Every principal building shall be built upon a lot that has frontage upon a public private street improved to meet Township standards, or for which the installation of such improvements have been guaranteed by the posting of financial security to the Township Subdivision and Land Development Ordinance.[1]

Each principal building or use shall conform to all requirements of this chapter as if each such building or use were on a separate lot, unless specifically permitted by this chapter (see § 27-1302C below); and

The buildings shall conform to the standards, improvements, and procedures use, and lots required for a land development by the Township Subdivision and Land Development Ordinance.[2]

Occupancy of a principal commercial or industrial building by more than one use of similar type is specifically allowed, provided that all other requirements of this chapter are satisfied.

Each use within a multiple use building shall apply for separate zoning and occupancy permits through the appropriate processes.

Multiple occupancy shall be allowed in the residential districts where short-term transient rental is a special exception use only where the second use is a single-family detached dwelling.

No lot, building, or use shall be created or developed in such a way that it would result in another lot, building, or use not being able to meet the requirements of this chapter. This includes, but is not limited to, setback areas, nonimpervious areas, off-street parking areas, minimum and maximum ratios, etc.

Emergency Access. All buildings shall have adequate provisions for access by emergency vehicles, as specified by the Pennsylvania Uniform Construction Code, as amended.

Setbacks Not Applicable. The accessory or principal setbacks of this chapter shall not apply to fences, or heat pump and central air conditioning units, for individual dwellings. See also exemptions for certain "essential services" in § 27-1403E(6).

Accuracy. The applicant is responsible to make sure that all measurements submitted to the Township are accurate.

Nonconforming Lots. See § 27-1309.

Through Lots. Any lot having frontage on two approximately parallel streets (not including an alley) shall provide a required front yard setback abutting each of these streets.

Corner Lots. Setback distances equal to the minimum front yard setback shall be provided along all portions of a corner lot abutting any public street, except where the applicant proves to the satisfaction of the Zoning Officer that the provision of a smaller setback of a different yard for a residential building will conform with the clearly prevailing yard pattern on existing developed adjoining lots fronting on the same street.

Projections Into Required Yards. Cornices, eaves, sills, or other similar architectural features, exterior stairways, fire escapes, or other required means of egress, rain leads, or chimneys, or other similar structures that do not include space usable by persons, may extend or project into a required yard not more than three feet, except as may be restricted under a drainage or utility easement.

Septic Systems. Nothing in this chapter shall prevent the Township Sewage Enforcement Officer from requiring a minimum lot size larger than the minimums required in this chapter to carry out state and Township sewage regulations, including Township Ordinance No. 1977-3, as may be amended.[1]

Previously Approved Setbacks. Where a subdivision or land development was granted final approval prior to the adoption of this chapter, and the lawful setbacks in effect at such time are shown on the approved plans, those approved setbacks may apply in place of the setbacks in the Ordinance.

In any residential zoning district where the lots comprising more than 75% of the residential frontage in that particular block have been improved prior to the effective date of this chapter with the buildings having front yards of less depth than the depth required for that zoning district, then the required front yard setback for residential buildings may be decreased for such block to not less than the minimum of the majority of the buildings which existed prior to the effective date of this chapter. Once established, this minimum setback shall be regarded as the front setback for that block and maintained as such.

Buffer Yard Width, When Required. Buffer yards with evergreen screening shall be required in the following situations:

Location of Buffer Yards.

Characteristics of Buffer Yards.

Planting Screen.

Plans.

Species of Plants. Evergreen trees and shrubs shall be of the following species, unless the applicant proves to the satisfaction of the Zoning Officer that a substitution would be appropriate.

Intent. To ensure that traffic approaching an intersection with a through or receiving street or turning onto a street can safely see oncoming traffic.

A triangular area as defined in § 27-1304D(4) (below) shall be graded and shall be kept free of sight obstructions, including fences and vegetation, as necessary between the ground level and a height of 10 feet above the intersecting point of the centerline grades at the intersection so that vision is not obscured within the sight triangle as defined.

This sight distance triangle shall be protected by additional right-of-way dedication, a deed restriction, lease restriction, municipal easement, or depiction and/or notation on the recorded plan (whichever method is applicable).

The sight distance triangle shall be measured based upon the intersecting point of the centerlines of the street receiving the traffic and the intersecting street, accessway, or driveway. The horizontal extent of the sight distance triangle shall be established by measuring a distance along the centerline of the receiving street (established below) way from the intersecting point, and a distance 15 feet* back from the edge of the pavement or cartway of the receiving street. The vertical extent of the sight distance triangle shall be defined by a line of sight from the position of the eye of the driver on the intersecting street, accessway, or driveway (3.5 feet above the street surface) in the stopped vehicle, which shall be deemed to be on the centerline of the intersection street, accessway, or driveway, at the setback distance of 15 feet* back from the edge of the pavement of the receiving street to the position of an oncoming vehicle in either lane approaching the intersection. The elevation of the sight distance at the approaching vehicle is either lane approaching the intersection.

The following distances shall be used along the centerline of the receiving street to establish the sight distance triangle:

Note: Any median width should be converted to equivalent additional travel lanes by dividing the median width by 12 feet.

The future right-of-way shall be measured with 1/2 of the minimum required width on each side of the centerline of the existing right-of-way. If the existing right-of-way is clearly significantly off-center from the centerline of the cartway, the centerline of the cartway shall be used instead to measure for the future right-of-way.

The specific classification of each street is shown on the Township Official Street Classification Map, which is part of the SALDO.[2]

Each lot with less than 150 feet of frontage on an arterial street shall have not more than one access point involving left-hand turns onto each such arterial street. No lot with 150 feet or more feet of total frontage on an arterial street shall have more than two access points involving left-hand turns onto any such arterial street.

Where practicable, access to two or more lots shall be combined and shared to minimize the number of access points onto an arterial street.

Shared parking lots and access points are strongly encouraged. See possible reduction of parking requirements in § 27-1601B, Conditional Reduction in Off-Street Parking Areas.

See the access control provisions of the Township Subdivision and Land Development Ordinance.[1]

Wherever possible, a system or network of interior access (such as common driveways, parking courts and accessways) shall be provided that minimizes access points onto all adjacent public streets.

Nonconforming Structure.

Nonconforming Lots of Record.

Expansion of a Nonconforming Use. A nonconforming use, structure, or a building used by a nonconforming use shall not be expanded, or enlarged, except in accordance with the following provisions:

A nonconforming building or structure that has been destroyed or damaged to the extent of 50% or more of its total fair market value by fire, windstorm, lightning, or a similar cause deemed to be no fault of the owner, may be rebuilt only if the application for a building permit is submitted within one year from the date of the damage or destruction; otherwise, the nonconforming building or structure shall be deemed to have been abandoned and shall be terminated and discontinued.

No rebuilding shall be undertaken as provided herein until plans for rebuilding have been presented and approved by the Zoning Officer. Any change of one nonconforming use to another nonconforming use shall comply with the provisions of this section.

If a nonconforming use of a building or land is discontinued, razed, removed, or abandoned for 365 or more days, except for the shorter period provided for in § 27-1309(3), then all subsequent use of such building, structure, or land shall conform with the regulations of the district in which it is located.

The act of abandonment and the intent to abandon shall be presumed to commence on the date when customary efforts to continue the use cease. Such efforts shall be limited to the following:

Nonconforming Use of Open Land. All nonconforming signs, billboards, junk storage areas, outside storage areas and similar nonconforming uses of open land, when discontinued, razed, removed, or abandoned for a period of 90 days, or damaged to an extent of 50% or more of replacement cost, shall not be continued, replaced, repaired or reconstructed. For parking of commercial vehicles, see § 27-1604, pertaining to parking of commercial vehicles in residential zoning districts and unregistered vehicles.

After a nonconforming use is changed to a conforming use, no such building, structure or land shall revert to or be used by a nonconforming use.

A nonconforming use may be changed to another nonconforming use only if the change and the new nonconforming use are permitted as a special exception by the Zoning Hearing Board after the following conditions are met:

Existing nonconformities located in such floodplain area shall not be extended, expanded, or enlarged, unless any effect of the proposed extension, expansion, or enlargement to increase the predicted flood elevations is fully offset by accompanying stream improvements or otherwise.

The effect shall not utilize any portion of any freeboard, or tolerance, or allowance for the higher flood elevations that may result from such extension, expansion, or enlargement. Any modification, alteration, repair, reconstruction, or improvement of any kind to an existing nonconformity, to an extent or amount of more than 50% of the nonconformity's fair market value, shall be elevated and/or floodproofed to at least 1 1/2 feet above the 100-year flood level, to the maximum extent possible.

Any modification, alteration, reconstruction, or improvement of any kind to an existing nonconformity, to an extent or amount of 50% or more of its fair market value shall be undertaken only in full compliance with the provisions of this chapter and all other applicable Township, state, and federal laws and regulations.

A site plan meeting the requirements of this section shall be submitted for any of the following proposed uses, buildings, or structures, unless such use, building, or structure is required to be submitted to the Township as a subdivision or land development:

For any proposed use, building, or structure that is a subdivision or land development, as defined by the Municipalities Planning Code, the Planning Commission and Board of Supervisors shall consider whether the proposal and plan will comply with this chapter, may make recommendations concerning such matters to the Zoning Officer, and shall not approve a subdivision or land development that does not comply with this chapter.

Initial Reviews.

Submission. Fifteen complete copies of any required site plan shall be submitted to the Township. The Zoning Officer shall refuse to accept an application if it does not contain sufficient information to determine compliance with this chapter.

Time. The Planning Commission and the Board of Supervisors shall each review the site plan within 90 days following the first regularly scheduled Planning Commission meeting after the receipt of a complete site plan submission, unless the applicant agrees in writing to a time extension.

Effect. A site plan review by itself shall not relieve the applicant of any other obligation under any other provision of a Township Ordinance, nor shall said review constitute a recommendation for a zoning variance.

Distribution. The Township shall distribute the copies of the site plan to the Planning Commission, to the Township Engineer, and to the Sewage Enforcement Officer. A minimum of one copy shall be retained in the Township files.

The Planning Commission shall review the site plan and submit the Planning Commission's written recommendations to the Board of Supervisors.

The Zoning Officer shall review the site plan and determine the site plan's compliance or noncompliance with this chapter, based upon his review, and submit the written findings of the review to the Board of Supervisors.

Compliance. The applicant and successors shall comply with the depictions and representations of the site plan upon which the zoning approval was received together with all terms and conditions of said approval. Any changes to the approved site plan shall be resubmitted to the Township for approval.

Proposed Use. A statement describing the proposed use.

Layout. A map or plan view depiction of the site drawn to a scale of one inch equals 50 feet (or another scale preapproved by the Township Engineer or Zoning Officer) showing the location, dimensions, and area of each lot; the location, dimensions, and height of proposed and any existing structures; and the required setback areas.

Buffer Yards. The width of any buffer yard and the heights, spacing, and types of plants to be used for screening. Also details of any proposed earthen berm or acoustic barrier.

Landscaping. Description of the general numbers, locations, and types of landscaping to be provided in off-street parking lots, along streets, and in other vegetative areas.

Use Areas. The proposed use areas within the development, including outdoor storage or display areas.

Parking. The locations, dimensions, and numbers of parking spaces; the location, dimensions, grade or slope, direction, and widths of parking lot aisles; and the location, sizes, grade or slope of off-street loading and unloading areas. The method of calculating the off-street parking requirement shall be shown, based upon § 27-1601, Required Number of Off-Street Parking Spaces.

Driveways and Accessways. The locations, widths, grade or slope, other dimensions, and materials of all driveways and accessways to or from the site, including sight distances.

Lighting. The height, location, and approximate intensity of exterior lighting.

Signs. The sign display area, height, location, and method of lighting of all signs.

Sidewalks. The location and width of any sidewalks and curbing.

Utilities. Provisions to be made for conveyance, treatment, and disposal of sewage and industrial wastes, including any proposed and an alternate back-up on-lot septic absorption field locations, provisions for water supply and estimated volumes, on-site service lines, facilities, and equipment for electricity, telecommunications, cable TV, radio, internet, natural gas, and heating, ventilation, and air conditioning systems.

Nuisances and Safety. A description of any proposed industrial or commercial operations, or any outdoor loading, unloading, or storage or display in sufficient detail to indicate effects of those operations in producing noise, glare, effects of lighting, air pollution, fugitive dust, smoke, fumes, water pollution, or fire hazards or hazards from use of highly toxic or hazardous materials or chemicals, or other public health or safety hazards. The location and distance to the nearest operable fire hydrant shall be provided, together with all fire prevention and protections measures that are proposed.

Grading.

Drainage. All proposed site grading and stormwater drainage and management provisions and proposals. Proposals for maintenance, ownership, and liability responsibilities for any stormwater detention basins or other "best management practices" facilities. The use shall comply with the stormwater management requirements of the Subdivision and Land Development Ordinance[1] and any applicable watershed management plans.

A key map showing the entire site or project and its relation to surrounding lots and existing and approved buildings and streets. All adjacent land uses shall be designated.

Zoning district and dimensional requirements for the use proposed on the site, including both "required" and "proposed" or "provided" dimensions and ratios.

Delineation of any floodplains on the site from the Official Floodplain Maps.

Name and address of the person who prepared the site plan.

Certification of ownership or other clear form of control of the land by the applicant, and acknowledgement of site plan signed by landowner.

Such other data or information as either the Zoning Hearing Board, the Planning Commission, or the Board of Supervisors shall reasonably deem necessary to determine compliance with Township ordinances.

Truck Traffic. The applicant shall provide and estimate of the amount, direction, times, and types of heavy truck (greater than 7,000 pounds gross vehicle weight) traffic that will be generated.

Solid Waste and Recycling. Provisions, locations, and dimensions of facilities and equipment for the minimization, collection, holding or storage, processing, pick-up, and disposal or transportation of solid waste and recyclable materials generated by or from the site.

Structures and buildings that are structurally unsound and at imminent risk of collapse, including structures damaged by fire;

Storage areas and detention basins that are not properly fenced or otherwise secured from young children.