Where a minimum lot area is specified, no principal building or use shall be erected or established on any lot of lesser size than as specified in Articles IV through XVIII, except as specified in § 195-76.

In addition, if a parcel or property proposed for subdivision is subject to a restrictive covenant under Act 319, and is located in a zoning district requiring a minimum lot size of greater than one acre, the following provisions shall apply:

The provisions of this chapter shall not prevent the construction of a single-family detached dwelling on any lot that was lawful when created and which, prior to the effective date of this chapter, was in separate ownership duly recorded by plan or deed, and provided that:

This exception shall not apply to any two or more vacant contiguous lots in a single ownership as of or subsequent to the effective date of this chapter. These lots shall be consolidated to minimize the nonconformity.

Lane lot may serve one detached dwelling only.

Each lot must have a separate lane.

Lane lots may not be used in a subdivision of lots containing any new streets.

If the proposed lane lot is not large enough to further subdivide under the zoning requirements at the time the subdivision is proposed, then the lane shall have a minimum width of 25 feet at the street line of a public street and shall not narrow to a lesser dimension. However, if the proposed lot is large enough to further subdivide under the zoning requirements at the time the subdivision is proposed, then the minimum lane width shall be 50 feet at the street line and shall not narrow to a lesser dimension; provided, however, that should the property owner agree by plan notation and recorded document that the lot will not be further subdivided, then a lane of 25 feet in width shall be sufficient.

The area of the lane shall not be included in the calculation of the minimum lot area nor towards the impervious surface ratio.

Only one tier of lane lots will be permitted on a tract.

The front yard setback for a lane lot shall be a distance equal to the front yard requirements for the district in which the lot is located and shall be measured from the point where the lot first obtains a minimum lot width measurement.

The length of the lane shall be limited to a maximum length of 500 feet.

The improvement requirements of Chapter 163, Subdivision and Land Development, shall be met.

Lane lots of three or more will not be permitted if a public street could feasibly be constructed.

There shall be existing buildings on the lots on either side of lot which would contain the proposed building.

The proposed building would front on the same side of the same street in the same block as the existing buildings on lots on either side.

The existing buildings on the lots on either side would be no greater than 50 feet from the proposed building.

The proposed building may be constructed at a front yard depth that is not less than the average of the front yard setbacks of the existing buildings on the lots on either side.

In no case shall the front yard of the proposed building be less than 20 feet.

Ground-story bays, porches, access walkways to the primary structure and chimney flues may project into required yard areas no more than three feet. Such projections into the required minimum yard areas shall not occupy more than 1/3 the length of the building wall. Cornices and gutters may project no more than two feet over a required yard. Fire escapes may be permitted in accordance with this section in side or rear yards only.

The provisions of this section shall not apply to fences, hedges or walls less than six feet high above the natural grade in the required yard, nor to terraces, steps, decks, or uncovered patios, except that no such uncovered patio or deck may be built or extend more than 50% within the minimum depth of side or rear yards as specified in Articles IV through XVIII.

Ingress and egress for nonresidential uses shall be designated so that vehicles shall not be required to back out onto a street or another lot. Whenever possible, ingress and egress for residential uses shall be designed so that vehicles shall not be required to back out onto a street or another lot.

Parking areas for all uses except residences shall be designed to permit each motor vehicle to proceed to and from the parking space provided for without requiring the moving of any other motor vehicle. Wherever possible, parking areas for residential uses shall be designed to permit each motor vehicle to proceed to and from the parking space without requiring the moving of any other motor vehicle.

Structures and uses in existence at the date of the adoption of this chapter shall not be subject to the requirements of this section so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not, in the future, be reduced below such requirements.

Whenever there is an alteration of a structure or a change or extension of a use which increases the parking requirements according to the standards of this chapter, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of that section.

No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.

All required facilities shall be provided and maintained so long as the use exists which the facilities were designed to serve. Off-street parking facilities shall not be reduced in total extent after their provision, except upon the approval of a special exception by the Zoning Hearing Board for reason of diminution in floor area, seating area, number of employees or change in other factors controlling the regulation of the number of parking spaces.

Two or more uses may provide for required parking in a common parking lot if the total space provided is not less than the sum of the spaces required for each use individually. However, the number of spaces required in a common parking facility may be reduced below this total by special exception if it can be demonstrated to the Zoning Hearing Board that the hours or days of peak parking needed for the use are so different that a lower total will provide adequately for all uses served by the common parking facility. The uses utilizing the common parking facility shall be located on the same parcel or shall be located on contiguous parcels, but in no event shall the common parking area be located on the opposite side of an arterial or collector street.

Off-street parking spaces shall be provided in accordance with the appropriate use regulations of § 195-16. For any use where parking provisions are not specifically listed in § 195-16, the number of parking spaces required shall be determined by the Board of Supervisors upon the recommendation of the Planning Commission and the Township Engineer.

All areas for the loading and unloading of delivery trucks and other vehicles for servicing of establishments and/or shops by refuse collection, fuel, or their service vehicles, shall have adequate and unobstructed access from a street, service driveway, or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities, or pedestrian ways or backing out onto a street.

Maintenance of parking areas. For parking spaces of three or more vehicles, the area not landscaped and so maintained, including driveways, shall be graded, surfaced with asphalt or other suitable material, and drained to the satisfaction of the Township Engineer to the extent necessary to prevent dust, erosion, or excessive water flow across streets or adjoining property. All parking lots for commercial purposes shall be paved in accordance with the standards within Chapter 163, Subdivision and Land Development. All off-street parking spaces shall be marked so as to indicate their location. Failure to keep parking areas in satisfactory condition, i.e., from holes, clearly delineated, or properly graded, shall be considered a violation of this chapter.

Off-street loading. Off-street parking requirements as specified herein shall be provided on any lot on which a building exceeding 6,000 square feet of gross floor area for business, industry, or otherwise indicated is hereafter erected.

Required off-street parking of business vehicles.

This conditional reduction of parking space shall apply to any permitted institutional, commercial or industrial uses.

The design of the parking lot, as indicated on the land development plan, must designate sufficient space to meet the parking requirements of this chapter. The plan shall also illustrate the layout for the total number of parking spaces.

The conditional reduction may provide for the establishment of not less than 80% of the required number of parking spaces, as specified in this chapter. This initial phase of the parking provision shall be clearly indicated on the plan.

The balance of the parking area conditionally reserved shall not include areas for required buffer yards, setbacks or areas which would otherwise be unsuitable for parking spaces due to the physical characteristics of the land or other requirements of this chapter. This parking area which is reserved shall be located and have characteristics so as to provide amenable open space should it be determined the additional parking spaces are not required. The developer shall provide a landscaping plan for the reserved area with the land development plan.

The developer shall enter into a written agreement with the Board of Supervisors providing for the installation of the reserved parking areas upon recommendation and review by the Township Engineer at any time after the issuance of the last occupancy permit. The additional parking spaces shall be provided at the developer's or owner's expense should it be determined by the Township that the required number of parking spaces are necessary to satisfy the need of the particular land development.

Land which has been determined and designated by the Board of Supervisors to remain as open space rather than as required parking shall not be used to provide parking spaces for any addition or expansion but shall remain as open space.