The following figure (not to scale) illustrates typical lot relationships.

Minimum Lot Area When Public Sewers Are Lacking. When a lot is dependent upon on-lot sewage disposal, it shall not be developed unless it contains at least 40,000 square feet of area, provided that any regulations in the zoning district containing the lot do not require a larger area than is herein required. Where an isolated lot of insufficient area is proposed for development but lacks access to public sewers, it may be developed only if found acceptable for on-lot sewage disposal after percolation tests are conducted by the applicable authorities.

Maximum Number of Principal Structures on a Lot.

Rear/Side Dwellings or Dwellings in Accessory Structures. No dwellings at the rear or side of a lot behind the principal dwelling, nor any dwellings in accessory structures, shall be constructed even if the lot has access to more than one street.

Determination of Lot Area. When a lot extends to the center line or includes all or part of a public street within its boundaries, the area of the lot for computing lot area shall not include any portion of such public or private street right-of-way.

Flag Lots. Flag lots are permitted, subject to the following:

In addition to the yard definitions outlined in the previous subsection, the following figures illustrate typical yard characteristics:

Corner Lots and Lots With Multiple Frontages. For the purposes of determining front and side yards, any yard abutting a street shall be a front yard. Any other yard shall be a side yard. See the diagram contained within Subsection C(1)(a).

Front Yards on Partially Developed Streets. Where an undeveloped lot occurs between two developed lots, each containing principal structures within 25 feet of the side lot lines abutting the undeveloped lot, the developer may place a principal structure on the undeveloped lot set back from the front lot line the average distance of the setback of the two adjacent principal structures, but no less than 15 feet; except that, if the street upon which the lots front is committed for widening that will increase the right-of-way line, the setback shall be measured from the future right-of-way line. Where an undeveloped lot occurs adjacent to a developed lot containing a principal structure within 25 feet of the side lot line abutting the undeveloped lot, the developer may place a principal structure on the undeveloped lot set back from the front lot line the average of the distance that the neighboring principal structure is set back and the minimum distance required in the zoning district containing the lot.

Projections Into Required Yards. All projections from the wall surface of a structure, including but not limited to chimneys, canopies, eaves, cornices, stairwells, fire escapes, bay windows, balconies, or patios or porches with permanent roofs, whether such projections reach to the ground or not, shall be held back at least the minimum setback distance from adjacent lot lines required for the zoning district in which they occur. Uncovered decks and patios at grade or less than three feet above surrounding grade at all points of their periphery may project into required yards but not closer than eight feet to any lot line.

Height Exceptions. Unless otherwise defined by this chapter, chimneys, exhaust stacks, church steeples, flagpoles, water tanks, silos, antennas and communications equipment meeting Federal Communications Commission requirements, roof-mounted air-handling equipment or satellite dishes shall be exempt from the maximum height requirements but only after a favorable review of the proposal by the Zoning Hearing Board. If such structures exceed 60 feet in height above the ground, they shall not be approved unless the application for construction is accompanied by a written opinion of a registered professional engineer attesting that the structure has sufficient strength to withstand maximum forces that may be imposed upon it by wind, ice and snow loads. Working drawings and specifications of freestanding towers of excess height shall accompany the engineer's opinion. No sign of any kind shall be attached to a tower above the maximum height for structures in the zoning district where located.

The height of a principal building on a lot shall be measured in accordance with the following:

On all nonresidential and multifamily residential buildings, all building mechanical systems, such as air-conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar building features, whether on the building roof or on the ground, shall be integrated into the overall design and character of the building and completely screened from view from adjoining properties and streets, to the extent screening is physically practical. All buildings with flat roofs shall have parapets concealing the flat roof and rooftop equipment.

Screening devices such as landscaping, decorative masonry walls, architectural features, or opaque fencing shall be used for such equipment. Architectural screening shall be compatible with the architectural treatment of the principal building. Where appropriate, sound-absorbent material shall be utilized to screen building mechanical systems with the presence of motors.

The height of all building mechanical systems shall be a maximum of six feet above a roofline.

The Township seeks to promote the continuation of the community's historic building fabric and character through encouraging the use of natural building materials, such as wood, brick, or stone. The Township also promotes the importance of using recognized energy-efficient and/or certified, sustainable building materials to reduce negative impacts on the environment. To the greatest extent possible in a development, the use of such materials is strongly encouraged.

Exterior materials.

Building transparency for nonresidential uses other than a crematorium, forestry, gas wells, heliport, incinerator or junk storage/sales as specified in the CM and M Districts. In the case of distribution facilities, transparency requirements shall not be applicable to the area of the facade where loading docks exist. Ground-level building facades facing a public or private street or outdoor pedestrian space shall be subject to the following transparency requirements, but no more than two sides of any one building shall be subject to the requirements.

Building Facade Variation.

Mobile homes shall meet all requirements of this chapter and other ordinances of Richland Township relative to single-family dwellings in the same zoning district, including but not limited to minimum lot area and width, setbacks from lot lines, utility connections, off-street parking, and access to a public road.

Mobile homes shall be supported directly upon a peripheral masonry or concrete foundation wall on a reinforced concrete footer carried to a depth of at least three feet below the finished grade.

Mobile homes shall be securely anchored to the foundation by tie-downs, which may be cast-in-place concrete "dead men," eye-lets imbedded in the footer or other devices acceptable to the Zoning Officer and being rated to sustain a minimum load of 4,800 pounds.

Mobile homes shall be placed on required foundations immediately upon arrival on the lot.

No mobile home shall be occupied until it has received an occupancy permit from the Zoning Officer after connection to sewage disposal and water supply systems, and no mobile home shall be occupied unless its lot abuts a street which has been improved to meet minimum Township standards and approved.

No mobile home lacking toilet and washing facilities, cooking and food storage facilities, or any self-propelled vehicles or travel trailers designed for temporary occupancy shall be permitted for residential purposes for a period exceeding 14 days.

The shooting range shall be located on a lot of at least five acres in size.

The shooting range shall be available only for the private, recreational use of the owner or occupant of the lot and his or her guests.

The applicant shall demonstrate that the use will be compatible with the adjacent residential neighborhood and will not adversely affect the residential use and enjoyment of adjoining lots.

If located in a building separate from the principal building, the shooting range building shall be located at least 60 feet from any adjacent residentially zoned or used property and shall not be located closer to the front lot line than the principal buildings on the lot.

The applicant shall also comply with the criteria at § 27-788A, B, C, D and J.

In any commercial district, apartments may be constructed on the upper floor of a building, the first floor of which is devoted to commercial use. No commercial uses shall be allowed on the upper floor when such apartments are located there, and only a stair hall giving access to the upper floor shall be permitted in addition to commercial uses on the first floor.

The number of apartments permitted shall not exceed in number the result of dividing the lot area in square feet by 20,000 on lots not connected to the Township sewage disposal system or by 7,500 on lots connected to such system.

Each apartment shall contain at least 500 square feet of floor area, at least two habitable rooms, as well as separate and private bathroom and food cooking and storage facilities.

There shall be provided on the lot two parking spaces for the exclusive use of each apartment.

Carnivals, circuses, festivals or outdoor shows/seasonal fund-raising.

Contractors' offices, equipment sheds and construction staging areas.

Indoor and outdoor art/craft shows, exhibits and sales.

On-site real estate offices.

Portable storage units for residential uses.

In any district, any operation or activity producing intense glare shall be so conducted that direct and indirect illumination from the source of light shall not cause illumination in excess of 1/2 of one footcandle when measured at any residence district boundary line or any residentially developed property in a commercial or industrial district. Flickering or intense sources of light shall be so controlled as not to cause a nuisance across any lot lines.

No use shall produce a strong, dazzling light or a reflection of a strong, dazzling light beyond its lot lines. In general, lighting fixtures that shield the reflector or lens or any high-brightness surface from viewing angles about 60° from horizontal shall be utilized. Architectural lighting shall be recessed under roof overhangs or generated from concealed sources utilizing low-intensity light fixtures. The interior illumination of a canopy which permits any light to pass through is hereby banned. The illumination or lighting of freestanding and building canopies, awnings and exterior auxiliary parts is prohibited, with the exception of flat-lens, full-cutoff, downcast lighting, which may be mounted on the underside surface of a structure, provided that it illuminates only the ground area beneath the structure. For the purpose of this chapter, a "canopy" shall be defined as a covering over an area not enclosed by walls. An "awning" shall be defined as an overhanging projection extending from a structure. An "auxiliary part" shall mean all exterior structures, such as shelters, porches, decks, colonnades, arbors, trellises, and pergolas.

All outside lighting, including sign lighting, shall be focused away from adjacent streets and properties and shall be directed in such a way as not to create a nuisance to any adjacent use and roadway. All luminaries and fixtures hereafter constructed, installed, changed or remodeled shall be equipped with a glare-shielding device, full-cutoff, downward-cast, in the case of freestanding area lighting. The intensity of outdoor lighting shall be limited within usable areas of a site (i.e., parking, walkways, etc.) to an average intensity at the ground of 3 1/2 footcandles, with a maximum intensity at any given point on the ground of 12 footcandles, unless otherwise approved by the Board of Supervisors. A four-hundred-watt maximum shall apply to any light source.

In any district, all pole-mounted illumination or lighting over six feet in height or any wall-mounted illumination or lighting supported by brackets or pole arms over six feet in height, hereafter constructed, installed, changed or remodeled, shall be full-cutoff lighting with flush or recessed lens caps only. All light fixtures shall be mounted parallel to the ground. "Full-cutoff lighting" shall be defined as the type of lighting fixture designed to provide a light distribution so that the candela at 90 feet above nadir is zero and less than 10% of rated lumens at 80 feet above nadir.

Illumination and light intensity shall not exceed 1/2 of one footcandle, measured either vertically or horizontally to the ground surface, at any height, at any adjoining lot line in a residential district. Where light is reflected in a street area, then the intensity measurement shall be made on the right-of-way line across the street from where the light source emanates.

Illumination and light intensity shall not exceed three footcandles, measured either vertically or horizontally to the ground surface, at any height, at any adjoining lot line in a commercial or industrial district. Where light is reflected in a street area, the intensity measurement shall be made on the right-of-way line across the street from where the light source emanates.

Sign lighting shall be low-intensity and generated from a concealed source and shall not spill over into adjoining properties or roadways or in any way interfere with the vision of oncoming motorists. Spotlights used to illuminate signs, or each side of a two-faced sign, shall be restricted to not more than one one-hundred-fifty-watt light per sign for up to 40 square feet and no more than two one-hundred-fifty-watt lights per sign for over 40 square feet. The sign base or landscaping around the sign shall be designed to shield the light from oncoming motorists to conceal the light source and light fixtures.

The height of a luminaire shall be limited as follows:

Ball diamonds, playing fields and tennis courts which have a unique requirement for nighttime visibility may be exempted from Subsection C(3)(a) through (h) if, in the judgment of the Board of Supervisors, their limited hours of operation and the location of the luminaries will adequately protect neighboring residential uses.

The Board of Supervisors shall also retain overall supervision of issues pertaining to enforcement of lighting and glare regulations and may grant modifications from the lighting and glare regulations contained in this chapter.

Outside storage shall not encroach upon automobile parking or truck loading areas.

Solids. Solid materials stored outside shall be permanently screened from view from any public street and from adjacent residential areas.

Liquids. Liquid materials shall be stored in vented tanks below grade or in above-grade vessels not exceeding 35 feet in height, surrounded by a dike of sufficient capacity to contain the maximum volume of the tank or tanks thus enclosed. Liquid materials shall not be allowed to seep into the ground or flow into a stream or drainageway.

Raw materials, scrap material and inoperable equipment or vehicles shall be permanently screened from public view.

Organic wastes shall be stored in covered containers.

Non-single-family residential development and nonresidential development shall ensure that garbage and trash containers on any lot shall be kept covered in secured receptacles in side or rear yards hidden from public view by means of a fence, wall or tight hedge a minimum of six inches higher than said receptacles. The maximum height of fencing erected around dumpsters shall be 12 feet.

On commercial properties where food is served in paper containers, covered waste receptacles shall be conspicuously located on the premises for use by patrons. The management shall be responsible for maintaining the receptacles and keeping the lot litter-free.

Dumpsters located within a public street or sidewalk shall be subject to Township permitting and fee requirements.

Enclosures of dumpsters shall be constructed of brick, masonry or the same material of the principal structure on the lot. The gate of said enclosure shall also be opaque.

No dumpster(s)/dumpster enclosure(s) shall be located in a front yard or buffer yard.

Medium: three-foot height.

Tall: four-foot height.

At any time following installation, the Township may require replacement of any dead or unhealthy plants that were installed by the developer, as may be determined by the Township Engineer, and the Township may collect from the bond or other security the necessary funds for immediate replacement of such plants.

At the end of said five-year period, the Township Engineer shall certify as to whether any planted materials are in need of replacement and as to the estimated cost of such replacement. The bond or other security may then be released, except for such amount as corresponds to the replacement cost estimate of the Township Engineer. The Township may then require replacement of any plants in need of replacement and/or may collect from such bond or other security the funds necessary to carry out the replacement certified to by the Township Engineer.

One tree shall be planted for every eight parking spaces.

EvB Ernest Vandergrift silt loams, 3% to 8% slopes.

EvC Ernest Vandergrift silt loams, 8% to 15% slopes.

EvD Ernest Vandergrift silt loams, 15% to 25% slopes.

GpC Gilpin Upshur complex, 8% to 15% slopes.

GpD Gilpin Upshur complex, 15% to 25% slopes.

GQF Gilpin Upshur complex, very steep.

GrE Gilpin Vandergrift silt loams slumped, 15% to 35% slopes.

GvC Guernsey Vandergrift silt loams, 8% to 15% slopes.

GvD Guernsey Vandergrift silt loams, 15% to 25% slopes.

UaB Upshur silty clay loams, 3% to 8% slopes.

UaC Upshur silty clay loams, 8% to 15% slopes.

No roadway or utility crossing exceeds 100 feet in width, including paving and embankments.

All road and utility crossings shall traverse streams at right angles where practical.

A road and utility crossing is not located within 200 feet of another roadway crossing, as measured from center line to center line.

Road crossings shall include driveways to residential lots.

A minimum stream buffer width of 50 feet landward in each direction from the top of stream banks is required for all waterways having both a defined bank and a contributing watershed area of greater than 100 acres.

A minimum stream buffer width of 15 feet landward in each direction from the center line of the waterway is required for smaller waterways having a contributing watershed area of less than 100 acres and greater than 10 acres.

The stream buffer area should be maintained in a natural state.

When wetland(s) extend beyond the edge of the required buffer width, the buffer shall be adjusted so that the buffer consists of the extent of the wetland plus a twenty-five-foot zone extending beyond the wetland edge.

Stream buffer averaging may be applied to account for encroachments such as road crossings. The following criteria must be met in order to utilize buffer averaging on a development site:

Stream buffer locations and widths should be illustrated on all subdivision plans with notations requiring they be maintained in a natural state.

Stream buffers should be illustrated on all grading and erosion and sedimentation control plans. The defined stream buffer location should be properly recorded. The recording should provide a plan illustrating the stream buffer location, width and the requirement that it be maintained in a natural state.

In all zoning districts, each tree greater than or equal to 10 inches dbh that is removed from an area on the site that is being developed for a use or activity other than for agriculture or the improvement of common open space or outdoor recreation shall be replaced with a native species tree a minimum of three inches dbh.

Replacement trees.

The placement and planting of all proposed replacement trees will be evaluated based upon their relevance to maximizing public health and safety as well as minimizing impacts of erosion and sedimentation. Proposed tree replacement shall be subject to Township review in accordance with the relationships of said trees with one another, the natural and/or built environment of the site and adjacent land use activity. The following relationships may be utilized to accomplish these objectives:

For ground-mounted systems, all exterior electrical lines must be buried below the surface of the ground where possible or be placed in conduit.

In addition to meeting setback requirements, an application for a ground-mounted system located between the front building line and line parallel to the front facade of the building extended across the width of the lot to the side yard lines must demonstrate compliance with the following criterion:

In determining whether an application meets the criterion set forth herein, the Zoning Officer shall consider input from the Planning Commission, which shall make a recommendation as to the application's compliance with this criterion.

For a building-mounted system installed on a sloped roof that faces the front yard of a lot, the supporting structure of the system must be installed at the same angle as the roof on which it is installed with a maximum distance, measured perpendicular to the roof, of 18 inches between the roof and highest edge or surface of the system. This requirement is not meant to prohibit movement or adjustment of cells, panels, collectors or arrays to maximize solar efficiency.

For a building-mounted system installed on a sloped roof, the highest point of the system shall not exceed the highest point of the roof to which it is attached.

For a building-mounted system installed on a flat roof, the highest point of the system shall be permitted to extend up to six feet above the roof to which it is attached.

Ground-mounted systems may not exceed the following height limitations:

The above heights shall be measured from the average ground level to the top of the system, provided the ground level is not deliberately elevated to increase the height of the system.

If a building-mounted system is to be installed on any building or structure that is nonconforming because its height violates the height restrictions of the zoning district in which it is located, the building-mounted system shall be permitted so long as the building-mounted system does not extend above the peak or highest point of the roof to which it is mounted and so long as it complies with the other provisions of this section.

If a building-mounted system is to be installed on a building or structure on a nonconforming lot that does not meet the minimum setbacks required and/or exceeds the lot coverage limits for the zoning district in which it is located, a building-mounted system shall be permitted so long as there is no expansion of any setback or lot coverage nonconformity and so long as it complies with the other provisions of this section.

If a ground-mounted system is to be installed on a lot containing a structure that is nonconforming because the required minimum setbacks are exceeded, the proposed system shall be permitted so long as the system does not encroach into the established setback for the lot. If a ground-mounted system is to be installed on a lot that is nonconforming because it violates zoning district requirements other than setbacks, than a variance must be obtained for the proposed installation.

WCF applicants proposing a modification to an existing WCF shall be required only to obtain a building permit from the Township Building Code Official and a zoning permit from the Township Zoning Officer. In order to be considered for such permit, the WCF applicant must submit a permit application to the Township Zoning Officer in accordance with applicable permit policies and procedures. Such permit application shall clearly state that the proposed modification constitutes an eligible facilities request pursuant to the requirements of 47 CFR 1.6100. The permit application shall clearly detail all dimensional changes being made to the WCF and wireless support structure.

Timing of Approval.

All abandoned or unused WCFs and related equipment shall be removed within 90 days of the cessation of operations at the site or receipt of notice that the WCF has been deemed abandoned by the Township, unless a time extension is approved by the Township.

If the WCF or related equipment is not removed within 90 days of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or related equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF regardless of the owner's or operator's intent to operate the WCF in the future.

Where there are two or more users of a single WCF, this provision shall not become effective until all users have terminated use of the WCF for a period of six months.

All WCFs shall be fully automated and unattended on a daily basis and shall be visited only for maintenance, repair or replacement.

Such maintenance shall be performed to ensure the upkeep of the WCF in order to promote the safety and security of the Township's residents and in accordance with all applicable Township, state and federal regulations.

All maintenance activities shall utilize the best available technology for preventing failures and accidents.

Applications for collocated WCFs shall be submitted to the Township Zoning Officer. The Township Zoning Officer shall provide all applications for collocated WCFs to the Township Planning Commission for recommendation to the Zoning Hearing Board, and the Zoning Hearing Board for review and decision.

All applications for collocated WCFs shall include the following information:

The total height of a collocated WCF and the structure to which the collocated WCF is attached may not exceed the maximum height permitted in the underlying zoning district, unless the structure is nonconforming as provided in Subsection C(7) below.

If the WCF applicant will locate the related equipment in a communications equipment building, the communications equipment building shall comply with the minimum requirements for the underlying zoning district.

A security fence with a minimum height of eight feet shall surround any separate communications equipment building. Vehicular access to the communications equipment building, if necessary, shall not interfere with the parking or vehicular circulation on the site for the principal use.

Collocated WCFs shall employ stealth technology and be treated to match the supporting structure in order to minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township Zoning Hearing Board.

Collocated WCFs which are mounted to a building or similar structure may not exceed a height of 10 feet above the roof, parapet or top of structure.

The total height of any support structure and mounted WCF shall not exceed the maximum height permitted in the underlying zoning district, unless the support structure is nonconforming as provided in Subsection C(7) below.

All collocated WCF applicants must submit documentation to the Township justifying the total height of the collocated WCF. Such documentation shall be analyzed in the context of such justification on an individual basis.

Antennas, and their respective accompanying support structures, shall be no greater in diameter than any cross-sectional dimension that is reasonably necessary for their proper functioning.

RR Rural Residential District.

CC Community Commercial District.

CM Commerce/Industrial District.

M Restricted Light Industrial District.

MU Mixed-Use District.

NC Neighborhood Commercial District.

Applications for collocated WCFs shall be submitted to the Township Zoning Officer. The Township Zoning Officer shall provide all applications for collocated WCFs to the Township Planning Commission for recommendation to the Zoning Hearing Board, and the Zoning Hearing Board for review and decision.

Upon submission of an application for a tower-based WCF and the scheduling of the public hearing upon the application, Township officials shall send via first class mail notice to all owners of every property within 100 feet of the subject parcel, advising of the subject matter and date of such hearing. Such notice shall be sent at least 10 days in advance of any such hearing.

The special exception application shall include a site plan, drawn to scale, showing property boundaries, power location, total height of the tower-based WCF, guy wires and anchors, existing structures, elevation drawings, typical design of proposed structures, parking, fences, landscaping and existing uses on adjacent properties.

The special exception application shall be accompanied by a description of the type and manufacturer of the proposed transmission/radio equipment, the frequency range (megahertz band) assigned to the WCF applicant, the power in watts at which the WCF applicant transmits, and any relevant related tests conducted by the WCF applicant in determining the need for the proposed site and installation.

The special exception application shall include evidence that a significant gap in wireless coverage or capacity exists in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Zoning Hearing Board's decision on an application for approval of tower-based WCF.

Where the tower-based WCF is located on a property that is not owned by the WCF applicant, the WCF applicant shall present evidence to the Zoning Hearing Board that the owner of the property has granted an easement or other property right, if necessary, for the proposed WCF and any vehicular access that will be provided to the facility.

The special exception application shall include a written certification by a structural engineer licensed in the Commonwealth of Pennsylvania of the proposed WCF's ability to meet the structural standards offered by either the Electronic Industries Association or the Telecommunication Industry Association and certify the proper construction of the foundation and the erection of the structure.

An application for a new tower-based WCF shall demonstrate that the proposed tower-based WCF cannot be accommodated on an existing wireless support structure. Zoning Hearing Board may deny an application to construct a new tower-based WCF if the WCF applicant has not made a good-faith effort to mount the antenna(s) on an existing wireless support structure. The WCF applicant shall demonstrate that it contacted the owners of all potentially feasible structures, buildings, and towers within a one-mile radius of the site proposed, sought permission to install an antenna on those structures, buildings, and towers and was denied for one of the following reasons:

The special exception application shall also be accompanied by documentation demonstrating that the proposed tower-based WCF complies with all applicable provisions of this § 27-513.

Tower-based WCFs shall not be located in, or within 100 feet of, an area in which all utilities are located underground.

Sole Use on a Lot. A tower-based WCF shall be permitted as a sole use on a lot, provided such WCF conforms to the regulations set forth in Part 5 of this chapter.

Combined with Another Use. A tower-based WCF may be permitted on a property with an existing use, except residential, subject to the following conditions:

Height. Any tower-based WCF shall be designed at the minimum functional height. All tower-based WCF applicants must submit documentation to the Township justifying the total height of the structure. The maximum total height of any tower-based WCF which is not located in the public ROW shall not exceed 150 feet, which height shall include all subsequent additions or alterations. Communications equipment buildings, cabinets, and accessory structures shall not exceed 15 feet in height.

Visual Appearance and Land Use Compatibility.

Anti-Climbing Device. If deemed necessary by the Zoning Hearing Board, a tower-based WCF shall be equipped with an anti-climbing device, as approved by the manufacturer.

Minimum Setbacks. The minimum distance between the base of a tower-based WCF and any adjoining property line or street right-of-way line shall equal 100% of the proposed height of the tower-based WCF or the applicable principal building setback, whichever is greater.

The WCF applicant shall ensure that the existing vegetation, trees and shrubs located within proximity to the WCF shall be preserved to the maximum extent possible.

The WCF applicant shall submit a soil report to Zoning Hearing Board complying with the standards of Appendix I: Geotechnical Investigations, ANSI/TIA-222, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.

A security fence having a minimum height of eight feet shall completely surround any tower-based WCF, as well as guy wires, or any communications equipment building.

A screen of evergreen trees planted eight feet on center and staggered in two rows shall be located along the perimeter of the security fence surrounding any tower-based WCF. Existing vegetation shall be preserved to the maximum extent possible.

Ground-mounted related equipment greater than three cubic feet, such as cabinets and communications equipment buildings, shall not be located within 50 feet of a lot in residential use or zoned residential.

Related equipment associated with a tower-based WCF shall be placed underground or screened from public view using stealth technology. All ground-mounted related equipment and communications equipment buildings shall be architecturally designed to be concealed from public view to the maximum extent possible and be compatible with the architecture of surrounding buildings, structures or landscape.

Small WCF inside the public rights-of-way are permitted by right in all Township zoning districts, subject to the requirements of this § 27-513 and generally applicable permitting as required by the Township Code.

Small WCF outside the public rights-of-way are permitted by right in all Township zoning districts, subject to the requirements of this § 27-513 and generally applicable permitting as required by the Township Code.

Applications for small WCFs shall be submitted to the Township Zoning Officer.

Applications for small WCFs shall include the following:

Resubmission Upon Denial.

Consolidated Applications. A single WCF applicant may not submit more than one consolidated or 20 single applications for collocated small WCFs in a thirty-day period. If the Township receives more than one consolidated application or 20 single applications within a forty-five-day period, the applicable timeframe under § 27-513B(16) be extended by 15 days.

Small WCFs in the public ROW requiring the installation of a new wireless support structure shall not be located in front of any building entrance or exit.

All small WCFs shall comply with the applicable requirements of the Americans with Disabilities Act and all Township Code requirements applicable to streets and sidewalks.

The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;

The operations of the Township or other governmental entity in the right-of-way;

Vacation of a street or road or the release of a utility easement; or

An emergency that constitutes a clear and immediate danger to the health, welfare, or safety of the public as determined by the Township.