Richland Township Allegheny County
City Zoning Code

The minimum front, side and rear yard requirements applying to a principal use as set forth within the zoning district in which the bill-board is to be located shall apply to each billboard structure.

A billboard shall be considered a structure and shall be included in the calculation of maximum building coverage. The maximum lot coverage calculation shall be cumulative, including the billboard and any other structures and buildings on the same lot therewith.

No billboard shall be erected in such a manner as to block the view from the road or street of any existing business identification sign or residential or nonresidential structure or to limit or reduce the light and ventilation requirements regulated by Township provisions for building construction and fire prevention.

No billboard shall be constructed within the clear sight triangle of the public street or road on which it is situated, and it shall not in any case obstruct or impede traffic safety.

Billboards shall maintain a lateral minimum spacing of 750 feet between billboard structures. Required spacing shall be measured from a point perpendicular to the centermost point of the billboard structure along the front lot line parallel to the center line of the roadway to which the billboard is oriented.

Billboards may not be mounted on the roof, wall or other part of a building or any other structure.

The billboard structure may have sign faces placed back-to-back or in a V-shaped configuration on a single billboard structure.

A billboard sign face shall be independently supported and have vertical supports of metal which are galvanized or otherwise treated to prevent rust and corrosion.

The one vertical support shall be capable of enabling the entire sign face to be able to withstand a minimum wind load of 60 miles per hour.

The entire base of the billboard structure shall be permanently landscaped with suitable shrubbery and/or bushes of a minimum height of three feet placed in such manner as to screen the foundation of the structure.

Landscaping shall be maintained by the billboard sign owner in an attractive and healthy manner in accordance with accepted conservation practices.

Permanent landscaping shall form a base and/or backdrop to the billboard sign when practical, in the opinion of the Zoning Officer.

No bare earth cuts are permitted on a hillside.

All earth cuts or fills are to be permanently seeded or planted.

A billboard with display lighting shall be constructed so that it does not glare upon adjoining property and shall not exceed a maximum of 1.5 footcandles upon the adjoining property.

Display lighting shall not operate between 12:00 midnight and 5:00 a.m., prevailing local time. All lighting shall be in accordance with the provisions of this chapter.

No billboard structure, sign face or display lighting shall move, flash or emit noise. No display lighting shall cause distractions, confusion, nuisance or hazard to traffic, aircraft or other properties.

The use of colored lighting is not permitted.

Electronic variable-message billboards, meaning an electrically or electronically activated billboard sign containing message content that, either in whole or in part, may be changed by means of electronic programming, shall not be permitted, with the exception of time-and-temperature indicators.

No billboard shall have changing or moving colors, pictures, images, graphics, or text.

A billboard structure shall be entirely painted every three years.

Every 10 years, the owner of the billboard shall have a structural inspection made of the billboard by an engineer or an architect and shall provide to the Township a certificate from the engineer or architect certifying that the billboard is structurally sound.

Annual inspections of the billboard shall be conducted by the Township to determine compliance with the provisions of this chapter.

Billboards found to be in violation of this chapter shall be brought into compliance or shall be removed within 30 days, upon proper notification by the Township. Failure to comply shall be a violation of this chapter.

Billboards using removable paper or other materials shall be maintained in such condition as to eliminate loose or frayed material protruding or hanging from the structure.

Prior to drilling of an oil and gas well, the operator shall establish a continuous seventy-two-hour ambient noise level at the nearest protected structure property line or 100 feet from the nearest protected structure (as measured to the closest exterior point of the building), whichever is closer to the well or, alternatively, and in lieu of establishing the above seventy-two-hour ambient noise level, the operator may assume and use, for the purposes of compliance with this chapter, a default ambient noise level of 50 dBA. The sound level meter used in conducting any evaluation shall meet the American National Standards Institute's standard for sound meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. For the purposes of this chapter, a "protected structure" shall be any occupied residence, commercial business, school or church located within 1,000 feet of the surface location of an oil or gas well that may be impacted by noise generated from drilling or hydraulic fracturing activity at an oil or gas well, excluding any structure owned by an oil and gas lessor who has signed a lease with the operator granting surface drilling rights to drill the subject well or whose owner (or occupants) has/have signed a waiver relieving the operator from implementation of the noise measures established in this chapter for the owner's or occupant's benefit.

The operator shall provide documentation of any established, seventy-two-hour evaluation relied upon to establish an ambient noise level greater than 50 dBA to the Township's Zoning Officer within three business days of such a request from the Zoning Officer.

The noise generated during drilling and hydraulic fracturing activities, when measured at the nearest protected structure property line or 100 feet from the nearest protected structure (as measured to the closest exterior point of the building), whichever is closer to the well, shall not exceed the average ambient noise level (as determined by the seventy-two-hour evaluation) or default level, whichever is higher: during drilling activities, by more than seven decibels during the hours of 7:00 a.m. to 9:00 p.m.; during drilling activities, by more than five decibels during the hours of 9:00 p.m. and 7:00 a.m.; or by more than 10 decibels during hydraulic fracturing operations. The operator shall inform the Township of which level (average ambient noise level or default level) is being used. The operator shall provide for ongoing regular noise level monitoring at a station to be located at or near the nearest protected structure property line or 100 feet from the nearest well (as measured to the closest exterior point of the building), whichever is closer to the protected structure. The noise monitoring data acquired at this station shall be made available to the Township upon request.

Adjustments to the foregoing noise limits may be permitted in accordance with the following:

If a complaint is received by the Township from any person, whether a resident or otherwise using the protected structure for any lawful purpose, within 1,000 feet from the wellhead or equipment generating noise during drilling or hydraulic fracturing activities, the operator shall, within 24 hours of receipt of the complaint from the Township, continuously monitor for a forty-eight hour period at a point which is the closer the complainant's building of:

Once the monitoring is complete, the operator will provide monitoring data to the Township and will meet with Township representatives and affected property owners and will provide a noise abatement plan to effectively mitigate any noise exceeding the permitted levels. In determining the noise mitigation measures to be installed, the Township may, at the expense of the operator, utilize the services of a consultant with expertise in noise measurement, noise remediation and in gas and oil well drilling and operation.

Exhaust from any internal combustion engine or compressor used in connection with the drilling of any well or for use on any production equipment or used in development shall not be discharged into the open air unless it is equipped with an exhaust muffler or an exhaust box. The exhaust muffler or exhaust box shall be constructed of noncombustible materials designed and installed to suppress noise and disruptive vibrations. Moreover, all such equipment with an exhaust muffler or exhaust box shall be maintained in good operating condition according to manufacturer's specifications.

All workover operations shall be restricted to the hours of 7:00 a.m. to 9:00 p.m., except as necessary, as reasonably determined by the operator. "Workover operations" shall mean work performed in a well after its completion in an effort to secure production where there has been none, restore production that has ceased, or increase production.

In cases where noise has exceeded permitted levels and it is economically feasible for gas and oil well drilling rigs to be outfitted with acoustic barrier insulation blankets, such barriers shall be installed in accordance with best management practices in the industry; provided, however, that no such acoustic barrier shall be required where its use would be contrary to applicable state or federal regulations or where its use would create a safety hazard in the opinion of the Township Engineer or of any regulatory agency with jurisdiction.

Sections 27-743D and H(3) shall not apply to conventional oil and gas well drilling and completion activities; i.e., those wells drilled to depths shallower than the base of the Elk Sandstone or its stratigraphic equivalent, or to such oil and gas wells that are planned to involve drilling of a single well on a well site for no more than seven consecutive days or seven days total in any twelve-month period, measured commencing within the first day of drilling.

The operator shall provide appropriate maps, material data safety sheets, and emergency plan documents to such chief officers and to the Township Secretary, including a copy of a Preparedness, Prevention and Contingency Plan ("PPC") as defined by PADEP.

The operator shall provide 24/7 emergency contact information, including a supervisor's name and a toll-free phone number, to all Township emergency service providers and to the Township Secretary, as well as on signage at the well site.

Install both temporary safety and security fencing at least six feet high around water impoundments, drilling, fracturing and hydraulic equipment and install permanent fall protection fencing meeting OSHA requirements around any permanent pit for impoundment of liquid at a depth greater than two feet.

Install warning signs at the well site.

Provide at least one on-site security guard 24/7 when a drilling rig or hydraulic fracturing equipment is on the well site.

Title block giving name of development, property owner, developer, North point, key location map, registration stamp, date and scale, with index.

Property lines, Zoning Ordinance district boundary lines and total acreage of parcel proposed for development.

All existing streets, rights-of-way, easements related to the development and any acreage leased in connection with the proposed well.

Owners of adjacent properties, including the location of any existing structures and driveway locations.

The location of relevant natural features on site, including but not limited to streams or other natural watercourses and adjacent areas which are subject to flooding and significant stands of existing trees.

The location of relevant natural features abutting properties within 300 feet, including but not limited to streams or other natural watercourses and adjacent areas which are subject to flooding and significant stands of existing trees.

The location of structures on abutting property within 300 feet of common property lines and the location of any protected structures as described in § 27-743D(1) and copies of any waivers from owners of such protected structures.

The location of all gas and oil well structures, facilities, equipment or buildings, existing or proposed within 5,000 feet of the well site.

The location of existing structures, buildings and accessory uses on site.

The location of vehicle and equipment cleaning and tire cleaning areas and a description of the proposed program for removing mud and other well-site-generated debris from public streets.

The location of proposed access roads and proposed haul roads.

The location of stormwater and sediment controls or any water impoundment facilities.

Plans for grading, revegetation, landscaping, buffer areas, stormwater control and other restoration activities at the well site.

The method of and place of disposal of any radioactive tailings.

An environmental impact statement, which shall include the following:

A copy of any permit issued by or submitted to the Pennsylvania Department of Environmental Protection or other government regulatory agency, including certification that a bond is held by the Pennsylvania DEP to ensure proper plugging when the well is classified as inactive by the Pennsylvania DEP and, upon request, copies of the application for any permit referenced herein.

The location, depth and profile of any proposed pipelines for water, gas, oil or other substance.

A lighting plan, demonstrating maximum feasible reduction of glare onto adjacent properties and compliance with § 27-508C(3) regulating glare.

A plan for water usage and disposal, identifying the source and amount of water to be used at or withdrawn from the well site, the proposed method of transport, treatment and/or disposal of water, including truck routes or pipeline routes, and the destination of any water to be tested or disposed of. A schedule for at least daily inspection shall be required for surface water transport lines.

The history of any notices of violations issued, for the five years preceding the application, by the DEP or any municipality.

Such other information pertinent to the proposed gas and oil well as may be requested by the Township Engineer or Zoning Officer.

Veterinary services.

Automobile sales, rental, service and repair shops.

Beauty shops and barbershops containing more than one chair.

Hospitals, nursing homes, and group living facilities.

Kennels.

Funeral homes.

Private clubs.

Private instruction to more than three students at a time.

Restaurants.

Keeping/boarding of horses for commercial enterprise.

All of the foregoing standards for a home occupation are met.

An adequate area for outdoor recreation shall be provided and shall be secured by a fence with a self-latching gate.

A safe area shall be provided for dropping off and picking up children which does not obstruct the free flow of traffic on any public street.

Meet with applicable building codes.

Conceal the activity within.

Meet with the approval of the Commission.

Gross lot: 10 acres or 435,600 square feet minimum.

Minimum gross lot width (at existing street line):

Access point on existing street: as specified in Chapter 22, Subdivision and Land Development.

Buffer area: Each mobile home park shall be surrounded by a buffer area at least 50 feet wide along the inside of the lot lines.

Side and rear yards of gross lot: 50 feet minimum from any mobile home berth to any lot line.

Minimum setback of all mobile homes and accessory structures: 75 feet from any right-of-way road adjacent to the mobile home lot.

Berth size:

Open space: 400 square feet per berth, not to be located in any required lot setback, buffer area, or yard (berth) areas.

Buffer areas and lot setbacks: as specified above.

Distance between mobile homes: a total of 28 feet on both side yards, with a minimum of 10 feet per side.

The number of employees.

The number of students.

The floor area of the building or gross area of the lot devoted to the proposed use.

The type of products, materials, equipment and/or the process involved in the proposed use.

The traffic and environmental impacts.

The ability of the proposed use to comply with the performance standards of this chapter.

Adult arcades.

Adult bookstores or adult video stores.

Adult cabarets.

Adult motels.

Adult motion-picture theaters.

Adult theaters.

Escort agencies.

Nude model studios.

Sexual encounter centers.

No person may operate or be employed at a sexually oriented business without the appropriate license issued by the Township pursuant to Chapter 6, Part 5, Licensing of Adult Businesses. See the Richland Township Code of Ordinances.

A person is guilty of a violation of this chapter if he operates or causes to be operated a sexually oriented business outside of the district in which a sexually oriented business is a permitted use. No sexually oriented businesses shall be located outside a district in which a sexually oriented business is a permitted use.

A person is guilty of a violation of this chapter if he operates or causes to be operated a sexually oriented business within 1,000 feet of:

A person is guilty of a violation of this chapter if he causes or permits the operation, establishment, substantial enlargement or transfer of ownership or control of a sexually oriented business within 5,000 feet of another sexually oriented business.

A person is guilty of a violation of this chapter if he causes or permits the operation, establishment or maintenance of more than one sexually oriented business in the same building, structure or portion thereof or the increase of floor area of any sexually oriented business in any building, structure or portion thereof containing another sexually oriented business.

For the purpose of this Part, measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as a part of the premises where a sexually oriented business is conducted to the nearest lot line of the premises of a church, public or private pre-elementary, elementary or secondary school, public library, child-care facility or nursery school or to the nearest boundary of an affected public park.

The distance between any two sexually oriented businesses shall be measured in a straight line, without regard to intervening structures or objects, from the closest exterior wall of the structure in which each business is located.

Any sexually oriented business lawfully operating on the date of enactment of this section that is in violation of this section shall be deemed a nonconforming use. Such nonconforming use shall not be increased, enlarged, extended or altered, except that the use may be changed to a conforming use. In the event that two or more sexually oriented businesses are within 5,000 feet of one another and are otherwise in a permissible location, the sexually oriented business which was first established and continually operating at a particular location is the conforming use, and the later-established business is nonconforming.

A sexually oriented business lawfully operating as a conforming use is not rendered a nonconforming used by the location, subsequent to the grant or renewal of the sexually oriented business permit, of a church, public or private pre-elementary, elementary or secondary school, public library, child-care facility, nursery school or public park within 1,000 feet of the sexually oriented business. This provision applies only to the renewal of a valid permit and does not apply when an application for a permit is submitted after a permit has expired or has been revoked.

No sexually oriented business shall be located within 200 feet of a front setback line of a dwelling located in a residentially zoned district. Measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as a part of the premises where a sexually oriented business is conducted to said front setback line.

The certified plans shall include the specification and construction of the bullet trap(s), ceilings, exterior and interior walls and floors.

The certified plans shall state what type and caliber of ammunition the shooting range is designed to totally confine.

A security plan for the building shall be submitted which secures the shooting range against unauthorized entrants.

The risk of fire;

Visibility from adjacent properties; and

Noxious odors to adjacent properties and/or rights-of-way.

An eight-foot-high screen wall shall be constructed around the perimeter of a storage area if equipment and/or materials are not contained within an enclosed building/area. The screen wall shall be measured from the average grade of the adjacent ground, unless otherwise defined by the Township Planning Commission.

The screen wall shall be 80% opaque and composed of one of the following: