Robinson Township Washington County
City Zoning Code
City Zoning Code
ARTICLE IV
Additional Regulations
§ 420-400 Additional standards for new lots in A District.
A.
Purpose. The Agricultural District is specifically designated to protect the Township's unique concentrations of active farmland, prime and important farming soils types, and agricultural security areas.
B.
Limits on new lots:
(1)
New lots of a minimum of two acres may be created within the A Agricultural District.
(2)
The number of new lots created within any parent tract is determined by clean and green standards of minimum acreage being either two or 10 acre lots.
(a)
All use lot, height, and yard standards (Table 420-203B).
Table 420-400 | |
|---|---|
Size of Original Property in Separate Ownership (acres) | Maximum Number of Lots |
4 | 2 |
Over 4 but less than 10 | 3 |
10 or over but less than 20 | 4 |
20 or over but less than 50 | 5 |
50 or over but less than 75 | 6 |
75 or over but less than 100 | 7 |
100 or over but less than 125 | 8 |
125 or greater | 9 |
NOTES: | |
* | Including any original or residual tract not subdivided |
§ 420-401 Nonconforming uses.
The following provisions shall apply to all nonconforming uses and structures. It is the intention of the Township that all legal nonconforming uses and structures shall be able to continue; however, all changes in such uses shall only be as in compliance to this section.
A.
Any nonconforming use may be changed to a use of the same or a more restrictive classification (such as a conversion from industrial use to commercial use).
B.
Any nonconforming structure which has been damaged or destroyed by fire or any other means may be reconstructed and used as before, if intent to rebuild is expressed within six months of discontinuance of use and if the restored structure covers no greater area and contains no greater cubic content than the destroyed building. If approved by the Zoning Hearing Board through special exception, a reconstructed structure may exceed its original lot coverage and cubic content but must meet the minimum yard requirements of the district in which the structure is located. The process for reviewing such a reconstruction shall be consistent with that for land developments under Article V of the Pennsylvania Municipalities Planning Code[1] and Chapter 380, Subdivision and Land Development, regulation.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
C.
In the event that any nonconforming use is abandoned or ceases, for whatever reason, for a period of one year, such nonconforming use shall not be resumed and any further use shall be in conformity with the provisions of this chapter. A nonconforming use that is converted to a conforming use may not revert to the previous nonconformity.
D.
With approval of the Zoning Officer, the nonconforming use of a building may be extended throughout those parts thereof which were manifestly arranged or designed for such use at the time of adoption of this chapter.
E.
A nonconforming use may, with the approval of the Zoning Hearing Board as a special exception, be extended, enlarged or replaced if such expansion does not occupy an area greater than 50% more than the structure occupied prior to such expansion, enlargement or reconstruction. Furthermore, such structures must meet the minimum yard regulations and height restrictions of the district in which the structure is located. The expansion of a nonconforming use under this section shall be regarded as a land development plan under Article V of the Pennsylvania Municipalities Planning Code and Chapter 380, Subdivision and Land Development, of the Code of the Township of Robinson.
F.
Standards for change, conversion, or expansion of nonconforming uses, whether by a land development plan or special exception:
(1)
If the nonconforming use is a residential nonconformity, no expansion will result in a greater number of dwelling units.
(2)
The nonconformity may not extend to any property beyond the original lot, parcel or tract upon which it is located.
(3)
The Township may limit the hours of operation for the new use.
(4)
The expansion will not increase any unscreened outdoor storage area.
(5)
The Township may require screening to mitigate any effect upon surrounding properties.
G.
A single-family dwelling unit that is a nonconforming structure because a portion of it encroaches upon a required yard area may expand in a manner that only continues to that degree of encroachment, and it does not further encroach into the required yard.
H.
Nothing contained herein shall require any change in the overall layout, plans, construction, size or designated use of any development, building, structure or part thereof for which official approval and required permits have been granted prior to the effective date of this chapter.
§ 420-402 Application of yard regulations to accessory structures and uses.
A.
All accessory buildings, whether attached to the principal structure or not, and whether open or enclosed, including porches, carports, balconies or platforms above normal grade level, shall not project into any minimum front, side or rear yards in any zoning district.
B.
All walls or fences under eight feet in height and paved terraces without walls, roofs or other enclosures may be erected within the limits of any yard. Retaining walls and fences required for screening under this chapter are not subject to the eight-foot-high limitation. Fences may be permitted in front yard areas provided they are no higher than four feet and do not impinge on the required free sight triangle at intersections. Fences for safety purposes or containment of livestock and that do not block public road or driveways lines of sight are exempt from these provisions.
C.
Swimming pools shall be permitted in yard areas, provided that the pool is located not less than 10 feet from a lot line. All swimming pools shall be enclosed by a permanent fence at least four feet in height. Aboveground pools may use a combination of sides and screen to reach the required height.
D.
Small garden sheds, storage sheds and similar structures may be permitted in yard areas, provided such structure does not exceed 1,000 square feet and lies no closer than 15 feet to an abutting lot line.
E.
Unattached accessory structures for single-family residential dwellings.
(1)
A single-story accessory structure of 1,000 square feet or less, which is not attached to the principal structure on the lot by means of common wall or connecting permanent roof, may be erected within one of the side yards or within the rear yards in accordance with the following requirements:
(2)
However, any such accessory structure in excess of 144 square feet so erected shall submit to the Zoning Officer a plan for drains, gutters, sumps, or grading which will assure no runoff from the building will enter a neighboring property.
F.
Attached accessory structures. When an accessory structure is attached to the principal building, it shall comply in all respects with the requirements of this chapter applicable to the principal building.
§ 420-403 Temporary structures and uses.
A.
Temporary trailers.
(1)
Temporary trailers to be used for temporary living and sleeping quarters for workers.
(2)
When a permitted use, temporary construction trailers for use as storage or offices related to construction work shall be permitted only during the period that the construction work is in progress. Permits for such temporary structures shall be issued for a six-month period and may be renewed while construction is in progress. Temporary structures are subject to all use and setback requirements.
(3)
This section does not apply to any temporary structure or trailer placed in conjunction with a conditional use, which shall only be approved and permitted as a part of such conditional use approval.
(4)
Portable storage units, portable carports, and similar portable structures are permitted on all lots, provided they meet the setbacks for the zoning district, based upon the size of the structure, as detailed in § 420-402. Such setbacks are not applicable to a portable storage unit parked for a period of less than 15 days for the purposes of moving household goods.
B.
Parking major recreational equipment. The outdoor storage of major recreational equipment, including, but not limited to, travel trailers, motor homes, tent trailers, pickup campers (designed to be mounted on automobile vehicles), boats and boat trailers, shall be permitted as an accessory to a dwelling subject to the following requirements:
(1)
Equipment must be registered to the owner or resident of the dwelling unless kept for a period of 30 days or less.
(2)
Equipment kept for more than 30 days shall be stored in compliance with the following yard or setback requirements:
(a)
Front yard: 25 feet.
(b)
Side yard: six feet.
(c)
Rear yard: five feet.
(d)
On a corner lot (reverse frontage lot), the front yard requirement of 25 feet shall be applicable on two lot faces.
(e)
No permit is required for keeping major recreational equipment on a lot when accessory to a dwelling and compliant with setbacks.
(f)
Must be properly licensed and registered.
(g)
May not be used for permanent residential use, or housing of animals, or any storage except for incidental recreation or travel supplies.
C.
Tent, truck and temporary retail sales.
(1)
Tents erected for community or family events, auctions or residential yard and garage sales are exempt from this section, provided that temporary structures are removed within five days of erection. However, no such exempt tent or truck shall block any vehicular line of sight on a public street. Where the proposed tent, truck used for retail sales, or other temporary sales event will remain in place for more than five days, a zoning certificate for temporary use must be obtained.
(2)
The applicant shall show the location of all temporary signs placed in conjunction with the sale and pay a deposit in an amount established by the Township fee resolution to ensure all signs are removed upon conclusion of the sale.
(3)
If the property owner is not the sponsor of the sales event, the applicant shall provide the Township with written permission of the property owner.
(4)
No part of any tent or truck regulated by this section shall be located within any required yard or setback.
(5)
Mud- and dust-free parking shall be provided, adequate to the proposed size and use of the tent, truck, or other temporary sales structure as determined by the Zoning Officer.
(6)
The event shall not impede or adversely affect vehicular or pedestrian traffic sight distance, flow or parking maneuver. The driveway shall be clearly delineated and, if necessary, show any PennDOT approval and/or adequate sight distance.
(7)
Unless clearly accessory to another retail operation, the maximum duration of any tent or other temporary retail sale shall be 14 calendar days. No tent sale shall be held upon the same property for 30 days after said event, unless conditional use approval as a flea market is obtained.
(8)
The applicant shall have sufficient secure trash receptacles on site for all waste generated by the retailer or anticipated customer use.
(9)
All signs, merchandise, equipment used in such sales, and all debris and waste resulting from a temporary sale shall be removed from the premises within three days of the termination date of the permit.
D.
Other temporary uses.
(1)
Temporary permits. A temporary permit may be authorized by the Township for a short-term activity or use which it deems beneficial to the public health or general welfare, or for which it deems necessary to promote the proper development of the community, provided that such uses or activities are otherwise permitted uses in that district.
(2)
Temporary structures. Permits for temporary structures shall be issued for a period not to exceed one year and shall be limited to temporary real estate sales offices for approved developments in any zoning district and temporary construction or business offices in the Commercial, Industrial, Business Park Planned Development or Special Development Districts, and shall be permitted only during construction of an approved development. Temporary structures shall be located on the site of the approved development and shall not be any closer than 20 feet to any property or right-of-way line. Temporary structures shall be located so as not to interfere with construction activities.
§ 420-404 Height limitations.
Structure height in excess of the height permitted above the average ground level allowed in any district may be increased, provided all minimum front, side and rear yard depths are increased by one foot for each additional foot of height; however, such increase shall be limited to no more than 10 additional feet.
A.
The following structures are exempt from height regulations, provided they do not constitute a hazard: electric utility towers and poles, church spires, chimneys, elevator bulkheads, smokestacks, conveyors, flagpoles, agricultural barns, silos and similar farm structures, standpipes, elevated water tanks, derricks and similar structures.
B.
For the above structures, all yard and setback requirements must be met; in addition, any structure with a height in excess of 50 feet will be first referred to the Fire Department for a review and comments relative to public safety considerations. Such comments shall be considered by the Board of Supervisors as part of a land development application pursuant to Chapter 380, Subdivision and Land Development.
§ 420-405 Lots of record.
Any lot of record existing at the effective date of this chapter and held in separate ownership different from the ownership of adjoining lots may be used for the erection of a structure conforming to the use regulations of the district in which it is located even though its lot area and width are less than the minimum required by this chapter; however, such lot must comply with the yard, height and coverage standards of the zoning district wherein it is located. Where two or more adjacent lots of record with less than the required area or width are held by one owner, on or before the date of enactment of this chapter, the request for a permit shall be referred to the Board of Supervisors which may require replatting to fewer lots, which would comply with the minimum requirements of this chapter.
§ 420-406 Loading areas and parking.
A.
Off-street loading and parking spaces shall be provided in accordance with the specifications in this section in all districts, whenever any new use is established or an existing use in enlarged.
B.
Off-street loading.
(1)
Every use listed in Table 420-406A shall provide off-street loading berths in accordance with its size. All figures are given in gross feet of floor area for each listed use.
Table 420-406A | |
|---|---|
Off-Street Loading Space Requirements | |
Use | Berth Required (square feet gross floor area) |
Schools | 10,000 |
Hospitals, nursing homes, personal care homes, auditoriums and arenas | 50,000 |
Convenience store, gas station, and alternative fuel service station | 4,000 |
Eating and drinking place | 40,000 |
Retail sales/shopping centers | 40,000 |
Hotel | 50,000 |
Industrial uses | 10,000 |
Light manufacturing | 10,000 |
Heavy manufacturing, wholesale, warehouse truck | 5,000 |
C.
Size and access. Each off-street loading space shall be not less than 10 feet in uniform width and 65 feet in length. It shall be so designed so that vehicles using loading spaces are not required to back onto a public street or alley.
D.
Off-street parking size and access. Off-street parking spaces shall have an area determined by their use. In the case of multifamily dwellings, mobile home parks, industrial and manufacturing establishments, warehouses, wholesale, and truck terminals, each space shall be not less than 144 square feet, being at least eight feet wide and 18 feet long. For all other uses, each space shall have a uniform area of 180 square feet, being at least 10 feet wide and 18 feet long. These uniform sizes shall be exclusive of access drives or aisles, and shall be in usable shape and condition. Except in the case of single-family dwellings, no parking area shall contain less than three spaces. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall be consistent with requirements for private streets in Chapter 380, Subdivision and Land Development, of the Code of the Township of Robinson. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street.
E.
Large off-street parking lots. Off-street parking lots in excess of 20,000 square feet shall meet the following standards for stormwater management: minimum planting strips of 10 feet between the parking lot and all lot lines to be planted with one hardwood or coniferous tree per each two parking spaces or combination thereof. Trees which die shall be replaced annually. Eight percent of the total interior space shall be devoted to interior planting strips to be maintained in trees, shrubbery, annual plants or similar pervious dust- and mud-free material.
F.
Number of parking spaces required. The number of off-street parking spaces required is set forth in Table 420-406B. Where the use of premises is not specifically mentioned, requirements for similar uses shall apply. If no similar uses are mentioned, the parking requirements shall be one space for each two proposed patrons and/or occupants of that structure. Where more than one use exists on a lot, parking regulations for each use must be met, unless it can be shown that peak times will differ.
Table 420-406B | |
|---|---|
Required Parking Spaces | |
Use | Number of Parking Spaces Required |
Single-family dwelling and duplex | 2 per dwelling unit |
Multifamily dwelling | 2.5 per dwelling unit |
Mobile home parks | 2.5 per dwelling unit |
Churches, indoor assembly places | 1 per each 3 seats or 1 per each 4 persons permitted in maximum occupancy |
Public parks and recreation | 1 per each 2,500 of lot area developed and used for the recreational activity |
Public and private accredited schools | 1 per each teacher and staff and 1 for each 4 classrooms plus 1 for each 2 students age 16 and over |
Day-care services | 1 per each teacher and staff and 1 for each 5 children |
Nursing homes and personal care homes | 1 per each staff on the largest shift plus 1 per each 4 beds |
Hospitals | 1 per each staff on the largest shift plus 1 per each bed |
Car washes, auto sales, service and repair, and equipment sales and rentals | 1 per 5,000 square feet developed lot area for vehicle display and 1 per 300 square feet customer service area; to a required maximum of 30 designated customer parking spaces |
Convenience store, gas station, and alternative fuel service station | 1 per 200 square feet gross floor area |
Hotels, motels, or bed-and-breakfast | 1 per guest room plus 1 per each employee on the largest shift |
Funeral homes | 25 for the first parlor or viewing room, plus 10 per each additional viewing room |
Indoor commercial recreation | 1 per each 3 persons in maximum occupancy |
Outdoor commercial recreation | 1 per each 2,500 of lot area developed and used for the recreational activity |
Medical and dental office | 8 spaces per doctor |
Professional office and banks | 1 per each 250 square feet of gross floor area |
Furniture stores | 1 per each 800 feet of gross floor area |
Eating and drinking places | 1 per each 2 patron seats |
Retail stores/shopping centers | 1 per each 400 square feet gross floor area |
Business parks, light manufacturing, heavy manufacturing, truck terminals and warehouses | 1 per each employee on largest shift plus 1 visitor space per each 10,000 square feet gross floor area |
G.
Location and parking. Required parking spaces shall be located on the same lot with the principal use. The Zoning Hearing Board through special exception may permit parking spaces to be located not more than 200 feet from the lot of the principal use, if located in the same zoning district as the principal use and the Board finds that it is impractical to provide parking on the same lot with the principal use.
H.
Screening and landscaping. Off-street parking areas for more than five vehicles and off-street loading areas shall be effectively screened on any side which adjoins a residential district (see definition of "screening") or use. In addition, there shall be a planting strip of at least five feet between the front lot line and the parking lot. Such planting strip shall be suitably landscaped and maintained.
I.
Minimum distance and setbacks. No off-street loading or parking area for more than five vehicles shall be closer than 10 feet to any adjoining property line containing a dwelling, residential district, school, hospital, or similar institution.
J.
Surfacing. All parking and loading areas and access drives shall have a paved surface, graded with positive drainage to prevent the flow of surface water onto neighboring properties. Parking areas larger than 10,000 square feet shall submit a plan, including drainage provisions, to the Township for approval. Lots shall be designed to provide for orderly and safe loading and parking.
§ 420-407 Performance standards.
A.
No use of land or structure in any district shall involve or cause any condition or material that may be dangerous, injurious, or noxious to any other property or person in the Township.
B.
All nonagricultural uses of land must observe the following performance requirements:
(1)
The developer shall provide assurances, in writing, that the proposed use will not be noxious or offensive by reason of emission of smoke, dust, gas fumes, odors, glare, light trespass, or vibration beyond the confines of the property on which the proposed use will be located, and that all applicable federal and commonwealth environmental statutes and regulations have been addressed.
(2)
Areas of the property not covered by buildings shall be used only for vehicle parking, access driveways and walks, truck maneuvering and parking areas and planted and maintained lawns, landscaping, tree clusters, or buffer areas.
(3)
Fire protection. Fire protection and firefighting equipment acceptable to the Board of Fire Underwriters shall be readily available when any activity involving the handling or storage of flammable or explosive material is carried on.
(4)
Electric disturbance. No activity shall cause electrical disturbances adversely affecting radio, television or other communication equipment in the neighboring area.
(5)
Noise. Noise that is determined to be objectionable because of volume or frequency shall be muffled or otherwise controlled, except for fire sirens and related apparatus used solely for public safety purposes. Specifically, the following standards shall apply:
(a)
The ambient noise level of any operation (other than those exempted below) shall not exceed the decibel levels prescribed. The sound pressure level or ambient level is the all-encompassing noise associated with a given environment, being a composite of sounds from any source, near and far. For the purpose of this chapter, ambient noise level is the average decibel level recorded during observations taken in accordance with the procedure specified below, taken at any time when the alleged offensive noise is audible, including intermittent, but recurring, noise.
(b)
No operation or activity shall cause or create noise in excess of the sound levels prescribed below:
[1]
Farming and agriculture operations and/or uses are exempt. All residential areas shall comply with the exterior noise level resulting from any use or activity located on such lot exceed a maximum of 60 dBA.
[2]
C and LI Districts. At no point on or beyond the boundary of any lot within these districts shall the exterior noise level resulting from any use or activity located on such lot exceed a maximum of 65 dBA.
[3]
I District. At no point on or beyond the boundary of any lot within these districts shall the exterior noise level resulting from any use or activity located on such lot exceed a maximum of 75 dBA.
[4]
Where two or more zoning districts in which different noise levels are prescribed share a common boundary, the most restrictive noise level standards shall govern. All farming and agriculture activities are exempt from the noise requirement in all zoning districts.
(c)
The following uses or activities shall be exempted from the noise regulations:
(d)
In addition to the above regulations, all uses and activities within the Township shall conform to all applicable county, state and federal regulations. Whenever the regulations contained herein are at variance with any other lawfully adopted rules or requirements, the more restrictive shall govern.
(6)
Vibrations. Vibrations detectable without instruments on neighboring property in any district shall be prohibited.
(7)
Odors. No use shall emit odorous gas or other odorous matter in such quantities as to be offensive at any point on or beyond the lot lines. The guide for determining such quantities shall be the 50% response level of Table 1 (Odor Thresholds in Air), "Research on Chemical Odors: Part I, Odor Thresholds for 53 Commercial Chemicals," October 1968, Manufacturing Chemists Association, Inc., Washington, D.C.
(8)
Glare. Lighting devices that produce objectionable direct or reflective glare greater than 0.5 footcandle at any property line adjacent to an existing dwelling or public street shall not be permitted.
(9)
Erosion. No erosion by wind or water shall be permitted which carry objectionable substances onto neighboring properties.
(10)
Water pollution. No building or zoning permit shall be issued until all applicable wastewater, stormwater, or erosion/sedimentation control permits have been obtained.
(11)
Proper waste disposal for business uses. The storage of all solid waste shall be practiced so as to prevent the attraction, harborage or breeding of insects or rodents, and to eliminate conditions harmful to public health or which create safety hazards, odors, unsightliness, or public nuisances.
(a)
Any business producing municipal waste shall provide a sufficient number of approved collection containers to store all waste materials generated during periods between regularly scheduled collections and shall place and store all waste materials therein.
(b)
Collection containers shall be kept tightly sealed or covered at all times. Solid waste shall not protrude or extend above the top of the container. Storage areas for collection containers shall contain a screen or screen plantings.
(c)
Collection containers shall be used and maintained so as to prevent public nuisances.
(d)
Bulky waste items such as furniture and appliances shall be stored in a manner that will prevent the accumulation or collection of water, the harborage of rodents, safety hazards, and fire hazards. Doors must be removed from all major appliances such as refrigerators and stoves.
(e)
Open burning of solid waste materials by businesses is specifically prohibited.
C.
The Zoning Officer shall investigate any purported violation of the performance standards and, subject to the approval of the Board of Township Supervisors, may employ qualified technical experts to assist in the determination of a violation. Costs of the services of such experts shall be paid by the owner or operator of the facility or use to be in violation if the facility or use is found to be in violation. If the facility or use is found to be in compliance with the performance standards, said costs shall be borne by the Township. If a complainant requests the enforcement by the Township and the facility or use is found to in compliance with the performance standards, said costs shall be borne by the complainant.
(1)
If the facility or use is found to be in violation, the owner or operator shall be given written notice of violation in accordance with Article VII of this chapter and a reasonable length of time to correct the violation. Failure to correct the violation shall be subject to the penalty provisions of this chapter and shall result in the revocation of the certificate of occupancy for the facility or use.
§ 420-408 Signs.
A.
Exempt signs. The following types of signs are permitted in all zoning districts and are exempt from permitting requirement, but not from performance standards relative to traffic safety or overall sign limitations of any specific sign type or district.
(1)
Temporary signs announcing a campaign, drive or event of a civic, philanthropic, educational or religious organization, provided such sign shall not exceed 32 square feet in area, is not posted more than 60 days before the event, and shall be removed immediately upon the completion of the campaign, drive or event.
(2)
Temporary signs erected in connection with announcing the development or proposed development of the premises or property, provided that the area of any such sign shall not exceed 32 square feet. Not more than one such sign shall be placed on the property held in single and separate ownership unless the property fronts on more than one street, in which case one such sign shall be permitted on each separate street frontage. Such signs shall be removed within 10 days after the development has been completed or the last structure occupied, whichever occurs first. No such sign may be erected until all subdivision and land development approvals have been obtained.
(3)
Political signs announcing candidates seeking public office, a referendum, or similar political speech of not more than 32 square feet in size, not more than 30 days prior to and removed by 10 days after.
(4)
Religious symbols or displays or messages, and holiday displays or messages with no commercial content.
(5)
The flag of the United States, Commonwealth of Pennsylvania, or any state or nation.
(6)
Signs offering the sale or rental of the premises upon which the sign is erected, provided that the area of any such sign shall not exceed 10 square feet and not more than one such sign shall be placed on the property unless the property offered is of greater than 10 acres. In such cases, such signs may be of up to 32 square feet in size, and one may be placed for each 600 feet of road frontage.
(7)
Signs directing patrons to or advertising auctions, garage, or yard sales provided that they do not exceed four square feet, are placed on site no more than seven days before the event, and are removed as soon as the event or activity has occurred.
(8)
Directory signs which list all the occupants of a multitenant or multiple-family building, or buildings in a multibuilding development, provided that the area of such signs does not exceed 1/2 square foot per tenant or two square feet per individual building, whichever is smaller.
(9)
Temporary signs of contractors, developers, architects, engineers, builders, and artisans, erected and maintained on the premises where the work is being performed, provided that the area of such sign shall not exceed 16 square feet in any residential district and 32 square feet in all other districts. Such signs shall be removed upon completion of the work.
(10)
Any signs not visible from outside a lot or building.
(11)
Displays of time and temperature with no other content.
(12)
Restroom, exit, public telephone, handicapped parking or access, and similar directional or informational signs placed for the benefit of the public or building tenants.
(13)
"No trespassing" signs, signs indicating the private nature of a road, driveway or premises, signs controlling hunting or fishing on the premises, provided that the area of each such sign shall not exceed six square feet.
(14)
House and address numbers, home occupation, or nameplate sign displaying the name and address of the occupant or the profession or activity of the occupant of a dwelling unit, provided that not more than one such sign shall be erected for each permitted use, and provided that the area of each such sign shall not exceed four square feet and may not be illuminated.
(15)
Memorial signs or tablets denoting the date of erection of a building.
(16)
Temporary signs announcing the birth of a child, birthday commemoration, marriage, graduation, or similar event in the life a householder shall be permitted, provided such signs do not exceed 32 square feet. In all residential areas the temporary signs are to be removed as soon as the event or activity has occurred or within 10 days.
(17)
Any sign warning of a hazard that contains no other information or commercial content.
(18)
Signs erected by the Township or an authorized entity that serve to provide directions and explanations for public recreational purposes and facilities, for dedication/memorial purposes, and to mark and explain historical events, persons or structures. Such signs shall not exceed 16 square feet in area. Such signs may include the name or logos of business or individuals who have sponsored a public improvement or general support of such facility.
(19)
Traffic signs and similar regulatory notices placed by a duly constituted governmental body.
(20)
Signs erected for the purpose of scoring or sponsoring an athletic event taking place upon the site, which may include the electronic scoring devices and names or logos of sponsors of the sign, provided there is no illumination of the sign at times when the activity is not taking place.
B.
Performance standards. Except where specifically noted, all signs shall adhere to all performance standards.
(1)
Unless specifically exempted by § 420-408A of this chapter, a permit must be obtained from the Township for the erection or alteration of any sign that results in any dimensional changes. Exemptions from the necessity of securing a permit, however, shall not be construed to relieve the owner of the sign involved from responsibility for its erection and maintenance in a safe manner and in a manner in accordance with all the other provisions of this chapter and other codes.
(a)
No signs shall be permitted within public rights-of-way, except PennDOT-approved traffic signs and devices; signs and banners specially approved by the Township for decoration or promotion of community events and activities; signs not exceeding nine square feet placed temporarily to advertise the sale of real estate or a yard sale; political signs not exceeding nine square feet placed temporarily; signs not exceeding nine square feet placed temporarily to provide notice of or direction to a civic philanthropic, political, educational, or religious event or activity. The Township may require proof of insurance for any sign with a right-of-way.
(b)
No person shall construct, erect, place, use or permit the use of any permanent or temporary sign or sign structure on private or public property except for the property owner or tenant or a person with the express written consent of the property owner.
(c)
No motor vehicle not licensed and inspected for travel on the highways of the commonwealth shall be used as a sign. Any vehicle that has a business sign affixed must be parked within a lawful parking area, and may not be parked in a yard or setback area.
(d)
Construction and maintenance. All signs shall be constructed in a workmanlike fashion using durable materials. Signs shall be designed and constructed to withstand wind forces and in accordance with appropriate mechanical or electrical standards. The owners of signs shall keep them in safe and good repair. Signs which become deteriorated or otherwise present a public hazard shall be removed or repaired by the sign's owner. If the owner of a sign cannot be found or identified, the owner of the property whereon the sign is located shall be responsible for its repair or removal.
(e)
No sign structure may block a vehicular line of sight for a driveway, access lane, or public street, or be placed at any location where by its position, shape, or color it may interfere with or obstruct the view of or be confused with any authorized traffic sign, signal or devices. Sign structures erected directly upon the ground within 15 feet of any vehicular driveway or street intersection shall have at least three feet six inches of clear space between such sign and the ground; however, necessary supports may extend through such open space.
(f)
No signs shall be permitted which are posted, stapled or otherwise attached to public utility poles.
(g)
Nonconforming signs, once removed, shall be replaced only with conforming signs. Nonconforming signs may be repainted or repaired, providing such repainting or repairing does not exceed the dimensions of the existing sign.
C.
Illumination.
(1)
Except as specifically provided under regulations for lawful illuminated signs or electronic signs by conditional use, no sign shall employ internal, direct, or intermittent light, electronic or movable text, strobes or other animations that may serve to distract motorists, or cause light trespass to abutting properties.
(2)
All electrical connections shall be serviced by underground wires which meet all relevant codes. No temporary signs shall be illuminated.
D.
Sign permit application. All applications for signs as required under this section shall be submitted to the Zoning Officer. The application shall contain:
(1)
Type, area and number of signs proposed.
(2)
Type of illumination proposed (if permitted), including the luminance proposed and direction of lighting.
(3)
For freestanding signs, a sketch showing the placement of the sign in relation to all driveways, vehicular rights-of-way, and cartways. The developer shall submit current sight distances, before and after erection of the sign, with sufficient information to show that sight distances shall not be reduced.
(4)
An elevation sketch showing the relationship of the sign to the building, grade, all driveways, vehicular rights-of-way, and cartways.
(5)
A photograph or graphic rendition of the proposed sign copy, including all symbols, letter, and graphic elements shown to scale and all structural elements intended to anchor the sign.
E.
Zoning district sign standards. Each lawful use may have a combination of freestanding, roof, or wall signs meeting the standards of Table 420-408. For the C, AC, and R-1 Districts, aggregates shall be calculated on a per lot basis. For the LI, C, and I Districts, aggregates may be based upon separate tenancy, subject to all multiple businesses on a single lot being an approved conditional use or land development plan.
Table 420-408 | |||
|---|---|---|---|
SC/AC Districts | R-1A/R-1B/R-2 Districts | LI/C/I Districts | |
Signage area permitted: | Aggregate of 64 square feet, 2 signs per property | Aggregate of 32 square feet, 2 signs per property | Aggregate of 400 square feet |
Maximum area per sign: | 32 square feet | 16 square feet | 144 square feet |
Maximum height per sign: | 12 feet | 7 feet | 25 feet |
Setback: | 15 feet from ROW, 20 feet from property lines | 15 feet from ROW, 20 feet from property lines | 15 feet from ROW, 20 feet from property lines |
Illumination: | Not permitted in SC or AC, external illumination permitted in the LI | Not permitted | Internal or external |
F.
Billboards. Billboards shall be permitted as a conditional use in the LI Light Industrial and I Industrial Districts. Static billboards are permitted in the LI Light Industrial and the I Industrial Districts. Electronic billboards shall be permitted only in the I Industrial District.
(1)
No billboard shall be placed within 150 feet of another on the same side of the road or 100 feet of another on the opposite side of a road.
(2)
No billboard shall be placed within 250 feet of any single-family dwelling or place of worship.
(3)
Such signs shall not be placed within 250 feet of any road intersection, or at a curve or at any place where vehicular line-of-sight could be partially or completely obstructed.
(4)
A billboard shall not exceed 100 square feet when viewed from its widest silhouette.
(5)
Show evidence of compliance with all applicable regulations of the Pennsylvania Department of Transportation.
G.
Electronic signs. Signs with video, LED or similar electronic changeable copy messages are permitted as a conditional use in the C Commercial District, provided the developer of the sign shall clearly describe the type of electronic sign proposed as it meets the appropriate definition of electronic signs by subtype under the definitions in this chapter.
(1)
An electric sign shall meet all area and setback limitations for the district in which it is proposed.
(2)
Additional setback from residential districts. All portions of the sign structure must be a minimum distance of 100 feet from an abutting R-1 Residential District boundary.
(3)
Setback from other electronic changeable copy, electronic graphic display or video display signs. Electronic signs must be separated from other electronic signs by at least 35 feet. No more than one electronic sign is permitted on a lot, regardless of how many tenants occupy that lot.
(4)
Orientation. When located within 150 feet of a residentially used lot, all parts of the electronic changeable copy sign must be oriented so that no portion of the sign face is visible from an existing or permitted principal structure on that lot.
(5)
Audio or pyrotechnics. Audio speakers or any forms of pyrotechnics are prohibited in association with an electronic sign.
(6)
The Supervisors may limit the hours of illumination or operation of electronic signs pursuant to preventing light trespass.
(7)
The developer shall present an operating plan that includes proposed message duration, transitions between messages, and any transitional or other special effect proposed. The developer shall show driver reaction times, speed, and sight distances for vehicle that will be in view of the sign and show the sign will not present an undue distraction to motorists. The plan shall be based upon the vehicular speed limit of traffic on all streets from which the sign would be visible and estimated motorist reaction time. This should be based upon the United States Sign Council On-Premise Signs Guideline Standards, 2003 edition or as amended.
(8)
Electronic signs may not function as billboards and must advertise on-site goods, services, or activities. Incidental advertising of community news, organizations, or nonprofit events is permitted, provided there is no purchase of time by the space by the organization being promoted.
§ 420-409 Environmental standards; screening and buffering.
A.
Environmental standards.
(1)
Land shall be environmentally suitable for the purpose for which it is being developed.
(2)
Wetlands. Development, land use activity, and improvement that would entail encroachment into wetlands requires evidence that the appropriate agencies have been contacted and the required permits have been obtained.
(3)
Ground cover and landscaping. Vegetative cover shall be provided on all disturbed areas, excluding fallow agricultural fields, not covered by paving, stone or other solid material. The maintenance or use of native plant materials with lower water and nutrient requirements is encouraged.
(4)
Erosion and sedimentation. All proposed development and existing land use activities which involve grading or excavation shall prepare an erosion and sedimentation control plan for review by the Washington County Conservation District.
(5)
Woodlands. Existing wooded areas can serve as an alternative to planted buffer areas and shall be protected to prevent unnecessary destruction. Healthy trees with a caliper of 12 inches or more as measured 4 1/2 feet above existing grade shall not be removed unless their location interferes with a planned improvement. At least 50% of the number of trees sized as above, as exist at the time of application, shall be maintained or replaced immediately after construction. Replacement trees shall be of a native species and have a minimum trunk caliper of two inches at a height of six inches above finished grade, and located within unbuildable sections of the site (e.g., floodplain, steep slope, setback areas). This section only applies to land developments and does not apply to the practice of agricultural land clearing or the practice of forestry, which is a permitted accessory use in all zoning districts.
(6)
Steep slopes. Proposed development in areas having slopes of 16% or greater shall indicate the methods that will be used to protect water quality on and around the site from the adverse effects of the proposed use and shall provide a twenty-five-foot vegetative buffer consisting of native trees and other brushy perennial vegetation either along the boundary of the property with the lowest elevation or at the foot of the sloped portion of the property if it lies interior to the boundary.
B.
Screening and buffering. The following screening shall be employed where required by conditional use or any supplementary regulation of this chapter.
(1)
Type I screening. To consist of a triple row of spruces or other evergreens planted at oblique lines to one another so that a continuous screen is provided. All trees shall be a minimum of six feet at the time of planting. Trees which die shall be replaced within six months. As an alternative to the triple row of Norway spruces, the developer shall maintain a fifty-foot-wide buffer yard of natural vegetation sufficient for screening. This buffer area shall not be used for parking or other uses. This buffer yard should maintain natural vegetation unless such vegetation is considered insufficient for shade screening, stormwater management or erosion control. In such case, the planting standards shall be 28 conifer and eight deciduous trees per each 5,000 square feet of yard area. Trees shall be a minimum of six feet at planting and replaced within six months of death.
(2)
(3)
Type III screening. Type III screening shall consist of both Type I and Type II, for a total width of no less than 65 feet.
(4)
Type IV screening. A Type IV screening shall consist of a single row of any species of coniferous tree, shrub, or plant that will block a line of sight from the level of existing grade to at least four feet in height at time of planting, and grow to at least six feet in height.
(5)
Alternate landscaping plans. The Township Board of Supervisors may consider alternative forms of screening or buffering subsequent to review by the Planning Commission.