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ZONING ORDINANCE
For
WEST BUFFALO TOWNSHIP
1 I I 1 I 1 I I I 1 I
,2rticlc T - General J’ro\-isions 100 Short Title 101 EfTective Dzte 102 Purpose 103 Community Deseloprnent Objective 1 01 105 .4pplicr?iion of Regulations 105 Severzbility 107 Rcpezl
Interpret i! t i o n L
Article IT - Defini tion5 300 Applic2ble Definitions
Article n’- Dictrirt Regulations - 400 General 401 Commercial District .
402 Ton-n District 405 \‘iliz_cz Disirict 404 Rurzl Residentizl District 405 .A_rricularzl Presenation District 406 Agricultural Residential District 407 \Voodlznd Presexziion District 405 Public Land Presenfztion District $09 Floodplzin District
A rt icle \’ - S o n - Con form in n-Rteul a ti o n SO0 Son-Conformin_c Lots, Structures, Buildinzs 2nd Uses
m
1 1 1 1 2 2 3 CI’
3
4
23 23 25
26 ~6 27 28 29 29 33 33 33 3 4
0
3 5
35 35 39 39 39
I
I I E 1 I 1 E I 1 1
' I M ' I ~I I I I I I
605 606 607 605 609 GI0 61 1 G I 2 613 G l c l 61 5 616 617 61s 619
.4ccesson Stmcrdres Home Occupetion Ofi-Street Pziking md Lozding S i p s Uses Fronting On Collector and Arterial Streets S c ieec i n~ 25 d I> 2 rids c2 pi ng Co;;versio::s cf Dzilding \:c-hiculzr Access Sc\s.r.rzge Faci 1 i tii.5 Required Toundztions Datigerous SImciuies Public Uiiliiisj Esmption Pzrking 2nd Stoi22~ of Certzin Vehicles Auiomoti~e Reletsd Business Public Xuiszncts
40 43 42 47 so 51 52 52 53 53 53 53 53 53 54
Article \TI - Cllistcr Suhdi\*ision 55 700 Stztemerit of Purpose 5 5 701 Applicztion for Cluster Subdivision Development
703 Crittiia fo; G;zr,iing Special Exception Approval for Cluster Subdivision 56 57 703 General Quzlificz!ions
703 Specizl Hailsing Qxlifications 59
53 705 G-zrzges znd =liccsssory Buildirigs 59 706 Irnpexious Coverz~e 59 '707 >\.iasimum Building Height 60 70s hliscellzneouj Replztions 60 709 Open Spzce Requirements
Article \.TIT - Planned Residential De\-elo?ment SO0 Eii$5iliv
SO:! .4pplicz!ion for Tentative Approval SO3 Public Hezrinss SO3 The Findinzs S O j . Sob ApFlicz;ion for F ix1 Approvzl SO7 Adn1itiis;rz:ion 2nd Rei-ieiy
SO1 Deve lopen t Stzndzids -_ -
S ! z u of Plzri .4f;er Tentztive .4pproval
,Article TX - A r l m i n i ~ t r ~ t i o n a n d Enforcement I
900 Gcnsizl 901
$0: $94 995 Enforcexent Soricc
Po\veis 2nd Ddties of The Zoning OfFicer
De;.e!opmer;r ? e m i s end Certificates .. ?E %o:l in~ Pei-rxit
. . - - I eniporzry CSS PeiI7;iiLj
63 63 74 77 77 79 so 54
56 56 57 ss '
59 59
906 907 Vzfiances. ?OS Special Exceptions 999 Appezls 910 Hearings
I Duties and Po\veis of The ZoninS HezrinS Boaid
91 1 Amendments 912 l’iolations, Jurisdiction, and Enforcement Remedies 913 Filing Fees
90 91 92 93 95 96 97 98
100
1 101 I
I 102
103 I
ARTICLE I
GDZ3Ui -L PROVISIONS
C. lnis Ordinance shall bi known and may be cited as the klest auffalo Township Zoning Ordinance
m inis Zoning Ordinance shall becone effective imrtediateiy upon enactment.
This Zoning Ordinance is designed, adopted, and enacted to:
A . Provide the ninim.ln conditions necessaq to achieve t.he coals of the Nest Buffalo Township Conprehensive Plan, aaopted P-gril 10, 1993.
B. Pronote t'P.3 pblic's health, safety, morals, and general welfare; encourage the most appropriate use of land; conse-e and stabilize the value of
. property; pro-Jide adepate open spaces for light arid air; prevent widue concentratioa of population; and lessen congestion on streets, roadways and highways.
. _ . .
1
104 UXEXEBETB_TI_slt3
The i n t e r p r e t a t i o n and a p p l i c a t i o n of the pro-**isions of t h i s Zoning Ordinmce s h a l l be held t o be the n in imun r e p i r e n e n t s for t h e proxot ion of t h e h e a l t h , s a f e t y , no ra l s and cenera l welfare of the p.3l ic . I t i s not intended t o i i l t e r f e r e x i t h , zbrogate , o r c7.rL7:7.i~l o c h e r r u l e s , z-eydiations, or ordinznces pe r t a in ing t o the use of bui ld ings o r p r e n i s e s , c the height o r bu lk of a buil6ir.g zixi t he r e p i r e r i e n t s Lor l z r g s r open
. . Except as
A .
B .
C.
D .
.. . proi;ideci f o r e1se;;here w i t h i n t h i s Zoning Ordhz-n..ce :
120 b u i l d i n g , s t r u c t u r e , o r l a n d s h a l l be used o r occupied an5 no b u i l d i n g o r s t r u c t u r e s h a l l h e r e z f t e r be l o c z t c d , e r ec t ed , c o n s t n c t e d , r econs t ruc t ed , moved , extezded , e d a r g e d ,
converted, o r s t r u c t u r a l l y a l t e r e d exce2t i n cnnfor;;li t.y \.;ith all r e 9 l a t i o n s here in s p e c i f i e d f o r t h e ZoniEg D i s t r i c t i n which it i s 1oc;LEd.
Eo p a r t of a yard o r o t h e r space, o r o f f - s t r e e t parkins o r loeding space required with any bu i ld ing f o r tile purpose of com;?plying w i t h t h i s Ordinance s h a l l be inclueed as pa r t of a yard , open s p ~ c e , o r off - s t r s e t park ing , o r loEding space s i n i l a r l y r e m i r e d f o r any o t h e r builciing.
KO yard o r l o t e x i s t i n g zt the t i n e of pzssage of t h i s Ordinance s h a l l be reciuced i n dimension o r a rea bslox t h e minimum requirements e s t ab l i shed hereir . .
2
E. In czses of "I4ixed Occupancya the regulations for each use shall apply to the portion of the building or land so used.
';he provisions of this Ordinznce shell b2 severable, ar,d if any of these provisions shall be held or declared illegal, invalid, or unconstitutional by any court of consetent jurisdiction, the validity of the reraining provisions of this Ordinance shall not b2 affected. It IS hGreby declared as the legislative intention that this Ordinance would haire been edopted has such designated provisions not been included herein.
107
A l l ordinances o r parts of ordinances in conflict with this Ordinance, to the extent of such conflict and no further, are hereby repealed. >;
3
0 - T ? ' 200 7
1': a com~on p rope r ty l i r le bnt n o t over lap .
To physically touch or border upon; or t o s h a r e
E.cce S S O S ' 'CJCP @ S t n i C t u r e : A u s e o r s t r u c t u r e
subord ina te t o , and loca t ed on t h e same l o t a s - the p r i n c i p a l use o r bu i ld ing and s e n i n g a purpose c u s t o x ~ r i l y i n c i d e n t a l t o t h e use of t h e p r i n c i p a l b u i l d i n g .
p - f i i . c ; l l m : s t r u c t u r e at soxne t i n e a f t e r t h e coinpletion of t h e o r j q i n s - l ; ( 2 ) zn extezsion o r inc rease i n f l o o r a r e a or he igh t of a j a i l d i n g o r s t n c t u l r e .
(I) A s t r u c t u r e added t o t h e o r i g i n a l
ar I c l m : 1 Tcz xse of land f o r a g r i c u l t u r a l pUrpDSeS, inclu6ir.g f z m , i z ~ , da i ry ing , p z s t u r a ~ e , beekeeping, f o r e t r y , h o r t i c u l t u r e , f l o r i c u l t u r e , v ineyards , animal and p o u l t r y husS=,n5rJ7, h a t c h e r i e s and t h e necessary accessory u s e s f o r f a m hozEs, f e e d l o t s , manure handl ing f a c i l i t i e s , an i r ,a l b s r n s , iinpleinent b u i l d i n g s , crreer!!qoxses J , and buildinGs f o r feed, g ra in , and ecplpnent s t o r z ~ ? . h a r i c u l t u r e shtll not i n c l u d e ll::ennelsft , I'P.quaculturell,
F o r t h e purpose of t h i s Ordinance, t h e r co rd
c i r c u l a t i o n . . , . . . . .
4
1 I B I 1 I I
I
A f a c i l i t y operated by a Doctor of v e t e r i n a r y - b:ejicine f o r the care and t r e a t m e n t of an ima l s .
uses .
p 2 : a s h e r e i n a f t e r d e f i n e d , who f i l e d an a p p l i c a t i o n fo r develo2nent i nc lud ing h i s h e i r s , s u c c e s s o r s , and a s s i g n s .
omoh le: A s e l f - p r o p e l l e d , free-moving vehicle , wi th fou r ~ jhee l s , and l i c e n s e d by t he a p p r o p r i a t e s t a t e agency a s a p ~ s s e n s e r vehic le .
' &~ t~zm,~1~-? .epz i1 : Any b a i l d i n g , premises , and l and i n which a birsiness, s e r v i c e , o r i n d u s t r y i nvo lv ing t h e maintenance, se rv- ic ing , r e p a i r , or p a i n t i n g of v e h i c l e s i s conducted o r r ende red .
E. lc.ndoi;ner o r developzr ,
I.
, L ~ I E & ~ I - ~ s-: The use of any b u i l d i n g , l a n d a r e a , or other ~rexise f o r the d i s p l a y and s a l e of nex o r used a c t o n c 3 i l ~ s ctnsrzlly b u t nay include l i g h t t r c c k s o r vz?s , t r a i l e r s , or r e c r e a t i o x v e h i c l e s and i n c l u d i n g any v e h i c l e p r e 2 a r z t i o n o r r e p a i r work conducted. E S an accessory u s e .
w i 1 p Sc.zr;rice S r a t d : m y bu l ld ing , land a r e a , or other pre;;lises, 01: p o r t i o n t h e r e o f , used f o r t h e r e t a i l d i s p e r s i n r j o r s a l e s of f u e l s ; s r n - i c i n g and r e p a i r of a u t o m j i l e s ; znd ir icluding as an accessory u s e the s a l e 2nd installation of l u b r i c a n t s , t i r e s , b a t t e r i e s , an6 sinilzr t - e h i c l e a c c e s s o r i e s .
determining t h e p e m i s s i b l e nuiitber of s t o r i e s .
-: supported by c o l u m s or wa l l s f o r s h e l t e r , housing o r enclosure of m y i n d i v i d u a l , z n i r a 1 , process , equipment, goocis, o r m a t e r i z i s of any k ind .
S-qj? s t r u c t u r e having a roof
( s e e a l s o s t r u c t u r e )
-* x-0 co--- irris: I.FP r a t i o of the hori~ontal a rea nezsured f r o 3 the e x t e r i o r s u r f a c e of t he e x t e r i o r ~ . ; a l l s of t h e groan5 f l o o r of a l l pr i r .c iple - an6 accessory bu i ld ixgs OII a l o t t o t h e t o t a l l o t a r e a .
-: Tne v e r t i c a l dis tance measured f r o n . . the avsrage e l e v a t i o n of t h e proposed f in i shed gr-zde along t h e \:all of t h e b u i l d i n g ( o r acijacent t o the s i d e of a non-bui ld ing u s e ) , t o t h e h ighes t point of t h e roof or pa rape t f o r f l a t r o o f s .
- ~rir?rinal_: A bu i ld ing housing t h e c a i n o r t h e l o t on which t h e b u i l d i n g is p r i n c i p a l u s e . of
s i t u z t e d .
-: X p l o t of ground upon vhich two o r more campsites a r e l o c a t e d , e s t a b l i s h e d , o r maintained f o r occupancy by camplng u n i t s a s tenporary l i v i n g q u a r t e r s f o r r e c r e a t i o n , educa t ion , o r vacztion p a q o s e s .
m a l F2t'F.r o r F s ~ f w ~ x : A water o r sexer s y s t e i a which pro-Jides such f a c i l i t l e s on a comuni ty , a r e a wide, o r regi0r~a.1 b z s i s . The provid ing coziganj. nast be approved by and/or pe-t,.itted by t h e appropr ia te S t a t e o r Federal agsnc ie s .
of @cc u n m : A docur;lent i s sued by t h e Zoning O f f i c e r a l lowing t h e occupancy o r use of a buildir?g and c e r t i f y i n g t h a t t h e s t r u c t u r e o r u s e has been constrccted. and. \:ill be used i n coz?l iance 1;it'n a l l th2 a p 2 l i c a b l e municipzl codes and ord inances .
'
._..
D
_.._ . '
6
Clear S i c h t T r i s - m: PA a rea of cnobs t ruc t ed v i s i o n a t street i n t e r s e c t i o n s or s t r e e t and driveway i n t e r s e c t i o n s d e f i n e d by lir.es of s i g h t between p o i n t s a t a g iven d i s t s n c e fzon t h e i n t e r s e c t i o n of s t r e e t and /o r d r i v e x a y 1 in'es .
- d i i e l l i n g u n i t s o r b u i l d i n g s a r e grouped t o g e t h e r . 1 , ;od i f ica t ion o r r educ t ion of t h e minimum ya rd and l o t s i z e r e q a i r e x s n t s axe p e m i t t e d in exchange f o r an e q u i v a l e n t arnoilnt of l and i n cper l space t o be p rese rved f o r s c e n i c , .. r e c r e a t i o n , o r conserva t ion purposes . The o v e r a l l d-*-elling u n i t dens i ty of t h e under ly ing- D i s t r i c t cannot be e ; : c ~ e d ~ d i n t h i s t E e of development.
C@V.;?mOr! On en SDzce: P- p a r c e l o r p a r c e l s of l and o r an a r e a of water , o r a coTbin2tio.n of l and and wa te r v i t h i n i'. developxzzr s5.t.e ciesi2lr.ed ar.6 intendeci for the u s e of enjoyxent of r e s i d e n t s of a development, n o t i n c l u d i n g s t r e e t s l o f f - s t r e e t parking area , and a reas se t a s ide ' : - fo r
.. .
. . r jub l ic f a c i l i t i e s .
.:.. . . : . ~ i t i ~ ~ ~ uses: A use which no t be a p p r o p r i a t e i n
a pzr t icu l2 . r Zoning D i s t r i c t as a whole but which ray be s u i t z 3 l e ir. c e r t a i n locaticzs a?.a 'H'n'.n f a c t o r s prescr ibed w i t h i n t h i s 0rdir .ance f o r such c a s e s a r e met. "Cozdi t icna l Uses" a r e a l loxe5 o r denied by t h e i3oard of Supe rv i so r s a f t e r recormendation by t h e P lanning . co3nissio3.
- .
7
D e - J e l m 0 : >xy landowner, agent of such landowner, or t e n a n t with t h e permission of such landoxner, who makes o r causes t o De nade a s u j t i i v i s i o n of l and o r a l and deve lcpnent .
. - - . w: ;-,ny b u i ~ c i r . g o r p o r t i o ? thereof i.;hich -- is
l ~ c i ; < e ~ l i r L ~ ~ ~ shail not b e d e 2 ~ 2 d t o irlclude rr;otel, rooming kouse; toilrist hone, h o t e l , hospi ta l , o r nu r s ing hone.
designed or used for r e s i d e n t i a l pxrposes. Ills term
~ h ~ - e 1. fino - U? t : k s i n g l e u n i t providing coiaplete, indepzndent l i v ~ n g f a c i l i t i e s f o r one o r no re persons inclu6.ing permanent provis ions f o r l i v i n g , s lkeping , e a t i n g , cooking and s a n i t a t i o n .
. .
house.
Dxel l i r?a , Far;;\: A d x e l l i n g u n i t loca ted oil a f a m and used f o r t h e r e s idence of t h e p ro2r i e to r of a f a m o r persons nEcessary for the o p r a t i o n s of t h e f a m , i n sane o~,,*ners:?ip z s t h e f a m on which t h e di;ellir?g i s c o n s t r u c t e s .
KDbilD T=pe. A single-family detacheci nanuf ac tu red u n i t b u i l t on a chass i s . k rriobile hone
sub jec t t o 2.11 r e ~ d l a t i o n s ?-??,lying t h e r e t o , i , -h~t i . . s r o r not ~- :?eels , axles , h i t c h , o r o t h e r a p p ~ ~ r c e n a n c e s of mobil i ty a r e remo-.red and r e g a r d l e s s of the na ture of t h e foundat ion provided . i-rlis t e r n does n o t i nc lude r e c r e a t i o n i-chicles o r tra;-el t r a i l e r s .
--
8
D>:plJiJa, - p;Ul t i n1 p ~ z . m i l y : A bui ld ing conta in ing more t h a n tt.:o d-,;slling u n i t s , s h a r i n g access from a coriiion hall, s t a i r , o r balcony.
~ F S ~ R P ~ E ~ 5 s p r b r i c ~ $ : P u j l i c u t i l i t y f z c i l i t i e s t h a t . do n o t re-ire e n c l o s u r e i n a Btlildir?S;, i n c l u d i r i y yas,
d i s t r i b u t l o 2 systerrs ; and inc lud ing r e l a t e 6 equ ipsen t such as p o l e s , t o x e r s , wirzs , r a i n s , s exe r s , p i p e s , c o n d u i t s , c a b l e s . Th2 tern also inc ludes f i r e alarm boxes, ~olice c a l l boxes, t r a f f i c s i g n a l s , hydrants , -and o t h e r s i n i i ~ ~ - ewipr . sn t .
e l e c t r i c a l , steam, t e l ephone , se;ier, o r L'-& GLer
' * - - _
F F T , ~ : A sroxp of i n d i v i 6 u a l s 'cot necessar i ly r e l a t e d by blood, r z i r r i z se , adopEion, o r Tdard iznship l ixr ing toge the r i n a dxe1ling u n i t z s a single housekeeping E n i t under . a COX TO^ hoxsekeeping nz.na.geir.snt p lan based on an i n t e n t i o n a l l y s t rdc t u r e d r e l z t i o x h i p p rov id ing o r g a n i z a t i c n arid s t a b i l i t y .
9
o r s e p a r a t e areas .
- I pe2-J - T,o t: A concent ra ted anirr;2l or poilltry c p c r a t i o n f o r m a t , eggs, nil:: product ion , or s t a b l i n g i n pzns . F.lso a h c ~ s i ~ ~ >;here ar.iir,als o r poultr-r are f e d i n t o t a l conriner ,znt .
-3: having flooci h z z a r d cond i t ions .
- .
~ j - ~ o s e l an i a rezs s b j e c t t o being floo=ied o r
c-r ..-. T&-Jod H C . ~ : ne a r e a or port ion of the 1 0 0 year floociplain ~.:hich semes as a f lood cheimel t o pass the deepsr fas te r
Gzrz!oe, p y i - c a t ~ p a r k i n u : P. building o r p o r t i o n the reo f u s x i only f o r t h e storage of autoaobi les by t h e f a m i l i e s res ident upon t h z prernises o r by ind iv idua l s r e s i d i n g i n the i n y e d i z t e v i c i n i t y of t h e s torzge f a c i l i t i e s .
~ z . : I ' ~ c u . - pc!I_I11~ F[iyj:iEs. 7- t t n i G t u r 4 , cr pcrtinn thT-rFnf, otiizr than a p r i v a t e custoner and exployee g a r a g e o r p r i v a t e r e s i d e n t i a l garage, used p r imar i ly f o r t h e parking and s t o r a g e of veh ic l e s and a v a i l a b l e t o t h e geiieral p b l i c .
&bitz.jlG F l o o r .€.rea: Space i n a s t m c t u r e f o r li-,.ring, s l e sp ing , e a t i n g , o r cooking. Bathroorns, t o i l e t coapartrrisrrt, c l o s e t s , h a l l s , a t t i c s , s to rage o r u t i l i t y spaces , and s i m i l a r areils a r e not considered h a b i t a b l e space.
I I I I 1
. .
L..
a r c h i t e c t , e z g i n e e r , a c c o u n t a t , physician, d e n t i s t , t eache r , r e a l t o r , i n s u r a n c e agency, m i n i s t e r , mun ic ipa l o f f i c i a l , fzzily day c a r e hornz, c r a f t sho?, repair shop, znci other c s e s of t h e szii-,e g e n e r a l c h a r z c t e r .
.? .. -- ~ ; o r t i a ~ l t u r z : orchards , r;*Lrs.-ries, end greenhouses, a s \:ell as t h e p l a n t - r a i s i ~ g phase of pzrS:s, e s t a t e s , eiid b o t a n i c 2 1 gardens .
i n e c u l t i v a t i o n c r car2 OL m r k e t cardz.ns,
. .
L F’atel 0- -r !.:ntel : A b u i l d i n g o r groilp of b u i l d i n g s , c o z t z i n i ~ : ~ roans desis.ned, arranged, a d used for o-*-ernight l o d s i n g of t r a v e l e r s and the bus iness ccn’duct of iihich i s l i c e n s e d under a p p l i c a b l e l a w s .
~ n e m i o u s c o ~ - e r ~ _ ~ t : Tnat po r t ion of a lot (expressed a s a p e r c e n t a ~ z ) that does n o t zbsorb p r e c i p i t a t i o n . A 1 1 b u i l d i n g s , s t ruc tu res , p a r k i n g a reas , d r ivexays , rozds , side:calks, z.nd any arezs i n concrete , a s p h a l t , etc. m a t e r i a l s s:?ail be c o n s i d e r e d in,ert.ious s u r f s c e s .
* . A t r a c t of land developed f o r i n d u s t r i a l an5 n a n u f z c t u r i n g u s e s on i n d i v i d u a l lots u s u a l l y u t i l i z i n g a comlon 2ccess road and u t i l i t i e s .
,Tun’=,: JET:-: s h a l l i n c l c d e b o t h f e r rous and nonfe r rous s c r ~ ? metals ai16 t h z i r z . ~ l o ~ s , bozes, r a g s , used c l o t h , u sed rdDszz, L S F ~ r c p s , used t i n f o i l , used b o t t l e s , old o r used r . = , c ~ . i n z ~ ) ‘ , u s s d t o a l s , used app l i ances , used f i x t u r e s , used u t e n s i l s , use6 luT;jer , used boxes o r c r a t e s , u s 2 5 Dip? f i t t i n g s , used t i r e s , used motor v e h i c l e s , ari6 o t h e r mznufactured goods t h a t are so worn a s t o r e k e thEm uf iusa j le i n t h e i r e x i s t i n g c o n d i t i o z s , b u t a r e s c j j e c t t o b z i n g d i s n a n t l e d o r sal-,*aged. ateria rials z z a p r o 2 ~ r l y n a i n t a i n z d recyc l ing ~ T G ? o f f
- - mt-1 p I ~ E T : ~ ; :
. . . .
..
site G T cer.:2r r 5 i . V “3t De cozs idEre6 j u n k .
materials zr?d equipent yards, but not izcluding the
purchase or storage of used. furniture and. household equipment o r used cars in operzble condition.
any purpsse involving:
(a) A groap of two o r more residential or nozresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a l o t o r l o t s reqzrdless of the nurtber of occupants o r tenure: or
(b) Tnz fiixvi.sj-n3 nr z,!'l_ocation of l a n d or space whetksr initially o r cunulatively, bet*,:een, o r a x ~ g tt;o or n o r e existing or prospective occupants by ~ezns, of, or, for the purpose of streets I cox.mon areas, leaseholds condoininiuns , building groups or other features.
A scbdivision of land.
-' 1p.e following shall b? excluded. from this definition: (a) he conversion of an existing single-family
detached ds;ellir?g o r double dwelling into not imr? than three resieential units, unless such cnits are ir,tended to b3 2 condoziniun;
(b) The additiox of an accessory- juilciing, inclvdir?g farm b u i l d i n g s (unless they house aniriials that w i l l er:ceed a density of greater Lnc.n 2,000 l b s . of animals pzr ecre) , on a lot o r lots subordinate to an existing principal building; o r
c'
. . . . . ,.. . . ..
1 I 1
I
( c ) he a d d i t i o n 0;' conversion of b u i l d i n g s o r r i d e s w i t h i n the conf ines of an e n t e r p r i s e which would be considered an airxseinent park. :or - t h e purpose of t h i s subc lause , a n
z r ~ ~ s c n e ~ l t park i s c i e f i x d a s a t r a c t o r area use5 p r i ~ c i p a l l y zs the l o c a t i o n for p e r a n e n t ~-:.cse;next s t r u c t u r e s o r r i d e s . -. inis ' e x c l u s i o n sh.zl.1 n o t apply t o nexly acqui red a c r e a c e by an a ixsm,en t park u n t i l i n i t i a l p l a n s f o r t h e ejrpanded a rea have bz-en zpproved by proper a u t h o r i t i e s .
B n d o s rne r : The l e g a l o r b e n e f i c i a l owner or o:c*n'ers of l a n d , t h e h o l d e r of an opt ion o r c o n t r z c t t o pu rchase (whether o r r.ot such o2 t ion o r con t r ac t is s u b j e c t t o any c o n d i t i o n ) , a l e s s e e having a remaining term of no t l ess than f o r t y ( 4 0 ) yez r s o r an\/ other person having p r o p r i e t a r y i n t e r e s t i n the l a n d .
m: A d e s i g x t e d p a r c e l , t r a c t o r a r e a or' l a n d e s t a b l i s h e d by a p l a t o r otherwise as pe rmi t t ed by
~ law and t o be t?sed, developed o r b u i l t upon a s a u n i t .
~ o t 2 r ~ a . The consuted area contained w i t h i n t h e l o t l i n e s exc lus ive of any s t r e e t r i g h t - of-xays.
. , ~ c r - c ~ m . .q Ic t abu t t ing t h e i n t e r s e c t i o n of two s t r e e t s .
r) e0t-n. Tne 'mean h o r i z o n t a l d i s t anc -e between t h e f r o n t and r e a r l o t l i n e s .
T.ot T!iEes. The proper ty l i n e abounding t h e l o t .
. . * . 2. ...
13
k t TApe-Side . m y l o t l i n e o t h e r than a f r o n t or r e a r l o t l i n e .
T.ot 5;idt-J~ . The width of t h e l o t Setween s i d e l o t l i n e s a t t h e front b3ildir.g l i n e s a s p r e s c r i b s d by t h e front yard r e p l z t i o n s .
E-: The t e r n KiRerals includes, b u t i s Rot l imi t ed t o , a n t h r a c i t e and bituminous coal , l i g n i t e , l imestone znci d o l o x i t e , sand, g r a v e l , rock, s tone, e z r t n , slag, o r e , v e r m i c u l i t e , c l ay and o the r mineral resources . '
I.li-,-ed @ c c ~ ~ ~ a n c x : 'Tne u s e of a l o t f o r more than one p r i n c i p a l US^.
u l e H o x P a r k : A parce l o r c o n t i y o a s percels of land which have been so designated and improved t h a t they c o n t a i n two o r m o r e nojile home lots f o r t h e plEcenent thereon of mobile homes.
]+.ni,c~Q~li t v : as t h e oms ship of b : e s t B u f f a l o , Union County,
S h a l l mean t h e mmicipal corporation knohm
Pennsylvania.
m o r h o o 5 Rztail: A coimerc ia l use v;:?ich is l i r i i t e d ir, s c a l e , primarily se rv ing a loca l neigh3orhood and o r i e n t e d t o psdestrian or l i m i t e d vehicular t r a f f i c .
A s t r u c t u r e o r p a r t of a b:(-Jg-Coylfo~,ina S t - I l C t u: s t r u c t u r e ~ ~ n i f e s t l y not d ~ s i ~ i l e d t o coxiply Kith t h e a p p l i c a b l e cis? o r exten t of u s e pro-v-isions iri a z0ni r .g ordiEance o r a ~ . e ~ d m ~ n t . ~ ~ e r e t o f o r e - . . . o r hereaf tEr enacte6,
I I I 1 I B 1 I I
~B I
I I 1 I
where such s t n c t u r e 1E;:fully e x i s t e d p r i o r t o t h e e n a c t n e z t of such ordlxxince o r ainendnznt, or pr ior t o t h e a p 2 l i c a t i o n of such ordinance 'or amendment t o i t s l o c a t i o n by r eason of annexat5.cn. Sclch nonconforming s t r u c t u r e s i n c l u d e , bxt a r e riot l ir iceii 'io, nonconfolrning s i g n s .
-
pion - C o n L T b c [ ise : A bu i ld ing , s t r u c t u r e , o r prenises l e g a l l y e x i s t i n g anQ/or used a t t he t i m e of adop t ion of t h i s o rd inance , or any amendment t h s r e t o , t;hich does n o t confo rn v;ith t h e use r e p l a t i o n s of t h e d i s t r i c t i n which l o c a t e d v;hich can be ussd i n i t s p r e s e n t f o m .
B f i c ? : A roan or group of r o o m used f o r conducting t h e a f f a i r s of a bus iness , profession, s e r v i c e , i n d u s t r y , o r government and g e n e r a l l y fu rn i shed wi th desks , c h a i r s , t a b l e s , f i l e s , End coxiunicEtion equipment. For t h e p u ~ o s e s of t h i s O r d i x n c e , an o f f i c e s h a l l i n c l u d e p r o f e s s i o i a l o f f i c e .
. . />. '3 , . -A . / ./,_. . . .
m c . 3 pa^);: A je-k-slosp:e!lr;: ail a act; oi. Lana that..:. z. ..
contair is a r?urber of separgte o f f i c e bu i ld ings , accessory .. . and sup2or t i r .g u ses , asd opcn space d e s i g e d , planned , c o n s t n c t e d , and. m n a s ~ d oa an integrated. and coord ina ted
..-.. . , b a s i s . . .
. ' "i . . .; , i', li .1
M F G A>Tea - p r i - b * z t c : A parking area f o r t h e exc lus ive USE? of tke o x i e r s , renants , l e s s e e s , o r occupants of t h e l o t on which t h e parking a r e a i s l o c a t e d or t h e i r custoz:.1rs, erqloyees, o r whomever else they permit t o use t h e p a r k i n g a r e a .
~ ) a r ; < i g m Area - x b lie: Pn open area , o t h e r than a s t r e e t o r o t h e r p u b l i c :\*a:-y, used for t h e par!-;ing of automobiles and a - q ~ i l ~ D l e to t h s pcblic - ~ - ? : ~ t h ~ r for a f e r , f r e e , o r as an accorr;~.oQaticn f o r c l i e n t s o r c u s t o x e r s .
3 r*<i - n c A z c ~ : .Z; space EEsignated f o r t h e pa rk ing of l i c e n s e d motor v e h i c l e s . ' 3 e s i z e of each space s h a l l be 101 :: 2 0 ' uzless spfcifieci E S a "Co-?act Car S p c e l ' which s h a l l bl 8 ' >: 16'.
. . ..
15
I I
zo?iz'; ? e n , i t : h perr"it i s s u e 5 i n d i c a t i n s t h a t a pro2osc6 2 s s - 1 bu i l e ing 01- s t r u c t u r e i s i n accordance v i t h t > e provis ions of t h i s Ordinance and e u t h o r i z i s g an zppl icant t o proceed. i c i t h t h e cons t ruc t ion o r devzlopnent of t h e use , b u i l d i n g o r s t r u c t u r e .
oc ct1 nz 3 c v ?emiL: of t h e c o n s t n c t i o n of a s t r u c t u r e , o r change i n u s e of s t r u c t u r e o r parce l of l a n d i n d i c a t i n g t h a t t h e preriises co.;rplies with t h e p rov i s ions of t h i s Ordinznce and nay be used f o r t h e purposes s e t f o r t h i n t h e Occupancy Permit.
-3. D e m i t i s s u e d u p 3 co;r,pletion
ttcd u s s -. - Any us2 which does not require s p e c i a l a c t i o n by t h e . Zoning Eearing Board o r by t h e Board of S u p e r v i s o r s before a zoning permit I s granted by t h e Zoning O f f i c e r .
e n t i t v f o r a nurber of 6xellir.g u n i t s , or cornbination of 4
r e s i d e n t i a l arxi nonresid2nt ia l uses , t he developmznt p lan f o r which does not correspond i n l o t s i z e , bu lk , t s e of dt:ell ing, o r use, dens i ty , o r i n t e n s i t y , l o t coverage and r e q a i r e 5 osen space t o the r e y l a t i o i l s e s t a l i s ' n e r i i n any
pro-Jisioris of t h i s Crdinznce b u t rxst cor2iy w i t h >-,rticle VIII of t h i s O r d i n ~ n c e .
ox2 d i s t r i c t c r ea t ed , fron! t i n e t o t i n e , und3r t h e
I I I
I I I I I 16
I I I I
of a phys ic i an , d e n t i s t , o?toc-,etrist, m i n i s t e r , a r c h i t e c t , landscape a r c h i t e c t , c i t y p l a n n e r , e n s i n e e r , i n s u r a n c e a s e n t , r e z l t o r , accour?tant, laiiyer, o r o t h e r s i r , i l a r p r o f e s s i o n a l occupa t ions .
.- D m i c f.;..etirlZ: A f o n m h e l d pursuant t o n o t i c e uader t h e A c t of Zuly 3, 1986 ( P . L . 386, K O . 8 4 1 , known a s . t h e "Snnshine P.ct".
-3 ic Notice: h'otlce pub l i shed once each week f o r two success ive t:eeks i n a nexspaper of genera l c i r c u l a t i o n i n t h e i x n i c F p z l i t y . Such n o t i c e s h a l l s t a t e t h e t i n e and p l z c e of t h e hear ing ar.d t h e p a r t i c u l a r n a t u r e of t he
The f i r s t m a t t e r t o be considered a t t h e h e a r i n g . p u b l i c a t i o n s h a l l not be m o r e than t h i r t y (30 ) days ar?d t h e second p u b l i c a t i o n s h a l l n o t b2 less than set-en - (7 ) days p r i o r t o t h e d z t e of t h e hea r ing .
, D L ] j l i C @ r ouasi-Public u ses : U s e s o r s t r u c t u r e s desiwed, intended or arranged f o r t h e u s e o r s e r v i c e of t h e senera1 p x b l i c , a l t hough t h e f e e s and cond i t ions ' of such c s 2 5s dzcemincd and re5alzteci by t h e o p t r z t o r t h e r e o f , e . 2 . Pos t O f f i c e s , C h u r c h e s , Cemeteries, Schoo l s , Cornunity C e n t e r s , C i r e h a l l s , Hunicipal Bui ld ing , Coxamity Sexer and Kater Treatment F a c i l i t i e s and o t h e r u s e s of t h e sa;ii3 g e n e r a l c h a r a c t e r .
D u a r y : See I f Surf ace Nining"
EQFo?- t : .r; b3ildir .q o r grou, of h i l d i n g s 10CZtEd on a
ir.cludir:c d f a c i l i t i e s f o r serv- ice of food t o l o 5 g e r s lot, a r r a q z d and cse5 f o r loiigizg of menbrrs and FLests ,
~ ~ d , / o r ~onlo6sers, and nay i ~ c l u d e r e t a i l s z l e of co-,oSities and str . ' ices, azd f a c i l i t i e s f o r educacional z . c t iv i t i e s and recre~tion f o r l o e s ~ r s and/or r .onlo6girs .
- - * - p i c j t - - ~ F - ; : F - ~ - : - - A s t r i p of la26 zcqci red by reserbraLion , fo rc€g _ . ,, d.ed ica t io2 , p r e s c r i p t i o n , GI- dlA ,uiceticn,
17
condemizticn 2nd intended t o be occupied by a road , crosswalk , ra i l rozd. , telephone or electric t ransiais s ion lines, oil or 92s pipeline, wzter line, sanitary stom sex;er, and other sitxl2r us2s. Generally, t h e richt of one to pass o v e r the ~ r o ~ e r t y - - of another.
. .
U n p ina CE;,ntez: A group of comercia1 ~stablishnents - . ulemed, consti-ccted, a i d . manege6 as a total entity, b.:ith custorrzr an6 eixgloyee parking providsd on-site, provision f o r soods de l ive ry separated fron custoncr zccess, aesthetic considerations and protection fron the eiernents, a c i landsca2ing 2nd signage in accordance with an zpproired plan.
a: ?v exterior n z x , identification, descrigtiox, clispl~;;, GL- illustrstion e:cpsv3 to public view wnich directs zttezEion to ax object, product, place, .zctivity,
projectir.5 or frse-stzzding sign with two f aces s h a l l be consider~ci as a sir-gle sign. P-11 sign m t e r i a l ar.6 F ~ f o m a t i o n contaized within a single franie s u p ~ o r t shall be coilsid~red. as one sig.n.
person, institution, organization or business. A
-: ;.. sign v;hich directs attention to a bilsincss, comodity, service, or ent?reair-Lr?ent conducted, s o l 6 or offered else.*-here than upon the prexises where such sign is located, or to which it i s affixed.
~ a c , 5 ur;ir.Fss: A sign xhich directs attention to a businsss o r profession conciucte6, or to a coimodity, service', o r enter;ainxent sold or o f f e r e 5 upon the ~ r ~ z i s e s :;:?zrz such sign is locz te5 o r to ;:nicn it is . . .
- - . Z , f f l X 2 C L .
18
f o m i n g an i n t e g r a l p a r t of t h e displ2.y.
w: Thzt p o r t i o n of a bu i ld ing included bet\:eer! t h e s u r f a c e of any f loo f znd t h e surface of t h e f l o o r next above ..it, or if t h e r e i s no f l o o r above i t , t h e n . t h e space between t h e f l o o r and t h e c e i l i n g abo;re.
m~ - F i r s L . The lowest s t o - y o r t h e ground s t o r y of ?.ny b u i l d i n g , t h e f l o o r which i s not more t h a n 1 2 i n c h e s be lox t h e average c o n t a c t ground l e v e l a~ t h e e x t e r i o r wa l l s of the b u i l d i n g .
S t o - u - Falx: A p a r t i a l s to ry under t h e g a b l e , , h i p o r S m b r e l roof , t h e wal l p l a t e s of which on a t l e a s t ttio o s p o s i t e e x t e r i o r walls a r e not more than f o u r f e e t above t h e f l o o r of such s t o r y .
' T t r c c t : .Le p c b l i c o r p r i v a t e vehicular thoroughfare xh-ich a f f o r d s p r i n c i p a l means of access t o a b z t t i n g prosr r t? . , ir .clu6ir .g ai-ence, place, *zay, d r i v e , l a n e , boulevard, highxay, r o a d , an6 any o the r thoroughfare exces t an a l l e y .
D t F r F L z t e - b., .; h ..- r..cv : A highway which s e r v e s a s a
l i m i t e d access nishxays.
7: A s t r e e t which provides l i n k s 'DCt. - .- - - urban ar2as with in a regional, state;.:ide, o r i n t e r s t a t e settins. These roxis a r e s p e c i f i c a l l y d e s i g ~ i d f o r t h e r-.avei?.:2nt of t r a f f i c fron g l a c e t o p l a c e r .zther t h a n a c c e s s t o the l m d .
19
cour'ty 2nd l ead t h i s t r a f f i c t o roads of h i g h e r c l a s s i f i c a t i o n . T h i s category gene ra l ly i r ic ludes a l l S t a t e Roads.
b,ocel Stre 2 ' t ~ : S t r e e t s t o s e n e the more developed Dortions of t h e Toi\TIS!Iip and tbe irLnodiate a r e a and do not f a l l i n t o ar?y of ths ~ b o v e c a t e g o r i e s ( i . e . p , r iva t e roads , t o m s h i p Cul-de-sacs, e t c . ) .
S t t ~ ~ r e : An.:, inzn-nade oS jec t havir?g an a s c e r t a i n E b l e s t z t i o n a r y l o c a t i o n on o r i n land o r water , whether o r ROC aff ixed. t o t h e land. (See also Building)
$ u r f > c e [ 4 i 1 - b . : Surface minir.g s h a l l nzan the e x t r a c t i o n of m i ~ e r a l s f r o n ' t hs e a r t h of f ron the waste o r stock p i l e s o r f r o 3 p i t s o r .banks be renoving t h e s t r a t a o r r . ;a ter ia l which o v e r l i e s o r i s above o r between then or other-*-ise e x ~ c s i n g and r e t r i e v i n g thea f r o x t h e s u r f a c e , i n c l c 5 i n z 'est EOC l i rni ted t o s t r i p , d r i f t ; and auger n i n i z g , d r e d s i z 9 , qdarryii lg, lezchir?g a d a c t i v i t i e s r e l a t e d t h e r e t o , but ~ o t including those ni .ning operations c a r r i e d beneath the su r face by m s z . n s of s h a f t s , t u n n e l s , o r o t h e r underground mine osening . "Surface nining" shall r.ot inclcde ( E ) t h e ex t r ac t ion of ninerals ( o t k ~ r then a n t h r a c i t e and bi turdnous ccsl) by a l a n d o i : ~ ~ ~ f o r h i s o;~:? non-ccTnercial use frcx l and G X X C ) ~ 01 lezss5 by hip.; ccr ( b ) t h e e x t r a c t i o n of sand, g r a v e l , roc:.:, st or:^, e a r t h or f i l l f r c a borroi; p i t s f o r high-**ay c o n s t r ~ c t i c n pi?rposes, so lozg a s such trork i s p e r f o n e 6 ~n.5e.r a bo.id, cont rac t ~ . n d s s e c i f i c a t i o n s which s&s:antielly pro;~ide f o r a.n6 requi re r e c l a n a t i o n of t h e Ereas affecte5 lil accord :,:ith 952 rea-direri-,zncs.
. .
. . . ". . .
2 0
I m I I 1
Ter?t: A collapsible s h e l t e r of cE3vas or o t h e r p o r t a b l e ma te r i a l Csed, when e r e c t e d , fo r the teinporary o c c u p n c y of one o r rare pcrsor is o r o t h e r acc iv i ty .
- i ~ * ~ ~ , ~ ? m ~ : ~ ~ : of t h r e e o r xore a d j o i n i z g d-. . ;el l ing m i t s , each of v.-hich i s seszrated fro3 t h e o ther by 0.7.2 o r nore ufigierczd f i r e s ; a l l s f r o n Ground to roo f , h?:/iiig i n d i v i d u a l o u t s i d e a c c e s s . Rows of a t t a c h e d toxnhouses s h a l l n o t exceed e i g h t dwe l l ing u n i t s .
:- "single-fazily Ettache6 dwellinglf
size: -* .ne a r e a of t h e e n t i r e developmsnt l o t i n c l u d i n g a l l b u i l d i n g s , i n d i v i d u a l uni t l o t s , open spiice, and r e q u i r e d y a r d s .
~ r a v e l - Trzil~z: A v e h i c u l a r , p o r t h l e s t r u c t u r e b u i l t on a c h a s s i s , d e s i g n e d a s a tex2orcry dwell ing f o r t r a v e l , r e c r e a t i o n and/or v a c a t i o n , having a width of less than teri f e e t , b u t Rot t o be constrc?cd a s a mobile hoxe f o r p e n t a n e n t r e s i d m c e . Inc ludes notorhones , RV I s , and caiiipers.
V a r i z m : The d e p a r t u r e f r o m t b t e x t of t h e Ord inmce i n d i r e c t r ega rd t o a ha rdsh ip pecu l i a r t o an i n d i v i d u a l l o t au thor ized by t h e Zonir,g Eearin_o aoard i n accordance w i t h t h z p r o c e d u r e s se t f o r t h i n Sec t ion 9 0 7 o f t h i s 0rdinar.ce.
)-: >n o2en s p a c e required by t h i s s~.me lot wi th a building or a 5.rO~p which l i e s between t h 2 p r i z c i g z l bui Duildifigs 2nd the n e a r e s t l o t l i n 2 and u n o j s t r u c t e d f r o x t h e grou.n.6 usxzrd per i rdt ted.
Ordinance, on of b u i l d i n g s , 1dir.g o r group i s unoccupied except a s her
t h e and
of and , e i n
2 1
b ? a s t e : A r z t e r i a l vhose o r ig i r . a l purpose h a s been complete6 2nd which i s d i r e c t e d t o a d isposa l o r procsssing = - A * l i t y L G ~ ~ - - or as other,;ise disposed, a s defi,r.ed
i n the So l id Kzste 14anzgsz2nt Act, of 1 9 8 0 , P . L . 3 6 0 , 120. 97 and the 1.5uiiicipal Vlzste planninq, Recycling and Kaste Reductio” Act, of 1986, P . L . 556 , Ho. 101.
G s t e .. S ~ Q ~ E C ? or ProcesC.JR - u FzCilitv: A n u n i c i p z l o r municipal e u t h o r i t y owned and operated f a c i l i t l r .i<nere l and , ~ t m c t u r e s , ‘and o t h e r zppurtenznces are u t i l i z e d for the ciicpos-al. o r processing of - r x i c i p a l , r e s i d u a l , o r
1 B 1 I I :I
..
I I I 1
ARTICLE 111
ESTABLISF"~"~ OF ZONING DISTRICTS x s i ZONIKG MAP
I I I I I I I I I I 1 I I I I
k;est Buffalo Toxnship i s hereby. di*~ideCi i n t o the f o l l o x i n g Zoning D i s t r i c t s :
((-1 - Tne p u q o s e of t h i s d i s t r i c t i s t o provide a l o c a t i o n f o r l i g h t o r moderate c o m e r c i a l , nanufactur ing, o r i n c i u s t r i a l uses i n a c l u s t e r o r caz2us - l ike atmosphere wi th s a f e , convenient v e h i c u l a r access.
T0k-n ( T) - Tr?e purpose of t h i s d i s t r i c t is t o provide an a r e a f o r mediurr? dens i ty r e s i d e n t i a l developiaent I n conjunction wi th a p u b l i c sc-xera5.e system. S i n c e pub l i c s e x e r w i l l s e r v i c e t h i s d i s t r i c t , development can allox h ighe r dens i ty such as c&us.ter housing End Planned R e s i d e n t i a l Development (Pm) . Cer ta in r e s i d s n t i z l - r e l a t e d and l i g h t c o m e r c i a l uses woilld al'so be permi t ted u s e s i n t h i s d i s t r i c t .
w o e ( V I - The purpose of t h i s d i s t r i c t is to presen -e t h e r u r a l cornuni ty c h a r a c t e r of the e x i s t i n g v i l l e g e s i n - t h e Township by providing f o r a r;.ediun d e n s i t y a r e a with bas ic s e r v i c e s and r.eic'nSorhood c o m e r c i a 1 uses i n t e g r a t e d w i t h i n the c0lr;rcnity. E e s i d e n t i a l cons t ruc t ion , s p e c i f i e d comerciz.1, s r 7 i c e f a c i l i t i e s , and. z p s r o p r i a t e pilblic uses f o r * which p u b l i c water and sewers a r e no t needed, would be permi t ted i n t h i s d i s t r i c t .
wal-Resicicn.ti;l.? fg -R l - The purgose of t h i s d i s t r i c t i s t o provide f o r a r e z s solely f o r r e s i d e n t i a l and seasonal dsve lo2xent . LE-6-elosir,ent of t h i s d i s t r i c t w i l l be on a low dEnsity b a s i s a2d. w i l l r e q u i r e a reasonably l a r g e l o t s i z e t o u?,hold t h e -n i rz l c h a r a c t e r of t h e T o i x s h i g and t o p r o t e c t K . ; a t e r supply and se;iase d i s p o s a l s y s t e z s .
23
/ P a r 3 1 p r p c p p F . t i O 9 ( ?..-a - c inp purpose of this district I is to preserve an6 protect zgricultural usage and related zcti-qities. jigriculture and related uses would be per"itted u s e s in this district.
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district.
2 4 .
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If uncertainty exists as to the boundary of any district shown on the Official Zoning Hap, t h e Zoning Hearing Board shall determine the location of such boundary. The Zonins Hear ing Eoard nay request a recorntendation frox the Planning Comission p r i o r to making such decision.
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ARTICLE IV
DISTRICT REGULATIONS
4 0 0 l22maL
-- ~ n e r e p l a t i o n s governing the use of l ands , s i z e of l o t s , yards and bui ldings within each Zoning D i s t r i c t i d e n t i f i e d i n t z t i c l e I11 a r e es tab l i shed i n t h i s X r t i c l e . . For c e r t a i n uses o r exceptional s i t u a t i o n s , these r e v l a t i o n s a r e supplemented by A r t i c l e V and P - r t i c l e V I and by o t h e r provis ions of t h i s Ordinance. ..
N o u s e s s h a l l be p e m i t t e d i n any d i s t r i c t i f they a r e t o be opera ted i n such a minner as t o c r e a t e any ob jec t ionab le , dangerous, i n j c r ious , o r noxious condi t ions. E x a F l e s include b u t a r e not l imi ted t o the c rea t ion of . f i r e , e>rplosion, no ise , odor , sxoke . d u s t , g l a r e , e l e c t r i c a l o r radio i n c e r f ererice and/or o t h e r amoyances which Edversely inpac t on the s a f e t y and we l fa re of t he surrounding areas and p r o p e r t i e s .
<
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A . Permit ted Uses
_ . 7 Restaurants , h o t e l s , o r rnotels 2 . Profess iona l Off ices 3 . Kanufacturing o r Karehousing F a c i l i t i e s 4 . R e t a i l , Knolesale Serv ice o r Repair B u s i n e s s 5 . Accessory Uses and S t r u c t u r e s , See Sec. 605 6 . Agrononical, l i o r t i c u l t u r a l Crops
a . Spec ia l Exception U s 2 s
1. Publ ic E R ~ Q ~ ~ s i - P ~ i b l i c Uses - . 3 I n d u s t r i a l P a r k 3 . Shopping Cer?ter I C. Departrient S t o r e 5 . Off ice Park 6 . Cove rnz? n t a 1 0 f f i c e Bu i 1 ding s 7 . , ~ u D l i c U t i l i t i e s -
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C. Restrictions
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1. I-:ZX~ELI~TI Building Coverage: 40% 2. I ~ E X ~ F . : J E I Ir,Ser\rious Coverage : 60% 3. I~;zcxirr,.~x zuilding Eeight : 4 . KLE~DLXZ Lot Area :
6 . HiEirr.:Ln Yard Dimensions :
45 ft. 1 acre 200 ft.
. . ..
. .
. . 5. l . :Ln~K<l3 Lot Kicith :
front: 50 ft. s i d e : 25 ft. rear: 25 ft.
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A . Permitted Uses
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1. Single-Family Detached Dxelling 2. Two-Fanily Dh’elling
Professional Office 3 . 1. h’omo Qccupatj<on, SPP S p r G n F ;
J .
. 5. A C C Z S S O ~ ~ Uses zind Structures, See Sec. 605
B . Special Exception Uses
1. Tomhouse 2 . Plaimed Residential Development (See Article VIII) 3. Cluster Subjivision (See Article VII) r ; . l<eishborhood Eetail 5. b!ulti-Fanily Sousing 6. Hobile Home Park 7. Public or Quasi-public Use 8. Nursing h’oine 9. Governnental Buildings 10. Public Utilities
C. RestrFcticns
2 7
80 f t .
6 . 14inir.crt Yard Dimensions : 3 0 f t . c LrOnt:
side: 10 ft. rezr: 2 5 f i . '
T T (v ) T C 403
A . Permitted Uses
. - 1. S i n g ~ e - F a r ~ i l y Detached Dwelling 2 . 'D:o-Tz.nily .. . D x e l l h g 3 . t i o x Occupation, See Sec. 606 4 . Keighborhoo6 R e t a i l 5 . Accessory U s e s li S t r u c t u r e s , See Sec. 605
B . Spec ia l Exception Uses
I. Profsssional O f f i c e 2 . Iu'ursing Ease 3 . Publ ic o r Quas i -Pub l i c Use
5 . Govsrnnen ta l Buildings 6 . Publ ic U t i l i t i e s
4 . I.;ultF.-Imily Dxs1lir.g
C. R e s t r i c t i o z s
1. I*izxiCl>n Su i ld ing Coverage 2 . biaxinun Inperbrious Coverage 3 . ~ a x i r x a Building Height 4. I4inimun Lot Area 5 . I.;inir?.cx Lot Kidth 6 . I/linii?.ln Yard Dimensions
front: 3 0 ft.
rear: 3 0 f t . s i d e : 1 0 f t .
20% 40% 35 f t . 1 ac re 100 ft.
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A . Pemltted Uses
1. S i n g l e - F a n i l y Detache6 Diielling 2 . 7;h.o- 'Emily Dh-ell ing 3 . Hobile Eoze 4 . Seasonal Uses 5. Xome Occupation, See Sec. 606 6. Cultivation of Crops 7. Accessory Uses ti Structures, See Sec. 605
B. Specia.: Exception Uses
405
1. Public or Quasi-Public Uses 2 . Governnzntal Buildings 3. Pilblic Utilities
C. Restrictions
1. 1.izjrimu;n auilding Covcragc 2 . I%:iir;,un inperqious Coverage 3. 14z.xirnum'Building Height 4 . 14inimun Lot Area 5. Kinimum Lot width 6. 1,;ininun Yard Dimensions
f r o n t : . 30ft. side: 20ft. rzar: 10f t.
A . Permitted Uses
10% 20% 35ft. 2 acres 150ft.
1. Agriculture 2. ?.gricultural ausiness 3. Single-Faii-dly Detached Dxelliilg 4 - !.io3i 1 e Eoze 5 . Sez..sonai uses 6. Eaxe Occupation, See Sec. 606 7. Accessory Uses Er Structures, See Sec. 605
Special z;:c2~,tion uses . . . . .. ''a
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C .
D.
4 . Pub l i c or, Quasi-Pcbl ic U s e 5,. p a b l i c U t i l i t i e s
1. 1.iaxirnum Building Coverase 10%
3 . 14axinun Building Eeight 45ft.
5 . 1.iinir.cn Lot kiidth 200ft.
2 . ~ - : ~ . x i ~ d n I n p e n i o u s Coverage 2 0 %
4 . 1,;inirnurn Lot krea 11 Acres
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6 . 1.iinimum Yard D i r e n s i o a s front : soft. s i d e : L o f t . r e a r : 4 O f t .
R e s t r i c t i o a s - Sir.gl'e Fanily Detached Dwelling, Mobile Hone, Seasonal U s e s
1. 2 . 3 . 4 . 5 . 6 . 7 .
1 0 % 20% 3 5 f t . 2 A c r e s 1 A c r e lOOf t .
r e a r : l o f t . 8. biaxinun Densi ty: S l i d i n g Scale (See B e l o w )
1 - 5 a c r e s 1 u n i t 6 - 1 5 z c r e s 2 u n i t s
1 6 - 2 5 ac re s 3 u n i t s 2 6 - 4 0 ac res 4 U n i t s
O v e r 4 0 a c r e s 4 u n i t s p l u s 3. un5.t f o r each adci i t ional 20 a c r e s
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Tne r e s i d e n t i a l lots c rea t ed a f t e r t h e d a t e of t h i s Ordinance s h a l l be c o n t i p o c s znd s h a l l idea2.l:- u s e a c o ~ x o n a c c e s s and. be l o c a t e d on t h e l e a s t a g r i c u i t c r z i i y p roduc t ive lznd f e a s i b l e , s o E S to nrnlnlre i n t e r f e r z z c e with a g r i c u l t u r a l pro2xctlon. 6 . .
022 s i n g l e - f a n i l y detached. d:.:elling e x i s t i n g ?..t t h e adopt ion d a t e of t h i s Ordimnce s h a l l ROZ be included t o determine t h e nurr3er of d : ; e l i i ~ g L l n i t s
t x m i t t e d but any a d d i t i o n a l s i n g l e - f a m i l y .detached d:sellir:gs s h a l l be included t o d e t e r n i n e t h e , r - ;caer of d;:elling u n i t s p s m i t t e c i . ):here an e x i s t i n g s t n c c u r e i n c l u d e s m o r e than one s i n g l e f ami ly u n i t , on t h e d a t e of t h e ei?actnEr.t of t h i s O r d i n z n c e , t h e s a i d e x i s t i n g s t r u c t u r e s h a l l be c o n s i d 2 r ~ d a s one s i r .g le farcily detached d x e l l i n g f o r purposes of c h i s p r o v i s i o n . Should sa id s t m c t u r e be converted t o f exe r dwel l ing u n i t s , t h e s a i d [ n u r r j e r of] d x e l l i n g u n i t s s h a l l not t h e r e a f t e r b2 i n c r e a s e d i
0 r i g i r . z i lot s i z e (acres) s h z l l be t h e n u r h s r - o f c o n t i y o u s a c r e s oxncd by t h e szze person, pzrsons o r e n t i t y OR t h e d a t e of adopt ion of t h i s OrdinEzce. For t h e p u q o s e s of t h i s p r o v i s i o n , roE.ds, a l l e y s , s t r e s t s , h i c h - ~ a y s , ~ a t u r a l o r ~ , Z Z T . E ~ ? boundar ies end t a x rLap p a r c e l s s h a l l be disresard2d for t h e purpose of d e t e m i n i n g if a c r e s
t r a c t s a f t e r t h e dace om' the a.dopZion of t h i s Ord im. r?ce s h a l l no t i n c r e a s e t h e number of s i n g l e - f a n i l y detacheci dwel l ings pe rmi t t ed under t h i s pro-*risiox.
a r e c o n t i p o s s . r) . i c e subd iv i s ion of cont izdous
- L. R e s t r i c t i c n s - A 5 r i c u l t u r a l sus iness , Animal Hospital,
Kennel, Pcblic an6 Quzsi-PLblic Use
h r. .
3 .
C.
Permit t e 9 Uses
1. S i n g l e - f z n i l y Dstached Dxelling 2 . Agr i cu l tu re 3 . > - g ~ % i c u l ~ u ~ e CusinGE;s 4 . Seasonal Uses 5 . 14cbile E G K ~ Z
s p e c i a l E:ice?tion U s e s
2 . Xennel 3 . F.ecreatioza1 U s e ami Cart?zround L - Public o r Quasi -Publ ic Use - _ 5. Public U t i l i t i e s
R e s t r i c t i o a s
2 0 % 40% 35ft. I x r e 200f t.
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A . P e r m i t t e e Uses
4 0 8
1. ‘ 2 .
3 . < . 5 . 6 . 7 . 8 . 9. 10.
G z i ~ l a n d s , G i i ld l i f e Presenre Outdoor Recrea t ion J-rezs, Publ ic and Private ; .sr icul ture , E o r t i c u l t u r e , ; s ina l Eusbznd-y Xurse r i e s , -Tree ?arms >;E2?I? l s C l u b s for Xiking, Climbing, Hunting, F ish ing , et-. Riding S t a b l e s S ing le -Fan i ly Detached Dwellings Seasonal Zesidences 0 1 i m e r i n g
B: S p e c i a l Exception Uses
1. Canp~rount i 2 . Publ ic U t i l i t i e s
C . R e s t r i c t i o z s
1. 2 . 3. 4 . 5. 6 .
I 4 ax i r.3 n Bu i 1 d i n g Cove rag 2
Kax i zcn 3u i 1 d i ng E? i gh t
5% 1 . k x i r x i n IrrLp2rvious Coverage 1 0 %
35ft. l - ; i ~ ~ i x a 302 Area 1 0 Acres I-;inicL:xi L o t Kid t h 300f t . I ~ ~ ~ L K x T ! Yard Dimensions
. .
. . . - Z r O X C : l O O f t . Side : 50f t . r e a r : ’ 1 0 0 f t .
A . P e r m i t t e d Uses
1. ~zzslazd, S t a t e Forest, Giildl i fe Presenre 2 . publ ic Outdoor Flecreation Area 3 . Sinqle-Tanily Detached. Dwelling 4 . sezsonal Residence 5 . Clubs f o r Xiking, C l i n j i n g , Eunting, F ish ing , e t c .
Ti F3f r 6 . d
. . .. . .
3 3
3. Special E x c s ~ E ~ o n Vses
C. Restricticas
1. 2. 14axiix2 Iriigervious Coverage 3. I - ? a x i ~ u n Buildir.9 Zeight 4 . Kiniri-iun Lot Area 5. 1dlinirun Lot Width 6. P’Iiniri-ium Yard Dinensions
1 . : ~ : ir.2~ 2s i 1 d i ng Cove rag e
front: 100ft.
Tzar: 100ft. side: 50ft.
5% 10% 35ft. 25 Acres l O O f t .
- This District is designated by an - 40‘9 ErAOOD, PmIN D m C T ( F )
overlay nap (See Sectioa 300).
A . Pernittee ‘u‘srs
1. Those u s e s which are allowed within the underlaying district in which the land is situated and which do not conflict with the Piest B u f f a l o Township Flood Ordinznce ( 2 8 7 - 2 ) as amended or revised. Agriculture, Horticulture, Pasturing and similar u s e s .
bridses 1
2.
3. Kater Related Uses (ex: docks, piers, wharves, and
4 . Xecrectional Trails, Bikepaths, and Nature Walks
B. Restrictions - Shall b e the same as the requirements of. the underlaying district in which the.land is situated.
C. Mditioaal SafeTdards
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2.
I io pcrt of any on-lot sewage disposal syste in s h a l l b e constmcted withir- the Floodplain KO ricterials which are subject to float or that ’are e:p1osix-e or toxic to humans, znimals, or vcsetatio~ shall be stored in the Floo5plain
District.
- .- District. . . .. ..
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INS
A . Pion-confoming 1c'cs:
1. A n o n - c o n f o m i n g lot rriay be Used f o r a p e m i t t e d u s e i n t h e d i s t r i c t i n which i t i s l o c a t e d even thoush such a l o t fails t o m e t t h e r e q u i r e m e n t s f o r l o t area o r diriexsions o r both . Iiowever, all other a p 2 l i c a b l e r equ i r enzn t s i n c l u d i n g y a r d s s h a l l apply . s h a l l be o 5 t a i r . d o s l y through z c t i o n of t h e Zoning E e a r i n g Board. I n the event t h a t two ( 2 ) z d j a c e n t l o t s of r eco rd a r e held i n s i n g l e o x n e r s h i p , t h e l o t s s h a l l be coinbined t o be r e a p 2 o r t i o n e d i n t o a conforming l o t o r lots.
7 he va r i ance of yard r e q u i r e m e n t s
B. Non-Confoming S t m c t u r e s o r Eui ldings:
- 1. Any a l t e r a t i o n , conversion, Fr;.srovernent, o r e n l a r g e n s n t of a non-confoming s t r u c t u r e s h a l l c o z f o m t o t h e a s p l i c a 5 l e re@rements of t h i s Ordinance, exce2t t h ~ t a s t n c t u r e non-conforming as t o y a r d o r >.eight requi rexznts may be extended w h e r e t k e e x t e x s i o n does not p r o j e c t f u r t h e r i n t o t h e y a r d o r does not extend f u r t h e r i n h e i g h t t han t h e e x i s t i n g s t r u c t u r e .
2 . Should a non-conforming s t r u c t u r e o r b u i l d i n g b e d e s t r o y e d by any means, i t s h a l l no t b e ' r e c o n s t n c t e j ir? a ~ i a n n e r ~ h i c h i n c r e a s e s i t s non- confom.. i ty . i f r econs i rdc t ion has no t cornenced w i t h i 5 CZE (1) ye2.r or tr.2 dztte of d e s t m c t i o n , t h e des t royed Eox-confom.iEg s t ruc ture s h a l l b=. r e c o n s t r y c t e d i n f u l l cox2liance x i t h t h i s Ordinance and z.ny o:her app l i cab le r e p l a t i o n s .
- .
3 5
3. S:?ould a non-ccnfominy s t r u c t u r e be r e l o c a t e d f o r any reason, i t shall t h e r e a f t e r confom t o t h e r e F l a t i o n s f o r t:?e d i s t r i c t i n c;hich I t i s t o be loca te< .
1. A nev ~ x t e n s l o n i x y be c o n s t m c t e d t o a s t m c t u r e housing a non-confoming use provided t h a t t h e g ross f l o o r itre2 of t h e ex tens ion s h a l l not exceed f i f t y percent ( 5 0 % ) of t h e gross f l o o r a- r e a of the ex is t i r?g s t r u c t u r e and t h a t o t h e r app l i cab le r emi remen t s of t h i s Ordinznce s h a l l be adhered. t o .
2 . Pxy non-conforming u s e nay be changed t o a n o t h e r non-conforming u s e by Spec ia l Exception provided t h z t t he Z0nir.g X:earing Boar6 s h a l l f i n d t h e proposed u s e t o be equally appro2riate o r more zppropriate t o t h e ciistrict in x'nich it i s l o c z t e 6 .
3 . A non-confoming u s e t h a t i s replaced by a D e m i t t e d u s e s h a l l no t be allowed t o r e v e r t t o .any non-confoming use.
m- 4 . ne renovz l o r d e s t r u c t i o n of a structure housing a non-confom,ins - use shall e l i n i n a t e t h e on- c o n f o m i ~ g u s e s t a t u s of t he p ren i se s ~ n l ~ s s r ecozs t ruc t ion s h a l l have been i n i t i a t e d w i t h i n one ( I ) year of t h e renoval or destructiox. Des tmc t ion f o r the pilrposo of t h i s s&sec t ion i s de f ined as damage to an exten t of nore than n i n e t y ( 9 0 % ) of t he r e p l z c e m n t cos t a t t h e t i n s of dnstr-dction.
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5 . 3. n o n - c o n f o m i ~ ~ u s e utilized by t he cu r ren t owner czn be sold o r leased o r otheniise util.iz.ed by a subseqc?ent oxnfr f o r t h e sane son-confo-qing use .
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6. If a non-conforming u s e i s abandoned or d i scon t inued f o r a p e r i o d of two ( 2 ) y e a r s , f u r t h e r u se of t h e l a n d o r s t r u c t u r e s h a l l conform i n a l l r e s p e c t s t o t h i s Ordinance.
D. R e g i s t r a t i o n of Non-ConforXing Uses and S t r u c t u r e s :
m io f a c i l i t a t e t h e a i n i n i s t r a t i o n of t h i s Ordinance, i t s h a l l be t h e du ty of t h e Zoning O f f i c e r t o cievelop 2nd nainte5.r. an a c c u r a t e l i s t i n g of a l l non-conforning u s e s , s t r u c t u r e s , and l o t s i d e n t i f i e d du r ing t h e performance of h i s d u t i e s a s Zoning O f f i c e r . l i s t i n g .. . s h a l l i d e n t i f y the nonconforming a s p e c t of t h e p r o p e r t y .
The
.. .. . ... . .
3 7
6 0 0
601
PBTICLE VI
I t is t h e i n t e n t of t h i s section t o protect publ ic h e a l t h and s a f e t y 2nd. F i d e g rox th by providing supplenentary r e s d l a t l o n s t o t h o s e i t exs p e r t a i n i n g t o land u s e i s s u e s not covered under any of t h e prev ious sec t ions .
-. . . No o b s t r u c t i o n t o v i s i o n ( o t h e r than a n e x i s t i n g road s i g n , bu i ld ing , p o s t , co lunn , t ree , o r proposed o r e x i s t i n g public u t i l i t y po le ) exceeding 30 inches i n height s h a l l be e rec t ed , p l a n t e d , o r na in ta i f icd on any l o t within t h e t r i a n g l e forced by t h e s t r e e t i n t e r s e c t i o n , created by t h e right-of-wzy l i n e of each s t r e e t extended t o a po in t , 2nd a l i n e drzxn between t w o p o i n t s on t h e right-of-way l i n e of each s t r e e t each l o c a t e d 50 f e e t , f r o m the s t r e e t i n t e r s e c t i o n . ensure u n i n t e r m p t e d v i s i o n f o r motor vehicle t r a f f i c .
3-11 p l a n t m a t e r i a l s s h a l l be kept t r i m e d t o
b 17 -,
\ .I.\ .
, . . . ... .'
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' The h e i g h t l i m i t a t i o n s of t h i s Ordinance s h a l l n o t a p p l y t o church spires , farn s t r u c t u r e s when pe rmi t t ed by o t h e r p r o v i s i o n s of this Ordinance ( i . e . si los, b a r n s , e t c . ) , b e l f r i e s , cupo las , pznthouses, and dornes n o t used f o r human o c c ~ p a n c y , s o l a r m e r 9 systexs, n o r t o chimneys,
s t a n d a r d s and necessary mechanical apgurtenances u s u a l l y car r ied above roof l e v e l .
..- v e n t i l z t o r s , s k y l i g h t s , water tanks , u t i l i t y p o l e s ,
. . The f o l l o w i n g p r o j e c t i o n s s h a l l be p e r n i t t e d i n t o r e q u i r e d y a r d s and sha1'1 riot be considered i n t h e de t e rmina t ion of y a r d s i z e o r lot coverage:
A . P r o j e c t i r , g a r c h i t e c t u r a l f e a t u r e s - uncovered s t a i r s , ogen b a l c o n i e s , f i r e escapes, bay windows, c o r n i c e s , eaves, f i r e p l a c e s , ch imeys , windo;: sills, o r o t h e r ,
.r a r c h i t e c t u r a l f e a t u r e s , provided they do n o t extend I,
~ morc thzrl ~ i i ~ t ! t j ( 3 ) T&&k i n to any r e q u i r e d yard . I 604 mIOm LOTS W D BU LOCATIO=
a. , ".** r i l 05 a L o t . n o or more p r i n c i p a l , >= a p a r c e l i n s i n g l e ownership s h a l l
c c n f o m t o a l l t h e r e q u i r e x n t s of t h i s Ordinance which woxld norrnally a2s ly t o each b u i l d i n g if each were on a s e p a r a t e l o t .
I I I I I 1 I
I i I !
. .... . . .
. 3 9
B . Throu ah Tots. Where a s i n g l e l o t UndPr i nd iv idua l oxnership extends froin one s t r e e t t o m o t h e r p a r a l l e l o r r.early p a r a l l e l s t r e e t o r a l l e y , t h e Comiss ion i n conjunct ion x i t h t h e developer shall decide which s t r e e t w i l l be consieered a s t h e f r o n t s t r e e t . p r i n c i p a l s t r u c t u r e s h a l l be e rec t ed on t h e r e a r of t h e l o t , except E S s p e c i f i e d i n Sec t ion 6 0 4 . B .
No
-* r e . Vprd Q f 3 co i n e s i d e yard of a co rne r C. - *
l o t which a b u t s a s t r e e t , s h a l l be equal t o t h e r equ i r ed f r o n t yard f o r t h a t s t r e e t .
L
I I I
P.ccessory s t r u c t u r e s s h a l l cornply wi th a l l requirements f o r the p r i n c i p a l s t r u c t u r e except where s p e c i f i c a l l y modified by t h i s Ordinance End shall coinply wi th the fol lowing 1 i r L t a t i o n s :
A . Fences, ~ a l l s o r p l a n t i n g r,zy be constructed i n r equ i r ed yards provided t h a t :
1. I-!. ne v i s i o n of motor v e h i c l e opera tors i s not impeded a t i n t e r s e c t i n g s t r e e t s o r dr ivexays (See Sec t ion 601).
B .
C.
D,
E ,
2 . The w r i t t e n consen t of a d j a c e n t p rope r ty oxners is requ i r ed f o r p r o p e r t y l i n e fences , walls, e t c . f o r a r e s i d e n t i a l u s e .
Storzge uciiity bxi ic i ings o r other accessory s t r u c t u r e s may be maintained a c c e s s o r y t o 5? dwelling o r o ther u s e . I t s h a l l Rot exceed a b u i l d i n g he ight of 15 feet, a s measured f r o m s r a d e , and shall n o t be located. i n f r o n t of t h e p r i n c i p l b u i l d i n g . Accessor.Y s t r u c t u r e s s h a l l be seperaced .. a minimum of twenty ( 2 0 ) f e e t f r o 3 any s t r u c t u r e . 1 2 f t . or snsller s h a l l be exex2t from t h e zoning p e n . i t r equ i r exen t b u t sha l l coin2l.y with a l l r equ i r ed se tbacks .
;. s i n g l e s t o r a g e b u i l d i n g of dimension 1 2 x
Accessory s t r c c t u r e s such as greenhouses, swingse ts , p l ay ~ p s , playhouses , doghouses, and dog nms s h a l l co:r>ly wich the zbove s t andErds and shall he exempt f r o n t h e zoning permi t r e q u i r e n e n t pro-qided t h z t t hey ~
do not occugy more than 144 sa_. f t . of a r e a .
Private n o n - c o m ~ r c i a l si.:iiriing pools which a r e designed t o c o n t a i n a w a t e r d e p t h of twenty-four ( 2 4 ) ixiches o r zoze ~ ~ ~ 1 s t b2 l o c a t e d o z l y i n a r e a r o r s i d e ya rd . Pools s h a l l r e z t 2.11 se tback r eqJ i r e r . zn t s f o r t h e a p g r o s r i a t e Zoning D i s t r i c t i n which i t i s to b2 l o c a t e d . Thrre s h a l l be a cont inuous c h i l d proof b a r r i e r o r fence n o t less t h a n four ( 4 ) f e e t i n he igh t above the sround o r su r round ing deck l e v e l .
P r i v a t e t e o n i s c o u r t s s h a l l be p e m i t t e d within s i d e o r r e a r yards provided t h a t such f a c i l i t y meets t h e a p s r o p r i z t e Zcning D i s t r i c t s e t b a c k r e q u i r e z 4 a t s , and shall coxsly ~ i t h floosplain r e p l a t i o n s i f a p 2 r o s r i e t e .
lizes. ..
In. any district, axy l ~ . w f u l , gainful occupatio?. conducted by a m~r;ber of the imediate fanily resi6lr.g on t h e prenises nay u s e F. portion of the dwelling for a hoz? accusation provided that the fol1oi:ing conditio:is a r e EL and a pernit is issue6 by t h e Zoning Officer.
A . The hoxr occupation shall be clearly incidental o r secondary to the use of the property as a resitience and the occspational use of the dwelling shall not change the character thereof or shox any exterior evidence of such seeonciary . . use other than one (1) s i y or n a w . . - . Dlate In accordance with Section GO8 of this Ordinance.
B . The Eon?? Occupation shall be conducted wholly wi,thin the dwell in^, o r accessory buildhg, and shall not occupy n o r e thar! twenty-five (25%) percefit of the area of the f i r q t f lnnr of the di.-ellinq, or more than seven hundred fifty (750) square feet which e v e r is 'the greater. fznily day care hones.
Tile floor area standards shall r?ot zpgly to
C. All par1:ir.g shall be off-street. W o ( 2 ) off-street . spaces shall be provided in addition to that required
of the resieential use.
L n y hornr occu2~tion which creates objectionable r.oisef fumes, oiior, dust, electrical interference shall be prohibited.
D.
A . . Qff-Str~et Fz:rkin&. Off-street pzrkiris spEces shall be
Such spaces shall pro;-lded as set forth in the folloVn.ii1g tajle xhexever zfiy buildinc d is erscted o r enlarged. each have an zrea of at least 200 square feet (Specifically lz5eled coa2act car spaces shall have an area of at l e a s t 128 sqoare feet) and shall have adcquzte anfi \.:ell desigr?.ed ingress and egress and shall be locate5 on tke s2r.e lot as the use to w5ich they are Eece s s aq' .
..
4 2
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I I I 1 I 1 I I I' I 1 I I I I I I I I
REGULSITIO1;S FOR OFF-STREET PARKING SPACES The reqirements f o r off-street parking shall include bit
not limited to the types of uses set forth in the chart below.
(a)
1.
2 . 3 .
4 . 5 .
6. 7 .
8.
9. 10. 11. 12.
13. 14.
Offices, Eetail Business, Autoaotive Related. Business,
Restaurants, Taverns, Night Clubs Professional Office o r Clinics
Customir Senice Establishments
Kotels & Hotels .. Churches, Theaters, Auditoriums and places of Assembly
mblic ~r Private Schools Colleges, Universities and
Social Ealls/ Clubs and Lodges
Bowling Alleys Eospitals
-Qneral F!oxes
Rooning Eouses and Dormitories Marufacturing Pleats and
Comsrcial Schools
tifaicily Dwellings
(b) (c) ( 6 )
15. Kholesale Establishments and
16. h'ursing Xornes
and Laboratories
Karehoil s e s
300.0 s q . ft. of gross -
floor area
2.0 seats 0.2 professional
persons 0.75 sleeping rooms ~.
2 . 0 10.0
5 . 0 2 0 0 . 0
0 . 2 2 . 0 2 . 0
2 0 . 0
1.0 3 . 0
2 . 0
4.0
s e a t s classroon seats
classroom seats
f l -no r srca alleys bids dwellir?g unit s o . ft. of viewing area guest room eixployees
sa . ft. of gross, .I '.
beds
(a)
( b ) Share Parking. (c) PIUS one a.dditiona1 space for each 1,000 sa . ft. of
( 6 )
'This table applies only to IIEX construction and any z.ddition to existir?g structures.
floor area. In no case shall the total pzrking area be less than 25 percent of the floor area.
. . I . .
43
B . ~ v e r y comnercial, industrial or other building which requires the receipt or distribution by vehicles of material or mrchandise shall provide off-street loading space for each strccture o r p z r t t:.iereof B S set forth i n the following t zb le .
HILiIHUX R E Q U I R E D OFF-STREET LOELDING EERliTEiS
1. Offices; l4otels; Restaurants Retail Comercial, Knole sale , Hanu- facturing Storage and 1w;iscellaneous uses
2. Schools
3. I-:ospitals (in addition to
Fro= 10,000-25,000 F r o m 25,000-40,000 Fr0.n LO, 000-60,000 Fro3 60,000-100,000 For eEch ,additional 50,000. or fractioil thereof 10,000 o r nore
Fro3 10,000-30,000 For each s66itional
space for ar3ul- ances) fraction thereof
3 0 , 0 0 0 o r rr?ajor
1 additional 1
1
1 aciditional
- . . . . .
Khencver off-street parking is required, the parking area shall be designed, constructed and maintained in accordance with the following mininuin standarcis:
- 1.. The pzrking area shall be constructed of a
stzbilized base with a suitable all weEther surfzce. Parking areas that are l a r g s r than five (5) speces a d are surfaced with an im:penrious material shall bs designed to incorporate s t o m water nanagsrrent. plans shall b2 r e - ~ i e x e d znd apsroved by the Union County Conserb-ation District prior to the issuance
The stom water manssement
of a zoning p?m.it .
4 4
. . . . '. . . .
.... .... L:. :. ,.... I
1 I I 1 I I I
. .
.---
I I
2. 3-11 parkir?g a r e a s s h a l l have access t o a c l e a r l y l i m i t e d . ar?G d e f i n e d driveway with t h e fo l lowing s tanciards:
- one-~-ajt t r a f f i c : 12 minimum, 15 I maxinun
- two-way t r a f f i c : 2 0 I minimuin, 35 I maxingm **-F d t h ;
wid th ;
s h a l l be a t l e a s t (15) f e e t ; or a s PennDOT may s p e c i f y f o r any given proposa l .
- t h e radius of t h e edge of the driveway apron
4 .
5 .
6.
I 7 .
a .
I n a l l cases where c u r b and y t t e r o r sidewalks a r e e x i s t i n g o r a re a d j a c e n t t o the proposed Darking a r e a , t h e s e f a c i l i t i e s s h a l l be retained. o r ex tended .
p.11 parkir ,g spaces s h a l l have access from an a i s l e i n t h e p a r k i n g a r e a ; under no circuinstances s h a l l d i r e c t access t o t h e l o t be alloxed f r o n a pil'nif'i: s t r e e t o r p r i v a t e road serv ing th ree (3) o r more dwe l l ing u n i t s .
Parking spaces s h a l l have dimensiozs of t e n feet' by twenty f e e t (10' x 2 0 ' ) , however lots of e i g h t ( 8 ) s2aces o r more nay des igna te a l i m i t e d nuirber of s p z c i f i c a l l y l a b e l e d cox2,act spaces (8' 3: 16') ; p a r a l l e l s p a c e s n2.y be ( 9 ' 3: 18') with (6) f e e t of maneuvering spaces f o r each two spaces .
Parking areas s h a l l be a m i n i m u m of f i v e (5 ) f ee t f r o n a b u i l d i n g o r s t m c t u r e and f i v e ( 5 ) f e e t f ron a p u b l i c r i q h t - o f - x a y .
A l l l o t s s h a l l be c l e a r l y xarked r i i t h d i r e c t i o n a l arr0-n.s oz lines for e a s e of novezent 2nd e f f i c i e n t u s e cf s z a c e .
A l l p a r k i x s a r e a s s h a l l inc luee a minimum b u f f e r of f i x - e ( 5 ) f e e t consisting of a so l id sc re sn of z t t r z c t i r t fenci~a o r ei-ersreEn v e c s t z t i o n shall
d L be ~ r ~ - . ~ l d e d t o a ndriirzurn . . neicjht of s i x ( 6 ) feet. -
9 . All s c r e e n p l a n t i n g s s h a l l maintain t e n (10) f e e t s i g h t d i s t a n c e a t parking area dr ivexay e x i t s .
10. Darkinq z reas s h a l l be l l l u n i n a t e d a s i s Recessary t o p r o t e c t t h e publ ic s a f e t y . I n a l l ca ses such i l l u in inz t ion s h a l l be des i5ned t o p r e v e a t g l a r e o r excess ive b r i g h t n e s s which nay becornr a nuisance t o ad jacen t r e s i d e n t i a l developxent.
11. I n accord w i t h var iance procedures, t h e Zoning Hearing Board, upon the recornendation of t h e Planning C o m i s s i o n , nay a l lox fewer t o t a l spaces under t h e f o l l o x i n g condi t ions:
a .
b.
C.
d.
e .
The peak usage hours of t he d i f f e r e n t u s e s . va ry t o t h e extent t h a t each use nay s h a r e t h e . s a n e parking f a c i l i t i e s w h i l e still p r o v i d i n g aciecpate parking f o r each use .
The c l i e n t e l e of a given u s e could reasonably be expected. t o be pedes t r ians , o r u t i l i z e s h e r e d - r i d e s or publ ic t r a n s i t .
Should. t h e Zoning Ezaring Board and developer agree t o reduced parking requirements , the Zoning h’earir.g aoard nay r e q u i r e a w r i t t e n agreement which reserves s u f f i c i e n t o2en space t o proVide additioxal parkiEg and t u r n i n g a r e a i n the event of u n a n t i c i p a t e d g r o x ~ h o r a miscalculat ion.
m- i n e Zoning Eearing Board nay r e q u i r e t h e r e s e n v a t i o n of osen space f o r addi t ior .a l p a r k i n g ;;hich nay be n e c ~ s s a r y in excsss of t h e w i d e l i n e s i n the schedule of r e q J i r e d spaces aDove.
Ggera t ions i n v o l t - i ~ q s h i f t w o r : ~ .
4 6
I I I I 1 I 1 I I
I I 1 I I I I I
60'8 SIGNS
A . A Zoning Demit shall be obtained prior to the construction o r placement of any sign, except:
1. Official traffic signs.
2. Real state Signs of ( 4 ) square feet or less in area.
3 . The terriporary signs of contractors, artisans, painters and mechanics where such signs are not greater than twelve (12) sGare feet, are posted only on the site where work is being performe'd and are reinoved pronptly when the work has been coxpleted.
4 . Trespassing signs which do not exceed 1.5 square feet in area.
I? Signs offering sezsma l prodlice f n r s a l p n r advertising yard/porch/garage sales where such signs do not exceed four ( 4 ) square feet and are removed within 4 8 hours following the cessation of the described activity.
Teiriporary portable signs as described in Section 608.B.6..
6 .
7. Political signs placed thirty (30) days Drior to zn election and must be removed two (2) days after the election has concluded.
B. Signs shall only be erected and maintained when in compliance xith the folloxing provisions:
1. Signs shall be constructed of durable material and shall be maintained in good condition and appearznce.
2 . No si- shall be placed in a location which may obstrdct the view of on-coning o r intersecting tra.ffic. (See also Sec. 601)
. .. _. .'.
4 7
3. NO signs shall be erectee within a public road right-of-way, except official traffic signs those specifically authorized by the Township Supervisors for a certain puqose arid certain Derio6 of tiize.
4 . NO sign shall be erected that consists of r a v i n g parts or uses flashing o r internittent illumination. The source of light shall be steady and stationary. Lighted signs shall be illuminated only to the extent that the message on the sign is lighted 2nd shall not cast glare onto pblic streets or adjacent property.
5 .
6 .
Pxy sign rendered non-conforming by reason of this Ordinance shall be maintained in reasonable coneition. in the ever?t that such a non- confoming sign repires significant repair, overha~~l, or reconstnction, it is the specific intent of th5.s Ordinance that the replacement sign conform in a l l respects with this Ordinance.
Tengorary portable signs shall not be permitted on a permanent basis. f o r a period not to exceed thirty (30) calendar days tiithin any six (6) .nonth period. These signs shall be removed by the pErson(s) who erected them.
Portable signs can be erected
C. The following signs are prohibited.
1. Any sign which acivertises or publicizes an activity or business not conducted on the premises upon which such sisn is iiaintained, except for school , churcn , ci-v-ic, 01: cornunity e v e n t s . This requireinent may be altered under the variance procedures (See S e c . 9 0 7 ) .
* .
2. Any portable sign, except as. otherwise permitted under the provisions of this Ordinance.
;.. . .’. - .
48
m
1 I 1 I I I I I I
8 1 I I I 1 I I I
i
I
1 la I ~I
I Oft.
8sq. ft.
Max. H e i g h t
I I I I
I I I 1 I I 1 9 I
c 15 f t .
I O O S q . f t . 32sq . ft.
3 . Pay sign located within the required clear sight triangle at the intersection of two streets. (See Sec. 601)
NALL SIGN! I j l o f t .
4 . Roof nounted signs.
I (See N o t e 2) (See N o t e 2)
The following dimensional standards for signs shall apply *
6sq. ft. IOOsq. ft.1 32sq. ft. Max . A r e a
I ZOTiJh’G DISTRICT I S i g n T y p e 1
I
(See N o t e I)! T,V , R R , W.P ,P LP ,A R I A P I
P R O J E C T I N G Max. H e i g h t Max . Ar.en Pro e c t i o 3ft.
Min. Ht. abov:e Bft.
1205;: ft.
f rdm wall I
I Res iden t ia l bonres ldent iA1 1 I
15ft . I I 6sq. ft. 3ft . 3ft . 1 Oft. 1 Oft. I O f t .
2 ! 2 j 2 . 1. I I I I
I i No. o f S i g n s I I FREE- I 1 S T A N D I N G I I I M i n . S e t b a c k i R.O.W. [ R.O.W. 1 R.O.W. 1 R.O.W. 1
I I f r o m wall I i ! I
s t r e e t I ! I .
Number of signs shall mean the maximum number of sign(s) of any t m e per street frontage per establishment or residence. Note that individual tenants in rultiple tenant buildings are not permitted to have free-standing signs. Eowe-er, multiple tenant buildings or lots may have a comon free-standing sign which nay include infornation pertaining to the individual tenants.
. .. .
. 4 9
I
( 2 ) In, no case shall the top of a w a l l m.zuz;red sign exceed 30 feet.
A . Drivewav =cess p o i n t , c - ?;on-resid~ntial parcels shall be limited to no more than two driveway access points from the street or highway from which they derive their principal access and such driveway access points shall be in accord with Section 6 0 7 . C . 2 and shall be designed in a manner which will minimize their interference with any traffic movements on the street or highway. '
Parcels less than 200 feet wide shall only have one driveway access point.
- Edge of driveways Driveww Near Inte rgect b q StreeL shall be a minimum of 100 feet removed from the stop
B.
line of the street intersection.
1 1 1 ) lLDriueway I ! .!
~i S t e e l B
I - 101)' S t e e l A
- where a nuder of . . C. 14i scelhq oous p.cces co n~loerati on^
individual parcels or buildings are being developed jointly, or where a parcel or building is being developed adjacent to another parcels used or suitable for non-residential development, the following shall apply :
i. . , . . . .
5 0
I
I I I I I I I I 1 1 I I I
b
I I I
I I
610
1.
2 .
3.
4 .
access.
The de-v-e lop ient of parkir,g and loading areas shall permit convenient traffic circulation between a6joinir.g parcels.
Safe pedestrian circulation between adjoining parking areas and building shall be provided.
Landscaping and other features which will enhance the usability, character, and attractiveness of the area shall be provided.
Yard screening shall be provided along the boundaries of any rnanutaccurirly C ~ L Luiiui'Erci31 UCQ I?r nff -Street narkinq lot which abuts a residential use or any Special Exception o r Conditional Use where screening is repired. shall consist of a visual obstruction or suitable fence or wall at least six feet high or attractive maintained shrubs or hedges a minimum of four feet high. Care shall be taken in the design of the screening to not limit visibility at the intersection of street and driveway access points.
.*.
Screening
(See Sec. 601.)
In lieu of a solid hedge, wall, or fence barrier the Planning Commission and/or Zoning Hearing Board may consider the substitution of an attractive and coordinated landscaping design. site plan or on a segarate drawing. EmFhasis shall be given to the integration of parking into the landscape plan SO as to minimize its visual inpact upon adjacent lots and upon the neighborhood. achieve the desired effect. property owners when required or approved screening o r landscaping is not properly maintained.
This design shall be detailed on the
Landscaping shall be maintained to The Zoning Officer shall notify
51
a
611
6 12
The conversion of any building into another use other than t h e present use, shall be permitted only withi?? a district in which a new building ior a S l t t t L l d i U J C :rould bo p r m i t t e d under this Ordinance. The resulting use(s) shall comply with all reqilirenents governing new construction i n such district and all applicable Subdivision and Land Development regulations.
V E E I a - ACCESS
Every building hereafter erected or moved shall be on a l o t adjacent to a public street, or accessed by a deeded R.O.W. approved by the aoard of Supervisors in accord with any applicable Subdivision and Land Development Ordinances. All structures shall be located on lots so as to provide safe and convenient access for servicing, fire protection, and &Fired off-street parking.
3s REQUIRED
I I I 1
- 613 S E h d U G E FACILITI
In the interest of protecting the public health, safety and welfare, every building or structure hereafter altered or
dwelling, comercia1 or recreational business or industrial purpose shall be pro-Jided -. with a safe and sanitary means of
moved upon any premises, or used in whole or in part for
52
I
I I 1 I I I
ir - .. I
614
615
t
? a
616
collection azd treatment o r disposal of sewage. facilities shall confom to the minimum requirements set forth by the Stete.
Such
f a y diiel1ir.g unit hereafter erected or altered (except for a nobile home) to a permanczt cont i i luous frost-free foundation, o r piers set upon frost-free footers, znd In no event shall it be erected on j a c k s , loose blocks, o r o ther temporary materials.
shzll be installed upon and securely fastened
Upon notification and request by the Zoning Officer to the Township Supervisors, any building or structure which h a s deteriorated t o the state where it is dangerous ar,d/or unsafe for ‘nr?x-t~n occupzncy, constitutes a fire h a z a r d , endangers s u r r c u n d i n g buildinSrs, shelters rats o r ;-emin, or endangers the safety of children playing therezjouts, shall be repaired, altered or removed to eliminate the dangerous conditions. ( 4 5 ) days of notification by the Zoning Officer.
Such action s h a l l comence within forty-five
I f , upon petition of the Corporation, t h e Pennsylvania Public Utility Comission shall, after a public hearing, decide the p r e s e n t or proposed situation of the building or installation in question is reasonably necessary for t h e convenience or x e l f a r e of the public, the regulations of this Ordinance s h a l l not apply to any existing o r proposed strccture o r extension thereof, used or to be used by a P a b l i c U t i l i t y Cc-rporation. ne Toxnship Supervisors and Plz;sixs ~0m.issj-ci-1 n ~ x b z r s shall receive proser iotificstion of request to a public hearing before the
7-
Ib l ic Utility Comission.
.. . .. . 53
618
P-utomotive vehicles, boats or trailers of any kind or tyDe without current licence plates shall not be parked or store on.any public street or on any residentially zoned property other than in coxpletely enclosed buildings. I A. Gasoline punps and all other automotive service
equipment shall be set back not less than twenty-five (25) feet fron any lot line and/or road right-of-way, and shall .. . be located such that vehicles stopped for . . service xi11 not extend over the property line.
B . Access to the property shall be by means of well defined access drives. Sections 601, 607, and 609 shall apply. I A11 parking requirements of
A . The conduct of a business which involves or generates excessive noise, dust, or fumes which may be considere a nuisance, s h a l l operate only between the hours of 7 : O O a . m . and 9 : O O - p . m . ; or between more restrictive hours as nay be determined by the Township. I
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2.
AIZTICLE VI1
CLUSTER SUBDIVISION
700
C l u s t e r s u b d i v i s i o n i s a n o p t i o n a l f o m O f development which a l lows t h e deve lope r more c h o i c e s of housing types, enzbles h i n t o deve lop l G t s S;rtaller than o therwise s p e c i f i e d i n t h i s Ordinance, provided t h e 1ar.d saved i s r e s e r v e d f o r permanent com,on u s e , u s u a l l y i n the forn of Open Space .
A .. c l u s t e r s u b d i v i s i o n s h a l l be designed i n zcco rdance .wi th t h e regula t ior rs c o n t a i n e d i n t h i s s e c t i o n .
and
The p r e l i n i E a r y and f i n a l p l a n s f o r all proposed c l u s t e r s u b d i v i s i o n p r o j e c t s must be subini t ted t o t h e Township i n cornpliance w i t h t h e a p p l i c a j l e Subeiv is ion and Land Development Ordinance, and s h a l l be ac t ed on w i t h i n t h e t i m e l i m i t s s e t f o r t h i n Article V of Act 1 7 0 , t h e Pennsylvania K u n i c i p a l i t i e s F'lanning Code. Eearing Soard f o r a c l u s t e r s u b d i v i s i o n use f o r a t r a c t ' o f l p d s h a l l i n no way a u t o x a t i c a l l y Fdarantee p r e l i m i n a r y or f i n a l p lan e g r o v a l without s a t i s f a c t o r y conpl iance w i t h . L a l l o t h e r a p p l i c a b l e codes and r e w l a t i o n s of t h e T o r n s h i p , ' S . ta te , o r F e d s r a l Government.
CATTO TONS fo, CLVSTsR SUBDIVISION D E V " l 3
A p p r o - ~ a l by t h e Zoning
- -r- 701
Pay deve lope r who desires t o i n i t i a t e a C l u s t e r S u b d i v i s i o n s h a l l s u b n i t an a p p l i c a t i o n t o the Zoning Eearixg Board through t h e Zoning O f f i c e r i n accordance with S p e c i a l Exception procedure . The a p p l i c a t i o n s h a l l be accoinpanied by :
A . Locatio2 ~ z p showing t h e g r o j e c t i n r e l a t i o n t o t h e
3. Sketch p l a n showing: surroundiEg a r e a .
1. Prope r ty l i n e s and easements w i t h d inens ions and arel.
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2 . Location, size, spacing, setbacks and ciimensions of all existing and proposed buildings and
3.
4 .
5 .
StmctUres. The building types, sections, floor plans, and site sections to clearly define the character of the project. a nodel if deemed necessary.
conditions, and proposed graciing. Landscaping plans sho7ding open spaces, planting, existing and proposed trees and recreational areas
The Zoning Kearing Board nay require
r? lopographic infomation shcwing existing features,
and fzcilities. Existing styeets, showing access to the project, proposed roads and parking layout with dimensions. A site plan showing existing and/or proposed locations for public sewers, water, and other
6 .
7 .
utilities.
I I I I I C. Xritten infontation resarciing the following:
1. and use designations 2 . Surrounding land uses 3. Project design teams 4 . Development schedule 5. m e , size, number and estimated price range of
I I the units
6. 7 .
8 .
Density calculations The nature and extent of the comon open space in the project, the proposal for-maintenance and conservation of the comon open space, and the adeqxacy of the ainount and function of the open SDZC~ in terins of the densities and dwelling types - _
&
propced in the plan. Whe”e;-er applicable, documents indicating co-?~lance and approt-a1 of nand~ted State statutes or other la-ds shall be obtained and submitted as
- .
part of the application.
I I I I
A special ezce?!tion appro;rzl for a cluster subdivision shall only be granted if evidence, is presented. that: I
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A .
B .
C.
D.
The proposed cluster subdivision harmonv with the general purpose d - goals , objectives and standards of the CorLprehensive Plan, this section and applicable Subdivision and Land Developinent regulations.
m- i n e propcsed cluster subdivision shall not have substantial or undue adverse effects, as compared to a standard development permitted by this Ordinance, upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility fecilities and other matters affecting the public health, safety and general welfare. ’
The proposed cluster subdivision shall be served adequately by essential public facilities and services such as highways, streets, parking spaces, police and fire protection, drainage stmctures, refuse disposal, water and sexers and schools.
The proposed cluster subdivision shall not result in the destruction, loss or damage of any natural, scenic or historic feature of significant importance.
A .
B.
shall be in
t Si-. I4inimun developable tract size shall be ten (10) contiquous acres. Excluded from the determination of development tract size are the following:
1. All land situated in the floodway portion of
2. All land situated in slopes over fifteen the 100 year floodplain.
percent (15%).
Density. subdivision shall not exceed five (5) dwelling units per acre. units allo-+.-zble on a trect for cluster subdivision is as follows: - .
The gross density of a cluster
Determination of the nuder of
57
C.
D.
E .
Gross acreage of parcel, minus the acreage in the floodway portion of the 100 year flooeplain, minus acreage in slopes o v e r fifteen percent (15%), times 5 units/acre, e q ~ a l s total number of dwelling units pemitteci.
es of Dxel -a. single-family detached, two - f ami ly dwell ings , townhouses , and mu1 t ip1 e family dwellings nay be permitted in a cluster subdivision pursuant to the requirements of this article. All units proposed shall be for sale status only.
m i t t e d L o t Area W a t i m . subdivFsions, lots for single-family detached dwellings may be reduced up to 50% from the minimum established in Section 402.C.4. and multiple family dwelling lot size may be reduced to the area of the building unit, while still conforming to Section E below. dwelling lots may be reduced up to 20% minimum established in S . 402.
For cluster
Townhouse
Two-Family from the
rd D-.
1.
2.
3.
I.iininum Yards for Single-Family Detached and Cit:o-Family Dwellings: Front: 25 ft. Side : 5 ft. Rear: 10 ft.
Townhouses and Kulti-Family Dwellings: All toxnhouse units shall be a minimum of 20 ft. from roadways, streets, and parking lots.
C1- lne cluster subdivision shall have a setback of 50 feet from the site perimeter for all buildings.
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7 0 4
705
7 0 6
707
F . e r -9 r a . B u f f e r a r e a s s h a l l be required a l o n g t h e e x t e r i o r p rope r ty l i n e s of t h e proposed r e s i d e n t i a l c l u s t e r development. B u f f e r s s h a l l c o n s i s t of s i x f ee t o r h igher evergreen t r ees , shrubs, o r s o l i d wood fenc ing o r a s approved by t h e a o a r d of Supe rv i so r s .
Owp*n mc P C - r m . Not more than e i g h t t oxnhouses and
r? A . s h a l l be a t t a c h e d i n a s i n g l e b u i l d i n g group, r;,o more t h a n two c o n t i p o u s townhouses i n any bui1dir .g .. nay be c o n s t r u c t e d I n l i n e .
B . o f S t r u c t u , l s re . biinimum d i s t a n c e s between
s t r u c t u r e s s h a l l be: 1. a c y 1 e - f emi lv detached. Ten ( 1 0 ) f e e t . 2 . ~ + . - o - ~ m i l v 9 W P I ~ ~ . "xenty ( 2 0 ) f e e t . 3 . J O W ~ O U S : ~ , .
- For ty ( 4 0 ) f e e t between b u i l d i n g -
groups .
between b u i l d i n g s . 4 . wi-7-g j: e l l - = i a. Forty (40) f e e t
S i n g l e Family Detached U n i t s may have detached a c c e s s o r y buildings or g a r a g e s provided t h a t a t e n (10) foot s e p a r a t i o n i s ma in ta ined f r o 3 t h e p r i n c i p l e s t r u c t u r e 2nd t h a t t h e minimum f r o n t ya rd of Sec t ion 7 0 3 . E . 1 . i s main ta ined .
The mzximum p e r m i t t e d impervious coverage s h a l l be t h i r t y pe rcen t ( 3 0 % ) and s h a l l apg ly t o the develop&le p o r t i o n of t h e deve lognent E S 6eterr ; ined in Section 703 . A . , r a the r t h a n t o i n d i v i d u a l lots.
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708
I
I 1 A .
B. C. D. E.
ytilities. Both public sewer and water s h a l l be
A .
B.
C.
709
Such areas specifically designed for open.space shall be fully usable and suitable for that' purpose and shall be s e t aside by deed restriction. I cornon open space nay only be dedicated to public use as approved by the Township Supervisors upon favorzble recornendation by the Plannicg Comisslon. The Township S u p e r v i s o r 3 rcccr . re the risht to deny dedication of open space.
When cornon open space is not dedicated and accepted to pablic use, it shall be protected by l e g a l zrrangements, satisfzctory to the Township, sufficient to assure its naintenance and preserrration for whatever purpose it is intended. Covenants or other legal arrangezents shall:
I. Obligate purchasers to participate in a tthoxeo-mers associztionll and to support naintenance of the open areas by paying to the Ilassociation" assessments sufficient for such maintenznce and subjectixg their proprties to a lien for enforcensnt of p a p e n t of the respective assessments.
2 . Cbligate such an llz.ssociationtl to maintain the open areas and privzte streets and
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utilities.
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60
I ' 3. Empower the Township, as well as other
purchasers in the development, to enforce the covenants in the event of failure of compliance.
4 . Provide that a Covenant for [<aintenznce agreement shall be entered into between the ltAssociation'l and the Township, that in the event the Association established to own and maintain the comon open space, or any successor organization, shall at any time I
fail to naintain the open space in reasonable I
order and condition, the To.y:nship may serve written Rotice upon the Association setting forth the mani?er in which the organization has failed to maintain the open space in reasonable condition. Said notice shall include a demand that such deficiencies of I
maintenance be corrected within thirty azys thereof, and shall state the date I
place of hearing which shall be held within fourteen (14) days of the said notice. At such hearing the Township shall.have the option of modifying the terms of the original notice as to the deficiencies and may g extension of tine in which they shall be corrected. If the deficiencies are not corrected within the thirty (30) days, or any extension thereof, the Township, in order to prevent thz cornan ogen space from becoining a public nuisance, may enter upon the said open space and rnaintain the same for a period up to one (I) yza r . Before the expiration of the saLd ??art the Township, upon its own initiazi-b-t, o r upon rcqdest to the Associztiori s;?all call for a public hearing upon notice to such Association, to be held by the Toxnship, at which hearing such Association shall shox cause why such naintenance by the Township shall not, at the cstic-: of th2 To>:nship, continue for a succssd ing year. if the To-aiship s h a l l d e t ~ r r r ; i n e that .. such Association is ready and
I
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able to maintain said cormon open space in reasonable condition, the Township shall cease to maintain such open space at the end of said. year. that the Associetion is not ready an6 able to maintain said cannon open spzice in a reasonable condition, the Township n a y , in its discretion, contir.ue to maintain the open space for the ensuing year and subject to a similar hearing and determination, in each year thereafter. Township in any such case shall constitute a
judicial review thereafter .
(a)
If the Township deterxines
The decision of the
.. final administrative decision alloxing
The cost of such maintenance by the Township shall be assessed ratably against the properties participating in the “homeowners association” and shall become a lien on s a i d ~ L O ~ ~ L L L ~ S . For purposes of defining who a homeowner is, it shall be presumed that a developer shall be considered to be a homeowner until all of the lots of record within the developnent are sold and evidence of the last sale is recorded. The . Toxnship, if called upon to maintain the said open space, shall file a notice of lien in the office of the Prothonotaq of the County, upon the properties affected by the lien. provide assurance that covenants running with the land or equivalent, will be included in deeds, maps, surveys, o r other instruments of conveyance which shall be evidenced by the recordation of sans in the Office of ths Recorder of Deeds, identifying the tract and each lot which will be subject to the terns of the declaration.
Developer will
I 1 I 1. I. I.
(B) A,r! offer of dedication of common open space made by the developer, prior to the establishment of an "Association" responsible for open space areas,, and if accepted by resolution or orciinance by the 'Township, shall constitute a fulfillment of responsibility for proviciing and maintaining comon open space areas.
5 . Guarantee that any association formed to own and maintain comon open space will not be dissolved without the consent of t h e Board of Supervisors.
...
_ _ . . .. 1:. . . - - .
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-.
ARTICLE VI11 PLJiNNED PXSIDEXTIAL DEVELOP=
800
AI-I area of l ~ n d controlled by a landowner to be developed as a single entity f o r a numbers of d-*-elling units. spplication f o r tentative approval of pianned residential development shall be considered or approved.unless the folloxing cor,clitions are net:
~ { o
A . . . contiguous .. area of at least twenty-five (25) zcres. . .
The planned residential development must consist of a
B . The developxent xi11 be served by public water supply and public sewa9e disposal systems which shall be installed for any particular phase o r stage of t h e development before construction of the stnctures in that particular phase or stqe begins.
C. The proposed development is foznd to be generally consistent with the Coxsrehensive P l a n fo r West Buffalo Towsh ip .
A . ,Demitted U s e s - A planned residential development may include si~gle family detached, semi-detached and attached. dxellinss and garden apartments. end recreational facilities are also pemitted if they are intended to serve the residents of the proposed deve 1 ognent .
Conrrrercial
- B. Density
7. 1. ne mzxinurn alloxable ~verz.5.e gross residential density f o r planned residential developments shall be six (6) dwelling u n i t s p e r acre of land.
2. XCJ more than ten percent (10%) of the total area of the plznneci residenrial developnent shall be designated fo r commercial developrent and it I s associate6 uses.
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C.
3 . Not less than twenty percent (20%) of the total area of the plamed residential development shall be designated as a d devoted to comon open space. No more than fifty percent (50%) of this open space can be in t : a te r .
4 . The proposed develcpxont shall consist of more than one (1) type Of housing unit.
Site D e s i p and Facility Considerations
1. Site Design
( a ) natural features, winds, seasonal temperatures, privacy, and neigbhoring area in the design and layout of stmctures.
Developers shall consider the topography,
(b) feet ( 2 0 ' ) of the right-of-way of any road within t.he devzlopirient. within se-Jenty-five feet ( 7 5 ' ) of the boundary lines of the developxent and shall be no closer to any other s t r d c t u r e within the development than fifty feet said other structure provided, however, if it can be clearly denonstrzted that due to natural cor?ditions that lesser distances are more in keeping with t h e intent of this provision and the ger,eral purpose of the Planned Residential Development Ordinance, lesser distances nay be used.
No structure shall be erected within twenty
No strccture shall be erected
( S O ' ) unless physically attached to
2 . Tree consen-ation and erosion control
(a) Zxiscing trees shall be preserved "'herever possible. Tne protection of trees of four-inch ( 4 " ) diameter or over shall be a factor in detemining the location of open space, building, underground services, walks, paved areas , p l a y s r o u n C s , parking areas, finished grade levels ail6 utilities.
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6 5
(b) The developaent s h a l l be des igned arid developed so a s t o m i n i m i z e ear thmoving, e ros ion , tree c lea rance , and t h e d e s t r u c t i o n of n a t u r a l a m e n i t i e s .
( c ) a p p l i e d t o s t a b i l i z e exposed s o i l .
Seeding, s o d d i ~ g ar?d o t h e r plzcting s h a l l be
( 6 ) t h e a r e a of exposed s o i l . mulching, b u i l d i n g s i l t catchrrtcnt b a s i n s , m 6 p lan t ing t e n p o r a r y g r o u ~ d cover s h a l l be i n s t i t u t e d as n e c e s s a q , and a s r e w i r e d by t h e Union Coxnty Conserva t ion D i s t r i c t .
~rosion control mezsures such as minimizing
..
2 . S t r e e t s
(a)' The s t r e e t systez s h a l l be d e s i g n e d so B S t o r e l a t e harnoniously w i t h land u s e s a n d ad jacen t streets, a n i t'o n in in ize through t r a f f i c i n r e s i d e n t i a l a r e a s .
(b) ~ l l s t r e e t right-of -wcys w i t h i n a heXrel0pment s h a l l hzve a nir?in.; lm width of f i f t y f ee t ( S O ' ) and a niniti?uin c a r t w E y of twenty-four f e e t ( 2 4 ' ) .
7
(c) Cul-Desacs m s t have a paved t u r n i n g c i r c l e of s u f f i c i e n t w i d t h t o f a c i l i t a t e mot ! removal and t o permit easy access f o r f i r e - f i g h t i n g e p i p n e n t and d e l i v e r y trucks. The minimum r a d i u s sha l l be. f i f t y f e e t ( S O ' ) t o tho, ou t s ide edge of the r i g h t - of-way. The m i n i m 3 r ad ius f o r the ca r tway s h a l l be twenty-four f e e t ( 2 4 ' ) . The naxiriurn l e n g t h sha l l be s i x hundred f e e t ( 6 0 0 ' ) .
(d) A l l s t r e e t s s 'nzll be p r e p r e d End pa id f o r by che developer in co;rlpllance w i t h t h e Tobmship road s p e c i f i c a t i o n s which a r e i n ex is te r?ce a t t he t i ne of t h e a p p l i c a t i o n .
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(e ) There s h a l l be a sidewalk s y s t e x p repa red by t h e deve lope r t o t h e Township s p e c i f i c a t i o n s which a r e i n e x i s t e n c e a t t h e time of t h e a p g l i c a t i o n .
3 . Parkizg
( a ) There s h a l l be two ( 2 ) o f f - s t r e e t pz rk ing spzces, meass r in5 t e n f e e t ( 2 0 ' ) f o r each d w e l l i n g u n i t . Parking a r e a s shoxld be w i t h i n r easonab le proximity of dwe l l ing u n i t s they serve.
( 1 0 ' ) IS)? twenty f e e t
(See a l s o 6 0 7 . C . 5 )
.. . (b ) Parking a r e a s s h a l l be arrar.ged t o p reven t through t r a f f i c t o t h e o t h e r pa rk ing a r e a s .
( c ) s t m c t u r e s , access roads and t r a f f i c a r t e r i e s , by hedces, dense p l a n t i n g , e a r t h berms, changes i n grade o r w a l l s . nir?inun 05 twenty f e e t ( 2 0 ' ) fron a l l s t r u c t u r e s , access roads and t r a f f i c a r t e r i a l s .
Parking areas s h a l l be screened from a d j a c e n t
A 1 1 pa rk ing a r e a s s h a l l be a I ,
( 6 ) N o m o r e t h a n f i f t e e n (15) pa rk ing spaces s h a l l be permitted i n a cont inuous r o w without
3 _. being i n t e r r u p t e d by landscaping . I ,
(e ) KO xore t h a n s i x t y ( 6 0 ) pa rk ing spaces s h a l l be accoimodated i n any s i n g l e pa rk ing a r e a .
i f ) a i s l e s a t l e a s t twenty-two f e e t ( 2 2 ' ) w i d e .
Access t o parkir?g a r e a s s h a l l be provided by
(g) a i s l e s s h a l l be p r e p a r e d by t h e developer t o t h e Toi;.t,shi? t h e p lan i s approved.
A l l o f f - s t r e e t pa rk ing spaces and access
s p e c i f i c a t i o n s i n e x i s t e n c e a t the t i n e
4 . Lighting
( a ) A l l p a r k i n g a r e a s f o r more than four ( 4 ) parking s p a c e s s h a l l be adequate ly l i q h t e d . such l i g h t i n g s h a l l _. . .. be ar range6 so a s t o d i r e c t
All
67
5 .
6.
7 .
. , 8.' * '
light away from adjoining residences.
Street s i g n s and street 1ightir.g
(a) shall be edequately lighted.
(b) The character, size, znd shage of all outdoor sigRs shall be in confomity with the provisions .
of Section 608 of this Ordinance.
All streets and areas of high pedestrian use
I stom drainage
( a ) The storm sexerage system for a planned residential development shall be designed to minimize desirshle, catchment basins, silt traps, and the design of cartways so as to minimize nnoff.
erosion and flooding, using where
(a) 3-11 Darking areas shall be landscaped.
(b) Shade trees shall be provided along all streets within the development. (1) two inch ( 2 " ) diameter tree shall be planted for each twenty-five foot ( 2 5 ' ) section of
No less than one
8 streets.
suppl eriental nonrks ident i a l facilities -
(a) within a planned residential development'shall be located so as not to interfere with nearby resieential areas.
Shcpping areas and recreational facilities
I (b) R e f u s e stations shall be designed with suitzble screening and loczted where convenient for trzsh reinotral. 2nd r . ~ t offensive to nearby
1 c resieential areas.
(c) outdoor areas used after dark.
Adequate lighting s h a l l be provided for Appropriate . -.. . :t. . .
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lishting fixtures mGst be provided for walkways, to identify steps, ramps and signs. Lighting shall be designed and located so as not to shine directly into nearby residerices.
9. Utilities
(a) 3.11. utilities t w e n t y foot ( 2 0 ' ) right-of-nay.
shall be underground with a
D. Developzient in Stases - A developer nay construct a planned residential development in stages if the following criteria are met:
1. 'The zpplication for tentative approval covers the entire planned residential development and shows the location and approxinste tine of construction for each stage, in addition to other information required by this Ordinance. The construction period for any stage shall not exceed nore than f o u r years.
2 . At least twenty-five percent ( 2 5 % ) of the dwelling units in the plan given tentative approval are ir.cluded in the Zirst sta5.e.
3 . At least fifty percent (505;) of the dwelling units in any stage are rented or sold before any comercial developzent shcxn in that stage shall be completed.
r?' 4 . IRP second and subsequent stages are conpleted consistent with the tentatively approved plan and are of such size and location that they constitute econonically sound cnits of development. eve.t.t shall such stages contzin less than ten percent (10%) tentative asproval.
In no
of the dwelling units receiving
5 . Each stase of development shall have at least two (2) types of housing units.
. . . .'.
6 9
6. 140 z0nir.g permits for units in the next stage shall be granted until the infrastructure iriprovenents have been completed.
7 . Gross residential density nay be varied from stage to stazc I p r o v i d d , hoxever, t h a t final approval shall T; . c~ 5s g i v s n to any sta5.e if the gross residenticl density of the a r e a which iilcludes s tzges already finally a?xo-\red and the stage for t;hich final apszoval is bzing sought exceeds by more than ten percent (10%) the gross residential density for each type of dwel l ing unit allowed for the Entire planned residential dsvelopnent in the tentatively approved plan. Khere it is necessary to zllocate open space to early stages to avoid exceeding naxinurn gross residential densities, the developer nay be required to grant an open space easeiaznt, covenar?t or transfer to the Township specifying the amount anci; if necessaq, the l o ~ ~ t i o n of open space.
E. Standards f o r . Location and ManagerLent of Open Space
1. The open space shall be located so as to be consistent with the objectives set f o r t h in the apglication for planned residential developent. Where possible, it shall’bz designed as a conti5c?ous area easily accessible to t h e residents znd presen-ing xatural features.
2 . There s h a l l be provisions which insure that the oper? space land shall continue 6 s such and be properly raintained. The developer shall either m (i) dedicate such lznd to public use if the ~ o x n s n i p o r another public agcncy has ipdicated it w i l l .ZCCF_’~)L such dsdication, (b) retain o;inership 2nd. respozsibility for maintenance of such open space land, o r ( c ) proxride for znd establish one or rare organizations for the oxnership and maintenance of a l l coinon open space. of (c) abo;-e, each orgEnisation shall be a non-2rofit hoxsowners corporation.
In the czse
7 0
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If a non-profit homeowners' corporation is formed, it shall.be governed according to the following reFilctions :
(a) develo2er and operated with financial subsidization by the developer, before the sale of any lots within the developinen t .
The coworation is organized by the
if necessary,
(b) Kenbership in the organization is mandatory for a l l purchasers of units therein and their successors .. . and for the developer until such.time . . as t3ey have divested himself from all oiinership of lzzd. or dxelling units within the development.
(c) The organization shall be responsible for- maintenance of and insurance and taxes on a l l open space.
(d) equitzble costs .of maintaining and developing c o m m open space in accordence with procedures estzblished by then 2nd apsroved by the Township.
(e) he orsanization shall have or hire &e-ate s t a f f to administer conkon facilities and mai'ntain the cG;,LL.on open space.
Tni. mFmbers of the orgsnization shall share
(f) In t h e e-lrent that the organization established to OXTI and maintain a comon open space or tine after establishment of the planned. residential development fail to maintain the corcIo-? o,ea space in reasozale order and. condition in accordance plan, the Township may serr.2 such organization or upon the residents and owners of the plenned residential development setting forth the r l a ~ n e r in which the organization has failed to iiaintain the com.on open space in reason7Lle condition, and said notice shall inclu6e a demnd .. that such deficiencies of
any successor organization, shall at any
rich the deve lopnent written fiotice upon
71
naintenance be correct within thirty ( 3 0 ) days thereof, and shall state the date and place of a hearing thereon which s h a l l be held within fourteen Cays of the notice. At such hearing the Township may modify the terns of the origir?al notice as to the deficiencies a6 may giv2 an extension of tine within which they shall be corrected.
-.e ( 9 ) l L the deficiencies set forth in t h e original notice o r in the modifications thereof shall not be corrected within said thirty (30) days or any extension thereof, the Toxnship.in order to preserve the taxable values of the’ properties within the planned residential developxent 2r.d to prevent the comon o?en space frox becoining a public nuisance, may enter upon said coimon open space and. naintain the sane for a period of one (1) year. The cost of such mJintenPnre shall he assessed ratably csainst the properties within the planned res’identidl development and shall becoxe a tax lien on said properties. Said entry and maintenance shall not vest in the public any rights to use the cornon open space except when the same is voluntarily dedicated to the pilblic by the residents and owners.
(h) Sefore the expiration of said year, che ToxnshiF shall, upon its reqiest or upon the
, request of the organization theretofore responsible for the maintenance of the cornon open space call a public hearing upon notice to such orqanization, or to the residents and o m e r s of the plznn~d resieential dese lopnent , to be h e l d by the Township. kt which hearing such organization or the residents and cxne r s of the planned residentizl developmznt shall show cause why such naintenmce by the Toxnship shall not, at the election of the To-msfii?, continue f o r a succeeding y e a r . thzt such organization is ready and able to maintain szid comon open space in reasonable
if the Tomship shall determine
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conditicx, the Tomship shall cease to maintain said comon open space at the end of said year. If the Tow~ship shall deternine such organization is not reatj) and able to maintain said comon ogen space iz? a reasonable condition, the Township may, in its disc?etion,.continile to maintain said co;ri~on c ~ e n spzce during the next succeeding year, and subjfct to a similar hearing and cieterninztion, in each year thereafter. 'The decisicn of the Tomship, in m y such case, shall constitute a final adiainistrative decision subject to judicial review. The cost of such maintenazce by the Toxnship shall be assessed ratzbly against the properties within the pianned residential developncnt and shall become a tax lien on said properties. The Tomship, at the time of entering upon said comon open space for the pa-rpose of maintenance, s h a l l file a r?o;ice of such lien in the zpproprlate office of the ccunty, upon the properties affected by such lien within the p l ~ z . ~ e d residential developnent , I,.. ..-.
- (i) Article -L~II, Section 706 (53 ?.S. 10,706) of The Kunicipalities Planning Code, the pro-Jisions of the developnent plan relating to (i) the use, I bulk and location of buildings and structures, (iL) the quantity and location of COXTIO.? cpen space, (iii) t k e intensity of use or the density of residential units, shall run In favor of the municiplity and shall be enforceable in low or in equity by the runicipality, without limitation on any poh-ers of regulation otherwise granted the municipality by law. The development plan shall specify ~ k o s e of its provis iozs which shall run in favor of, and be enforceable by residents of the planned rcsidential development, and in addition, the mai?t;zr in which such residents nay modify o r releas? such rishts.
In accordancs with the provisions of
and
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A . The application for tentative approval shall be executed by or on behalf of the landowner and filed wi tn Secretary. initial ' degosit i n the amount of txo hundred dollars ($200.00) shall be paid UDOE filir?q of the application. Additional deposits A - shall De nzde fron time to tine as recpesteci by the To-mship to be applied against the expsnses of Drocessinq the application, not to exceed actual A. - expenses incurred by the Township. said aDDlFcztion and supporting documents shall be
Six (6) copies of ...-
subni t t e6 review .. . Comi ss ion and other
the Township agencies.
Planning
.- B. The application for tentative approval shall include documentation establishing compliance with all of the standards for planned residential L l . - . . L and when EecessE-, the Planning Comission shall order .?diitinn,=.;l docurnentation to aid then in their review.
C. Required documentation shall inclucie, but shall not be linited to, documents illustrating the following:
m* 1. ne location and s i z e of t h e area involved, adjoining areas; and the nature of the developer's anci/or landowner's interests in the planned
and .
. residen~ial development.
. 2 . The prcgosed use of various land. areas and. the net residential and comercia1 density of each proposed 1 and use.
-* 3. ne Iccation, function, size, owzership. efid n a m a r of maintenance of the comon open space.
m 4 . he use and the zpproxinzte height, bulk, and location of buildings and other structures.
5 . i:nfor;r.s.tion showing the feasibility of pro2osals f o r ss.nitary sexerage - . .. and stom Later disposition
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~ -. .. .... ,,,',? , . ' t :.,
D.
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8.
9.
10.
and the extent to which the same has been discussed and/or approved by appropriate public officials.
Utility systems (telephone, po-der, water, sewerage).
Tne substance of covenants, grant of easements, or other restrictions to be imposed upon the use of lami, buildings and structures including proposed grants and/or easements for public utilities.
Tne provision f o r parking of vehicles and location, right-of-ways and cartway widths of proposed streets and public ways.
In the case of plans which call for development in stages, a schedule showing the tine within vhich applications for final approval of all parts of the planned residential develosiaent are intended to be filed, a n i w h i c h shall be update6 annud2ly on the anniversary of submission for final agproval. Xo one stage shall be nore than four ( 4 ) years in length.
The application shall, inciicate con~liance with the provisions set forth
insofar as possible, ,
herein.
Applicaticn for tentative approval shall include but shall not be limited to the following plans:
1. Plans of existing natural features of the land including topography, vegetation, drainage and. s o i l s , at a scale of one inch (1") eqdals two hundred feet ( 2 0 0 ' ) ;
2 . A site plan shoxing approximate locaticns of buildings, roads, and parking areas, at. a scale of one inch (1") equals one hundred feet (100');
3. A site p lan delineating comon open space indicating s i z e , _. nature of facilities, stnctures,
75
i f any, and u s e s , a t a s c a l e of one inch (1") equals one hundred f e e t ( 1 0 0 ' ) ;
4 . A s i t e p l a n d e l i n e a t i n g approxi ra te s t r e e t l o c a t i o n s , s t r e e t types, right-of-way and cartway Ii idths, a t ii s c a l e of one inch (1") e q a a l s one hundred f e e t ( 1 0 0 ' 1 ;
5 . A s i t e p lan i l l u s t r a t i n g phasing; inc luc i ing a t i m e scheaule f o r a l l o n - s i t e an6 o f f - s i t e i n f r a s t r u c t u r e inprovements t o be dedica ted f o r p u b l i c u s e , which may be nociified f r o m t i n e t o t i n r by t h e Soard;
6 . A p l a n i l l u s t r a t i n g connect ion t o p u b l i c u t i l i t i e s , s t r e e t s and rights-of-kTay acconpanied by docunenta t ion as t o t h e impact of t h e proposed development on s a i d p u b l i c u t i l i t i e s , s t reets and r ic jhts- of-way;
7 . A p i a n i l l i i s t r z t i n g t h e r e l z t i o n o_f t h e proposed planned r e s i d e n t i a l development t o t h e Township.
n' E. ~p.e s a i d E p p l i c l t i o n s h a l l also inciude a w r i t t e n s t a t e n e n t by t h e app l i cEn t s e t t i n g forth t h e reasons why, i n h i s op in ion , t h e planiied r e s i d e n t i a l developncnt would be i n t h e public i n t e r e s t and would be c o n s i s t e n t w i t h t he ' loxnship 's Coz2rehensFve Plan .
F . One (1) copy of e v e r - a p p l i c a t i o n f o r t e n t a t i v e zpproval r ece iv2d by t h e Township Secretary s h a l l be promptly for*-arded t o t h e Township Planning Coiniiission and t o t h e Union County Planning Comission f o r s tudy 2nd recornendat ion a s r equ i r ed by the Pennsylvania b f u n i c i p a l i t i e s ?lanning Code. The Union County Plazning Comission snall revieii a26 r epor t upon t h e a p p l i c a t i o n t o t h e Toiinship Plarrning Comiss ion wi th in t h i r t y ( 3 0 ) days of s u c h r e f e r r a l . One (1) copy of t h e repor t of t h e County Planning Comission s h a l l be furnisheci t o t h e a p p l i c a n t no t l e s s than f i v e (5) days before t h e appo in ted time of t h e p:blic hear ing
-pro-;ideci for i n S e c t i o n 910 of t h i s Ordinance.
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803
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A . Within sixty (60) days after the filing of an application for tentative approval of a planned residential developncnt pursuarit to this Ordinance, a public heari25 folloxing public Rotice on said. application shall be held. by the Board of Supervisors in the maimer prescribed in Article IX.
B. 1 . . 3 ' The Board of Supe-visors may continue the hearing from-.'. . *
time to time, and where applicable, may refer the natter-back to the planning agency for a report, provided, however, that in any event, the pablic hearing or hearings shall be concluded within sixty (60) days after the date of the first public hearing.
1. The Board of Supervisors, within sixty (60) days rollowing cne conciusfvi i of thie g & l i ~ Ii2cyiiig pi.avi.dsd for in this ordinance, shall, by official rcritten I
comunication to the applicant, either:
1. Grant tentative approval of the developnent as s~nitted;
2. Grant tatative approval subject to specified conditions Rot included in the developnent plan as submitted; o r
3. Deny tentative approval to the developnent plan. Failure to so act within said period shall be deeneci to be a qrant of tentative approval of the d e v e l o p c n t plan as subxitted. In the event, how- e v e r , that tentative approval is granted subject to ccnditions, the lancioh-ner m y , within thirty (30) days after receiving a copy of the official written comunication of the Board of Supervisors, ~otify such Board of Supervisors of his refusal to zccest all said conditions, in which czse, the Board of Supervisors .. . shall be deemed to have _ .
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B .
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denied t e n t a t i v e a2proiral of t h e developzent p l an . I n t h e event t h e landoxrer does not, w i t h i n s a i d p e r i o d , n o t i f y t h e Board of Superv isors of h i s r e f u s a l t o accept zll s z i d cond i t ions , t e n t a t i v e approval of t h e dsvelcpnent p l a n , w i t h a l l s a i d c o n d i t i o n s , s h a l l s tand as g ran ted .
Tne g r z n t o r 6 e n i a l of t e i i t a t ive zppro-brzl by o f f i c i a l w r i t t e n c o m u n i c a t i o n s h a l l include not only conclus ions b-.-it a l s o f ind ings of f z c t r e l a t e d t o the s p e c i f i c proposa l and s h a l l s e t f o r t h t h e reasons f o r t h e g r z n t , w i t h o r without condi t ions , o r f o r t h e d e n i a l , ar.6 s a i d c o m c n i c a t i o n s h a l l s e t f o r t h w i t n p a r t i c u l a r i t y in which r e spec t s the developmznt ? l a would o r would n o t be i n t he p*&lic i n t e r e s t inc luding b u t n o t l i m i t e d t o fir .dings of f z c t , and conclus ions on t h e fo l lowing:
1. In t hose r e s p e c t s i n which t h e development plan i s o r i s n o t c o n s i s t e n t w i t h t h e Comprehensive Plan f o r t h e developnent of tLe rciuIiicLp&lity.
2. The e x t e n t t o whic'n t h e developxent p l a n d e p a r t s f r o m zoning and subdivis ion r e g u l a t i o n s otherwise a p p l i c a b l e t o t h e subjec t p rope r ty , i nc lud ing b u t Rot l i m i t e d t o d e n s i t y , b u l k and u s e , and t h e r easons xhy such Cepartures a r e o r are 20t deemed t o be in t h e p u b l i c i n t e r e s t .
The purpose, l o c a t i o n and amount of t h e comon open space i n the plarmed r e s i d e n t i a l development , t h e r e l i a i l i t y of t h e proposals f o r maintenance aad conse rva t ion of the comon open space ; end the adequacy o r inadeqdacy of the ainount and purpose of t h e com.on opsn spaee a s re la ted. t o t h e proposed - d e n s i t y a,nd t l ~ e of r e s i d e n t i a l
3.
4 . The p h y s i c a l design of the d e v e l o F e n t p l an and the tmrae r in whic:? s a i d design does o r does no t mzke adequate provis ion f o r pub l i c s e r v i c e s , p rov ide a5equate cont ro l over v e h i c u l a r t r a f f i c , and f u r t h e r t h e a z n i t i e s of li9'iit and air,
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recreation and visual enjoyineat.
The relationship, beneficial or adverse, of the proposed. planned residential development to the neig:n,borhood in which It is proposed to be establishecl.
I n the case of a d .e - , r~ lopn~x t plan which proposes Geveicpi,ent over a pzr iod of years, sufficiency of the terns and conditions intended to protect the interests of the public and of the resieents of the plameci residential developent in .. thp integrity of t h e developnent plan. . .
the
In the event a development plan is granted tentative approval, with or without conditions, the Board of Supervisors may set forth in the official written comunication the tine within vhich zn application for final approval of the development plan shall be filed or, in the case of a development plan which provides far development over a period oc y g g y _ s l the pgg&o<g of time within which applications for final approval of each part thereof shall be filed. consent of the landokxer, between grant of tentative zpproval and on application for final approval shall not be less than three ( 3 ) months and, In case of developaEnts over a period of years, the time between applicztions for final approval of each part of a p l a n shall be not less than twelve (12) months.
Except upon the the tine so established
P-? A . ihe official xritten coinunication provided for in SectiGn 5G5 of this Ordinznce s h a l l be certified by the Secretary of the 3oard of Sup3ciisors and shall be filed in his office, 2r.d a certified copy shall be mailed by certified mail to the ap2licant. tentative approval has been granted, the same shall be noted on the zonir?g map.
linere
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B. Tenta t ive z.pproval of a development p l a n shz t l l not q u a l i f y a p l a t of t h e planned r e s i d e n t i a l development for recording nor a u t h o r i z e development f o r t h e issuE.nce of any bui ld iRg permits. A developnent p lan which has becn g i v e n t e n t z t i v e approval a s s u b n i t t e d , or ii:?ich h e s been given t e x t a t i v e approval wi th condi t ions which have been accepted by t h e a p p l i c a n t (anci p rovide6 t h a t t h e app l i can t has not d e f a u l t e d nor v io laced any of the condi t ioxs of the t e n t a t i v e approval) , s h a l l n o t be modified o r revoked nor o therB- ise inpaired by a c t i o n or' t he T o ~ ~ s h i p pem3ir.g an a p p l i c z t i o n o r z p p l i c a t i o n s fo r f i n a l approval , without t h e consent of t h e a p p l i c a n t , Frovided an a p p l i c a t i o n f o r f i n a l approva l i s f i l e d o r , i n the case of development o-Jer a pe r iod of yea r s , provided a p p l i c a t i o n s a r e f i l e d , w i t h i n t h e periocis of t i m e specif ieci i n t h e o f f i c i a l w r i t t e n comunica t ion g r a a t i n g t e n t a t i v e agproval.
C . I n t h e event that a develocaent plan i s g iven t e n t a t i v e approval and t h e r e a f t e r , but p r i o r t o f i n a l approval , t h e a p p l i c a n t s h a l l e l e c t t o abandon s a i d development p l a n anci s h a l l so n o t i f y t h e Soard of Superv isors i n w r i t i n g , o r i n t h e event t he appl icant s h a l l f a i l t o f i l e a p p l i c a t i o n o r a p p l i c z t i o n s f o r f i n a l zpproval w i th in t h e r e q d i r E d pe r iod of c i n e or t i z e s , a s t h e case m y be, t h e t e n t a t i v e approval s h a l l be deemed t o be revoked and a l l t h a t p o r t i o n of t he srea included i n the developr.ent p l a n f o r which f i n a l approval has not been g iven s h a l l be sub jec t t o those l o c a l ordinznces o t h e r w i s e app l i czb le the re to a s they nay be arner,ded fro3 t i n e t o t i m e , and the sarne s h a l l be noted. on t h e zoning map and i n the records of t h e s e c r e t a r y or clerk of t h e Township.
806
A . A n z 2 p l i c a t i o n f o r f i n a l zgproval nay be f o r a l l t h e l a ~ d included i n a developzznt plan o r , t o t h e e x t e n t s e t f o r t h i n t h e t e n t a t i v e epproval, a s e c t i o n t h e r e o f . Said e p p l i c a t i o n s h a l l be de t o the Planning C o m d s s i o n E R ~ w i t h i n t h e t i z e o r t i res s p e c i f i e d by t h e o f f i c i a l w z i t t e n comunica t ion g r m t i n g t e n t a t i v e
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approval. If the agplication for finel approval is in coinpliance with the tentatively approved development plan, a pirblic hearing need not be held.
B . 'ine application for final approval shall show:
ne i-rie nzne(s) of the owner(s) and developers; 1.
2. The date of final application;
pl- ine name of the Plann'ed Residential Development; 3.
Tne seal and signature of the responsible licensed and registered engineer or surveyor; .. . .. 4 .
5. The number of acres;
6 . Density - number of units per acre;
These first six items shall appear in the following
form on each submitted document and map:
Name of P23 Name of owners Name of developer ( s ) Seal and Sianature of Engineer
d 1
Date Density Xumber of acres
We the Supervisors of West Buffalo Township do approve this final plan for a Planned Residential Development in the
Zoning District, West Buffalo Township, Union County.
Chairnan of the Supe-visors Secretary for Supervisors PlanninG Comission Review Cha i rpe rs on Secretzry
7. description of covenats, grants and/or easements; . .. 2 . . . .
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a p e r f o m a n c e bond t o cover the i n s t a l l a t i o n of s t r e e t s , sewer sys t en , water mains ar.d o ther i n f r a s t r a c t u r e s ;
f i n a l key naps showixg: ( a ) r e l a t i o n s h i p t o surrouneing p r o p e r t i e s , naiiis,s of these property oxners, boundary l i n e s w i t h c o * ~ r s e s a n d d i s t znces , i ron p i n s G e s i g n a t i n g c o r n e r s , p r e s e n t and. fu ture easeinents, e x i s t i n g and f u t u r e s t r e e t s , r ight-of-ways, s t reet names, s t r e e t cu rves i n degrees;
(b) .. . c o u r s e s and d i s t a n c e s , corner i r o n p i n marke r s and s e t b a c k l i n e s , l o t nunbers, f i v e f o o t ( 5 ' ) gradier - t contour l i n e s , parks, playgrounds and o t h e r c sen space a reas t o b2 dedica ted o r r e se rved f o r p u b l i c u s e of the PPI) r e s iden t s , parking s p a c e s , t rce l o c a t i o n and s i z e of v a r i o u s dwel l ing types, and o ther use s t ruc tu res ;
p r o p e r t y l i n e s w i t h i n the development , w i t h
(c ) w a t e r supply system, se.n.age d i s p o s a l system, d r a i n a g e system, l i g h t i n g 2116 e l e c t r i c a l systems, and t e l ephone systems, s o l i d waste c o l l e c t i o n l o c a t i o n s ;
(d) l andscap ing , path sys ten ;
I I I I I I 1
8 (e) drawings of s t r e e t and drainage e l e v a t i o n s ;
( f ) f e e t ( 5 0 ' ) equa l s one inch (1");
ty;? naps shall be dra.wn t o t h e s c a l e of f i f t y
I 10. a f i n z l schedule f o r deve lopen t i f it i s t o be i n
there s h a l l be s i x ( 6 ) copies of each r e q u i r e d map a i d docurLent submitted i n the a p p l i c a t i o n fo r
s t az ' e s ; I
I 11.
f i n a l ag2rova l .
C. I n t h e ever-: t h e a p 2 l i c a t i o n f o r f i m l appro-v-al has I been f i l e d , t o s e t h e r w i t h all drawings, s p e c i f i c a t i o n s and o t h e r docuxents i n supsort t?::.sreof, and a s r e q i r e d
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by the Ordinance and the official written comuni- cation of tentative approval, the TobTship shall, within forty-five ( 4 5 ) cays of such filing, grant such developnent plan final approval.
D. In the e v e z t the de~elop~~cnt p l a n as skmitted contains variations i r o n the developiiient plan given teztative approval, the Board of Supervisors may refuse to grant final epsrozal and shall, within forty-five ( 4 5 ) days from the.filing of the zpplication for final approval, so advise the applicant in writing of said. refusal,
I setting f o r t h in said notice the reasons why or?e 02: more of said variations are not in the public interest. In the"event of such refusal, the appticant may either:
1. refile his application for final agproval without the denied variations, or
' I 2. file a written request with the Board of
Supervisors that it hold a subsequent public heari~g on his cpgllcation for final a p p r o - ~ a l . pny such public hearing shall be held pu, Tsuant to ~ u b l i c rrctice within thirty ( 3 0 ) days after reFes t f o r the hearing is made by the lzndowner, and the hearing shall be cozducted in the rrznner prescribed in this article for pu3lFc hearings on applications for tentative appro-bral. vIithin thirty (30) days sfter the co?.clusion of the hearing, the aoard of Sugervisors shzll by official written comunication either grant final approva l to the developnent plan or dezy final approval. The grant or denial of final approval of the developr,ent pian shall, in cases arising under this section, be In the f o m and contain the findi:ss reqdired for an application for tentative ~ p s r o - ~ - a l set forth in this zrticle.
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If the landoxner xishes to take either such alternate action, h e may do SO at any tine within which he shall be entitled to apsly for final approva l , or within thirty ( 3 0 ) a6ditional days if the time fcr applying for fizal z?Sro-,rzl shall have already passed EL the time when the lzxdowner
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807
. h a ~ . .- .~ciiriseci t h a t t he developnent plan wzs " O t i n suhstzntiel coitipliance. I n t h e event t h e appl icant shsl l l fail t o t a k e e i t h e r of these a l t e r z a t e a c t i o n s hTi th in sa id t ime, he shsll be deened t o h a - ~ e a'szndonsd t h e developiwnt p lan .
E . A de-L*elcgzEnt p l an , or zny p a r t t h e r e o f , which hes been g iven f i r . a l zpproval s h a l l be so c e r t i f i e d v i thox t d e l a y by tke 33oard of S u p e n i s o r s ~ 2 6 s h a l l be f i l e d of r e c o r d for thwith i n t h e o f f i c e of t he r e c o r d e r of deeds b e f o r e azy developxent s h a l l t a k e p l ace in accordance t h e r e w i t h . Vpon t h e f i l i n g of record of t h e developxent p l a n , t h e zoning and subd iv i s ion regula t ions o therwise E p p l i c d l e t o t h e land included i n such plan s h a l l cease to apply t h e r e t o . Pending, completion accord ing t o the recorded schedule of s a i d planned residential Eevelopment o r of t h a t p a r t t h e r e o f , as t h e case nay be, t h a t has been f i n a l l y approved, no modif icEt ion of t h 2 p r c v i s i o n s of s a i d development p l a n , o r pzrt t h e r e o f , a s f i n a l l y approved, shall be made exces t with t h e c=Srr!swil: &E t h c ; ipp!;~iint .
F. I n t h e e v z x t t h a t a development p lan , or a sec t ion t h e r e o f , i s given f i n a l approval and t h e r e a f t e r t h e applicant s h a l l abandon such p l a n o r t h e s e c t i o n the reo f t h a t has been f i n a l l y approveci, and s h a l l so notify t h e Soard of Superv isors i n w r i t i n g , o r i n t h e event the a s p l i c a n t s h a l l fail t o commence and c a r r y o u t t h e plzrzed r e s i d s n t i a l development w i t h i n such per iod of tiiae a s mtay be f i x e d by ord inance , no developzznt o r f u r t h e r developxent s h a l l tzke p lzce on t h e proper ty included i n t h e developxent p l a n except i n compliance x i t h a p p l i c a b l e Township ord inances .
A . Issuance of s 2 m . i t s and a l l r z t t e r s p e r t a i n i n g t o adminis t ra t ion of t h e . p l a n a s f i n a l l y appro-zed s h a l l be t h e r e s p o n s i b i l i t y of t h e des igna ted Township Zoning O f f i c e r .
B . V p o n ~ a ~ ~ l i c ~ t i o z of t h e a p p l i c a n t showing connpliance w i t h t h e reqdi renents of f i n a l approval, the Zoning
.. . ~. .. - .
O f f i c e r s h a l l i s s u e permits f o r c o n s t r u c t i o n p u r s u a n t t o t h e p l a n , o r any s e c t i o n t h e r e o f .
C. - The p r o v i s i o n s of A r t i c l e I X of t h i s Ordinance, as amended, gove rn ing f fAdminis t ra t ionf ' s h a l l be f u l l y a p p l i c a b l e t o t h e p l a n as f i n a l l y approved i n s o f a r as the p r o v i s i o n s t h e r e o f a r e c o n s i s t e n t w i t h t h e p r o v i s i o n s of t h i s a r t ic le and the c o n d i t i o n s of f i n a l approval. and s t a t u s and c o n s t r u c t i o n of the p l a n and r e n d e r monthly r e p o r t s t h e r e o n t o t h e Board of S u p e r v i s o r s i n order t o a s s u r e compliance wi th the p r o v i s i o n s of t h i s A r t i c l e .. * and t h e c o n d i t i o n s of f i n a l approva l .
Tne Zoning Off icer s h a l l review t h e p r o g r e s s
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ARTICLE IX
ADMINISTFATION Ah?, EXPOXCEMENT
900 Lz.muad T
For the purposes of administering m d enforcing this Ordinance, the Township Supervisors s h a l l appoint persons to the positions listed below.
A . Zoning Officer B. Zoning Hearing Board - s h a l l consist of . three
C . Alternate h’earing Board I<mbers - shzll consist of
D. E!ezring Board Solicitor - shall be someone other
(3) persons
two (2) persons
than the Township Solicitor
Appointment to these positions shall be based. on individuals willingness to serve the Township in accordance with the provisicns of the Pennsylvania 14unicipalities Planning Code A c t 170 of 1988, as amended, and this Ordinance.
Tne Zoriing Officer shall adninister this Ordinance in accordance with its literal terns, and shall not have the power to pernit any constrclction o r any use or change of use which does not conform to the provisions herein. He shall have such d u t i e s and powers as are conferred on him by this Ordinance and as reasonzbly implied for those purposes. In addition, the Zoning Officer shall:
A . Receive applications f o r , ei-z.luzte, and issue Zoning P e n i t s f o r , ~ s e s and stmctures prososed within the te-rixs of t h i s Ordinance.
3. K.;eer, and mzintain a pernznent and p-dblic record and ~ i l e of a l l zctivities undertaken by him In the perforrnance of his official duties ir?cluding: file copies of all applications received; pernits issued; plecards distributed; fees collected; correspondence;
c
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inspections; and reports made in connection vith any structure, dwelling, sign, land, etc.
C .
D .
E .
F.
G.
'... I - , . . . . . . . _
].;&e site visits end inspections as necessary to perform his duties at any reasonasle hour.
Issue pem.its as approved and directed by the zppropriate body (See Sec. 9 0 3 ) for approved variances, special exceFtions, or conditional U S E S .
Be responsible for maintaining a true and correct copy of this Ordinance and the Official Zoning Nap with respect .. to any amendments thereto.
Issue Certificates of Occupancy in accordance with the provisions herein.
Identify and register nonconforming premises in accord with Sec. 500.D.
p:ake monthly reports to the Toimship Supervisors.
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Persons desiring to construct, alter, or change the use of any structure or lot shall apply to the Zoning Officer for a Zoning Pernit by filing the appropriate form and by subiaitting the required fee. The Zoning Officer will then either issue or refuse the pernit o r refer the application to the Zoning Eearing Board. After the Zoning Permit has been issued to the applicant, he n;ay proceed to undertake the action allowed by the permit.
Upon conpletion of such action, the applicant shall apply the Zoning Officer for an Occupancy Permit, if applicable. If the Zonizg Officer finds that the action of the applica has been in accordance with the pernit and the pro-Jisions this Ordinance and other applicable laws and rewlations, the Zoning Officer may then issue an Occupancy Pernit alloxing the preiaises to be occupied and u s e d .
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a7
to
.nt of
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FRTTFI- 903 7 r G Pr M
A . Under the tems of this Ordinance, the follcwing classes of Zoning Permits nay be issued:
B.
. ..
C .
1. se. Issued by the Zoning Officer on thz authority granted herein.
Z0nir.g Hearing 3oard.
Issued by the Zoning Officer I . . 3 . dfter review by the Plarming C o m i s s i o n and upon the ordsr of the Sugervisors.
. Issued by the n 4 . iJpTir)i
1 Z0nir.g Officer upon the order of and following rev iex and public hearing by the Zoning Eearing Board.
Zoning Penits shall be issued in duplicate with one (1) copy retained by the applicant. No person shall perfom building operations of any kixd uzless a Pernit Placard issued by the Zoning Officer is displayed conspicuoLsly on the premises. Board may revoke a Zoning P e n i t a t any tine if i t appears that the zpplication is in any way false or misleading, or that work being done upon the premise differs from that specified in the zp2licztisn.
The Zoning Officer or
PA application for a D e m i t for any propose5 work shall be deemed to have been abandoned s i x months after the date of filing unless such applicztion has been diligently pursued or a pemit has been issued. Reacon~le extensions of tiir.3, ~ o t exceedi~g ninety ( 9 0 ) days , nay be granted at the discretion of the Zoning officer. In either case, to the zpplicant of expiration or extension shall be provieed by the Zoning Officer.
early written notice
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a - .ll
i r ,uance of any Zoning Permit has not been coiqleted
. jrther xork 011 the premises shall not contini;e until In appropriate extension has been granted or a EEW
Zoning Permit has been obtained.
>--I occupzncy ?emit s h a l l be secured froa the Zoaing Officer p r i o r to the u s e or occupancy of any land or building for which a Zoning Pemit is required o r to any change of use of any existing structure or land. A copy of the Occupancy Demit shall be kept on the Dreiriises and shall be shown to any officer of the Township upon request. Permits shall be in writing.
Zoning Permit shall expire if the work approved by
-. thin two (2) years from the date of issuance.
A l l applications for Occupancy
It is recognized that fron time to time it nay co2tribute to the welfare of the Tos;r?ship and its residents to allow the occupancy of land or structure for a tertporary tire period by a use other than those nomzlly permitted. In this case, the Zoning Officer nay approve such a temporary use and. issue a Temporary Use Permit for a time period not to exceed six ( 6 ) months, and under conditions that will enhance the
renewed. as is necessary. , public health, safety and welfare.
, Such a pernit may be
i,
If it appears to the municipality that a violation of the Zoning Ordinance has occurred, the municipality shall institute enforcexent proceedings by sending an enforcement notice stating at least the following:
C. A . ne naae of the 0-msr of record and any o t h e r person against whom the municipality intends to take action.
-. 3. ne locztion of the property in violzticn.
906
C .
D.
I? 4.
F.
The specific violation with a description of the requirements which have not been net, citing in each instance the applicilble provisions of the Ordinance.
r-.. ne dace before which the steps for cozpliance must be coxnenced and the date before which the steps E U S ~ be coxpieted.
That the recipient of the notice has the right to appeal to the Zoning Hearing Soar6 within a srescribed. period of time in accordance with procedures set forth In the Ordinance.
-- mat fzilure to coisply with the notice within the L ~ m e specified, unless extended by zppeal t o the Zoning Xearing aoard, constitutes a violation with Dossible sanctions clearly described.
L '
SING W 3 2 'c. P hT7" '7 . a
The Zoning Eeering 3oard shall be responsible for the interpretation of this Ordinance and shall adopt and make available to the public rules f o r the exercise of its functions. The Zoning h'earing Board shall hear and decide appeals where it Is alleged that an error has been inacie in the zdninistration or enforcement of this Ordinance, and shall he2.r and decide rewests for special exceptions and variances. other duties 2s nay be provided for or made necessary by the Hunicipalities Planning Code or this Ordinance, including t h e holding of public hearings, the referral of any pertinent matter to the Planning Comission for review and recorr-r.Encctions, and the naintenance of records on all hearirtgs, decisions and findings. The Zoning X e z r i n g Board jurisdiction is detailed in Kunicisalities Planning Code, Act 170 of 1988.
The Zoning Xeering Board shall perforn such
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907 \IARIANCES
The Zoning Eeari;lg 3oard shall h e a r r e F e s t s f o r v a r i a n c e s where i t i s a l l e g e d t h a t t h e p r o v i s i o n s of t h e Zoning Ordinance i n f l i c t unnecessary ha rdsh ip upon t h e a p p l i c a n t . The Zoning I lear ing 2oard nay g r a n t a v a r i a n c e provided t h a t a l l t h e f o l l o w i n g f i n d i n g s a r e made where r e l e v a n t i n a g iven c a s e :
A . T h e r e a r e un ique phys ica l c i r c u x t a n c e s o r c o n d i t i o n s , i n c l u d i n g i r r e w l a r i t y , narrowness, o r sha l lowness of l o t s i z e o r shape , o r excep t iona l t opograph ica l o r o t h e r p h y s i c a l c o n d i t i o n s p e c u l i a r t o t h e p a r t i c u l a r p r o p e r t y , and t h a t t h e unnecessary hardship i s due t o such c o n d i t i o n s , and not t h e c i rcumstances o r c o n d i t i o n s g e n e r a l l y c r e a t e d by t h e p r o v i s i o n s of t h e Zoning Ordinance i n t he neighborhood o r d i s t r i c t i n which t h e p r o p e r t y i s l o c a t e d .
B . Because of such phys ica l c i r c m s t a n c e s o r c o n d i t i o n s , there i s no p o s s i b i l i t y t h a t t h e p r o p e r t y can be develuped i r i b L L i i L cwAiCuLild.Ly wicli L l i e _ u r w v i s i w r i t h e Zoning Ordinar?ce azd t h e a t h o r i z a t i o n of a Variance i s t h e r e f o r e necessary t o enab le t h e r e a s o n a b l e u s e of t h e p rope r ty .
Such unnecessa ry hardshir, has not been c r e a t e d by a p p l i c a n t .
,
D . The Var iance , i f au tho r i zed , w i l l n o t a l t e r the e s s e n t i a l c h a r a c t e r of t h e neighborhood o r d i s t r i c t i n which t h e p r o p e r t y i s l o c a t e d , nor s u b s t a n t i a l l y o r permanent ly i i r p a i r t h e a p p r o p r i a t e u s e o r development of a d j a c e n t p r o p e r t y , nor be e e t r i n e n t a l t o the p u b l i c w e l f a r e .
1 5. The Variance, i f au tho r i zed , w i l l r e p r e s e n t t he minimum v a r i a n c e t h a t v , - i l l a f f o r d r e l i e f and w i l l r e p r e s e n t t h e l e a s t m o d i f i c a t i o n p o s s i b l e of t h e r e g u l a t i o n i n i s s u e .
In g r a n t i n g any Var iance , t h e Zoning Xearing Board may a t t a c h such r e a s o x b l e conditio?.s and s a f e p a r d s as mzy seem necessary t o irn?le;;.ext t h e px rposes of t h i s Ordinance.
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,. The Zoning zearing Eoard shall hear and decide Special Exceptions as nay be provided in this Ordinance. The granting of a Special 3:ception shall be nade when the Zoning Xearing B o ~ r d makes a finding that the express standarcis and criteria and other appliczble rewirertlen this Ordinance have been net. In zddition to the stan and criteria specified in Articles I V , V , VI, and V i I following criteria shall apply where applicable:
e L S of .dards t h e
A . . . P-dequate and safe entrance and exit to and fro3 the preinis.&s shall be provided with particular reference to vehicular and pedestrizn safety z ~ l d convenience, 'traffic flow End control, and the access i n case of fire or other ezergencies.
B. Adequate a.nd safe off-street parkir?g and loaciing shall I Flefuse and senice areas shall be provided. I be provideci.
C .
D. Appropriate screening 2116 buffering fron residential, municipal or quasi-public uses is provided.
Koise, glkre, odor, electrical 6lsturbance, and other f o m s of nuisznce which nay affect the health and safety of residents or workers on adjacent properties shzll be ninimized or mitigated.
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I I I I
F . General coi?.patibility with adjacent uses and properties shall b2 Get with respect to bulk, scale and trzffic ssneration.
building developrient in accordance with the To-mship's Cor.prehensi-v-e P l a n .
G . Such 2 S C S shall s o t ccnflict with the direction of
- - -* ~ n n Zonigg kearing Soar6 r e s e r ~ e s the right to modify or add conditions or safeTJards z s it deems necessary to prevent use of t:?e Specizl Zxcepticn fron being a nuisance.
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9 2
909 APPEALS
Appeals wi th r e s p e c t t o t h e p r o v i s i o n s , a d i x i n i s t r a t i o n , or enforcenent of t h i s Ordinance s h a l l be go-b’erned by Articles I X and X - A of Act 1 7 0 of 1988, The Pennsylvania I q u n i c i p a l i t i e s P l a n r i n g Code, as mended and as fo1loi;s:
A .
B.
C.
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D.
-* lne Zoning Eear ing Board s h a l l h e a r a p p e a l s r e s u i t i n g f r o n t h e d e t e m . i n a t i o n of t h e Zoning O f f i c e r , i n c l c d i n g , b u t not l i n i t e d t o , t h e g r a n t i n g o r d e n i a l of any p e r n i t , o r f a i l u r e t o -act on t h e a p p l i c a t i o n t h e r e f o r , t h e i s suance of any cease and des i s t o r d e r or t h e r e g i s t r a t i o n o r r e f u s a l t o r e g i s t e r any nonconforming use , s t r ~ c t u r e o r l o t .
Appeals rnay be f i l e d wi th t h e Zoning Eea r ing 3oa rd i n w r i t i n g by t h e landowner z f f e c t e d , any o f f i c e r o r aqency of t h e rzunic ipa l i ty , o r any person aggr ie t -ed . Requests f o r a Variance and for S p e c i a l Except ion may be f i l e d w i t h t h e Soar6 by any landoxner o r any t e n a n t w i t h t h e p e m i s s i o n of such l a n d o m e r .
,” A l l ap3eals 5ron d e t e m i n a t i o n zdverse t o t h e landcxners s h a l l be f i l e d by t h o landoxner w i t h i n 30 days z f t e r Eotice of t h e de te r in ina t ion i s i s s u e d .
Upon f i l i n g of any proceeding and Curing i t s pendency be fo re t h e Zoning Eoaring Soard, a l l l a n d develogment pur,cuEZt t o any cha l lexced ordinance, o r d e r or approval of t h e Z0nir.g O f f i c e r o r of m y zgency o r body, and a l l o f f i c i a l a c t i o n thereunder , s h z l l be s t a y e d u n l e s s t h e Zoning O f f i c e r or any o t h e r a p p r o p r i a t e agency o r body c e r t i f i e s t o t h e Zoning Zearing Board f ac t s i n d i c a t i n g t h a t such s t a y would cause imminent p e r i l t o l i f e o r Dro;3erty, i n which cas? the dc-:elop~ent o r o f f i c i a l a c t i o n s h a l l EOC bi s t ayed othemh-ise than by a r e s t r a i n i n g o rde r , which nay be g ran ted by t h e Zoning Ee2rir.g 3oard o r by t h e c o u r t having j u r i s d i c t i o n of zoninq zzpeals, on p e t i t i o n , a f t e r n o t i c e t o t h e Zoning Off icEr o r o t h e r a g p r o p r i a t e asency o r body.
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E .
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~ 1 1 appeals f r o m all l a d cse decisions rendered pursuant to ~ h p Municipalities Plaming Code as anended shall be taken to the Court of COmOn Pleas of the judicial district wherein t h e land is located and shall be filed within 30 ciays after entry Of the decision as provided in 4 2 PA C . S . 5572 (relating to tine of.entv of order) or, ia the case or' a d e e ~ ~ d decision, within 30 days after,the date upon which Rotice of said deened decision is given as set forth in Tke Nunicipalities Planning Code.
I I I I 1 I
F. All'appezls from a decision by the Zoning Officer and applications for Variance or Special Exception to the Zoning'Eearing Board shall be in the f o m prescribed by the Zoning Eearing Board. shall include the f ollowins:
:very appeal or application
1. The nane and address of the ap?licast or zppellant.
3. A. brief description and locati.03 of the lot to be affected.
A s'tatenent of the present zoning, the . 1 I
4 . present use, and improvenents of the lot or structure in question.
identification of the provision of this in Ordinance at Fesrion, and why the proposz1 should be granted, or of the error allesed 2nd the relief being sought.
A reasonzjiy acc:lrzte description cf the present irigrovertsnts and the additions o r change.s intended including a piot p l a n of the
5 .
6.
I 1 I property affected.
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910 .'-
The Zoning Eea r ing Board s h a l l conduct h e a r i n z s i n accordance wi th The 1 4 u n i c i p a l i t i e s P l a m i n g Code.
A . p u b l i c n o t i c e s h a l l be g iven and w r i t t e n n o t i c e
B .
C.
D.
E .
s h a l l be g iven t o t h e a p p l i c a n t , t h e Zoning O f f i c e r , such o t h e r p e r s o n s a s t h e governing body s h ~ l 1 des igEa te by ord inance , and t o any person who has m d e t i m e l y r eques t for the same. F i r i t t en n o t i c e s s h a l l be g iven a t such titiie and i n such manner as s h a l l be p r e s c r i b e d by ord inance o r , i n t h e absence of ord inance p r o v i s i o n , by r u l e s of the Zoard. I n a d d i t i o n t o t h e w r i t t e n n o t i c e ,
provided h e r e i n , w r i t t e n n o t i c e of s a i d h e a r i n g s h s l l be conspicuous ly pos t ed on t h e a f f e c t e d t r a c t of l a n d a t l e a s t one week p r i o r t o t h e h e a r i n g . See d e f i n i t i o n of Publ ic Ko t i ce i n A r t i c l e 11.
F- ne h e a r i n g s h a l l be h e l d wi th in 6 0 days f rom t h e dace of che a p p l i c a n c i s request, u n l e s s t h e a p p l i c a n t has agreed i n wri t i r?g t o an e x t e n s i o n of t i ne .
The Zcning E z a r i n g Board s h a l l keep a s t e n o s r a p h i c r e c o r d of t h e proceedings . The appearance fee f o r i?. s tenographer s h a l l be shared e q u a l l y by t h e z p p l i c a n t and t h e Zoning Fiearing 3oard . T r a n s c r i p t c o s t s s h a l l be borne by ? a r t y app ly ing f o r same.
T ~ P zoning Eear ing 3oard s h a l l r ende r a w r i t t e n d e c i s i o n or , when no d e c i s i o n is c a l l e d f o r , nake w r i t t e n f i n d i n g s on t h e a p p l i c a t i o n i s i t h in 4 5 days a f t z r t h e l a s t h e a r i n g b e f o r e t h e Zoning X e a r i n g 3ozrd.
Plhere t h e Z o n h g Xearing Board f a i l s t o r e n d e r t h e d e c i s i o n w i t h i n t h e pe r iod r equ i r ed or fails t o ho ld t h e r e q u i r e d h e a r i n g wi th in 6 0 days from t h e d a t e of t h e a p p l i c a n t ' s r egues t f o r a hea r ing , t h e decision s h a l l b2 deexed t o h a - ~ e been r e E d e r e d i n
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9 5
- ; o b ~ ~ _ - - of t h e appl icant un le s s t h e a p p l i c a n t has agreed. i n w r i t i n g cr on t h e record t o a n ex tens ion of t i m e .
I”. A cony of t h e f i n a l dec is ion o r , where no dec i s ion I is c a l l e d f o r , of the f ind ings s h a l l be d e l i v e r e d to the e p p l i c a n t persc~ally o r na i led t.o him n o t l a t e r t h z n t h e day folloi;irrg i t s d a t e .
Trr 931
The Superv isors nay consider zmenchents t o t h e p r o v i s i o n s h e r e i n . . o r the boundar ies of the O f f i c i a l Zoning Map. I n thz case of an . k ~ ~ n c i n e n t prepared by o t h e r than t h e Planning C o m i s s i o n , t h e Superv isors s h a l l s - h n i t each amendment t o t h e Planning Coixnission a t l e a s t t h i r t y (30 ) days p r i o r t o the hea r ing on such znencinent f o r recormendations. a f t e r a p u b l i c h e a r i n g , t h e proposed amendment i s chznged s u b s t a n t i a l l y , o r is r ev i sed t o i ~ c l u d e land p r e v i c u s l y not QffPc.t.eci by I t , tiis Supervisors s h a l l hold a n o t h e r p u b l i c hea r ing prior t o proceedmy to v b t e on the proposed amertdment. I n a d d i t i o n , a copy of the proposed amendment s h a l l a l s o be provided t o the County Planning C o m i s s i o n f o r i t s r e v i e w and coimont a t l e a s t t h i r t y (30 ) days p r i o r t o the hea r ing on t h e amendment.
If,
A . Publ ic EearFng. &fore votir.g on t h e enactment of an arnendnent, t h e governing body sha l l hold a p u b l i c hea r ing thereon , p u r s u a n t t o p b l i c n o t i c e . i n a d d i t i o n , i f t h e proposed amendment i n v o l v e s a z o n h g ~ a p c h a ~ g i , n o t i c e of s a id pub l i c hear ing s h a l l be conspicuously pos t ed by the rriunicipality at p o i n t s deemed s u f f i c i e n t by the munic ipa l i ty a l o n g t h e pe r ime te r of t h e t r a c t to n o t i f y p o t e n t i a l l y i n t e r e s t e d c i t i z e n s . The a f f e c t e d t r a c t o r a r e a s h a l l be posted E t l e a s t one week p r i o r t o thz date of the hear ing .
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B . ~ m d o x z e r C u r z t i v e >-rneximer?t. -3. landowner Lho d e s i r e s L O cha l l enge on subs t an t ive grounds t h e v a l i d i t y of a zoni~g ordinance o r map o r any pro-J is ion thereof, which p r o h i b i t s o r r e s t r i c t s t h e use o r Cevelopirient of 1ar.d I n which he :?as an i n t e r e s t m y subia i t a c u r a t i v e E’
c
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t h a t h i s c h a l l e n g e and proposed anizndmnt be heard and decided a s p rov ided i n Secc ion 6 0 9 . 1 of Act 1 7 0 of 19'68, a s znended.
c . ptunicipal Curative Arendnent . I f a x u n i c i p a l i t y de t emi r . e s t h a t i t s Zoning Ordinaxce o r any p o r t i o n thereof i s s x j s t a n t i z l i y i ~ - . r a l i d , i t s h a l l p r e z a r e a c u r a t i v e aziendriient t o 0verco;ne such i n v a l i d i t y i n accordancs xich S e c t i m 6 0 9 . 2 of Act: 170 cf 1988, as amended.
A . I n case any b u i l d i n g , s t r u c t u r e , landscaping o r l a n d .... i s , o r Is proposed. t o b e , e r e c t e d , cons t ruc ted ,
recons tncLEd, a l t e r e d , COXVerted, maintained o r u sed i n v i o l a t i o n of any Ordinance enacted u n d e r a c t 1 7 0 of 1988 o r p r i o r e n a b l i n g laws , t h e soverning body, or with t h e approval of t h e governing body, an o f f i c e r of t h e m u n i c l ~ a l i t y , a: El iy a9gzieved U*I!L-L UL Lerianr: of r e a l p rope r ty xho sho;is t h a t h i s proper ty or pe r son w i l l be s u b s t a n t i a l l y a f f e c t e d by t h e a l l e s e d v i o l a t i o n , i n a .dd i t ion t o other remedies, nay i n s t i t u t e any a p s r o 2 r i a t e a c t i o 3 o r proceeding t o p reven t , r e s t r a i n , c o r r e c t o r a b a t e such bai l -ding, s t r u c t u r e , l andscapins o r l and , o r t o prevezt, . i n o r about such premises , azy a c t , coi-iduct, bus iness o r u se c o n s t i t u t i n g a v i o l a t i o n . t h e n any such a c t i o n i s i n s t i t v c e d by a landok-ner o r t e n a n t , n o t i c e of t h a t a c t i o n shzll be serbred upon t h e r m i c i p a l i t y a t l e a s t 30 days p r i o r t o t h e t i m e t h e a c t i o n i s begun by se rv ing a cosy of t h e coms la in t on the sovern ing body
r;,aintaiEt.E< c z c i l such xotice has b ~ e n ci tyen. of t h e n u n i c i p a l i t y . ?Jo such a c t i o n r,ay ,be
. . B . D i s t r i c t j u s t i c e s s h a l l have i n i t i a l j u r i s d i c t i o n over
proceedings brought unde r S e c t i o n 9 1 2 . C . .
C . P-?y 2crso2, p a r t n e r s h i p o r co rpora t ion k-ho o r which has v i o l a t e d or p e m i t t e d t h e v i o l a t i o n of t h e p r o v i s i o n s
eEzbliz9 l a v s shzll, upon beifig f c ~ n d l i z b l e therefor of az:v' zc-:- ;:-;:z Ordinazce e z z c t e d ~ n d ~ r t h i s a c t o r p r i o r
.. . _.
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, in a civil enforcement proceeding comenced by a municipality, pay a judgement of not more than $500 - p lus all court costs, including reasonable attorney fees ir,c.;rred by a municipality as i?. result thereof no judcez,ezt d shall comcnce o r be imposed, levied or payable until the date of the determination of ii violaticn by t h e District Justice. municipality zzy ezforce the judgement pursuent to the applicable rules of civil proceciure. violation coritinues shall constitute a separate viol~ti~n, -c:.nless the District Zustice,Betemining that there h ~ s beza a violation, further detemlnes that there,yas a good faith basis for the person, pzrtnership or co-rporation violating t h e ordinance to have believed that there w.as no such violation, which event there shall be deezed to have been only one such violation until the fifth day fol lowing the date of the determination of a violation by the District Justice and thereafter eacn day that a violzcion continces shall constitute a separate violation. All judgements, costs and reasonzble attorney fees collected for the violation of zoning ordinazces shall be paid over to the nunicipslity whose ordinance has been violated.
If the defendant
Each day that a
in
- 913 P I L T N G F E r s
Filing fees shall be payable to the Municipality and shall be received by th.e Zoning Officer. be established by a resolution of the Township 3oard of Supervisors.
Filing fee ainoilnts shall
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