Stowe Township City Zoning Code
ARTICLE IV
Supplemental Regulations
§ 675-20 General intent.
The regulations contained in this article are intended to apply to all zoning districts, uses, structures or lots except as otherwise provided in this chapter.
§ 675-21 General provisions and exceptions.
A.
Principal building. In the R-1 District, there shall be only one principal building on each zoning lot.
B.
Mixed uses. Land, buildings and structures shall be designed and used only for authorized uses within respective zoning districts. Except where specifically authorized by this chapter, multiple uses of land, buildings or structures are prohibited.
C.
Dwelling in a basement. No dwelling unit or units shall be contained in a basement or cellar.
D.
Trash and garbage disposal storage. In C-1, C-1A and I-1 Districts and for conditional uses in R/C-1, R/C-2 and CD Districts, exterior trash or garbage storage shall be screened from a public street or adjacent property.
E.
Floodplain District. The Floodplain Districts (including floodway and flood fringe areas), as established by Chapter 323, Floodplain Management, shall be an overlay to the underlying zoning districts shown on the Official Zoning Map.[1] The provisions for a Floodplain District shall supplement the underlying district provisions contained in this chapter. No zoning use or occupancy permit shall be issued to any use or structure unless the required floodplain building permit has been obtained.
[1]
Editor's Note: The Official Zoning Map is available via the Township website.
F.
Stormwater management. Any landowner and any person engaged in the alteration or development of land which may affect stormwater runoff characteristics shall implement such measures as are reasonably necessary to prevent injury to health, safety or other property. Such measures shall include such actions as are required:
(1)
To assure that the maximum rate of stormwater runoff is no greater after development than prior to development activities; or
(2)
To manage the quantity, velocity and direction of resulting stormwater runoff in a manner which otherwise adequately protects health and property from possible injury.
The United States Natural Resources Conservation Service (NRCS) Method (as published in NRCS publication TR-55, most current edition) shall be used to prepare all calculations of pre- and post-development runoff and storage requirements. If the development site is located within a watershed for which a stormwater management plan has been prepared pursuant to the Pennsylvania Stormwater Management Act (167), then any proposed stormwater control measures shall be consistent with the watershed plan. The control measures for an individual development or site shall be approved by the Township Engineer.
G.
Visibility at intersections. No use or structure, whether publicly or privately owned, shall obstruct the clear sight distances at street or driveway intersections. The entire clear sight triangle, as defined by this chapter, shall be maintained. Required sight distances along intersecting streets shall be in accordance with the requirements of the Pennsylvania Department of Transportation regulations (67 PA Code Chapter 1). The Board of Commissioners may approve a modification of these requirements where the applicant can demonstrate that a preexisting condition, which is not created by the applicant, makes it impossible to provide the required sight distances.
§ 675-22 General height provisions and exceptions.
A.
Measurement of height. The authorized height of buildings shall be measured in accordance with the definition of "height, maximum" in this chapter.
B.
Height exceptions.
(1)
Chimneys, flues, smokestacks, fire escapes, gas holders, elevator enclosures, ventilators, skylights, water tanks and similar rooftop structures required to operate the building, as well as flagpoles, television aerials, water towers and tanks, church spires and towers, electric transmission towers, and transmission towers for licensed amateur radio operators may exceed the maximum height standard. No such object shall exceed a height of 75 feet, and the required side yards shall be increased one foot for each five feet such object exceeds 45 feet.
(2)
Light standards, cranes and other similar accessory structures associated with an intermodal rail facility use shall not be subject to this height limitation.
[Added 1-13-2015 by Ord. No. 975]
§ 675-23 General lot area provisions and exceptions.
A.
Lot area. Any lot together with the required yards and open areas on it shall be equal to or exceed the minimum lot area established for the zoning district in which the lot is located.
B.
Required lot area.
(1)
A portion of a lot, once designated as a yard, or a lot area, or portion thereof, used in calculating the number of dwelling units permitted on that lot shall not be again used as a factor in determining the required area for another lot or building, nor shall it be sold as a lot or parcel thereof, separate from the lot of which it is a part.
(2)
Any portion of a lot which is recorded or otherwise reserved for future street purposes shall not be used as a factor in determining lot area per dwelling unit or yard dimensions.
C.
Front yard exception.
(1)
The front yard setback of a lot may be reduced to the average of the front yards of the two abutting structures where the lot is situated between two lots on which the principal structures have maintained a lesser setback since the enactment of this chapter.
(2)
Where the lot adjoins only one lot having a main building that projects beyond the established front yard line, then the front yard on such lot may be the average of the front yard of the existing building and the established front yard line.
D.
Unenclosed porches. For any residential structure, an unenclosed porch may be erected in a required front or rear yard, provided it does not extend more than 10 feet into a required yard and does not exceed 14 feet or one story in height.
E.
Projections into a permitted yard. A buttress, chimney, cornice, pier or pilaster, not projecting more than 18 inches from the wall of a building, as well as unenclosed fire escapes, may project into a required yard.
§ 675-24 Accessory uses.
A.
Permitted accessory uses. A permitted accessory use must comply with the definition of "accessory use" contained in Article II of this chapter. Examples of permitted uses are:
(1)
Garage, carport, shed or building for domestic storage, or open storage of a boat, trailer or camper, shall be limited to the rear yard.
(2)
Child's playhouse, garden house, gazebo and private greenhouse.
(3)
Private residential swimming pool or private recreational facility shall be limited to the rear yard only and, if in-ground, shall require a fence of at least four feet in height but not to exceed six feet. Any above-ground pool structure less than four feet above the ground shall require a fence of a minimum of four feet.
(4)
Civil defense shelter for not more than two families.
(5)
Storage of merchandise normally carried in stock on the same lot with a permitted retail, service or business use, only in the rear yard area, unless such storage is excluded by the district regulations.
(6)
Storage of goods used in or produced by manufacturing activities, on the same lot or parcel of ground with such activities, in the rear yard only, unless such storage is excluded by the district regulations.
(7)
Off-street motor vehicle parking areas and loading and unloading facilities.
(8)
Signs where permitted by this chapter.
(9)
Employee restaurants and cafeterias when located in a permitted business or manufacturing building.
(10)
Light standards, cranes and other similar accessory structures associated with an intermodal rail facility use shall be permitted anywhere within the fenced boundaries of an intermodal rail facility.
[Added 1-13-2015 by Ord. No. 975]
B.
Prohibited accessory uses.
(1)
Outdoor storage or overnight parking of trucks or vans exceeding 7,000 pounds in gross vehicle weight or designated as Class III or above by the Pennsylvania Motor Vehicle Code,[1] or any vehicles with dual rear wheels, or construction vehicles or equipment shall be prohibited in any residential or mixed-use district. Construction vehicles or equipment may be parked on a lot while construction activity is proceeding, provided a building permit and/or zoning approval have been duly granted for the construction activity.
[1]
Editor's Note: See 75 Pa.C.S.A. § 101 et seq.
(2)
Outdoor storage of campers, boats and boat trailers or similar recreational vehicles is permitted in a rear yard in residential and mixed-use districts.
(3)
Outdoor storage, except as specifically permitted by the district regulations.
C.
Location of accessory uses. Unless otherwise stipulated by this chapter, the following standards shall apply.
(1)
R-1 Districts.
(a)
Accessory uses, excluding signs permitted by this chapter, shall not be located in a required front or side yard. However, a garage or carport attached to the main structure may extend into a required side yard, provided it is set back at least three feet from the side lot line. On a corner lot, the minimum setback shall be five feet.
(b)
Accessory uses and structures may be located in a required rear yard provided they are set back at least three feet from the rear lot line and shall maintain the same side yard as that required for the principal structure, unless otherwise permitted by this chapter.
(2)
R-2 Districts.
(a)
Locational requirements for accessory uses for single- and two-family detached dwellings shall be the same as for R-1 Districts [Subsections 1(a) and (b) above].
(b)
For new or converted multifamily dwellings and other uses, accessory uses, excluding permitted signs, shall not be permitted in a required front or side yard.
(3)
R/C-1, R/C-2, G-1 and CD Districts.
(a)
Accessory uses shall not be located in a required front yard.
(b)
Accessory uses and structures shall be located in a required rear yard, provided they are set back at least three feet from the rear lot line and shall maintain the same side yard as that required for the principal structure unless otherwise permitted by this chapter.
[1]
Notwithstanding any other provision of this chapter, no part of any accessory structure shall be located closer than six feet to any principal structure, unless it is attached to or forms a part of such principal structure. No accessory structure shall be located closer than three feet to another accessory structure on an abutting property.
[2]
Accessory structures and uses shall otherwise comply with the bulk regulations applicable in the district in which they are located.
(c)
Accessory uses and accessory structures associated with an intermodal rail facility shall be permitted anywhere within the fenced boundaries of an intermodal rail facility.
[Added 1-13-2015 by Ord. No. 975]
D.
Use limitations.
(1)
All accessory structures and uses shall comply with the use limitations applicable to the zoning district in which they are located.
(2)
No accessory structure shall be constructed and occupied on any lot prior to the time of the completion of the construction of the principal structure to which it is accessory.
E.
Permit and maintenance requirements. A zoning permit must be obtained from the Township Building Inspector for any new, expanded or altered accessory use or structure. The owner is responsible for maintaining the accessory use/structure in safe condition in accordance with all applicable regulations.
§ 675-25 Fences, exterior walls, shrubs, and barriers.
[Amended 6-12-2012 by Ord. No. 955]
A.
Permit required. In consideration of the health, safety and welfare of the residents of Stowe Township, no person, corporation, partnership, company or other entity shall construct, install, add to, or alter a fence, exterior wall or other barrier unless a permit is first secured.
B.
Drawing required. A drawing with precise dimensions and materials to be used shall be submitted with the permit application. Any fence, exterior wall or barrier or combination thereof which is erected and does not comply with the drawing submitted by the applicant shall be deemed a violation of this chapter.
C.
Setbacks. Fences may be erected along the boundaries of a lot, subject to the following conditions:
[Amended 2-12-2012 by Ord. No. 962]
(1)
Front yard fences shall be no more than four feet in height, but may be erected on the boundaries of a lot with no setback requirement.
(2)
Side and rear yard fences not more than six feet in height may be erected in any required side or rear yard. A fence not more than 10 feet in height may be built in any required yard for schools, playgrounds, parks, or in any required side or rear yard in commercial or industrial districts.
(3)
Any fence that is erected shall be of durable material and shall be constructed so as to be compatible with the character of the neighborhood and constructed of materials in use within the zoning district. Such fences include, but are not limited to, cyclone fences, redwood or similar wood material fences and fences constructed of plastic or approved nonwood material.
D.
Prohibited fences, walls or other barriers:
(1)
Barbed wire and all other fencing, walls or barriers that are designed to cut or injure are prohibited in all residential districts. In zoning districts other than Residential, such fencing, wall or barrier shall not be permitted, unless a request is made to the Board of Commissioners and approved by a majority vote at a public meeting.
(2)
No fence, wall or other barrier or any combination thereof of any type shall be erected or permitted to remain in any public or utility right-of-way. If a fence, wall or other barrier or any combination thereof of any type is erected or permitted to remain in any public or utility right-of-way, the property owner shall be deemed to have consented to the Township to remove the same and the costs therefore assessed to the property owner as a confession of judgment.
(3)
Fences, walls or other barriers or any combination thereof shall not be constructed of Jersey barriers, I-beams (except when used for weight bearing), barrels or drums, wooden pallets, plywood sheets or any other materials not generally utilized or accepted in the industry as appropriate for said purpose.
E.
Construction standards:
(1)
All fences, walls or other barriers erected must be of good quality and workmanship and must be firmly and sturdily footed in the ground. Only those materials regularly used in the industry for the construction of fences may be utilized.
(2)
The finished surface of materials used to construct a fence shall face the abutting property, or where, because of the method of construction, there is no distinction in surface treatment, the material shall be placed at the discretion of the property owner who secured the permit.
F.
Treatment of metal fences:
(1)
Any fence erected which is made of a metal fabric or which is partially made of any metal fabric shall be galvanized or otherwise treated to prevent the formation of rust, and the metal used in the fabric shall be at least 11 gauge or heavier.
(2)
Any fence which becomes more rusted than not shall be repaired or replaced by the property owner within 60 days' notice thereof.
G.
Maintenance; sturdiness:
(1)
All fences, walls or other barriers shall be maintained in a sturdy and good condition. Fences, walls or other barriers which overturn, collapse, fall, deteriorate or become loose, rusted or rotted, whether in whole or in part, shall be repaired, replaced or removed within 60 days' notice thereof.
(2)
Any fence, wall or other barrier that cannot support a weight equal to 100 pounds without bending, breaking, leaning or moving shall be deemed not to be sturdy.
H.
Notifications of violation. A letter to notify violators of this provision may be sent by the Police Department, the Building Inspector, or the Code Enforcement Officer.
I.
Screening, fencing for commercial industrial uses. Wherever this chapter requires screening of a commercial or industrial use, or portion thereof, the following standards shall apply:
(1)
A planted screen or buffer area shall be of sufficient density and type of planting material to provide a year-round visual barrier, within two growing seasons of planting. The minimum height shall be five feet, but the Zoning Officer may require additional height where it is necessary to achieve adequate visual screening of the use.
(4)
The property or business owner shall be responsible for the continuing maintenance of any planted screen, fence or wall.
(5)
Water towers, storage tanks, processing equipment, fans, cooling towers, vents, and any other structures or equipment that rise above the roofline, other than a radio or television antenna, shall be effectively shielded from any public or private street by an architecturally sound method.
(6)
For an intermodal rail facility, fencing and screening (including landscaping, berms and other visual barriers), as appropriate to the site, shall be provided in a manner to create reasonable and appropriate separation between the facility and adjacent properties.
[Added 1-13-2015 by Ord. No. 975]
§ 675-26 Signs.
A.
Application. No sign shall be erected, altered, painted, relocated, remodeled, expanded or maintained that is not in accordance with the provisions of this chapter and all other applicable Township codes.
B.
Permitted signs and size limitations.
(1)
Residential Districts (R-1, R-2, R-3).
(a)
Nameplates or identification signs indicating the occupants of the residence or a permitted home occupation, not exceeding one square foot and attached to a wall of the residence.
(b)
Principal identification signs for authorized conditional uses, multifamily developments, not exceeding 12 square feet. Such signs may be either attached to a building or freestanding, provided their placement conforms to this chapter.
(c)
Real estate signs, not exceeding six square feet, advertising the premises for sale or lease and to be removed within 20 days of the sale or lease of the premises. One real estate sign per road frontage, up to a maximum of two such signs on any one lot at a time.
(d)
Signs advertising the sale or lease of a multifamily development or lot subdivision development shall not exceed 12 feet and shall be removed within 15 days of the last sale or lease of property. One real estate sign per road frontage up to a maximum of two such signs on any one lot at a time.
(e)
Construction signs advertising the development of improvement of a property by a builder, contractor or similar person, provided that not more than one such sign shall be permitted for a development property. The sign shall not exceed 12 square feet, and it shall be removed within 10 days of the completion of work. One real estate sign per road frontage, up to a maximum of two such signs on any one lot at a time.
(2)
Mixed-Use Districts (R/C-1, -2).
(a)
Signs for any permitted or conditional residential use shall be the same as for R-1 Districts.
(b)
Identification or business signs for commercial, office or industrial uses, permitted as conditional uses, indicating the services or products sold on the premises, but not exceeding 24 square feet.
(c)
Nameplates or identification signs for other authorized conditional uses, not exceeding 12 square feet.
(d)
Construction signs as permitted in R-1 Districts.
C.
Placement of signs.
(1)
No sign shall be erected except on the property to which it is related, except in accordance with § 675-26F(7).
(2)
No sign shall be erected upon or applied to any roof.
(3)
Identification or business establishment signs in RC-1 or RC-2, C-1 and C-2 Districts shall be attached to a front or side wall of a building, parallel to the facade of the building. Signs shall be erected so that no portion of the sign is less than nine feet above entrance grade. In G-1 Districts, business identification signs may be freestanding or attached to a main building.
(4)
No sign shall project beyond any property line. Permitted freestanding signs in residential districts shall be set back a minimum of five feet from the property line. Freestanding signs permitted in other zoning districts shall be set back a minimum of 10 feet from the street right-of-way.
(5)
A freestanding sign shall not obstruct in a required clear sight triangle.
D.
Height of signs.
(1)
No authorized freestanding sign in an R-1, R-2, RC-1, or RC-2 District shall exceed five feet in height, as measured from ground level at the base of, or below, the sign to the highest element of the sign.
(2)
In G-1 Districts, freestanding signs shall not exceed 20 feet in height, as measured from ground level at the base of, or below, the sign to the highest element of the sign.
E.
Area of signs.
(1)
The area of a sign shall be construed to include all lettering, wording and accompanying designs and symbols, together with the background, whether open or enclosed, on which they are displayed, but not including any supporting framework and bracing which are incidental to the display itself, except for canopy signs, which shall only include the lettering, wording or accompanying design or symbol.
(2)
The area of a sign painted upon or applied to a building shall be considered to include all lettering, wording and accompanying designs or symbols, together with any backing associated with the sign.
(3)
Where the sign consists of individual letters or symbols attached to or painted on a surface, building, wall or window, the area shall be considered to be that of the smallest rectangle or other regular geometric shape that can enclose such letters or symbols.
(4)
In computing square foot area of a double-face sign, only one side shall be considered, provided both faces are identical. If the interior angle formed by the two faces of the double-faced sign is greater than 45°, then both sides of such sign shall be considered in calculating the sign area.
F.
Additional requirements.
(1)
Signs that are animated or have flashing illumination are prohibited in all districts.
(2)
Illuminated signs shall be designed and placed so as not to interfere with, distract, confuse, or blind operators of motor vehicles.
(3)
Floodlighting shall be placed so that it is not visible from any point off the lot and only the sign is directly illuminated.
(4)
If a use ceases for a period of six months, all signs for that use must be removed.
(5)
Zoning permits for the erection, alteration, relocation or replacement of any sign must be obtained according to provisions of Article VIII of this chapter.
(6)
No sign shall be attached to any tree or utility pole on public or private property.
(7)
Billboards, or outdoor advertising signs, which are not related to the use of the property on which they are located shall only be permitted in G-1 Districts. Only one such sign shall be permitted per property or lot, and it shall comply with applicable standards for yards and sign height for G-1 Districts. No billboard shall be placed so as to face a lot on the same street with a church, public school or building, park, playground or scenic area.
(8)
No more than three permanent signs shall be permitted for any single commercial or industrial establishment, provided that the total square footage of all signs does not exceed the maximum sign area for the zoning district in which it is located. Where a business establishes fronts on more than one street, one sign may be located on each street frontage, and the total permitted sign area may be increased to 48 square feet; the total of three signs may not be exceeded.
G.
Temporary signs. Temporary outdoor signs advertising special business promotional activities, business openings or closings, or temporary activities such as a church carnival or a street fair or festival are permitted, provided:
(1)
The temporary sign received a permit from the Zoning Officer; the period of the permit shall not exceed 30 days.
(2)
The sign is only located on the premises where the special activity is taking place, and only one such sign shall be permitted for the premises.
(3)
The sign does not exceed six square feet.
(4)
The sign is not animated or flashing, and any illumination for the sign does nor create an unsafe condition for motorists or glare on surrounding properties.
(5)
Temporary signs identified as "banners" must be hung a minimum of 20 feet above the street, with supports and fastenings to be approved by the Building Inspector. Temporary cloth signs, banners, streamers, etc., requested to be hung over streets shall be for civic or community affairs of a public or semipublic nature and not for private gain. They shall be removed as soon as torn or damaged, and not later than 30 days after erection. Also, an indemnification is required, saving the Township harmless from any and all judgments, costs or expenses which the Township may incur or suffer by permitting the erection of the temporary sign.
(6)
Political signs may be erected or maintained for a period not to exceed 30 days prior to the date the election to which such signs are applicable is scheduled to occur. The same shall be removed within five days following the election. Temporary political signs shall not project higher than 15 feet, as measured from the base of the sign or grade of the nearest adjacent roadway, whichever is higher. The following provisions shall also apply:
(a)
Public right-of-way. There shall be no limit on the permitted number of temporary signs displayed.
(b)
In the public right-of-way, no such sign may be located across, over or extending onto the paved portion of any public roadway. Temporary political signs located in a public right-of-way shall be erected or installed in such a manner so as not to interfere with or obstruct access, activity or vision along any public right-of-way. Further, such signs shall not be attached to or placed on traffic signals, utility poles, trees or other similar vegetation.
H.
Exemptions. The following signs shall be exempt from the requirements of this section:
(1)
Flags or emblems of a government, political, civic, philanthropic, educational or religious organization displayed on private property.
(2)
Signs placed by a governmental body, including, but not limited to, promotional activities, traffic or directional devices, legal notices and warning, instructional or regulatory signs.
(3)
Address numerals and other signs required to be maintained by law or governmental regulation, provided that the content and size of the sign does not exceed the requirements of such law or regulation.
(4)
Small signs, not exceeding five square feet in area, displayed on private property for the convenience of the public, including signs to identify entrance and exit drives, parking areas, one-way drives, restrooms, freight entrances, and the like.
(5)
Incidental signs displayed inside a window of a commercial establishment to advertise special sales of products sold, credit cards accepted, or those required by law or ordinance.
(6)
Official notices posted by public officers or employees in the performance of the officer's or employee's duties.
(7)
Directional signs for hospitals, medical clinics, ambulances, essential services, libraries and churches, up to four square feet, with no more than three erected at different locations at any one time throughout the Township, each to be under 10 feet in height. Same may not be located within the public right-of-way.
I.
Permit and maintenance requirements.
(1)
A zoning permit must be obtained from the Township Zoning Officer for any new, expanded or altered sign. The owner is responsible for maintaining the sign in a safe and functional condition in accordance with all applicable Township ordinances.
(2)
If the sign is not maintained, the Zoning Officer shall give written notice to the owner to repair, replace or remove the sign with 20 days of the receipt of the notice. In the event the owner fails to comply with the order, the owner shall be considered in violation of this chapter and subject to the penalties contained herein.
§ 675-27 Sign regulations for C-1 Main Street District.
[Added 6-8-2010 by Ord. No. 933]
A.
Purpose and intent. The Township of Stowe (the "Township") recognizes that signs perform an important function in identifying properties, businesses, services, events, and other matters of public interest within the C-1 Main Street District, which is defined as the area bound by (insert street boundaries of Main Street district) (the "District"). It is the intent and purpose of this section to:
(1)
Promote signs that are expressive of the identity of individual properties and businesses and are compatible with and enhance the landscape, streetscape, and historic and architectural character of the District;
(2)
Encourage design, placement and color of signs that are respectful and complementary to the architectural character of buildings and the overall harmonious historic character of the District;
(3)
Encourage signs that enhance the traditional Main Street image and visual environment that the Township seeks to promote; and
(4)
Avoid excessive competition for large or multiple signs, so that permitted signs provide identification and direction while minimizing clutter, unsightliness, confusion, and hazardous distractions to motorists.
B.
Conformance required. From the effective date of this section, no sign, whether permanent or temporary, may be constructed, erected, moved, enlarged, altered, illuminated, substantially altered, or displayed in the District unless in accordance with the provisions of this section and the applicable provisions and requirements of this chapter, adopted on July 10, 2007 (the "Ordinance") and the Township's building code. This section shall supersede § 675-26 in this chapter for the District unless otherwise noted. Notwithstanding anything to the contrary contained in this section and made a part of this chapter on the _____ day of __________, 2009, the provisions of this section shall govern and control whenever a conflict exists or arises with the provisions of this chapter.
C. ABANDONED SIGN ANIMATED SIGN
ARCHITECTURAL DETAIL AWNING SIGN
BANNER SIGN BEACON LIGHT CANOPY SIGN
ERECT FACADE FLASHING SIGN FREESTANDING SIGN
GHOST SIGN GROUND SIGN
HISTORIC SIGN INTERNALLY ILLUMINATED SIGN
MARQUEE SIGN MOVEABLE/CHANGEABLE LETTERING SIGN
MURAL NEON SIGN
PERMANENT SIGN
PERMANENT WINDOW SIGN POLE SIGN
PORTABLE SIGN PROJECTING SIGN
REAL ESTATE SIGN ROOF SIGN
SANDWICH BOARD
SIGN SIGNBOARD
SIGN FACE SIGN PAINTED ON BRICK
SIGN STRUCTURE TEMPORARY SIGN TEMPORARY WINDOW SIGN WINDOW SIGN
Definitions. For purposes of this section, the terms and words herein shall be interpreted as follows unless otherwise expressly stated. Terms and words not defined in this section shall have the meaning as in Article II, § 675-7 of this chapter.
A sign which no longer identifies or advertises an existing business, lease, service, owner, product, or activity and/or for which no legal owner can be found.
A sign with action or motion, flashing, or color changes requiring electrical energy, but not including wind-actuated elements such as flags, banners or specialty items. Animated signs include time and temperature signs.
 Animated Sign |
Decorative elements of a building's facade, such as cornices, brackets, lintels, columns, quoins, decorative brickwork, windows, and other unique details that give a building its character.
Any sign painted on or applied to a structure made of cloth, canvas, metal or similar material which is affixed to a building and projects from it.
 Awning Sign |
A temporary sign constructed of cloth, canvas, or similar fabric materials which is attached at both extremities to poles, standards, or other permanent supports.
Where a source of electric light, whether portable or fixed, is used to cast a concentrated beam of light generally skyward as a means of attracting attention to its location rather than to illuminate any particular sign, structure or other object.
A sign on a rigid, multisided structure covered with fabric, metal, or other material supported by columns or posts embedded in the ground and extended over a sidewalk or other pedestrian walkway that is primarily used for the purposes of shelter.
 Canopy Sign |
To build, construct, attach, hang, place or suspend, alter, and/or repair, which shall also include the painting of wall signs and/or other graphics.
The exterior of a building.
Any illuminated sign or device in which the artificial light is not maintained stationary and/or constant in intensity and color at all times.
A sign and supporting structure that is secured in the ground and independent of any building, fence, or other support. Freestanding signs include ground signs and pole signs.
 Freestanding Sign |
An old, faded sign and/or advertisement painted directly on brick.
A sign designed to be viewed at eye level, the bottom of which is no more than three feet from the ground.
 Ground Sign |
A sign designated by the Board of Commissioners as being historic.
Any sign illuminated by an internal lighting source that is part of the sign.
 Internally Illuminated Sign |
A rooflike structure bearing a sign that projects over an entrance as to a movie theater or similar place of entertainment but not supported by the ground.
Any type of sign that has moveable or changeable lettering.
 Moveable/Changeable Lettering Sign |
A large picture or artwork applied or affixed directly to the wall of a building.
Any sign composed of glass tubing containing a large proportion of neon gas. A neon sign may be a wall sign, projecting sign or window sign.
 Neon Sign |
Any sign which is constructed or erected with a fixed and unchanging location either on the ground or attached to a building or other supporting structure.
 Permanent Sign |
Any sign painted directly on or etched in the glass of a window.
Pole signs are detached from a building and supported by no more than two poles or other structural supports, which are architecturally dissimilar to the design of the sign.
 Pole Sign |
Any sign that is not permanently affixed to a building, structure, or the ground which is designed and constructed so that it may be moved from one location to another.
A sign which is attached directly to any building wall and which extends more than four inches from the face of the wall.
 Projecting Sign |
A temporary sign pertaining only to the rental or sale of the property upon which said sign is located.
Any sign or sign structure any portion of which extends on or above the building roofline or canopy.
 Roof Sign |
A movable sign consisting of two faces, connected and hinged at the top.
 Sandwich Board |
Any display, structure, device or object which incorporates lettering, logos, colors, lights, or illuminated inert gas tubes visible to the public from a building or structure which either conveys a message to the public or intends to advertise, direct, invite, announce, or draw attention to goods, products, services, activities, or facilities.
A board, usually constructed of wood, bearing a sign that is attached directly to a structure.
 Sign Board |
The entire area upon which pictorial, graphic or written material or information is placed for viewing in a single direction.
Any sign painted on a previously unpainted brick, title or masonry surface with the exception of painting over an area that was previously painted, such as an existing wall sign, but excluding ghost signs.
 Sign Painted on Brick |
A supporting structure erected and used for the purpose of physically supporting a sign situated on any premises where a sign may be located. Sign structure may include, but is not limited to, a building, fence, wall, or earthen berm.
Any informational or advertising sign, banner, or other display device constructed of cloth, canvas, wood, or other temporary material, with or without a structural frame, and intended for a limited period of display as further specified by the terms of this article.
Any sign placed upon the outside or inside of a window, not extending beyond six inches from the surface of the window, facing the outside.
See "permanent window sign;" "temporary window sign."
D.
General regulations and restrictions. The following regulations and restrictions shall apply to all signs erected in the District.
(1)
Right-of-way restrictions. No sign or any portion there of shall be constructed, erected or so located or placed within the right-of-way lines of any public highway or street except for official traffic signs or for street or road signs as required and erected by local, state, and/or federal governmental agencies or authorities or permitted projecting signs and temporary signs.
(2)
Height. No sign or portion thereof shall extend beyond the roof of a building.
(3)
Sign area. The sign area consists of the letters and/or symbols that encompass the smallest rectangle or other regular geometric shape that can enclose such letters and/or symbols. In cases of cylindrical signs, signs in the shape of cubes, or other signs which are three-dimensional with respect to their display surfaces, the entire sign face or faces is included in the computation of area.
(a)
Double-faced signs. Where a sign consists of an identical double face, only one side shall be considered for the purpose of calculating total sign area. Where both sides are not identical or where the interior angle formed by the faces of a sign is greater than 45°, all sign faces shall be considered in calculating the total sign area.
(b)
Spacing between signs. Any spacing between signs designating different or separate occupants or uses of a building shall not be counted as sign area.
(c)
Maximum sign area. Unless more restrictive provisions are specified elsewhere in this section, a sign shall not exceed the maximum sign area of 75 square feet.
(4)
Content. Sign content shall be limited to business name, business logo, telephone number, products or services sold on the premises and the name of the owner or the manager of the place of business.
(5)
Materials. All signs, excluding canopy, awning and window signs, shall be constructed only from durable materials such as wood, metal, stone or other material with painted, engraved or raised messages.
(6)
Maintenance. All signs shall be constructed of durable materials, kept in good repair, and in a sound, secure condition, so that all sign information is clearly legible. Any sign found by the Zoning Officer to show deterioration, including rust, faded colors, discoloration, holes and missing parts or informational items, shall constitute a violation of this section.
(7)
Lighting. Signs may be only externally illuminated. With the exception of marquee signs and neon signs permitted by conditional use under § 675-27J, all internally illuminated signs are prohibited. Internally illuminated signs include, but are not limited to, plastic signs, fluorescent or flashing lights.
(8)
Sign removal. All permanent signs shall be removed within 30 days following the cessation of circumstances leading to the erection of such signs. Signs shall be removed in a sensitive manner so as not to cause permanent damage to a building. Upon removal of a sign, all damage caused by the mounting or removal shall be repaired and the building returned to its original condition.
E.
General guidelines. In reviewing applications and granting sign permits under this section, the Zoning Officer and the Board of Commissioners shall adhere to the following guidelines:
(1)
Colors/color scheme. Colors and color schemes used in signs should be appropriate in style and to the color scheme of the supporting building upon which the sign is being placed. Colors should be coordinated with and complementary to supporting buildings and adjoining properties. Colors used on the painted exterior detailing of a building, such as window trim and cornices, should be used in signs to unify the various components of a facade.
(2)
Content. Sign verbiage should be kept simple and to the point. It is recommended that a font be selected for a sign that defines the business and product or service to be advertised while complementing other signs within the District. Using lettering fashionable to the time period of the building is also recommended.
(3)
Design. Sign designs should be kept simple so as not to be too detailed or cluttered. Graphic elements, details of the building, and architectural motifs should be used as part of the sign design when feasible.
(4)
Electrical connections. The electrical supply to all exterior signs, whether to the sign itself or to lighting fixtures positioned to illuminate the sign, should be provided by means of concealed electrical cables. Electrical supply to freestanding signs should be provided by means of underground cables.
(5)
Installation. Signs shall be mounted on a building so that holes can be easily patched. Where possible, holes should be made in mortar joints and not directly in masonry units. Existing holes or hangers should be used when possible.
(6)
Lighting. Sign lighting should be directed to the sign itself and not used to light the surrounding area; separate fixtures or sources of lighting should be used for area lighting.
(a)
Lighting fixtures. Designs of lighting fixtures, if visible, should be consistent across the facade of a building and should complement the architectural period of the building. Lighting fixtures should be good of quality, style, and design that fits well with the scale and character of a building. Gooseneck lighting fixtures are recommended.
(b)
Lighting sources. Lighting sources should be as inconspicuous as possible and shielded from all adjacent properties and streets. Lighting should not be of such intensity as to cause glare hazardous to pedestrians or motorists. The use of compact fluorescents or LED energy-efficient light bulbs is recommended.
(7)
Location/placement. Signs should be installed in locations so as not to cover up or destroy architectural features or historically significant details of buildings, such as cornices, trim, windows, decorative brickwork, or other unique details. Signs should be placed where they fit within the architectural detailing of a building. When possible, historic photographs of buildings shall be referenced to see how signs relate to and fit into a building's architectural details.
(8)
Material. Sign material should complement the original construction materials and architectural style of the building's facade on which it is to be displayed. Artisan-crafted signs and quality sign materials manufactured specifically by the sign industry are preferred.
(9)
Number of signs. When more than one sign is permitted on a building or premises, the signs should be complementary and relate to each other in terms of design, height, proportion, color and background value.
F.
Prohibited signs. The following signs are prohibited in the District unless specifically permitted as temporary signs under Article IV, § 675-26G:
(1)
Abandoned signs.
(2)
Animated signs.
(3)
Beacon light.
(4)
Internally illuminated signs, excluding neon signs as permitted under §§ 675-27G(2)(f) and 675-27K(3) and marquee signs in accordance with § 675-27K(1).
(5)
Flashing signs.
(6)
Movable/changeable lettering signs unless part of a marquee sign.
(7)
Roof signs.
(8)
Pole signs.
(9)
Portable signs.
(10)
Signs painted on brick.
(11)
Signs advertising for other locations. Signs advertising goods or services not sold or produced on the premises on which the sign is located.
G.
Permitted signs. The following permanent signs, and the associated requirements thereto, shall be permitted in the District.
(1)
Permitted kinds of signs.
(a)
Signs permitted in all districts. Any sign authorized in R-1 District.
(b)
Business identification sign. Identification or business signs, indicating the services or products sold on the premises, as per the following requirements:
[1]
Basement/upper floors. Businesses located in the basement or upper floors of a building shall have no more than one business identification sign, which shall not exceed a maximum sign area of 12 square feet and a height of 2.5 feet. Such signs shall be located on the first floor near the basement or upper floor entrance or point of access.
[2]
First-floor commercial. Businesses located on the first floor shall have no more than one business identification sign per facade fronting a street with a maximum two signs per building. Such signs shall not exceed a maximum sign area of 75 square feet and a height of 2.5 feet.
(c)
Traffic or parking sign. Each business may erect signs directing and guiding traffic and parking on private property but bearing no advertising matter. Such signs shall be limited to such information or instructions as necessary for the convenience of vehicular traffic in reaching such business. Such signs shall not exceed a gross sign area of four square feet and may be illuminated in accordance with § 675-27D(7) and E(6).
(d)
Trespassing or private nature sign. A freestanding trespassing sign or a sign indicating the private nature of a driveway or property or restricting the use of a driveway or property may be erected and maintained, provided that the sign area of any such sign shall not exceed four square feet. Only two such signs are permitted per property, unless such property fronts on more than one street, in which event, two signs may be erected on each frontage. Such signs shall not be illuminated but may be reflective.
(2)
Permitted types of signs.
(a)
Architectural statue. Only one architectural statue is permitted per first-floor commercial business. The architectural statue shall not exceed a maximum height of six feet and must be placed within six inches of the storefront, not obstructing ordinary public traffic. Architectural statues shall not be illuminated in any manner and shall only be displayed during the regular business hours of the associated business.
(b)
Freestanding signs. A freestanding signs is not permitted except when the front wall of the building is set back more than 10 feet from the front lot line. Permitted freestanding signs are ground signs and pole signs.
(c)
Awning and canopy signs. One canopy sign shall be permitted above each entrance providing public access to a building. One awning sign shall be permitted above each entrance providing public access to a building and above windows. Awnings and canopies should be proportional to the scale of the building so as not to overpower the proportions of windows and facades. Awnings and canopies should be attached to a building in accordance with § 675-27E(5) and so that the structure does not cover architectural elements of a building.
[1]
Awnings and canopy signs may display the name and nature of the business on the front face and/or side facings with lettering and business logos not exceeding a maximum height of eight inches and subject to a maximum coverage of all lettering and business logos not to exceed 25% of the overall exposed awning or canopy surface. Signs on the opposite ends of an awning or canopy shall be considered a single sign. Awning and canopy signs shall not be less than seven feet above the sidewalk.
[2]
Awnings may be used on street level and in upper floors, as long as they are appropriately scaled and designed to maintain the architectural style of a building. Canopies are only permitted on the first level.
[3]
Both fixed-position and retractable/operable awnings are acceptable.
[4]
Awnings and canopies shall be made of weather-resistant materials.
(d)
Projecting (hanging) signs. Projecting signs shall not exceed a maximum sign area of 15 square feet. A projecting sign may not extend more than four feet from a wall and must clear the sidewalk by at least 10 feet. Projecting signs shall be created from the lightest weight materials available to create the message desired on the sign. Every projecting sign shall be designed and anchored to withstand a steady, horizontal wind pressure of at least 100 miles per hour.
(e)
Wall signs. A wall sign is any sign mounted, attached, or painted flush against a building having only one sign face visible from outside the building. Such signs shall not project more than six inches from the wall of the building. The sign area of a wall sign shall not exceed a maximum of 75 square feet and 2.5 feet in height.
(f)
Permanent window signs. A permanent window sign placed upon a building's display window shall occupy and/or cover not more than 20% of the window area or glass. Interior neon windows signs shall be permitted but shall be restricted to an overall dimension of two square feet.
(g)
Special provision for upper-floor/basement occupants. Upper-floor and basement occupants shall only be permitted to erect walls signs or projecting signs.
H.
Temporary signs:
(2)
Sandwich board signs, provided that there are no more than two sandwich board signs with an aggregate sign area of 12 square feet or less and further provided that they do not remain outside a building after hours and do not block sidewalks. Sandwich board signs shall not be illuminated.
I.
Exempt signs. The following signs shall be exempt from the requirements of this section:
(2)
Historic signs. Restoration, preservation and/or reconstruction of such signage that does not otherwise comply with the provisions of this section must first be presented to and designated as an "historic sign" by the Board of Commissioners, who shall have the sole right to make such designation and to impose any requirements or restrictions on the same. Historic signs include ghost signs. Historic signs, whenever possible, shall be retained and maintained in accordance with the National Park Service Preservation Brief No. 25, The Preservation of Historic Signs. Where historical documentation exists, historic signs may be recreated in accordance with the historical documentation.
J.
Nonconforming signs. Legally nonconforming signs existing prior to the enactment of this section may remain until the sign is altered in any way. At that point, the sign shall be immediately brought into compliance with this section or the sign shall be removed.
K.
Conditional uses. Where the Board of Commissioners has been assured that the standards and criteria governing the granting of a conditional use as provided for in this chapter and this section have been met within the purpose and intent of this section, a sign may be erected for the following uses:
(1)
Marquee signs. Marquee signs, provided that the height of a marquee sign shall not extend above the parapet wall of the building, and the lowest point of the marquee sign shall not be less than seven feet above the grade.
(2)
Wall murals and artwork. Wall murals and other artwork of noncommercial nature shall be sympathetic to the historical nature of the District. Murals shall not become a predominating visual element of the streetscape.
(3)
Neon signs. Neon signs advertising a personal business message that add to the unique character of the District shall be permitted as a conditional use. Neon signs provided by national distributors are not appropriate.
L.
Permits.
(1)
Additional application requirements. In addition to the permit application requirements set forth in § 675-26I, an application for a sign permit in the District shall include the following information:
(a)
A current photograph of the property;
(b)
An illustration of the building facade showing the proposed sign;
(c)
A scaled drawing showing the sign itself and including the size, materials, colors, lighting, lettering and method of attachment;
(d)
For ground signs, a site plan indicating the location of the sign; and
(e)
Type of illumination, if any.
(2)
Review of application. In granting sign permits, the Zoning Officer shall take the purposes and intent of this section into consideration.
§ 675-28 Off-street parking requirements.
A.
Application. In any zoning district, all structures built and all uses established hereafter shall provide off-street parking areas in accordance with this chapter. When an existing structure or use is expanded, parking spaces for the area or capacity of such expansion shall be required in accordance with this chapter. The Board of Supervisors may waive or vary off-street parking requirements for any conditional use as part of the conditional use approval.
B.
General provisions.
(1)
Utilization. Required off-street parking facilities shall be solely for the parking of motor vehicles in operating condition of patrons, occupants, or employees of such use.
(2)
Access. Each required off-street parking space shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. This provision does not apply to dwelling units where parking in a driveway is counted as part of the required off-street parking.
(3)
Open parking. Open-air parking areas shall be located in accordance with the requirements of § 675-24 of this chapter.
(4)
Enclosed parking. Enclosed buildings containing off-street parking shall be subject to the area and bulk requirements of the district in which they are located, unless otherwise stipulated by this chapter.
(5)
Design and maintenance.
(a)
Size. The minimum dimensions for a conventional parking space will be nine feet in width by 18 feet in length, exclusive of curbs and maneuvering space. For a handicapped parking space, the size shall be 12.5 feet in width by 20 feet in length.
(b)
Design.
[1]
The minimum dimension of interior drives and parking aisles shall be:
Parking Angle | Minimum Aisle Width (feet) |
|---|---|
90° | 20 |
60° | 18 (one-way) |
45° | 13 (one-way) |
30° | 11 (one-way) |
[2]
Driveways and aisles shall be designed so that each vehicle may have ingress and egress from the space without moving any other vehicle. All accessways shall be designed so as to provide safe exit and entrance from the public street, in accordance with applicable Township standards or PennDOT specifications.
(c)
Surfacing. All parking areas, except required parking spaces for a single-family dwelling, shall be graded and paved or otherwise improved with an all-weather, dustless material and shall require a minimum of 8% green space area.
(6)
Screening. All open off-street parking areas containing more than eight parking spaces shall be effectively screened on each side by a wall, fence or densely planted compact evergreen hedge not less than four feet in height. Parking areas shall be arranged and designed so as to prevent damage to, or intrusion into, such wall, fence or hedge. Clear sight triangles, as defined by this chapter, shall be maintained.
(7)
Lighting. Any lighting used to illuminate off-street parking areas and driveways shall be directed away from residential properties or public street in such a way as not to interfere with such uses. The lighting system shall furnish minimally an average of two footcandles during hours of operation with lighting standards being located not more than 80 feet apart.
(8)
Repair and service. No motor vehicle repair work or service of any kind shall be permitted in association with any off-street parking facilities.
(9)
Multiple parking occupancy. When a number of different uses are proposed within a structure, facility or complex, and when it can be demonstrated that one or more of such uses requires parking spaces at times other than normal business or operating hours for other uses, the applicant may present to the Zoning Officer a written report stating that a maximum combination of all such uses will not require that total accumulative parking spaces required by this chapter. If the Zoning Officer, after review, determines that a reduced overall parking requirement can satisfy the off-street parking needs of the combined facilities, the applicant shall be permitted to reduce the parking spaces provided in accordance with the plan approved by the Zoning Officer.
(10)
Location. All parking spaces required to serve structures or uses shall be located on the same zoning lot as the structure or use served or within 600 feet of a main entrance to the structure or use served.
C.
Required spaces by type of use.
Use Type | Residential Uses |
|---|---|
R-1 Districts | |
Single-Family, Two-Family | 2 spaces per dwelling unit |
Multifamily in Planned Residential Developments | 1 1/2 space per dwelling unit |
R-2, RC-1, MD Districts | |
Single-Family, Two-Family, Multifamily | 2 spaces per dwelling unit |
R/C-2, C-1, C-1A Districts | |
Single-Family, Two-Family, Multifamily | 1 space per dwelling unit |
R-3 General Residential | 2 spaces per dwelling unit |
Commercial Uses | |
Automotive Repair | 1 per 150 square feet of GFA |
Bank, savings and loan association | 1 per 200 square feet of gross floor area (GFA) |
Bank, drive-in | 1 per 1/4 exterior teller window and 4 for each interior teller window |
Business and professional offices other than medical or dental offices | 1 per 500 square feet of GFA |
Day-care center, pre-primary school | 1 per staff member, plus 1 space per 6 children |
Doctor and dentist offices | 1 per 300 square feet of GFA |
Eating and drinking establishments (sit-down type) | 1 per 4 seats and 1 per 2 seats at a bar or counter, plus 1 per 2 employees |
Eating and drinking establishments (drive-in type) | 1 per 2 seats, plus 1 per employee |
Gasoline service station | 2 spaces per service bay, plus 1 per employee |
Laundromats | 1 per 3 washing or dry cleaning machine (exclusive of dryers) |
Medical and dental clinic or laboratory | 1 per 200 square feet GFA |
Mortuary | 1 per 3 seats in any chapel or seating area and not less than 5 spaces for each viewing area or room |
Motel or hotel | 1 per guest room plus parking requirements for any restaurant, bar or other facilities as required by this chapter |
Personal service and repair establishments | 1 per 100 square feet of GFA, plus 1 for each 2 employees |
Retail or service commercial | 1 per 200 square feet of GFA unless specifically listed |
Theater | 1 per 4 seats |
Veterinary office or clinic or hospital | 1 per 150 square feet of GFA plus 1 per staff member |
Commercial Recreation | |
Bowling alleys | 4 per alley |
Swimming pools and clubs | 1 space per 38 square feet of water area |
Tennis, racquetball courts, etc. | 4.5 spaces per court |
Other commercial recreational facilities not specifically mentioned | Based on review of the Board of Commissioners |
Public, Semipublic Uses | |
Elementary, junior or senior high school | Based on review by Zoning Hearing Board |
Colleges, universities and other special institutions | Based on review by Zoning Hearing Board |
Private school for art, music, crafts, dance, etc. | 1 per staff member, plus 1 per 3 students |
Hospitals | 1 1/2 per bed, plus 1 for each staff physician and 1 for each 2 other employees |
Nursing or convalescent homes | 1 per 3 beds |
Public or nonprofit recreation | 1 per 4 persons of design capacity for the facility |
Private clubs and lodges | 1 per 1.5 members |
Churches | 1 per 3 fixed seats, plus 1 per employee |
Public utilities | 1 per 2 employees on 2 largest shifts combined |
Industrial Uses | |
Manufacturing, warehouse and wholesale | 1 per 2 employees on the 2 largest shifts combined |
(1)
For all other uses not specifically covered above, parking shall be provided as determined by the Board of Commissioners based on the number of employees, normal visitors or patrons and site location.
§ 675-29 Off-street loading requirements.
A.
Applicability. In any zoning district, all structures and uses which require the receipt or distribution of materials or products by trucks or similar vehicles shall provide accessory off-street loading spaces as required by this chapter. When an existing structure is expanded, accessory off-street loading spaces shall be provided for the area of such expansion in accordance with the following regulations. The Board of Commissioners may waive or vary the off-street loading requirements for any conditional use during the conditional use approval.
B.
General provisions.
(1)
Location.
(a)
All required loading spaces or berths shall be located on the same lot as the use served, and no portion of the vehicle shall project into any traffic lane. All motor vehicle loading berths which abut or are adjacent to a residence district or use shall be completely screened therefrom by building walls, or a uniformly painted solid fence, wall, door, planted screen, or any combination thereof, not less than six feet nor more than eight feet in height.
(b)
No permitted or required loading space or berth shall be located within 40 feet of the nearest point of intersection of any two public streets or highways. No loading space or berth shall be located in a required front yard, and any loading space or berth located in a required rear yard shall be open to the sky.
(2)
Area. Unless otherwise specified, a required off-street loading space shall be 10 feet in width by at least 50 feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least 16 feet. The required length may be reduced by 10 feet if the applicant certifies that the off-street loading use will only be single-unit trucks or smaller.
(3)
Access. Each required off-street loading space shall be designated with appropriate means of vehicular access to a street, highway or alley in a manner which will least interfere with traffic movement.
(4)
Surfacing. All open off-street loading shall be improved with a compacted, select gravel base, not less than seven inches thick, surfaced with an all-weather, dustless material.
(5)
Repair and service. No motor vehicle repair work or service of any kind shall be permitted in conjunction with any off-street loading facilities.
(6)
Utilization. Space allocated for any off-street loading berth shall not be used to satisfy the space requirements for any off-street parking facilities or portions thereof.
C.
Required off-street loading spaces. Uses for which off-street loading facilities are required by this section, but which are located in buildings that have a floor area that is less than the minimum for which off-street loading facilities are required, shall provide adequate receiving facilities, accessible by motor vehicle, from any adjacent alley, service drive, or open space on the same lot, in accordance with the applicable provisions of this section.
Use | Required Berth (based on gross floor area) |
|---|---|
Manufacturing | 1 berth for every 10,000 square feet |
Wholesale, other uses | 1 berth for every 8,000 square feet |
Business and professional office | 1 berth for every 10,000 square feet, not exceeding a total of 2 required stalls. |
Food stores and other retail stores | 1 berth for every 5,000 square feet up to a maximum of 2 stalls and then 1 berth for every 20,000 square feet or fraction thereof. |
§ 675-30 Non-impact home occupations.
A.
Authorization. Home occupations, which comply with the definition and standards of this chapter, shall be permitted as an incidental use to any principal dwelling unit.
B.
Use limitations. The following regulations shall apply to all home occupations permitted under the provisions of this chapter:
(1)
No more than one person other than members of the family occupying the dwelling shall be employed.
(2)
The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and not more than 25% of the floor area of the dwelling unit shall be used in the conduct of the home occupation.
(3)
There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such home occupation, other than one sign, not exceeding one square foot in area, nonilluminated, and mounted flush with the wall of the principal building.
(4)
No traffic shall be generated by such home occupation in greater volumes than would normally be expected in a residential neighborhood, and any need for parking generated by the conduct of such home occupation shall be met off the street and other than in a required front yard.
(5)
No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors, or electrical interference detectable to the normal senses off the lot if the occupation is conducted in a single-family residence, or outside the dwelling unit if conducted in other than a single-family residence. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises or causes fluctuations in line voltage off the premises.
(6)
There shall be no outdoor storage of equipment, materials, or finished products related to the home occupation.
C.
Particular home occupations prohibited. Permitted home occupations shall not be deemed to include:
(1)
Nursery schools, dancing schools, exercise or health centers, or day-care centers, unless specifically permitted by the district regulations.
(2)
Funeral homes.
(3)
Eating and drinking establishments.
(4)
Animal kennels or hospitals.
(5)
Tourist homes or rooming houses, unless specifically permitted by the district regulations.
(6)
Medical or dental clinic or hospitals.
(7)
Automobile, truck, bus, or boat repairs or rental facilities.
(8)
Video game and amusement arcades.
(9)
Theaters and other entertainment and commercial recreation facilities.
(10)
Home tanning booths, massage parlors, and/or sauna, steam or other therapy facilities and exercise facilities.
§ 675-31 Gasoline service stations.
A. GASOLINE SERVICE STATION
Definition. As used in this section, the following terms shall have the meanings indicated:
Includes a building or buildings for the sale of petroleum products, tires and automotive service. It shall not provide major repair facilities, including paint spraying, body or fender work or separate automobile washing facilities, commonly known as a "car wash."
B.
Use limitations.
(1)
No gasoline service station shall be located within 1,000 feet of a similar facility.
(2)
Access driveways to the service station shall be at least 30 feet from the intersection of any public streets.
(3)
Fuel pumps, air towers, and water outlets may be located outside an enclosed building, provided that no portion of these facilities shall be closer than 15 feet to any property line.
(4)
Inspections, lubrication, oil changes, tire changes and similar minor repairs are permitted if conducted entirely within a building.
(5)
All automobile parts and supplies shall be stored within a building, except that automotive supplies may be displayed for sale at the fuel pump and at a distance no greater than five feet from the pumps.
(6)
All refuse shall be stored within a building or enclosed area.
(7)
No more than two vehicles awaiting repairs shall be stored outdoors during nonbusiness hours. Junk vehicles shall not be stored in the open at any time.
(8)
Automobile, van (less than 20 feet) or utility trailer rental is an authorized accessory use, provided that no more than three vehicles are visible on the premises at any time.
§ 675-32 Automotive repair facilities and car washes.
A. AUTOMOTIVE REPAIR FACILITIES
Definition. As used in this section, the following terms shall have the meanings indicated:
Provide major mechanical repairs, painting and body work, in addition to parts and routine maintenance. A car wash may be a separate use or a part of other automotive repair activities.
B.
Use limitations.
(1)
All repair services shall be conducted within an enclosed building which complies with state and Township regulations for such uses.
(2)
All automotive parts and supplies shall be stored within an enclosed building.
(3)
All refuse must be stored within a building or enclosed area.
(4)
No more than two vehicles shall be stored outdoors during nonbusiness hours; junk vehicles shall not be stored in the open at any time.
§ 675-33 Solar photovoltaic systems.
[Added 2-12-2013 by Ord. No. 961]
A. ARRAY BUILDING-INTEGRATED SYSTEM BUILDING-MOUNTED SYSTEM CELL DRIPLINE GROUND-MOUNTED SYSTEM HVAC IMPERVIOUS SURFACE INTERCONNECTION KILOWATT (KW) MODULE NET METERING AGREEMENT PHOTOVOLTAIC (PV) SOLAR-BASED ARCHITECTURAL ELEMENT SOLAR PHOTOVOLTAIC (PV)-RELATED EQUIPMENT SOLAR PHOTOVOLTAIC (PV) SYSTEM TRACKING SYSTEM UNREGULATED YARD AREA
Definitions. As used in this section, the following terms shall have the meanings indicated:
Any number of electrically connected photovoltaic (PV) modules providing a single electrical output.
A solar photovoltaic system that is constructed as an integral part of a principal or accessory building or structure and where the building-integrated system features maintain a uniform profile or surface of vertical walls, window openings, and roofing. Such a system is used in lieu of a separate mechanical device, replacing or substituting for an architectural or structural component of the building or structure that appends or interrupts the uniform surfaces of walls, window openings and roofing. A building-integrated system may occur within vertical facades, replacing view glass, spandrel glass or other facade material; into semitransparent skylight systems; into roofing systems, replacing traditional roofing materials; or other building or structure envelope systems.
A solar photovoltaic system attached to any part or type of roof on a building or structure that has an occupancy permit on file with the Township of Stowe and that is either the principal structure or an accessory structure on a recorded lot. This system also includes any solar-based architectural elements.
The smallest basic solar electric device which generates electricity when exposed to light.
The outermost edge of a roof including eaves, overhangs and gutters.
A solar photovoltaic system mounted on a structure, pole or series of poles constructed specifically to support the photovoltaic system and not attached to any other structure.
Equipment used to heat, cool or ventilate a structure.
A surface area that prevents or retards the infiltration of water into the soil and/or a hard surface area that causes water to run off the surface of the ground in greater quantities or at an increased rate of flow from the conditions prior to development, construction, building or installation.
The technical and practical link between the solar generator and the grid providing electricity to the greater community.
A unit of electrical power equal to 1,000 watts which constitutes the basic unit of electrical demand. A watt is a metric measurement of power (not energy) and is the rate (not the duration) at which electricity is used; 1,000 kW is equal to 1 megawatt (MW).
A module is the smallest protected assembly of interconnected PV cells.
An agreement with a local electric utility that allows customers to receive a credit for surplus electricity generated by certain renewable energy systems.
A semiconductor-based device that converts light directly into electricity.
Structural/architectural element that provides protection from weather that includes awnings, canopies, porches or sunshades and that is constructed with the primary covering consisting of solar PV modules, and may or may not include additional solar PV-related equipment.
Items including a solar photovoltaic cell, panel or array, lines, mounting brackets, framing and foundations used for or intended to be used for collection of solar energy.
A solar collection system consisting of one or more building- and/or ground-mounted systems, solar photovoltaic cells, panels or arrays and solar-related equipment that rely upon solar radiation as an energy source for collection, inversion, storage and distribution of solar energy for electricity generation. A solar PV system is a generation system with a nameplate capacity of not greater than 50 kilowatts if installed at a residential service or not larger than 3,000 kilowatts at other customer service locations and do not produce excess on-site energy greater than currently permitted by Pennsylvania Public Utility Commission guidelines.
A number of photovoltaic modules mounted such that they track the movement of the sun across the sky to maximize energy production, either with a single-axis or dual-axis mechanism.
Area not within a building and not in a defined setback or yard area.
B.
Purpose. It is the purpose of this section to promote the safe, effective and efficient use of installed solar energy systems that reduce on-site consumption of utility-supplied energy while protecting the health, safety and welfare of adjacent and surrounding land uses and lots. This section seeks to:
(1)
Provide lot owners and business owners/operators with flexibility in satisfying their on-site energy needs.
(2)
Reduce overall energy demands within the Township of Stowe and to promote energy efficiency.
(3)
Integrate alternative energy systems seamlessly into the Township of Stowe's neighborhoods and landscapes without diminishing quality of life in the neighborhoods.
C.
D.
Permitted zoning districts.
(1)
Building-mounted and ground-mounted systems are permitted in all zoning districts as an accessory use to any lawfully permitted principal use on the same lot upon issuance of the proper permit pursuant to Article IV, § 675-24, and upon compliance with all requirements of this section and as elsewhere specified in this section.
(2)
Building-integrated systems, as defined by this chapter, are not considered an accessory use and are not subject to the requirements of this section.
(3)
This chapter shall be amended to include this use as an accessory use in all Zoning Districts.
E.
F.
Design and installation standards.
(1)
The solar PV system must be constructed to comply with the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999,[1] as amended, and any regulations adopted by the Pennsylvania Department of Labor and Industry as they relate to the UCC, except where an applicable industry standard has been approved by the Pennsylvania Department of Labor and Industry under its regulatory authority.
[1]
Editor's Note: See 35 P.S. §§ 7210.101 to 7210.1103
(2)
All wiring must comply with the National Electrical Code, most recent edition, as amended and adopted by the Commonwealth of Pennsylvania.
(3)
The solar PV system must be constructed to comply with the most recent fire code, as amended and adopted by the Commonwealth of Pennsylvania.
G.
Setback requirements. Ground-mounted systems. Ground-mounted systems are subject to the accessory use or structure setback requirements in the zoning district in which the system is to be constructed. The required setbacks are measured from the lot line to the nearest part of the system. No part of the ground-mounted system shall extend into the required setbacks due to a tracking system or other adjustment of solar PV-related equipment or parts.
H.
Height restrictions.
(1)
Notwithstanding the height limitations of the zoning district:
(a)
For a building-mounted system installed on a sloped roof that faces the front yard of a lot, 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.
(b)
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.
(2)
Notwithstanding the height limitations of the zoning district:
(a)
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.
(3)
Ground-mounted systems may not exceed the permitted height of accessory structures in the zoning district where the solar PV system is to be installed.
(4)
Any solar installation approved after the date of this chapter and that exceeds the maximum building height of the Zoning District shall not constitute a nonconformity so long as it complies with other provisions of this chapter.
I.
Screening and visibility.
(1)
Building-mounted systems on a sloped roof shall not be required to be screened.
(2)
Building-mounted systems mounted on a flat roof shall not be visible from the public right-of-way within a fifty-foot radius of the property, exclusive of an alley, as defined by this chapter, at a level of five feet from the ground in a similar manner as to any other rooftop HVAC or mechanical equipment. This can be accomplished with architectural screening, such as a building parapet, or by setting the system back from the roof edge in such a manner that the solar PV system is not visible from the public right-of-way within a fifty-foot radius when measured at a distance of five feet from the ground.
J.
Impervious lot coverage restrictions. The surface area of any ground-mounted system, regardless of the mounted angle of any portion of the system, is considered impervious surface and shall be calculated as part of the parcel lot coverage limitations for the zoning district. If the ground-mounted system is mounted above existing impervious surface, it shall not be calculated as part of the parcel lot coverage limitations for the zoning district.
K.
Nonconformance.
(1)
Building-mounted systems:
(a)
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 chapter.
(b)
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 chapter.
(2)
Ground-mounted systems. 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, then a variance must be obtained for the proposed installation.
L.
Signage and/or graphic content. No signage or graphic content may be displayed on the solar PV system except the manufacturer's badge, safety information and equipment specification information. Said information shall be depicted within an area no more than 36 square inches in size.
M.
Performance requirements. All solar PV systems are subject to compliance with applicable performance standards detailed elsewhere in this chapter.
N.
Inspection, safety and removal.
(1)
The Township of Stowe reserves the right to inspect a solar PV system for building or fire code compliance and safety.
(2)
Discontinuation/abandonment is presumed when a solar PV system has been disconnected from the net metering grid for a period of six continuous months without being connected to a battery system or has not produced electricity for a period of six months. The burden of proof in the presumption of discontinuation/abandonment shall be upon the Township of Stowe.
(3)
A solar PV system, including its solar PV related equipment, must be removed within 12 months of the date of discontinuation or abandonment or upon the termination of the useful life of the solar PV system.
(4)
For ground-mounted and building-mounted systems, removal includes removal of all structural and electrical parts of the ground- or building-mounted system and any associated facilities or equipments and removal of all net metering equipment.
(5)
If, upon inspection, the Township of Stowe determines that a fire code or building code violation exists or that the system otherwise poses a safety hazard to persons or property, the Township of Stowe may order the property owner to repair or remove the system within a reasonable time. Such an order shall be in writing, shall offer the option to repair, shall specify the code violation or safety hazard found and shall notify the property owner of his or her right to appeal such determination.
(6)
If a property owner fails to repair or remove a solar PV system as ordered and any appeal rights have been exhausted, the Township of Stowe may enter the lot, remove the system and charge the property owner for all costs and expenses of removal, including reasonable attorney's fees, or pursue other legal action to have the system removed at the property owner's expense.
(7)
In addition to any other available remedies, any unpaid costs resulting from the Township of Stowe's removal of a vacated, abandoned or decommissioned solar PV system shall constitute a lien upon the lot against which the costs were charged. Legal counsel of the Township of Stowe shall institute appropriate action for the recovery of such cost, plus attorney's fees, including, but not limited to, filing of municipal claims pursuant to 53 P.S. § 7107 et seq., for the cost of such work, 6% interest per annum, plus a penalty of 5% of the amount due plus attorney's fees and costs incurred by the Township of Stowe in connection with the removal work and the filing of the Township of Stowe's claim.
O.
Permit requirements. Before any construction or installation on any solar PV system shall commence, a permit issued by Township of Stowe shall be obtained to document compliance with this chapter.