures in the community in the future, the proposed support structure shall be required to accommodate at least three other users, including other personal wireless service companies, and local police, fire and ambulance companies.

The applicant company must demonstrate that it is licensed by the Federal Communications Commission, and shall demonstrate that electromagnetic fields and radio frequency interferences comply with Federal Communications Commission regulations concerning such emissions.

Required Parking. If the personal wireless service site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.

Antenna support structures under 200 feet in height shall be painted silver or have a galvanized finish retained, in order to reduce the visual impact. Support structures may be painted green up to the height of nearby trees. Support structures 200 feet in height or taller shall meet all Federal Aviation Administration (FAA) regulations. No antenna support structure shall be artificially lighted except when required by the FAA.

Personal wireless service facilities shall result in a minimal visual impact for those residents in the immediate area and for those in the larger community who view these facilities from a distance.

The advance effect, if any, of personal wireless service facilities location and design on residential property value shall be minimized.

In all districts, personal wireless service facilities shall not be located within one mile from any existing personal wireless service facility.

Any tower that is no longer in use for its original communications purpose shall be removed at the owner's and/or property owner's expense. The owner shall provide the Township with a copy of the notice to the FCC of intent to cease operations and shall be given 90 days from the date of ceasing operations to remove the obsolete tower and accessory structures. In the case of multiple operators sharing use of a single tower, this provision shall not become effective until all users cease operations. The equipment on the ground is not to be removed, however, until the tower structure has first been dismantled and removed.

Two hundred feet of any residential district boundary; and

One hundred feet from a dwelling unit on an adjacent property that is not in common ownership and that existed prior to the enactment of this section.