Township of Lower Allen - General Requirements

Buffering requirements

A. Buffering standards. Where required, buffering shall consist of an area no less than five feet in width, unless otherwise stated within the specific zoning district, containing an area to visually buffer land uses. The following standards apply:

(1) Where nonresidential uses and multifamily and single-family attached dwellings abut residential uses within the same zoning district, excluding such uses located within the MUN Mixed-Use Neighborhood and C-1 Neighborhood Commercial Districts, a buffer yard of 25 feet shall be provided, unless otherwise indicated herein.
(2) A buffer yard of 100 feet shall be provided for nonresidential uses located within the I-1 General Industrial, I-3 Industrial/Commercial, C-4 Regional Commercial and C-3 Planned Business Center Districts when abutting a residential district.
(3) Required buffer yards may be combined with a utility or other easement, so long as all landscape requirements can be provided in accordance with any existing or proposed easement agreements. Vehicles or other objects shall not overhang or otherwise intrude upon the required buffer yard more than 2 1/2 feet, and wheel stops or curbs shall be required.
(4) Where residential subdivisions abut collector or arterial streets, adjacent lots shall front on minor Township or local streets, and a landscaped buffer yard shall be provided along the property line abutting the collector or arterial street. The buffer yard shall be a minimum of 25 feet in width and shall include trees and shrubs in accordance with screening requirements as stated herein.

B. In addition to the above standards, screening shall be designed, installed and maintained in accordance with Township landscape standards.

Control of traffic and protection of public safety

The application for a permit for any and all uses shall be accompanied by a site plan showing building location, service and parking areas and access to highways. Where a driveway or access road gives access to a state road or highway, approval by the Pennsylvania Department of Transportation shall be required.

Electromagnetic interference

In all districts, no use, activity or process shall be conducted which produces electric and/or magnetic fields which adversely affect public health, safety and welfare, including but not limited to interference with normal radio, television and/or telecommunication reception from off the premises where the activity is conducted.

Fences and walls

A. Fences and walls may be erected, altered and maintained in accordance with the following location requirements:

(1) Fences and walls may only be placed in a public right-of-way by the authority having jurisdiction over the right-of-way, in accordance with generally accepted construction practices. These structures provide functions such as pedestrian and traffic safety, access limitation, retaining walls and noise abatement.
(2) Fences and walls may not restrict access to easements unless constructed in accordance with guidelines of, and with written permission of, the entity to which the easement rights were granted.
(3) Fences and walls must be located up to but not across an established property line unless a written agreement exists between the affected property owners, addressing maintenance of the fence and location of actual property lines. Such agreement shall be binding on all future property owners, heirs and assigns of the property, and shall provide for maintenance cross easements of no less than three feet.

B. Fences and walls may be erected, altered and maintained in accordance with the following height limitations:

(1) Fences and walls located within a clear sight triangle of intersecting streets shall not exceed three feet in height.
(2) Fences and walls located outside a clear sight triangle, but within a required front yard for a primary building, shall not exceed 3.5 feet in height, with the following exceptions.

(a) Fences on farms, as defined herein, may be up to six feet in height if at least 50% of the fence area is open area.
(b) Fences and walls installed as solid screening per §§ 220-201B.
(c) Retaining walls, constructed to hold back or support an earthen berm, shall not be limited in height.
(d) Any portion of a retaining wall greater than four feet in height and within five feet of a property line shall be protected by a physical barrier, not less than three feet in height, on the upslope side of the retaining wall.
(e) Where a public thoroughfare is classified as an alley and its intersection with another public thoroughfare creates a corner lot, fences and walls within the required yard along the alley may be up to eight feet in height if located at least 10 feet from the alley right-of-way, and outside of the required front yard of the intersecting street.
(f) When two corner lots are situated in the same block in a manner that two houses face streets in opposite directions, and the backs of the two houses face each other, a fence up to six feet in height may be installed in the required front yard along the common street frontage between the two rear building lines.

(3) Fences and walls located within required side or rear yards shall not exceed six feet in height; however, the height limit may be increased to eight feet if the portion of the fence above six feet in height is at least 50% open area, with the following exceptions:

(a) Fences and walls installed as solid screening in accordance with § 220-201B.
(b) Retaining walls, constructed to hold back or support an earthen berm, shall not be limited in height.

(4) Fences and walls located anywhere on a lot where a primary building can be located are limited to eight feet in height, with the following exceptions that are not limited in height:

(a) Fences and walls erected for prison security.
(b) Fences having at least 50% open area for athletic fields and sports courts, such as tennis court enclosures and baseball backstops.
(c) Retaining walls constructed to hold back or support an earthen berm.

C. All fences and walls shall be erected, altered and maintained in accordance with Chapter 70, Building Construction and Safety Standards. Any fence or wall not limited in height by the provisions of this chapter may be limited in height by compliance with structural design criteria of the applicable construction code.

Flammable and explosive materials

The storage and/or use of flammable and explosive materials shall be in accordance with the Pennsylvania UCC standards as adopted by the Township.

Floodplain management

Any activity within the floodway or flood-fringe, as herein defined, shall be in accordance with applicable Township floodplain management provisions, as amended. See Article XXVIII: Floodplain Districts for more detailed information.

Heat

Any operation producing intense heat perceptible to normal senses across the property line shall be performed within a completely enclosed building in such a manner so as not to create a public nuisance or hazard along such property lines.

Height regulations

Height regulations shall not apply to spires, belfries, cupolas or domes not used for human occupancy, chimneys, ventilators, skylights, water tanks, silos, utility poles, towers, flagpoles, solar collectors and ornamental or necessary appurtenances.

Landscaping requirements

A. Front yard landscaping. In the front yard of any nonresidential or multifamily development, at least 5% of that area shall be landscaped, unless otherwise provided for within the specific zoning district. For purposes of this subsection, the "front yard area" is defined as that area between the front facade of the structure and the edge of the public right-of-way. The composition of the landscaping material and its placement on the lot shall be at the discretion of the developer/applicant. At a minimum, these landscaped areas shall contain evergreen and/or deciduous trees at least 1 1/2 inches in caliper, evergreen and/or deciduous shrubs one foot to three feet in height and continuous ground cover.

B. Parking area landscaping. Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics, as well as to improve the environment of the site and surrounding area in accordance with the following provisions. Parking lots containing more than 50 parking spaces shall be divided into sections, as appropriate for the type and size of the development. Sections shall be separated by landscaped dividing strips, berms and similar elements.

(1) Amount required. At least 5% of the interior parking area shall be landscaped with plantings, including one tree per every 10 parking spaces. Planting required within the parking lot is exclusive of other planting and screening requirements.
(2) Location. Landscaping shall be located within protected areas at the discretion of the developer/applicant, such as along walkways, in center islands, at the ends of bays or between parking stalls. All landscaping in parking areas and along street frontage shall be placed so that it will not obstruct sight distance nor interfere with overhead utility lines.
(3) Plant type. A mixture of hardy flowering and/or decorative evergreen and deciduous trees is preferred. The evergreens should be used along the perimeter of the lot as part of the screening requirements and the deciduous trees for shading of the lot. The areas between trees shall be mulched, planted with shrubs or ground cover or covered with a paving material. Any area that will be under the overhang of vehicles shall be mulched or covered with paving material. Plantings shall avoid overhanging onto adjacent properties.

C. Maintenance. The owner and tenant of any property where landscaping is required shall be jointly and severally responsible for the maintenance of all required plant material and continued compliance with this section.

Limestone hazard areas

In areas within the limestone formation, best management practices shall be employed to avoid groundwater contamination and structural collapse. All stormwater shall be discharged to pipes and/or existing natural drainageways which discharge into waters of the Commonwealth of Pennsylvania.

Loading operations

Truck or railroad loading/unloading operations located within 200 feet of or abutting a residential district shall not be conducted between the hours of 10:00 p.m. and 6:00 a.m. or else shall be conducted entirely within an enclosed structure.

Motor vehicle access

Motor vehicle access to lots shall be provided as follows:

A. Driveways. Driveways shall have the following characteristics:

(1) Driveways shall be located so as to provide sight distance at intersections with streets and shall not be located within any required clear sight triangle.
(2) Driveways which intersect other than a minor or local street shall provide adequate turnaround within the lot so egress to the street is in a forward direction.
(3) Only one driveway connection per 100 feet of lot frontage is permitted, with the exception of circular driveways for residential dwellings.
(4) The Board of Commissioners may limit the number of driveways providing access from a single property or development to collector or arterial streets. The Board may also require the use of shared driveways to provide ingress and egress to two residential units.
(5) Driveways shall not connect with a public street within 40 feet of the right-of-way lines of any intersecting streets, nor within five feet of a fire hydrant.
(6) Driveway access shall be provided to the street of lesser classification when there is more than one street classification involved.
(7) All driveways shall be set back at least five feet from any adjacent side or rear lot lines.

(a) A driveway may be located less than five feet from a property line if a written agreement exists between the affected property owners allowing a lesser distance. Such agreement shall be recorded in the Cumberland County Office of Recorder of Deeds, and shall be binding on all future property owners, heirs and assigns of both properties.

(8) Driveway location shall be delineated on all land development plans; however, subdivision and land development plans may delineate location or provide a notice of conformity to this chapter.

B. Access drives. Access drives shall conform to the following standards:

(1) The vertical alignments of access drives shall conform to the specifications for streets, in accordance with Chapter 192, Subdivision and Land Development.
(2) The horizontal alignments of access drives shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of two degrees. All curves shall be tangential arcs. The minimum horizontal curve radius shall be 75 feet.
(3) All access drive intersections shall be:

(a) Subject to approval of the Pennsylvania Department of Transportation when intersecting a state road.
(b) Subject to the approval of the Township Board of Commissioners when intersecting a Township road.
(c) Set back a minimum of 100 feet from the intersection of any other access drive located upon the same lot (measured from the edge of the cartway).
(d) Set back a minimum of 10 feet from any side and/or rear property lines; however, this setback shall not be required along one property line when a shared access drive or parking is shared by adjoining uses and satisfactory agreements are in place.
(e) Designed with right angle intersections whenever possible. No access drive intersection shall utilize an angle less than 75°, unless turning movement restrictions are imposed.
(f) Rounded by a tangential arc with a minimum radius of 20 feet. The Township may require a fifty-five-foot radius where truck traffic is anticipated.
(g) Provided with a clear sight triangle and sight distance in accordance with the provisions contained within Chapter 192: Subdivision and Land Development.

(4) Access drives or a connect network of access drives shall not exceed 1,000 feet in total length, measured from the center line intersection of a street. Access drives exceeding this length shall be considered a private or public street.
(5) The terminus of access drives shall incorporate a paved turnaround with a minimum diameter of 100 feet.
(6) Where vehicular parking is prohibited along access drives, the prohibition must be noted on the plan and properly signed along the cartway.
(7) The cartway of all access drives shall be constructed according to the local street standards in accordance Chapter 192: Subdivision and Land Development. Additionally, all work procedures shall conform to the latest edition of the Pennsylvania Department of Transportation Manual 408.
(8) The following table specifies various access drive width requirements:

Function	Required Cartway Width (feet)
2 lanes of traffic with on-street parking	36
2 lanes of traffic without on-street parking	24
1 lane of traffic with 1 lane of on-street parking	20
1 lane of traffic without on-street parking	12

NOTES:
CARTWAY - That portion of a street or alley which is improved, designed or intended for vehicular use.

1 - Access drives that serve less than four residential units may have a cartway width of 18 feet.

2 - Off-street parking lots must be provided in accordance with this chapter.
3 - The one-way direction of traffic must be identified along the cartway.

See Article XXIV: Off-street Parking for more detailed information.

Noise

A. Sound levels shall be measured with a sound-level meter using the A-weighting decibel network and associated octave band filter manufactured according to standards prescribed by the American National Standards Institute. The level so read shall be designated "dB(A)." Measurements shall be made using the flat network of the sound-level meter. Impulsive-type noises shall be subject to the prescribed performance standards, provided that such noises shall be capable of being accurately measured with such equipment. Noises able to be so measured, for the purpose of this chapter, shall be those noises which cause rapid fluctuations of the needle of the sound-level meter with a variation of no more than plus or minus two decibels. Noises not able to be so measured, such as those of an irregular and intermittent nature, shall be controlled so as not to become a nuisance to adjacent uses.

B. The sound-pressure level (other than background noise not directly under the control of the operator) abutting upon a residential or commercial use shall not exceed the decibel limits in the octave band designated in the following table:

Octave Band Frequency (cycles per second)	Decibel Limits Along Residential Use Boundaries	Decibel Limits Along Commercial Use Boundaries
0 to 75	72	79
75 to 150	67	74
150 to 130	59	66
300 to 600	52	59
600 to 1,200	46	53
1,200 to 2,400	40	47
2,400 to 4,800	34	41
4,800 and over	32	39

C. Sounds of short duration, as from forge hammers, punch presses and metal shears, which cannot be measured accurately with the sound-level meter shall be measured with the impact noise filter as manufactured by the General Radio Company or its equivalent in order to determine the peak value of the impact. For sounds so measured, the sound-pressure level as set forth in § 220-187B above shall be increased by six decibels.

D. Exemptions. The provisions of this section shall not apply to:

(1) Warning devices necessary for the protection of public safety, including but not limited to police, fire and ambulance sirens and train horns.
(2) Occasional outdoor gatherings, public dances, shows and sporting and entertainment events, including regularly scheduled school athletic events.
(3) Temporary construction/demolition activities.
(4) Stationary nonemergency signaling devices.
(5) Motor vehicles operating on a public right-of-way.
(6) Township-permitted parades, civic functions or gatherings.
(7) Federal- or commonwealth-preempted activities, to the extent that regulations herein have been preempted by commonwealth or federal law.

Nonconforming buildings, structures and uses

Nonconforming lots.

A. Any lot held in single and separate ownership at the effective date of this chapter which does not conform to one or more of the applicable area regulations in the district in which it is located shall be considered nonconforming. A building may be erected upon any vacant nonconforming lot, provided that a special exception is authorized by the Zoning Hearing Board, and further provided that the applicant does not own or control other adjoining property sufficient to comply with the provisions of this chapter. Such development shall comply with the following provisions:

(1) The proposed use is permitted within the district in which it is located.
(2) The proposed building shall comply with all applicable district regulations, as well as area and yard requirements as set forth in § 220-212: Yard regulations herein.

B. On a lot in a residential district held in single and separate ownership from adjacent land at the effective date of this chapter, with a lot width less than that required for the zoning district, only one dwelling unit may be erected, and side yards shall be provided in accordance with the following requirements:

(1) On lots less than 50 feet but not less than 27 feet in width, two side yards shall be provided, each equaling 20% of the lot width.
(2) On lots less than 27 feet but not less than 20 feet in width, one side yard of no less than five feet in width shall be provided. One side wall of the building shall be constructed abutting the lot line without openings but shall not be constructed as a party wall.
(3) On lots less than 20 feet in width, a building may be constructed the full width of the lot. Side walls abutting the lot lines shall have no openings and shall not be constructed as party walls. For such dwellings constructed to a depth of more than two rooms, a court not less than six feet in width shall be provided abutting the side wall for all rooms beyond the second room.
(4) On a lot, in any nonresidential district, held in single and separate ownership from adjacent land at the effective date of this chapter, with a lot width less than that required for the zoning district, the required side yards shall be determined by the Zoning Hearing Board upon application for a variance based on the same criteria as listed under § 220-225B(2) above for residential structures.

Nonconforming signs.

Signs in existence at the effective date of this chapter or amendments thereto may be continued subject to the regulations contained in Article XXV: Signs herein.

Noxious odorous material

A. In any district, no odor shall be permitted at any lot line exceeding the lowest amount set forth in Table III, Odor Thresholds, of Chapter 5, Physiological Effects, of the Air Pollution Abatement Manual of the Manufacturing Chemists Association, according to the latest edition of such table for the compounds therein described. For compounds not described in said Table III, odor thresholds may be established by methods indicated in Chapter 5 of the manual, and no odor shall be permitted at any lot line exceeding the amount determined by the application of such methods.

B. When the source is a manufacturing process or agricultural operation, no violation of the above Subsection A shall be cited by the Township, provided that the best practical treatment, maintenance and control currently available shall be utilized in order to maintain the lowest possible emission of odorous gases.

Obstruction to vision

A. Walls, fences, signs or other structures shall not be erected or altered, and hedges, trees or other growth shall not be planted or maintained, which may cause danger to traffic on a street or road by obstructing the view.

B. A clear sight triangle of 25 feet, measured along the street center lines of intersecting streets, shall be maintained, within which such structures or planting shall be limited to a height of not more than three feet or less than 10 feet above the street grade, excepting the trunks of street trees or other ornamental trees whose foliage is kept trimmed to a height of 10 feet above the street grade.

Outdoor lighting

A. Where light fixtures are installed to provide exterior illumination, excluding overhead streetlighting and warning, emergency or traffic signals, the following restrictions shall apply:

(1) No glare or direct illumination may be in excess of 0.5 footcandle when measured at a residential use and/or residential zoning district.
(2) Such illumination shall not interfere with the vision of motor vehicle operators.
(3) Pole-mounted lamps shall be placed directly above the area to be illuminated and shielded at the top and sides; or positioned near the perimeter of a property and aimed toward the area requiring illumination, subject to applicable yard setback provisions.

(4) The installation or erection of any lighting which may be confused with warning signals, emergency signals or traffic signals shall not be permitted.

B. When a property owner is notified by the Zoning Officer that a violation of these provisions exists, the glare or illumination problem shall be abated within 15 days of receipt of the violation notice.

Outdoor storage and disposal of waste

A. No materials or wastes shall be deposited upon a lot in such form or manner that such may be transported off the lot by natural causes or forces.

B. All materials or wastes having the potential to cause fumes or dust, to constitute a fire hazard or to be edible by or otherwise to be attractive to rodents or insects shall be stored outdoors only in closed containers in accordance with applicable Lower Allen Township codes.

C. No flammable gases or solids, combustible or flammable liquids or explosives shall be stored in bulk aboveground in accordance with applicable Lower Allen Township codes, except that:

(1) Railroad locomotive fueling, fuel tanks for energy/heating products and tanks containing compressed natural gas operated in association with a permitted use may utilize aboveground tanks, provided that they are located a minimum of 1,000 feet from a residential district.

(2) Vaulted tanks, as approved by the Township Code Official, may be located aboveground.

(3) The parking of railroad tank cars containing explosive or flammable materials shall be located a minimum of 1,000 feet from a residential district.

D. Storage and disposal of all materials shall be in compliance with the applicable requirements of the International Fire Code.

Parking for the physically challenged

A. All multifamily, commercial, public and industrial uses shall provide handicapped parking spaces for the physically challenged as follows:

Required

Total Parking Spaces	Accessible Spaces
1 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	6
201 to 300	7
301 to 400	8
401 to 500	9
501 to 1,000	2% of the total number of spaces
Over 1,000	20, plus 1 additional space per each 100 spaces over 1,000

B. Design of accessible spaces shall be completed in accordance with the International Building Code Chapter 11, and ICC/ANSI A117.1-2003, American National Standard, Accessible and Usable Buildings and Facilities (as amended).

C. Accessible parking spaces shall be designated as reserved by a sign showing the symbol of accessibility. Such signs shall be located so as not to be obscured by a vehicle parked in the space.

Parking regulations, general

A. Off-street parking facilities shall be provided to lessen on-street congestion. The facilities required herein shall be available to patrons throughout the hours of operation of the particular business or use for which such facilities are provided. As used herein, the term "parking space" includes either covered garage space or uncovered parking space located off the public right-of-way.

B. All parking spaces shall be ample in size for the vehicles for which use is intended. The net parking space per vehicle shall be not less than nine feet wide, when measured at right angles to the edge of the parking area, and 18 feet long. Parking spaces and the approaches thereto shall be stone, gravel or paved surfaces.

C. A garage or carport may be located wholly or partly inside the walls of the principal building or attached to the outer walls. If separated from the principal building, the garage shall conform to all accessory building requirements. A garage may be constructed under a yard, provided that the level of such yard shall conform to the general level of the other yards on the lot. The space above such an underground garage shall be deemed to be part of the open space of the lot on which it is located.

D. Parking shall not be permitted in front yards of residential uses, except on paved driveways. Turnarounds shall be considered as part of a driveway.

See § 220-239: Off-street parking facilities requirements for more detailed information.
See § 220-242: Parking area location and design requirements for more detailed information.
See § 220-243: Off-street loading and unloading requirements for more detailed information.
See Article XXIV: Off-street Parking for more detailed information.

Particulate matter

Particulate material emitted by a use shall not exceed such limits as contained within the National Primary and Secondary Ambient Air Quality Standards, 40 CFR 50.6, including Appendix J, and 40 CFR 50.12, including Appendix G.

Performance Standards

The listed performance standard shall apply to all commercial and industrial uses located throughout the Township, unless more stringent provisions are contained within a specified zoning district. Where applicable, in determining the best practical control methods, the Township shall not require any method which would result in an arbitrary and unreasonable taking of property or in the practical closing of any lawful business or activity if such would be without corresponding public benefit.

Projection in yards

A. Unenclosed terraces, patios, porches and associated stairways at or below ground floor level may project not more than half of the required setback into any required yard setback or no more than 10 feet into any required yard setback, whichever is less. However, in no instance shall a side or rear yard setback be reduced to less than five feet. Ramps for the physically challenged are exempt from this requirement and may project into any required yard setback as necessary.
B. Chimneys, flues, columns, sills and ornamental architectural features may project not more than two feet into a required yard setback.

Radiation hazards

No activity shall emit radioactivity at any point in violation of applicable commonwealth and federal regulations.

Reduction of lot dimensions

The area, width or depth of any lot shall not be reduced by subdivision, sale or development so that the lot width, lot area, lot area per dwelling unit, and yards or other spaces are smaller or so that the impervious coverage is greater than prescribed in the underlying zoning district regulations.

Scenic river corridor standards

In addition to the performance standards of this chapter, the following provisions within state-designated scenic river corridor for Yellow Breeches Creek shall apply:

A. Any activity shall be conducted in accordance with guidelines as set forth within the Management Guidelines of the Scenic Rivers Program, as amended. Such guidelines address the following activities:

(1) Dams and encroachments.
(2) Earthmoving activities.
(3) Flood management.
(4) Forest management.
(5) Mineral and fuel extraction.
(6) Recreation uses.
(7) Utility and transportation corridors.
(8) Waste disposal.
(9) Water quality/quantity.

B. No existing vegetation shall be removed within 100 feet of the designated scenic river, measured from the edge of water at normal flow, except:

(1) (Reserved)
(2) When associated with the development of an accessway. Such accessway shall not exceed 10 feet in width. Access points authorized by the Pennsylvania Fish and Boat Commission shall be built in accordance with Commission regulations.
(3) The removal of dead, diseased or damaged vegetation.
(4) The removal of invasive species and replacement with native species.

C. Any new vegetative plantings and/or replacement of existing vegetative plantings shall be of native plant materials to stabilize any disturbed landscapes, improve the function of the floodplain, screen and buffer adjacent land uses and improve the aesthetic condition of the corridor whenever possible. Regular maintenance/pruning of landscaping, including the removal of dead and/or diseased vegetation, shall be permitted.

Screening requirements

A. A fence, wall, landscaping, earth berm, existing vegetation area or any combination thereof shall be provided to obscure certain uses or portions of a specific use which, by their nature, are unsightly or which, by scale or design, represent the potential to negatively impact adjacent properties. The following specific uses or features shall be screened from adjacent properties and from public view from a public street:

(1) Dumpster and trash-handling areas.
(2) Service entrances, mechanical equipment and utility facilities.
(3) Outdoor storage of any material stocks or equipment, including but not limited to motor vehicles, farm or construction equipment or other similar items.
(4) Commercial and industrial uses, when located adjacent to residential uses and/or residential districts.

B. Screening standards. Where required, screening shall consist of an area containing any materials as defined above to visually screen land uses. The composition of the screening material and its placement on the lot shall be at the discretion of the developer/applicant of the lot as long as the purpose and requirements of this section are fulfilled. The following standards apply:

(1) Maximum height of solid screening (fences, walls and earthen berms).

(a) Front yard: six feet.
(b) Rear and side yards: eight feet.

(2) The minimum height of any screening shall be that which is sufficient to visually separate uses within the subject property from adjoining properties or public streets.
(3) The height of any screening material, natural or man-made, shall not interfere with clear sight distance at driveways or street intersections.
(4) For every 50 feet of property line where screening is required, an evergreen or deciduous tree of at least two inches in caliper shall be planted and incorporated into the screening material. This shall not apply when fencing or a wall is used to fulfill the screening requirement.
(5) Any earthen berm used to fulfill the requirements of this subsection shall be stabilized to prevent erosion and landscaped with grasses, shrubs or other ground covers.
(6) Shrubs used as screening materials shall be of evergreen varieties and shall be at least three feet in height and placed no further than six feet apart when planted. Possible planting arrangements include planting in parallel, serpentine or broken rows. Shrubs shall be of a variety providing for an average height of five feet to six feet within two years from the time of planting.

C. Screening and buffering requirements for parking areas located adjacent to residential uses. The following standards shall apply for nonresidential parking areas located adjacent to residential uses:

(1) A front yard setback for any parking area equal to at least half of that required for the adjacent residential use, but in no case less than 10 feet, shall be provided.
(2) A wall, hedge or earthen berm shall be placed along the perimeter of the parking area adjacent to the residential use, within a buffer yard of five feet, in addition to the required yard setbacks.

D. Maintenance. The owner and tenant of any property for which screening or buffering is required shall be jointly and severally responsible for the maintenance of all required plant material and continued compliance with this subsection. Such planting material shall be maintained so as not to project past property lines.

E. In addition to the above standards, screening shall be designed, installed and maintained in accordance with Township landscape standards.

Signs - General regulations

A. No sign shall be placed, erected, altered, enlarged or relocated until a permit for doing so has been issued by the Zoning Officer. A construction permit shall also be required unless the sign proposal satisfies exemption criteria listed in Chapter 70: Building Construction and Safety Standards. Signs listed in § 220-251: Exceptions to permit requirements. herein are exempt from zoning permit requirements, provided that the use of such signs is in accordance with other provisions of this article. Applications shall be submitted on forms provided by the Township, shall indicate consent of the owner of the premises upon which the sign is to be located and shall be accompanied by supporting information that is sufficient to determine compliance with this article and any other relevant ordinances. Examples of supporting data that may be required include a scale drawing with relevant dimensions noted to illustrate the proposed height, area, size and sign copy; a plot plan of the property on which the sign will be located to illustrate the position of proposed signs relative to buildings, structures, lot lines and rights-of-way; illumination method and materials; and support systems, structural loads, stresses and anchoring details. Compliance with performance criteria may require certification by a registered design professional.
B. Signs and sign components may be removed for repair and maintenance, provided that they are restored to the same height, size, area and location authorized by permit. Repair and maintenance activities that do not affect the height, size, area or location of a sign do not require a zoning permit; however, if these activities affect structural or electrical components of the sign, a construction permit may be necessary.
C. No sign may be erected or maintained that may be confused with any authorized traffic control device.
D. Animated signs are not permitted in any district.
E. Changeable message signs are permitted in all zoning districts, subject to limitations contained in § 220-252D herein.
F. Every sign permitted by this article shall be kept in good condition and repair. When the Code Official determines that a sign is unsafe, unsecured, is a menace to the public or has been installed, erected or maintained in violation of any provision of this chapter, written notice shall be given to the owner of the sign, in accordance with § 220-268: Violations and penalties. herein. Said notice shall set forth a reasonable time period in which violation(s) shall be corrected. Immediate action may be required in the case of imminent danger to the public.
G. Any off-premises directional sign associated with a use that is no longer active, and any on-premises sign copy that no longer relates to a use conducted at the property on which it is located, except memorial signs, shall be covered or removed by the sign owner or property owner within 30 days after receipt of written notice from the Code Official, in accordance with § 220-268: Violations and penalties herein. Any obsolete sign structure that is not reused for a new sign within one year of such notice shall be deemed abandoned. Any abandoned sign and structure, and any temporary sign that is displayed beyond the permitted time limit, shall be removed by the sign owner or property owner within 30 days of receipt of written notice from the Code Official, in accordance with § 220-268: Violations and penalties herein. Upon failure to comply with a notice regarding an obsolete or abandoned sign, or a temporary sign that remains in place after expiration of the display time period, the Code Official is hereby authorized to cause removal or covering of obsolete sign copy, or removal of temporary and abandoned signs. Any expense incident thereto shall be assessed to the property. When an obsolete or abandoned wall sign is removed, the wall of the building or structure on which it was attached shall be restored to resemble the appearance of the wall surrounding the sign location.

For complete information, see Article XXV: Signs.

Space regulations

No yard or other space provided for any building or structure for the purpose of complying with this chapter shall be considered as a yard or other open space for another building or structure.

Steep slope provisions

The provisions of this section shall apply to additional building lots created by a subdivision plan. Furthermore, these regulations shall not apply to existing man-made slopes.

A. The development, grading and stripping of vegetation shall be limited to a percentage of land within steep slope categories established by this section. The applicant proposing the subdivision shall prepare a topographic site plan, with contour intervals of five feet (or of greater detail), depicting the slope of all areas within the site in categories of 15% to 24.9%, and greater than 25%. Such plan shall be sealed by a professional engineer, a professional land surveyor or a landscape architect.

B. The maximum area of land which may be developed, graded and stripped of vegetation shall be as follows:

(1) No greater than 30% of areas with slopes ranging from 15% to 24.9% shall be developed, graded or stripped of vegetation.
(2) No greater than 15% of areas with slopes greater than 25% shall be developed, graded or stripped of vegetation.

Toxic and noxious material

A person/business entity shall not conduct a use causing toxic or noxious material emissions across a property line that exceed applicable federal and commonwealth standards.

Vibration

Every use shall be so operated that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point of any property line of the lot on which the use is located. Vibrations from temporary construction and vehicles (trucks, trains, airplanes and helicopters) which leave the lot are excluded.

Woodland preservation

The following provisions shall apply to woodlands as defined herein:

A. No more than 15% of any mature woodland may be cleared or developed. The remaining 85% shall be maintained as open space. No more than 30% of any woodlands not identified as a mature or young woodland in accordance with definitions herein may be cleared or developed. The remaining 70% shall be maintained as permanent open space. No more than 60% of any young woodland shall be cleared. The remaining 40% shall be maintained as permanent open space.

B. Replacement of woodlands credit. In the case of mature woodlands, the developer may clear or develop more than the area otherwise permitted to be disturbed by this section, provided that the total mature woodland or woodland area disturbed shall not be increased by more than 50% of the area otherwise permitted to be disturbed. No more than 22.5% of mature woodlands may be disturbed. No more than 45% of all woodlands may be disturbed. In addition:

(1) The developer shall designate a new woodland area on a part of the site not forested.
(2) The new woodland area shall consist of 1.2 times the surface acreage of the woodland area disturbed pursuant to this section.
(3) The new woodland area shall be planted with new trees at 1.5 times the number of woodland trees removed. New trees shall have a minimum caliper of 2.5 inches. Trees shall be planted in accordance with a planting plan provided a by a design professional.

C. Removal of any woodlands shall be in accordance with an approved timber harvesting plan.

Yard regulations

A. Where the street or streets upon which the lot abuts are less than 50 feet in width, the front yard depth and the width of the side yard abutting the street shall be measured from a line parallel to 25 feet from the center line of the street. In no case shall any structure interfere with the individually designated clear-sight triangles for lots and/or tracts at street intersections.
B. Front yards.

(1) Where buildings exist in the same block, the setback line of the building to be constructed shall be at least the average of buildings constructed within the same block. In measuring to determine said building line, open porches shall not be construed as part of the building.
(2) On multiple frontage lots, front yards shall be required for such sides facing the street rights-of-way.

C. Side yards.

(1) On multiple frontage lots, a side yard shall be provided for any lot line that is not a front line.

D. Interior yards (open space between principal structures).

(1) Front-to-front, rear-to-rear or front-to-rear parallel principal structures shall have 50 feet between faces for one story in height, plus five feet for each additional story. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as 10 feet at one end if increased by similar or greater distances at the other end. Where service drives or bank grade changes or collector walks are introduced in this space, the distance between structures shall be at least 50 feet.
(2) From end to end, there shall be a distance of 25 feet between principal structures for a one-story structure, plus five additional feet for each story in excess of one.
(3) From end to front or from end to rear, there shall be a distance of 30 feet between principal structures for each one-story structure, plus five feet additional for each story in excess of one.
(4) When adjacent principal structures differ in the number of stories, the required distance between structures shall be calculated based upon the taller of the structures.

Township of Lower Allen, PA

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