Worcester Township City Zoning Code
ARTICLE XXIV
General Regulations
§ 150-171 Applicability.
A lot may be used and a building or structure may be elected, altered, enlarged or maintained, provided that it is in accordance with the requirements of the district in which it is located, in accordance with the requirements of any applicable overlay district and in accordance with the following general conditions.
§ 150-172 Effect of private covenants.
Nothing herein contained shall be construed to render inoperative any enforceable restriction established by covenants running with the land, and which restrictions are not prohibited by or are not contrary to the regulations herein established.
§ 150-173 Lots of record.
[Amended 10-10-1988 by Ord. No. 103]
In any district, structures and accessory uses or structures shall be permitted on any subdivided lot approved prior to April 11, 1988, notwithstanding the limitations imposed by other provisions of this chapter. This provision shall apply even though such lot fails to meet the requirements for area or width, or both, that are generally applicable to the district, provided that yard dimensions and requirements, other than those applying to area or width, or both, shall conform to the regulations for the district in which such lot is located. As to such lots the Zoning Hearing Board may grant a variance for yard dimensions and requirements pursuant to the standards for variances set forth in § 150-219 of this chapter and upon condition that the yard dimensions and requirements of the district are met as closely as possible.
§ 150-174 Reduction of lot area.
No lot shall be so reduced that the area of the lot or the dimensions of the required open spaces shall be less then herein prescribed by this chapter.
§ 150-175 Obstructions to vision at intersection prohibited.
[Amended 8-21-1996 by Ord. No. 150]
On any lot, no wall, fence or other structure shall be erected, altered or maintained and no hedge, tree, shrub or other growth shall be planted or maintained which shall interfere with or obstruct vehicular or pedestrian vision at any intersection of streets or any street or crosswalk.
§ 150-176 Modification of front yard requirements.
Where an unimproved lot of record is situated immediately adjacent to and in between two improved lots on the same street frontage, the front yard requirements for that lot shall be an average of the sum of the two existing front yards and the required front yard for that district.
§ 150-177 Accessory uses and structures.
[Amended 4-17-1996 by Ord. No. 146; 8-21-1996 by Ord. No. 150; 7-21-2004 by Ord. No. 200; 7-21-2004 by Ord. No. 201; 12-20-2006 by Ord. No. 212; 5-16-2007 by Ord. No. 215; 12-15-2010 by Ord. No. 227; 12-19-2012 by Ord. No. 239; 1-15-2014 by Ord. No. 248; 5-16-2018 by Ord. No. 277; 5-19-2021 by Ord. No. 284; 8-20-2025 by Ord. No. 302; 8-20-2025 by Ord. No. 302]
A.
Accessory uses and structures to a single-family detached residential use shall be regulated as follows:
(1)
In all districts, except as set forth in Subsection A(2) through (9) below, accessory structures shall be located in the rear yard or side yard only; said accessory structures may be erected subject to the following requirements:
(a)
Accessory structures 250 square feet or less in gross floor area have a minimum rear and side setback requirement of 10 feet and a maximum height of 12 feet.
(b)
Accessory structures between 250 square feet and 1,200 square feet in gross floor area have a minimum rear and side setback requirement of 15 feet and a maximum height of 20 feet.
(c)
Accessory structures 1,200 square feet or greater and less than 3,000 square feet in gross floor area have a minimum rear and side setback requirement of 20 feet and a maximum height of 25 feet.
(d)
Accessory structures 3,000 square feet or greater in gross floor area have a minimum rear and side setback requirement of 30 feet and a maximum height of no greater than the maximum allowed principal building height in that location.
(2)
Exemption for de minimis accessory structures. Accessory structures with a footprint of one foot or less in diameter shall be exempt from the requirements of this section. Such structures are considered de minimis in nature and shall not be subject to permitting or setback limitations set forth herein, provided they do not present a public safety hazard or violate other provisions of the Township Code. These structures shall not exceed 25 feet in height.
(3)
Private swimming pools shall be constructed in accordance with the applicable Township ordinances, and shall be located entirely within the rear yard of the lot on which the pool is located and at least 10 feet behind the closest part of the main building. However, in no case shall the distance from the pool to the side or rear property line be less than 25 feet. In the AGR, R-175, and R-AG-175 districts, excluding properties created pursuant to Option 1 or Option 2, as set forth in Article XVIA, Conservation Subdivisions, the distance from the pool to the side and rear property lines shall be not less than 50 feet. The water edge shall be the line for measurement of these setbacks. All filters, heaters and accessory structures incidental thereto shall meet the same setback criteria. Freestanding spas and hot tubs shall be exempt from the requirement to be located at least 10 feet behind the closest part of the main building.
(4)
Private tennis courts and private sports courts and all facilities incidental thereto shall be located on a lot 60,000 square feet or larger and in the rear yard only. Except as set forth below for lighted courts, a private tennis court shall not be less than 50 feet from the side and rear property lines, and a private sports court shall not be less than 75 feet from the side and rear property lines. A vegetative screening landscape buffer in accordance with the Worcester Township Landscape Ordinance requirements for rear and side yards as set forth in § 130-28 of the Worcester Township Subdivision and Land Development Ordinance shall be provided for all private tennis courts and private sports courts and all facilities incidental thereto. To the extent required by the Township Engineer, all tennis courts and sports courts shall have stormwater management facilities. All required stormwater management facilities shall be approved by the Township Engineer. The lighting of a private tennis court or private sports court shall conform to § 150-200. Any lighted private tennis court or sports court shall not be less than 100 feet from the side and rear property lines. No tennis court or sports court shall be illuminated after 9:00 p.m. Sunday through Thursday, or after 10:00 p.m. on Friday and Saturday.
(5)
Private stables for the keeping of horses and livestock shall be permitted on properties having a gross lot area of three acres or more. A gross lot area of three acres shall allow a maximum of two large animals (e.g., horses, cattle, llamas). Two small animals (e.g., goats, sheep, mini horses, ponies, yearling horses or cattle, donkeys) shall be the equivalent of one large animal. Each additional acre of gross lot area shall allow the keeping of one additional large animal or the equivalent. All grazing areas shall be suitably fenced to contain the animals at all times. All buildings and structures (including rings, but not including fencing) used for the housing, stabling, training, and recreational enjoyment of such animals shall be located within the building envelope and shall be no higher than 35 feet.
(6)
(Reserved)
(7)
Private mailboxes shall be located as required by the United States Postal Service. Private newspaper boxes may be located adjacent to private mailboxes and no closer to the cartway than a private mailbox.
(9)
Structures associated with public or private utilities (such as water, stormwater, sanitary waste, power, fuel, telephone, and cable) to serve permitted agricultural and single-family residential uses shall be exempt from the setbacks in this section.
(10)
Dwelling units are expressly prohibited within any permitted accessory structure.
C.
Private or public school uses. Accessory structures such as backstops, dugouts/team structures, retaining walls, scoreboards, bleachers (permanent or movable), benches, goals (permanent or movable), or similar accessory structures associated with outdoor sports and athletic facilities may be located or erected within 50 feet of a front lot line or 40 feet of any other property line subject to the following:
(1)
Backstops shall be permitted on any baseball or softball field but shall be limited to a maximum height of 40 feet;
(2)
Scoreboards shall be permitted and shall not be considered signs so long as the scoreboard complies with the following:
(a)
Scoreboards shall not contain any advertisement for any company, product, or service;
(b)
Scoreboards shall be limited to a maximum size of 36 feet by 10 feet;
(c)
Scoreboards shall be limited to one per field;
(d)
Scoreboards shall be limited to a maximum height, when mounted, of 20 feet from average surrounding grade within a stadium and 15 feet when mounted at all other fields on a single property; and
(e)
Scoreboards, if illuminated, shall:
[1]
Be internally illuminated LED displaying only the score and necessary game information and shall be illuminated only during the time of play and for a maximum period of 30 minutes following the end of play; and
[2]
Neither cast any illumination off of the subject property nor create a nuisance or intrusion to the privacy of adjacent residential property owners or the public;
(3)
Dugouts or team shelters shall be limited to two per field, one for the home team and one for the visiting team;
(4)
Dugouts or team shelters shall be a maximum size of 12 feet by 50 feet;
(5)
No structure shall be located or erected so as to interfere with the sight triangle of any intersection; and
§ 150-177.1 Agricultural uses and structures.
[Added 12-19-2012 by Ord. No. 239]
The following agricultural uses and structures are permitted in the districts zoned for agricultural use:
A.
Seasonal roadside stand for the sale of agricultural products, which may be located within the front setback, not less than 25 feet from any neighboring property line and not within the legal right-of-way of any street or road. Vehicular access to seasonal roadside stands must be located at least 300 feet from any intersection, and seasonal roadside stands may not interfere with sight distances or create a safety hazard to motorists or pedestrians. A roadside stand shall not exceed 200 square feet.
B.
Barn, shed, greenhouse, silo, exercise ring, or similar structure used for agriculture or for the processing of agricultural products. No such building or structure shall be erected within 50 feet of any property line. Fencing in connection with agricultural uses shall conform to the requirements of § 150-182. All grazing areas shall be suitably fenced to contain the animals at all times.
§ 150-178 Frontage.
A.
Each and every lot shall abut a public street for not less than 50 feet at the right-of-way line, except lots which shall abut the right-of-way and provide a minimum continuous access of not less than 25 feet.
B.
Notwithstanding the requirement of this section, a lot may abut a private street which has been built to specifications acceptable to the Board of Supervisors and the Township Engineer. In the case where a private street has been utilized to satisfy the frontage requirement of this section, the Supervisors may require satisfactory provision to be made (through deed restrictions, homeowners' association declaration, condominium declaration, etc.) to ensure the future maintenance and proper functioning of such private street.
[Added 4-17-1996 by Ord. No. 146]
§ 150-179 Flag lots.
[Amended 4-17-1996 by Ord. No. 146]
For any flag lot, as defined in this chapter, the minimum lot area requirement for such lot shall be calculated without including any area of the lot within the narrow access portion of the property by which the major part of the property (containing the building envelope) is connected to a street. The narrow access portion of a flag lot shall maintain a minimum width of 25 feet along its entire length.
§ 150-180 Municipally owned land.
The provisions of this chapter shall not apply to land owned by the Township, nor to the construction and uses of buildings and facilities for municipal purposes by the Township and their maintenance if after a public hearing the Board of Supervisors shall decide that such building or extension thereof or such use of premises is reasonably necessary for the convenience and welfare of the public.
§ 150-181 Projections into yards.
No building or structure or part of any building or structure shall project into any required yard in any district, except:
A.
Cornices, eaves, gutters or chimneys may project into a required yard not more than 18 inches.
B.
Bay windows and open balconies may project into a required yard not more than three feet.
C.
Unroofed open terraces, decks and patios may project into a required side yard not more than 10 feet for single-family residential use only; and into a required rear yard not more than 20 feet for single-family residential use only.
[Amended 5-16-2018 by Ord. No. 277]
§ 150-182 Fencing and walls.
[Amended 3-14-2001 by Ord. No. 184; 12-15-2010 by Ord. No. 227; 1-15-2014 by Ord. No. 248; 5-16-2018 by Ord. No. 277; 5-19-2021 by Ord. No. 284; 6-15-2022 by Ord. No. 290; 1-15-2025 by Ord. No. 299]
A.
A fence or wall of any style up to 48 inches in height, excluding a retaining wall as permitted by this chapter and excluding chain-link fence, may be installed up to any side or rear property line in any residential district. A fence or wall of any style up to 72 inches in height, excluding a retaining wall as permitted by this chapter and excluding a chain-link fence, may be installed no closer than three feet to any side or rear property line in any residential district.
B.
No fence or wall, excluding a retaining wall as permitted by this chapter, shall be installed within the required front yard setback, which shall include any area of overlap with a side or rear yard setback, on any property in any zoning district, with the following exceptions:
(1)
Decorative walls or fences of any style (as defined in Subsection H) not exceeding 30 inches in height in any residential district shall be permitted in the front yard setback in any residential district.
(2)
Fencing that is an open type of fence (such as picket or split rail) with a minimum ratio of 1:1 of open to structural areas and not exceeding 48 inches in height, shall be permitted in the front yard setback in any residential district.
C.
A fence or wall of any style up to 72 inches in height, excluding chain link fence, may be installed no closer than five feet to any side or rear property line in any nonresidential district.
D.
A chain-link-type fence of up to eight feet in height may be permitted within any nonresidential district by special exception upon a showing of a need for extraordinary security measures.
E.
No fence or wall, of any dimension or height whatsoever, shall extend beyond the ultimate right-of-way line on the lot where located.
F.
All fences shall be erected with the finish side of the fence facing adjacent properties or street. The finish side shall be considered the side without the structural supporting members.
G.
All fences or walls erected within the front yard setback shall be provided with an operable gate or opening with a minimum width of 36 inches to provide access to the area between such fence or wall and the cartway of the abutting street. The property owner is responsible for maintaining this area between the fence or wall and the cartway. There shall be a minimum of one operable gate or opening for each street frontage and at least one operable gate or opening for every 500 feet of fencing along a street.
H.
Decorative fences are permitted on the front property corners in any residential district, provided that the decorative fence is in compliance with above Subsection E and said fence does not exceed 10 feet in length from the property corner. "Decorative fences" shall be defined as a portion of a fence for landscaping, decorative or aesthetic purposes not designed to restrict or prevent crossing of a property line. Such fences shall not exceed three feet in height.
I.
All fences or walls erected within a rear or side yard setback that results in the complete enclosure of the rear property of any building that is part of a series of three or more independently accessed yet connected buildings shall be provided with a minimum forty-eight-inch unobstructed emergency personnel accessway that shall run along the rear property line. A gate shall be installed to provide a minimum thirty-six-inch wide by seventy-two-inch high accessway between each enclosed property and the emergency personnel accessway. Property owners shall be responsible for maintaining their portion of the emergency personnel accessway.
J.
Barbed wire shall not be used as part of fences around residential dwellings. Barbed wire shall not be used as part of fences for non-residential uses except by special exception upon a showing of a need for extraordinary security measures.
K.
No fence shall be constructed out of fabric, junk, junk vehicles, appliances, tanks, or barrels.
L.
Private or public school uses. The following shall apply to fences and walls located as part of an outdoor athletic facility of a public or private school:
(1)
Fences surrounding an athletic field may be eight feet in height when located at least 40 feet from a property line. If located within 40 feet of any property line, the maximum fence height shall be six feet;
(2)
Backstops shall not be considered a fence or wall but shall be an accessory structure regulated by § 150-177C;
(3)
Retaining walls associated with any athletic facility may be located 40 feet from any side or rear property line; and
(4)
Foul poles shall be permitted as part of the fencing surrounding a baseball or softball field and shall be permitted at a maximum height of 30 feet.
M.
Driveway pillars. Each permitted driveway may possess two driveway pillars, one on each side of the driveway. Driveway pillars must be located outside the ultimate right-of-way and shall provide a turning radius that allows access to emergency vehicles, as determined by the Township. Each driveway pillar shall not exceed five feet in height and shall not exceed 16 square feet in area.
N.
Walls.
(1)
Engineered retaining walls necessary to hold back slopes are exempted from setback regulations and the regulations of this section and are permitted by right as needed in all districts.
(2)
No wall greater than three feet shall be located in the required front yard in a residential district, except as a backing for a permitted sign at an entrance to a development.
(3)
A wall in a residential district outside of a required front yard shall have a maximum height of three feet if it is within the minimum accessory structure setback and six feet if it is not.
(4)
Walls that are attached to a building shall be regulated as part of that building and the regulations of this section shall not apply.
§ 150-183 Minimum habitable floor area.
No dwelling shall be constructed unless the same shall have an inhabitable floor area of at least 900 square feet, exclusive of basements, unfinished attics and porches.
§ 150-184 Isolation distances for drilled wells.
No drilled well shall be located closer than 40 feet to a lot boundary line. (This shall include drilled wells of any kind more than 10 feet in depth.)
§ 150-185 Standards for on-site sewage disposal systems.
In all sections of the Township not served by public sewer and water, the following regulations shall apply:
A.
All lots shall have a minimum area of 60,000 square feet, a minimum width of 200 feet and a minimum depth of 250 feet.
B.
Where soil tests indicate that additional area is required to provide adequate sewage disposal system, the lot area shall be increased accordingly.[1]
[1]
Editor's Note: Former Subsection C of Section 2514, regarding location of on-site sewage disposal system, Section 2515, Cul-de-sac Lot Regulations, and Section 2516, Lot Depth, which immediately followed this subsection, were repealed 4-17-1996 by Ord. No. 146.
C.
The minimum area, lot width and lot depth requirements of this section shall not apply to lots clustered under the provisions of the RPD Rural Preservation District.
[Added 9-17-1997 by Ord. No. 153]
§ 150-186 Ultimate right-of-way.
[Amended 5-31-1996 by Ord. No. 148]
The ultimate right-of-way of all public roads in the Township shall be as shown on the Zoning Map, as amended to conform with this section, provided that in the approval of a subdivision plan, the Board of Supervisors may require that the ultimate right-of-way be increased or decreased on any road or section thereof when it appears that such increase or decrease is desirable. No structure or fence or wall other than a mailbox may be erected in the ultimate right-of-way.
§ 150-187 Special height regulations.
[Amended 9-15-1993 by Ord. No. 133]
No structure shall be so high as to require a top light at night under federal or state regulations, and all structures shall be maintained so that no such light is necessary through legislation, regulations or otherwise. Notwithstanding the previous sentence or any other height limitation set forth in this chapter, no commercial radio or cellular telephone tower may exceed a total height of 120 feet.[1]
[1]
Editor's Note: Former Section 2519, Metal Structures, and Section 2520, House Trailers, which immediately followed this section, were repealed 4-17-1996 by Ord. No. 146.
§ 150-188 Junkyards.
No junkyards or auto graveyards shall be permitted within the confines of this Township.
§ 150-189 Stockyards.
No stockyards shall be permitted within the confines of this Township.
§ 150-190 Piggeries and pigs.
Pigs shall not be kept in any district of the Township other than AGR Agricultural, and piggeries shall not be permitted in any district of the Township.
§ 150-191 Dogs.
A.
Not more than four dogs over three months old shall be kept on any lot except where a commercial dog kennel is otherwise permitted by this chapter or on a farm of over 10 acres (provided that all dogs on such farm are privately owned by the property owner). The boarding, commercial breeding and sale of dogs shall take place only in such districts where commercial dog kennels are permitted.
[Amended 4-17-1996 by Ord. No. 146]
B.
Doghouses, kennels and pens. A pen or a kennel for a dog shall in no instance be located in the required front or side yards and not closer than 25 feet to the rear lot line. For the purpose of this section, a fenced-in lot of a least 3/4 of its area is not considered a pen.
§ 150-192 Housing of animals, livestock and poultry.
A.
Livestock and poultry, whether kept for pleasure or profit, shall not be housed nearer to front lot lines than 150 feet and not closer to side and rear lot lines than 150 feet.
B.
No corrals or pens for animals shall be located within 100 feet of highways or 75 feet of other property lines where, due to the activity of the animals, most of such areas are devoid of sod.
§ 150-193 Prohibited uses.
In all parts of the Township, no building may be erected, altered or used and no lot or premises may be used for any trade, processing or business which is noxious or offensive by reason of odor, dust, smoke, gas, vibration, illumination, glare, hazardous substances or noise which constitutes a public hazard, whether by fire, explosion, hazardous materials or otherwise.
§ 150-194 Vehicular storage.
A.
School buses, mobile homes, trailers, recreational vehicles, boats and the like shall not be parked or stored in any of the required open spaces on any lot and when parked within the building envelope shall be screened from off-lot viewing.
B.
The exterior storage of junk, including unregistered and uninspected vehicles, is prohibited in all districts.
§ 150-194.1 Private vehicle sales.
[Added 1-16-2008 by Ord. No. 222]
A.
The on-lot display for private sale of autos, motorcycles, trucks, other over-the-road vehicles, motorized recreational vehicles, all-terrain vehicles, campers and boats of all types is prohibited in all zoning districts except as specifically permitted in this section.
B.
Property owners or occupants of properties are permitted to display one noncommercially owned auto, motorcycle, truck, other over-the-road vehicle, motorized recreational or all-terrain vehicle, camper or boat for private sale on the property they occupy for a maximum period of 30 days, no more than two times per calendar year, provided there is a minimum of 60 days between such displays for sale and the item for sale is lawfully owned for noncommercial purposes by the owner or occupant of the property where the on-lot display is located.
C.
The property owner or occupant shall file a registration statement with the Township on a form provided by the Township at least two but not more than 10 business days prior to the commencement of the sale. The registration statement shall include the following information:
(1)
The name, residence address and telephone number of the property owner or occupant conducting the sale.
(2)
The make, model, license plate number and vehicle identification number of the vehicle intended to be sold.
(3)
The commencement date of the sale and the date on which the sale will end.
(4)
A certification signed by the property owner or occupant that he or a member of his immediate family is the registered owner of the vehicle to be sold.
(5)
A copy of the certificate of title or registration for the vehicle shall be attached to the registration statement.
§ 150-195 Private ownership of roads.
Notwithstanding the reference to public roads in this chapter, roads may be privately owned if they are designed and built according to Township specifications with a cartway width of at least 24 feet and with stabilized shoulders of at least four feet wide with the flowline a minimum distance from the edge of the cartway of six feet, so that the roads would be acceptable to become public roads, not to serve more than five lots each, and each lot to be 90,000 square feet exclusive of any area within the fifty-foot right-of-way in size, and with a definite ownership schedule filed with the Township as to the owner(s) of the roads and any other conditions that the Board of Supervisors may see prudent to require.
§ 150-196 Corner lots.
[Amended 4-17-1996 by Ord. No. 146]
In the case of lots with more than one street frontage, the yards abutting a street shall be treated as front yards with respect to all regulations contained in this chapter. Of the remaining yards on such a lot, at least one such yard shall be treated as a rear yard and any other yards shall be treated as side yards.
§ 150-197 Windmills.
Windmills shall be maintained in only rear yards so that there is no noticeable noise in their operation beyond property lines and shall be located at least two feet away from all property lines for each foot of height, with a minimum distance of 80 feet away from property lines.
§ 150-198 Satellite earth stations.
A.
In single-family detached residential districts, satellite earth stations are permitted as accessory uses only and are subject to the following regulations:
(1)
No more than one satellite earth station per lot.
(2)
Ground-mounted satellite earth stations are permitted in rear yards only.
(3)
Ground-mounted satellite earth stations may not exceed 11 feet in height. The satellite earth station must be set back from side and rear property lines a minimum distance equal to the setbacks required for accessory buildings as set forth in § 150-177.
(4)
Roof-mounted satellite earth stations are not permitted on buildings less than 40 feet in height.
(5)
Use of the satellite earth station is limited to the property on which it is located.
(6)
Ground-mounted satellite earth stations must be screened from streets or abutting residential properties with suitable planting.
B.
In all other districts, satellite earth stations are permitted as accessory uses only are subject to the following regulations:
(1)
Roof-mounted satellite earth stations are permitted only on buildings 35 feet or greater in height.
(2)
Ground-mounted satellite earth stations are not permitted between the principal building and any abutting street.
(3)
Satellite earth stations which are not used for transmitting to other properties shall have a maximum height of 11 feet.
(4)
Ground-mounted satellite earth stations placed in yards abutting residential district shall be screened with suitable planting.
§ 150-199 Highway setbacks.
In every single-family residential district, any lot that abuts a highway shall have the setback requirement for that respective yard doubled in size. For the purpose of this section only, roads shall be considered highways if the ultimate right-of-way exceeds 75 feet in width.
§ 150-200 Exterior lighting.
[Amended 4-2-2013 by Ord. No. 242]
A.
Exterior lighting of a building or grounds, in any district in the Township, shall be color-corrected illumination which shall not be more than 12 feet above grade, shall be screened so as not to permit the source of illumination to be seen from off the premises, shall not cast measurable illumination off the subject property and shall not create a nuisance or intrusion to the privacy of adjacent property owners or the public.
B.
Exterior lighting of athletic fields.
(1) FIXTURE FIXTURE BANK FOOTCANDLE GLARE IESNA INDEPENDENT LIGHTING CONSULTANT
Definitions. As used in this section, the following terms shall have the meanings indicated:
A self-contained lighting unit consisting of a lamp or lamps and ballasts as applicable, together with the components designed to distribute the light, including but not limited to reflectors, lenses, diffusers, and baffles, to position and protect the lamps, and to connect the lamps to their power supply. (A fixture may also be referred to as a "luminaire".)
An array of two or more fixtures arranged and mounted on a pole to provide a prescribed light pattern on a playing surface. (A fixture bank may also be referred to as a "mounting assembly".)
A unit of illuminance. A footcandle is the illuminance on a surface one square foot in area on which there is a uniformly distributed flux of one lumen.
Light entering the eye directly from sources, including but not limited to the light from an individual fixture, a fixture bank, or reflected from any surface of a fixture, fixture bank, or its support systems, that causes visual discomfort and/or loss in visual performance so as to jeopardize health, safety or welfare.
The Illuminating Engineering Society of North America and the recognized technical authority on lighting system specifications for the United States.
A company including one or more licensed engineers certified by the National Council on Qualifications for the Lighting Professions and/or with one or more members in good standing with the IENSA or the International Association of Lighting Designers, and with at least five years of experience in designing outdoor lighting systems, or an individual with these same qualifications.
(2)
Notwithstanding the height limitation set forth in § 150-200A, exterior lighting of athletic fields on the grounds of a public or private high school shall be permitted to exceed 12 feet in height above grade when a conditional use is granted by the Township Board of Supervisors. The maximum pole height, the number of poles, the location of poles and the screening of the fixtures shall be approved by the Board of Supervisors to insure that such lighting complies with the requirements of this section. No light pole heights shall be approved any higher than absolutely necessary to achieve safe, appropriate levels of illumination of an entire field for athletic events, without permitting the spillage of illumination off the school property in excess of the limitations set forth below. Notwithstanding anything in this Subsection B(2) to the contrary, no light pole shall be approved which exceeds 85 feet in height.
(3)
Lighting fixtures shall be set back a minimum of 1.1 times the permitted height of the lighting structure from all school property lines adjacent to residentially zoned properties and abutting rights-of-way.
(4)
Lighting plans and fixtures shall be designed by a certified lighting professional employed by a lighting system manufacturer or lighting engineering firm or lighting consulting firm and shall incorporate the maximum cutoff design which is reasonably possible in order to eliminate preventable light or glare spillover to adjacent properties, abutting rights-of-way, or the sky above the illuminated fields. Glare control and light trespass shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and the appropriate application of fixture mounting height, wattage, aiming angle and placement as approved by the Township or any professional consultants it chooses to employ. Vegetative screens shall not be employed to serve as the primary means for controlling glare. However, vegetative screens may be required as a secondary means for controlling glare as approved or required by the Township in its conditional use decision.
(5)
The intensity of illumination projected onto a neighboring residentially zoned property or right-of-way shall not exceed 0.1 horizontal footcandles measured three feet above the ground and 0.5 vertical footcandles measured five feet above the ground (with the meter for vertical measurement aimed at the brightest fixture bank) at the property line or edge of pavement in the case of an abutting right-of-way.
(6)
The source of illumination (lamp source) shall not be visible from any point off the school property unless no commercially reasonable design alternative exists to accomplish such shielding of the light source. The source of illumination shall nevertheless be shielded to the maximum extent possible under the conditions presented. Should more than one row or level of fixtures be required on a pole, the fixtures shall be staggered and all surfaces potentially visible off site shall be coated with a flat or matte black finish to reduce reflected glare from the fixture housings to minimal levels. If supporting structures will be illuminated by light from the fixtures mounted on such structures, they shall also be coated with a flat or matte black finish.
(7)
Lighting system controls shall be designed to permit the automatic and manual limitation and adjustment of both the times when any lighted field is illuminated and the intensity of the illumination on any field in accordance with this section.
(8)
Illumination intensities on the school athletic fields shall be limited to the minimum safe levels appropriate for the type of activity on the illuminated fields in accordance with available industry (Illuminating Engineering Society of North America), sport or league (i.e., PIAA) standards. Such intensity levels shall be suggested by the applicant during any conditional use proceeding under this section and appropriate, safe levels shall be specified in the conditional use decision of the Board of Supervisors.
(9)
Because of the potential impact of lighting athletic fields in close proximity to residential uses, the Township shall be authorized to retain an independent lighting professional to review the design of any lighting system proposed by an applicant and present testimony and/or a written report at the required conditional use proceeding. In addition, following the installation of the lighting system and prior to its use for nighttime sports or other permitted activities, the system's performance shall be evaluated. Light readings shall be taken by a representative of the lighting system manufacturer with a light meter calibrated within one year of the testing. Measurements shall be conducted under the direct supervision of the Township's independent lighting consultant to insure that the system's performance, including but not limited to, the horizontal and vertical light trespass and glare standards and average field illuminance values (if any) of this section and the conditional use decision, have been met. Full compliance with all provisions of this section and the conditional use decision shall be demonstrated to the satisfaction of the Township before the fields can be illuminated for any permitted activity. The costs of reaching such full compliance shall be borne by the applicant and/or its lighting system vendors. The reasonable costs of such reviews (not to exceed $5,000) shall be added (as an escrow) to the normal conditional use application fee and collected from the applicant at the time of the filing of the application.
(10)
All activities or events proposed for a lighted field shall be scheduled so that they shall be expected to end no later than 9:00 p.m. prevailing time Monday through Thursday and no later than 10:00 p.m. prevailing time Friday and Saturday. No use of the lights shall be permitted on Sundays. An additional 1/2 hour of lighting at a reduced intensity shall be permitted after the conclusion of an activity or event to allow for the safe exit of participants and spectators from the premises and the cleanup of the field and surrounding area.
(11)
The illumination of school athletic fields under this section shall be limited to one field which can accommodate more than 200 spectators and one other field.
(12)
No field shall be lighted in the early morning for practices or other permitted activities. No field shall be lighted during any time when no activity is taking place on the field or when an activity on that field can be conducted safely in natural lighting.
(13)
Noise at illuminated events.
(a)
No music shall be allowed accessory to any event or activity, on any illuminated athletic field under this section, except live music provided by the school band or bands from visiting schools.
(b)
Use of a public address ("PA") system for events at any illuminated athletic field shall be limited to announcements that are consistent with and required by the nature of the event. For example, announcing scores, player replacements, identification of bands, band leadership positions or soloists, security announcements, etc. In addition, a PA system may be used in connection with school commencement exercises; the playing of the National Anthem; or recorded music for cheerleader, color guard, or similar practices, on any illuminated field. PA system speakers shall be oriented in a way (and shall have their volume levels adjusted in a way) that reasonably minimizes sound intrusion levels on adjacent properties.
(c)
Music by the school band and bands from visiting schools shall be permitted at any event or activity on an illuminated athletic field under this section.
(d)
No illuminated school athletic field shall be used as a venue for amplified music or concerts of amplified music except for the amplified singing of the National Anthem at any permitted event.
(e)
None of the noise restrictions in this or any other Township ordinance shall be applicable to unamplified sounds from participants and spectators at athletic events, including live, unamplified band music.
§ 150-201 Standards for home occupations.
[Amended 7-21-1999 by Ord. No. 173]
Home occupations shall meet the following requirements:
A.
Home occupations shall be in accordance with the following criteria. Home occupations are permitted by special exception in all single-family detached, residential dwellings and must meet the following criteria:
(1)
Subject only to the exception set forth in Subsection (A)(2) below, the home occupation shall be conducted solely by resident occupants of the residential dwelling.
(2)
No more than one additional person (not a resident in the dwelling) shall be employed by the practitioner of the home occupation to provide secretarial, clerical or other similar assistance.
(3)
The home occupation does not generate the need for any more than two parking spaces in excess of those required for the residence.
B.
All home occupations shall meet the following standards:
(1)
No more than 500 square feet of the area or the equivalent of 1/2 of the first floor area of the dwelling, whichever is smaller, may be used for the home occupation.
(2)
Home occupations must be conducted entirely within the dwelling.
(3)
The home occupation shall not have any business-related exterior storage or display of goods and/or merchandise.
(4)
The home occupation shall not alter the exterior of the dwelling.
(5)
The conducting of a retail or wholesale business, clinic, hospital, barber shop, realtor, beauty parlor or other personal service shop, restaurant, motel, hotel, animal hospital, mortuary or any similar use shall not be deemed to be a home occupation.
(6)
The operation of a family day-care home and/or group day-care home shall not be considered a home occupation.
(7)
There shall be no deliveries to or from a home occupation from a vehicle with more than two axles.
(8)
No home occupation shall require trash pick-up in excess of that required normally in single-family detached residential areas.
(9)
The use of noxious, combustible, explosive or other materials that would endanger the health and safety of the occupants and surrounding residents are prohibited.
(10)
No occupational sounds shall be audible outside the dwelling.
(11)
No machinery or equipment shall be used which will cause interference with the radio or television reception of neighboring residences.
(12)
No retail sales are to be conducted in person on the premises. Sales by telephone or via the internet are permitted, provided that no other criteria or standard of this section is violated.
(13)
A "home office" is not subject to these regulations and is defined as office use by a resident occupant primarily involving paperwork and the use of telephone or computer and not including:
§ 150-202 (Reserved) [1]
[1]
Editor's Note: Former § 150-202, Application; review and approval or disapproval by the Board of Supervisors, was repealed 10-20-2021 by Ord. No. 287.
§ 150-203 Detention basins in yard areas.
Detention basins shall be allowed in the required yard areas only in accordance with the following regulations:
A.
Single-family residential districts. In all single-family residential districts where the lot is used for single-family residential purposes, no part of any detention basin shall occupy more than 25% of the required yard area, measured as to linear dimension or surface area. The detention basins shall be located on the perimeter of the lot, shall be entirely within the lot lines and shall be located as far from the dwelling as possible. If a property in a single-family residential district is used for other than a single-family residential dwelling, detention basins shall be located in accordance with Subsection C below. No detention basin shall be located closer than 50 feet to any building in a single-family residential district (except in the AGR District where such minimum distance shall be 75 feet), whether such building is on the same lot as the detention basin or on any adjacent lot.
B.
Multifamily residential districts. In all multifamily residential districts where the lot is used for multifamily residential purpose no part of any detention basin shall be located in the required yard area of any individual dwelling unit. No part of any detention basin shall occupy more than 35% of the required yard area, measured as to linear dimension or surface area, of any district yard. No detention basin shall be located closer to any building containing two or more multifamily dwelling units than the minimum distance required between buildings in the applicable zoning district.
C.
Nonresidential districts. In all nonresidential districts, no part of any detention basin shall occupy more than 15% of the required yard area, measured as to linear dimension or surface area. No detention basin shall be located within 50 feet of any building, whether said building is on the same lot or on any adjacent lot.
[Amended 4-17-1996 by Ord. No. 146]
D.
General regulations in all districts. In all districts, no part of any detention basin shall occupy any area or portion of the pedestrian or vehicular circulation system on the lot. No part of any detention basin shall be located within 25 feet of any property line. All manufactured parts of any detention basin shall be screened by evergreen planting so as to be not visible from off of the property. Detention basins shall not cross property lines.
§ 150-204 Wetlands. [1]
[Added 8-19-1998 by Ord. No. 166]
A.
Wetlands shall not be filled or regraded, except as permitted by state and federal wetlands regulations.
B.
Buildings, parking lots and other structures, except fences, shall be set back at least 25 feet from wetlands.
C.
Wetlands shall remain undisturbed, except for the following activities, which are permitted by conditional use:
(1)
Corridor crossings by farm vehicles and livestock, recreational trails, roads, railroads, centralized sewer and/or water lines and public transmission lines, provided that such crossings comply with state and/or federal regulations.
(3)
Limited thinning and pruning of landscaping in order to remove or repair dead, diseased or damaged trees and in order to improve overcrowded conditions.
(4)
Construction of fences.
§ 150-204.1 Hours of construction.
[Added 6-15-2022 by Ord. No. 290]
Unless otherwise approved by the Township, the permitted hours of construction activities at any property shall be Monday to Saturday, from 7:00 a.m. to 7:00 p.m.
§ 150-204.2 Childcare centers and family childcare homes.
[Added 8-20-2025 by Ord. No. 303]
A.
Childcare centers accessory to places of worship. Childcare Centers operated as an accessory use to a place of worship are permitted by right, provided that:
(1)
The Childcare Center is located on the same lot or contiguous lots under common ownership with the place of worship;
(2)
The Childcare Center is operated, sponsored, or directly overseen by the place of worship, and is not a third-party tenant or independent operator unrelated to the religious institution;
(3)
The Childcare Center maintains a valid license from the Pennsylvania Department of Human Services;
(4)
The facility shall provide a dedicated outdoor play area, located within the side or rear yard, fenced, secured, and landscaped to minimize impacts on adjoining properties;
(5)
A traffic management plan shall be submitted demonstrating safe daily operations and event management, subject to review and approval by the Township. This plan shall be submitted during the land development or building permit review process.
B.
Family childcare homes permitted by right in residential properties. Family Childcare Homes shall be permitted by right on any property that is used for residential purposes subject to the following conditions:
(1)
The Family Childcare Home shall be located within the operator's primary residence.
(2)
No more than six unrelated children may be cared for at any one time.
(3)
The operator shall submit to the Township a valid license issued by the Pennsylvania Department of Human Services prior to commencing operation.
(4)
The use shall not alter the residential character of the dwelling, and no exterior signage shall be permitted.
(5)
No non-resident employees or assistants shall be permitted. All childcare must be provided by residents of the home.
C.
School and childcare center use in same facilities. The combined use of a School and a Childcare Center located in one building on one lot shall be permitted in all districts where Childcare Centers are permitted by right. All requirements for Childcare Centers are required to be met.