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Access to Street

A. With the exception of flag lots, as defined herein, all lots shall abut a public street, or a private street that meets all Township specifications, for at least 50 feet at the right-of-way line of the public street; and said 50 feet must be usable for purposes of ingress and egress to the lot. Flag lots shall abut a public or private street for at least 25 feet; this access strip must be usable for ingress and egress to the lot.

B. Preexisting landlocked parcels may be developed with one single-family detached house provided with a twenty-five-foot-wide easement of access, and provided that the usable portion of the lot meets all other lot size and dimensional requirements of the district in which it is located.
Air Pollution
Air pollution controls. All uses shall comply with the standards of the Air Pollution Control Act, 35 P.S. §§ 4001 through 4015, as amended, and the following standards:
 
(1) Visible emissions. Visible air contaminants shall not be emitted in such a manner that the opacity of the emissions is equal to or greater than 20% for a period or periods aggregating more than three minutes in any one hour, or equal to or greater than 60% at any time, and shall comply with Pennsylvania Code Title 25, Chapter 127A(7), or its most recent update.

(2) Particulate, vaporous and gaseous emissions. No person shall cause, suffer or permit the emission of fugitive particulate, vaporous or gaseous matter from any source in such a manner that the emission is visible or detectable outside the property of the person where the source is being generated.

(3) Hazardous air emission. All emissions shall comply with National Emissions Standards for Hazardous Air Pollutants promulgated by the United States Environmental Protection Agency under the Federal Clean Air Act (42 U.S.C. § 7412) as promulgated in 40 CFR 61, or its most recent update.

(4) Odor.
(a) No person shall cause, suffer or permit the emission into the outdoor atmosphere of any malodorous air contaminants from any source in such a manner that the malodors are detectable outside the property of the person where the source is being generated.

(b) The prohibition on odors shall not apply to odor emissions arising from the premise of a farm operation.

(c) Any process which causes an odor emission shall be operated in a manner such that escaping odors are eliminated. Backup odor reduction equipment shall be maintained to support primary odor reduction equipment.
Calculation of Site Capacity
Land use and/or development shall be regulated by a calculation of site capacity according to the net buildable acreage concept. The applicant shall determine the net buildable acreage using the following method and submit sufficient evidence in the form of plans and data to verify the calculations:
 
A. Net buildable acreage calculations: see § 184-78A for details.

B. In the calculations in Subsection A above, the following shall apply:
(1) Land separated by roads or railroads or land where the connecting link is less than 50 feet wide is noncontiguous land.
(2) The identified floodplain area shall be determined in accordance with the provisions of the Limerick Township’s Flood Damage Prevention Ordinance.
(3) Where two or more categories overlap, the overlapping acreage shall be counted only once, using the most restrictive classification.
(4) Utility corridors owned in fee simple by the utility shall not be counted towards the applicant's land area.
 
C. Density calculations. To determine the number of units permitted on a given site, multiply the net buildable acreage by the permitted density listed in the standards for each zoning district, rounding to the nearest whole number. Density will differ within each district depending on type of development (traditional, cluster or lot averaging) and the presence of central or on-site water and sewer service.
Community Impact Analysis
When required by this chapter, the applicant shall submit a community impact analysis to identify the following:
A. Conformance with the Comprehensive Plan of Limerick Township and compatibility with existing and proposed adjacent land uses.
B. Impact on floodplains, wooded areas, steep slopes and other sensitive natural features, if any.
C. Impact on public utilities, including sewage disposal, solid waste disposal, water supply, storm drainage and electric utilities.
D. Impact on provision of police and fire protection.
E. Impact on the school district.
F. Impact on character of surrounding neighborhood. This section shall include a visual analysis of the development as it will appear from surrounding neighborhoods and major roads.
G. Documentation of on-site and off-site improvements proposed to mitigate any adverse impacts on natural features, utilities and municipal services or surrounding neighborhoods
Corner Lots
Corner lots shall meet the minimum front yard setback requirements for the applicable districts on both intersecting streets. An accessory structure shall not be placed in the front yard (that minimum setback area where the principal building can be placed, as defined). An accessory structure shall not be located between the principal building and the street on the principal façade of the building (the side of the building that has the front door). (NOTE: The setback line for an accessory structure of a house that sits on an angle facing the corner and not in line with either street, the principal facade line would be extended along the building line until it intersects the two front yard lines.)
Electrical Power
Every use shall be designed and operated so that the service lines, substation, etc., shall conform to the most acceptable safety requirements recognized by the Pennsylvania Bureau of Labor and Industry, shall be so constructed, installed, etc., as to be an integral part of the architectural features of the plant or, if visible from abutting residential properties, shall be concealed in accordance with the landscaping requirements herein.
Fire and Explosive Hazards
Flammable and explosive materials shall be stored, used and transported in accordance with the applicable state and federal regulations regarding such materials and associated storage vessels.
Flag Lots
Flag lots, as defined herein, are permitted in the R-1 and R-2 Districts, including areas where the R-1 requirements apply due to lack of public water service, at the discretion of the Board of Supervisors on the recommendation of the Planning Commission, in compliance with the other applicable requirements of this chapter and of Chapter 155, Subdivision and Land Development.
Floodplain Conservation District
General provisions.
A. Purpose. The purpose of these provisions is to prevent the loss of property and life, the creation of health and safety hazards, the disruption of commerce and governmental services, the extraordinary and unnecessary expenditure of public funds for flood protection and relief and the impairment of the tax base by:
(1) Regulating uses, activities and developments which, acting alone or in combination with other existing or future uses, activities and developments, will cause unacceptable increases in flood heights, velocities and frequencies.

(2) Restricting or prohibiting certain uses, activities and developments from locating within areas subject to flooding.

(3) Requiring all those uses, activities and developments that do occur in flood-prone areas to be protected and/or floodproofed against flooding and flood damage.

(4) Protecting individuals from buying lands and structures which are unsuited for intended purposes because of flood hazards.

B. Territorial applicability. The Floodplain Conservation District shall be an overlay district on the Limerick Township Zoning Map and shall be the identified floodplain area.

C. Compliance. No person, partnership, business or corporation shall undertake, or cause to be undertaken, any construction, development, or conduct any activity anywhere within the identified floodplain area unless a permit has been obtained from the floodplain Administrator per the Flood Damage Prevention Ordinance.
Front Yard Setbacks; Modification of Requirements

A. All front yard setbacks required under this chapter shall be calculated from the ultimate right-of-way of the street on which the lot fronts, as specified in Chapter 155, Subdivision and Land Development.

B. If there is a pronounced uniformity or alignment of fronts of existing buildings, the front yard of a proposed building in any district may, by special exception granted by the Zoning Hearing Board, be decreased in depth to the average alignment of existing buildings located within 100 feet from each side of the proposed building on the same side of the street and within the same block.
Glare
Glare or heat control. Any operation producing intense glare or heat shall be performed within an enclosed building or behind a solid fence in such manner as to be completely imperceptible from any point beyond the lot lines.
Height Limits
No building or structure in the Township shall exceed a height of 35 feet except as specified below.
A. Exceptions to building height limits. The height limitations of this chapter shall not apply to chimneys, place of worship spires, gables, cupolas, standpipes, flagpoles, monuments, transmission towers, radio or television antennas, water tanks and similar structures and necessary mechanical appurtenances, provided that:
(1) No such exception shall cover at any level more than 10% of the area of the roof or the ground on which it is located; and
(2) The minimum setback from any property line of any freestanding structure more than 35 feet in height shall equal the height of the structure.

B. Agricultural buildings. A maximum height of 55 feet is permitted for agricultural buildings, provided that the setback from any property line equals the height of the building or structure, and provided that no maximum height shall apply to the agricultural silos or attached mechanical equipment.

C. Fences and walls. No freestanding fence or wall (except for retaining walls) shall exceed six feet in height, except where necessary for the screening or shielding of outdoor storage or equipment areas, where permitted under this chapter, and/or refuse collection facilities, in compliance with § 184-66: Refuse collection facilities herein.

D. Outdoor storage and outdoor display. Outdoor storage or outdoor display located between a building and a lot line adjacent to a residential district shall not exceed 12 feet in height.
Institutional Regulations
Intent. See § 184-182: Intent for details.

Where permitted. 
The institutional uses listed under § 184-184 below will be permitted as conditional uses in all residential districts, all commercial districts, and the Office/Limited Industrial District in compliance with the requirements listed below:
A. The tract shall be at least 10 acres in size and have direct access to an arterial or collector street.

B. The proposed use shall be served by public sewer and water service.

C. A traffic study shall be performed in compliance with § 184-84 herein. Mitigation of traffic impacts on surrounding roads may be required by the Board of Supervisors.

D. For uses listed under § 184-184C below, the applicant shall guarantee occupancy only by persons 55 years or older, if the housing meets the criteria of federal and state law:
(1) The guaranty shall be in a form acceptable to the Board of Supervisors, upon recommendation by the Township Solicitor.
(2) The guaranty shall be a covenant running with the land, applicable to the applicant and his heirs, successors and assigns.
(3) If, at any time, elderly residents cannot he guaranteed, the property may be converted to another permitted institutional use or a use permitted in the underlying district.

E. The development shall be designed with unified standards for building design, landscaping, lighting and access to interior roads. These standards shall be submitted in the form of protective covenants which shall be binding upon developers of individual lots.
 
Conditional uses. 
On any tract that meets the requirements of § 184-183 above, one or more of the following uses may be permitted:
A. Medical and surgical hospitals or clinics, convalescent homes and other health care facilities of a similar nature.

B. Retirement communities, nursing homes, personal or intermediate care facilities and similar uses providing elderly care.

C. Individual dwelling units may be developed only when permitted in the underlying districts and shall be restricted to the types of dwellings permitted in the district where they are to be located.

D. Customary accessory uses, including cafeterias, gift shops, newsstands and other small retail operations intended primarily for the occupants, visitors and employees of the institution.
 
Development standards.
A. Minimum lot area: 10 acres.
B. Minimum lot width: 300 feet.
C. Minimum front yard: 100 feet.
D. Building setback from side or rear lot lines: 100 feet.
E. Maximum impervious coverage: 50% of net area or NBA, whichever is less.
F. Maximum building coverage: 20% of net area.
G. Maximum building height: 35 feet.
H. Minimum separation between buildings: 25 feet, or the height of the taller building, whichever is greater.

I. The maximum density of any dwelling units developed under this article shall be equal to the density that would otherwise be permitted for such dwellings in the applicable zoning district, plus a bonus of 20% for dwelling units that are permanently restricted to persons age 55 or older. This bonus is intended to recognize the fact that senior citizen households typically generate less community impacts than other types of households.
 
(1) Land areas occupied by uses other than dwelling units (such as hospitals) shall not count towards the land area used to calculate permitted dwelling density.

(2) For any facilities housing persons overnight that do not involve dwelling units (such as a personal care center), each two beds shall be considered equal to one dwelling unit.

J. Institutional uses shall meet the property line buffer requirements of § 155-27.1C of Chapter 155, Subdivision and Land Development, as well as all other applicable landscaping requirements.
 
Landscaping and Buffers
Any new principal nonresidential use or any expansion of such use involving over 3,000 square feet in total building floor area shall comply with the following sections of the Township Subdivision and Land Development Ordinance,[1] regardless of whether the application would be a subdivision or a land development: §§ 155-16C, 155-27, 155-27.1, 155-27.2 and 155-27.3.
Lot Averaging

A. Intent. The intent of these standards is to:
(1) Maximize lotting flexibility while protecting environmentally sensitive areas without creation of significant common open space.
(2) Foster the preservation of agricultural uses and retain rural character by allowing creation of large estate-type lots that are suitable for agricultural purposes.
(3) Increase the variety and interest of single-family residential development by providing for a wide range of lot sizes.

B. Lot averaging is encouraged in the R-1, R-2 and R-3 Residential Districts.

C. Under lot averaging, minimum lot sizes and dimensional standards are those permitted under cluster development, while densities are the same as those permitted under traditional lotting. A minimum average lot size is required to ensure a suitable range of lot sizes. Specific dimensional standards are included in the regulations of the R-1, R-2 and R-3 Districts.

D. All lots capable of being further subdivided shall be deed restricted against further subdivision by a deed of easement, which will designate the owner, his heirs, successors and assigns as the grantee of the easement and shall also designate Limerick Township as the third party donee beneficiary. The restrictions of the easement shall be enforceable either by the grantee, his heirs, successors and assigns or by the Township.
Lot Width
Minimum lot width or frontage as required under this chapter shall be measured at the building line, as defined herein. For the purposes of measuring lot width at the building line, the following requirements apply:
 
A. For wedge-shaped lots which are narrower at the street than at the rear property line, the building line may be moved back to a point no more than twice the required front yard depth, measured from the street line. At this point, the lot width must equal the minimum lot width required for the district. At least 50 feet of street frontage shall be provided for each lot. Such flexibility in lot width measurement shall only be permitted around the bulb of a cul-de-sac.

B. Where flag lots are permitted, the building line shall be oriented as parallel or concentric to the street from which access is provided as is feasible and shall be set back from the intervening property line at least the minimum front yard depth.
Noise Control

(1) No use shall generate a sound level exceeding the maximum limits established in the following table, as measured at the specified locations: see § 184-83B(1) for detailed information.

(2) To measure the above noise levels, a sound level meter shall be used that is capable of measuring A-weighted decibels and that should have been designed in a manner consistent with applicable standards of the American National Standards Institute or other similar standards organization.

(3) Exemptions. The operation of tools, to include but not be limited to gas-powered lawn or garden tools or similar devices used for the purpose of mowing a golf course within Limerick Township, shall be exempt from this chapter.
Open Space
When open space is required to be permanently preserved for common benefit and use by the requirements of this chapter, the regulations of the chapter shall apply.
 
A. Open space shall be so designated on the plans, and such designation shall include the category and description of the open space (as hereinafter set forth) along with the notation "Open space shall not be separately sold and shall not be further subdivided or developed."

B. Open space categories. Open space shall be identified in accordance with the following categories, or by such other categories as the Board of Supervisors, following recommendation by the Planning Commission, shall so designate:
 
(1) Active open space (OS-1). Areas so designated shall be usable for such activities as sports, ballfields, hockey fields, exercise courses, walking, biking, jogging, playgrounds and similar open air recreation activities. Open space must be fully maintained and mowed and shall not interfere with adjacent dwelling units, other buildings, parking, driveways and/or roads.

(2) Passive open space (OS-2). Areas so designated shall be usable for such activities as picnic groves and walking paths. Open areas must be fully maintained and mowed.

(3) Untended open space (OS-3). Areas so designated shall be left in a natural state and shall include woodlands, wetlands, lakes, ponds, streams, rivers, floodplains (as defined elsewhere in this chapter), slopes (exceeding 15% as delineated by the Montgomery County Soil Survey or by accurate contour mapping as confirmed by the Township Engineer). Walkways and nature paths may be provided. No maintenance or mowing shall be provided.

(4) Agricultural open space (OS-4). Areas so designated shall be utilized for farming and agricultural purposes, including the keeping of animals. Maintenance shall be in accordance with standardly accepted agricultural practices and shall not be the responsibility of the Township.

(5) Buffering open space (OS-5). Areas so designated shall be either left in a natural state as described in § 184-82B(3) above or be maintained and mowed, as the Township shall so designate. Buffering open space shall be designated along the setbacks or perimeter of the development.

(6) Connecting/greenway open space (OS-6). Areas so designated shall connect adjacent, abutting or contiguous open space parcels by means such as walking, biking or equestrian trails for access. The operation of motorized vehicles, other than those operated for maintenance, shall not be permitted on areas so designated.
 
C. Stormwater detention basins shall not be counted toward minimum open space requirements unless the basin is a preexisting natural water body such as a stream or pond.

D. The open space shall be acceptable to and approved by the Board of Supervisors in conjunction with final plan approval. Upon consideration of a plan, the Board of Supervisors may further refine the category(ies) and description(s) of open space as applied to the particular plan.

E. Open space design guidelines. In making determinations with respect to the issue of satisfactory preservation of open space, the Board of Supervisors may consider but not be limited by the following principles or factors:
 
(1) Open space shall be consistent with the Township's Comprehensive Plan.

(2) Wherever practicable, open space shall be designed as a continuous system of areas, interspersed among groupings of residential dwelling units.

(3) Wherever possible, open space shall be interconnected with open space areas on abutting parcels.

(4) Open space shall be provided with safe and convenient access by adjoining public road frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle and maintenance vehicle traffic and containing appropriate access improvements.

(5) Sufficient perimeter parking shall be provided when necessary.

(6) Open space shall be comprised of areas not less than 75 feet in width, except that:
(a) Trails with right-of-way widths of at least 25 feet may comprise up to 15% of the required open space area; and
(b) Individual tot-lots or playgrounds may be included in the required open space area.
 
(7) Open space shall include at least one contiguous area to contain not less than 30% of all required open space areas, which is generally suitable and improved for OS-1 or OS-2 uses.

(8) Open space shall be comprised of not more than 50% floodplain and/or steep slope areas which are 15% or greater.

(9) Open space shall be conveniently located for access by potential users.

(10) Open space shall not be divided by crossing of public or private roads except where necessary for proper traffic circulation, upon recommendation of the Township Engineer and Planning Commission.

(11) Fuel, power and other utility lines, whether underground or overhead, shall comprise no more than 40% of the required open space area. Furthermore, land within utility easements may be used for open space purposes only if the utility companies possessing legal rights to these easements do not prohibit their use for such purposes.
Outdoor Lighting
All outdoor lighting of property shall comply with the standard set forth in the Subdivision and Land Development Ordinance at §§ 155-17 and 155-17.1.

A. In residential zoning districts, all outside lighting of buildings, structures or other open areas shall be located, aimed, designed, fitted and maintained so that the glare or reflection visible from a street or residence adjacent to the building, structure or other open area being illuminated shall not project illuminance greater than 0.3 footcandle, measured in a plane perpendicular to the line of sight, at the property or boundary line.

B. In all nonresidential zoning districts, all outside lighting shall be shielded so that the source of light shall not be visible from any point off the lot on which the building, structure, driveway or parking area being illuminated is located and so that only the building or area is directly illuminated thereby. In no case shall lights be permitted to be directed or reflected toward any residential district.

C. In every district all outdoor lighting shall be arranged so as to protect the street or highway as well as adjoining properties from direct glare or hazardous interference of any kind. Any luminaire shall be equipped with some type of glare shielding device approved by the Township Engineer.

D. Outdoor lighting other than streetlighting shall comply with the following:
 
All lighting shall be aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.

Directional lights such as floodlights, spotlights and sign lights shall be installed and aimed so that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, or onto a public roadway.

Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, such control shall be achieved primarily through the use of sharp cut-off fixtures, the appropriate application of mounting height, wattage, aiming angle, fixture placement and fixture design, etc., and the addition of shields and baffles as necessary.

The intensity of illumination projected from any use onto a residential use shall not exceed 0.3 vertical footcandle, measured line of sight from any point on the receiving residential property.

Flag-lighting sources shall not exceed 10,000 lumens per flagpole. The light source shall have a beam spread no greater than necessary to illuminate the flag. The flags of the United States, the Commonwealth of Pennsylvania, Montgomery County and Limerick Township shall be permitted to be illuminated from dusk till dawn. All other flags shall not be illuminated past 11:00 p.m.

Under-canopy lighting such as gas station, hotel/theater marquee, drive-through windows, etc., shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source.
Outdoor Storage

(1) All outdoor storage facilities for fuel, flammable or explosive materials and raw materials shall be enclosed by a fence adequate to prevent the access of children and other members of the general public.

(2) No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces.

(3) All material or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise be attractive to rodents or insects shall be stored outdoors only in closed, sealed containers.
Parking of Commercial Vehicles
Parking of commercial vehicles in residential districts.
(1) Routine parking of not more than two commercially registered vehicles of no more than two axles which are used regularly or frequently for business purposes shall be permitted. Routine parking of more than two such vehicles shall constitute a business operation and shall not be permitted in a residential district.

(2) Routine parking of one commercially registered vehicle of three or more axles which is used regularly or frequently for business purposes shall be permitted; more than one shall constitute a business operation and shall not be permitted in a residential district.
Private Covenants
Nothing herein contained shall be construed to render inoperative any enforceable restriction established by covenants running with the land, and which restrictions are not prohibited by or are not contrary to the regulations herein established.
Private Ownership and Maintenance of Common Elements
Common elements, including but not limited to open space, recreation, sewer, water and stormwater management facilities which will not be publicly owned shall be subject to a form of ownership established in private agreements acceptable to the Board of Supervisors, upon recommendation of the Township Solicitor. Such private ownership, including but not limited to corporate, individual, condominium, landlord or fee-simple homeowners' or landowners' association, shall be governed by the following:
 
A. Access to and use of these common elements may be restricted to the following:
(1) Property owners or tenants within the development.
(2) Nearby property owners or tenants who wish to join.

B. Perpetual maintenance shall be guaranteed by trust indenture or similar instrument, approved by the Board of Supervisors, upon recommendation of the Township Solicitor, which instrument shall:
(1) Be recorded with the Recorder of Deeds of Montgomery County simultaneously with the recording of the final plan.
(2) Restrict the common elements by deed restrictions granting the Township the right to enforce the restrictions.
(3) Include provisions for:
(a) Bonds posted by the developer to cover expenses incurred before formation of a homeowner's association.
(b) Adjustment of association fees to account for inflation.
(c) A reserve fund to cover capital improvements and/or unforeseen major maintenance requirements.
(d) Funds for professional management.
 
(4) Authorize the Township to maintain the common elements and assess the private ownership accordingly if private ownership fails to function as required in the private agreements. This shall include but need not be limited to:
(a) Failure to clear streets and parking areas of snow.
(b) Failure to maintain stormwater control facilities.
(c) Failure to correct any hazardous conditions.
(d) Failure to perform, abide by and complete any duties, obligations or requirements as set forth in the private agreements and/or the final plan approval of the Board of Supervisors.
Projections Into Required Yards
No building and no part of a building shall be erected within or shall project into any required yard in any district, except as listed below with the condition that a permitted projection shall not infringe into any required principal building separation or required buffer:
 
A. An unenclosed porch, not more than 14 feet in height, may be erected to extend into a required front or rear yard a distance of not more than 10 feet, provided that in no case shall it extend into such front or rear yard more than 1/2 the required depth of the yard, except:
(1) When an existing residential dwelling has a nonconforming front yard setback, such that an unenclosed front porch cannot be placed on the dwelling in accordance with the provisions above, then an unenclosed front porch, not to exceed eight feet deep and extending full width of the dwelling, may be permitted to project into the required front yard so long as it does not encroach into the ultimate right-of-way of the street.

B. A terrace, platform or landing place, not covered by a roof, canopy or trellis, which does not extend above the level of the first floor of the building may be erected to extend into a required front, rear, or side yard a distance of not more than 10 feet, provided that it shall not extend into the side yard more than 1/2 the required width of the yard.

C. A porte-cochere or carport may be erected over a driveway in a required side yard, provided that such structure is:
(1) Not more than 14 feet in height and 20 feet in length.
(2) Entirely open on at least three sides, exclusive of the necessary supporting columns and customary architectural features.
(3) At least 10 feet from the side lot line.

D. A buttress, chimney, cornice, pier or pilaster of a building may project not more than 18 inches into a required yard.

E. Open, unenclosed fire escapes, steps, bay windows and balconies may project no more than three feet into a required yard.

F. Accessory buildings as permitted under § 184-71 shall be permitted in required yards in compliance with the minimum setback requirements for such buildings.
Protected Areas
Site alterations, regrading, filling or clearing of vegetation by a landowner or developer which would violate the following standards shall be a violation of this chapter. The landowner or developer is responsible for determining the presence of the following natural features on the site and for meeting the following standards:
 
Floodplains. All such lands shall remain as permanent green areas. Floodplains are further regulated by the Limerick Township’s Flood Damage Prevention Ordinance.

Floodplain soils. In areas where a floodplain boundary has not been designated, floodplain soils shall remain as permanent green area.

Woodlands. No more than 50% of any woodland may be cleared or developed. The remaining 50% shall be maintained as permanent green area.

Lakes, ponds, wetlands or watercourses. These areas shall be left as permanent open areas. No development, filling, piping or diverting of such areas shall be permitted except for required roads.

Lake and pond shorelines. These areas shall, to a distance of 100 feet from the shorelines, contain no more than 10% impervious coverage. At least 90% shall remain as permanent green area.

Permanent removal of topsoil. The permanent removal of topsoil from any parcel of land shall be prohibited, except as follows:
(1) During actual construction on premises, that portion of the topsoil present which covers an area to be occupied by permanent structures or permanently located materials of an impervious nature or ponds and lakes may be considered excess and may be removed by the owner.

(2) During regrading operations conducted upon premises, whether or not carried on in conjunction with on-site construction, excess topsoil remaining after restoring proper topsoil cover (at least eight inches) to the areas of the parcel upon which regrading operations were conducted may be removed by the owner.
Public Water
Public water service. Industrial uses shall be served by public water, where available.
Radioactivity
Control of radioactivity or electrical disturbance. There shall be no activities which emit dangerous or harmful radioactivity. There shall be no electrical disturbance (except from domestic household appliances) adversely affecting the operation of any equipment located beyond the property boundary of the creator of such disturbance.
Refuse Collection Facilities
In all single-family attached, multifamily and nonresidential developments, refuse collection facilities must be provided by the applicant, either inside the building(s) or within an area enclosed by either walls or opaque fencing.
 
A. Refuse areas are prohibited between the street right-of-way and any building, and between the side property lines and any building. Refuse areas shall only be permitted behind or to the rear of the building. In the case of double frontage lots, refuse areas are permitted between the side yard setback and the building on the side located closest to the roadway of lowest classification.

B. Walls or fencing shall be designed to shield the refuse facilities from direct view from adjacent properties to a height of at least six feet but no more than 12 feet high. Refuse materials may not exceed the height of the fence. Such facilities shall be architecturally compatible with the building(s) as determined by the Township.

C. The refuse area shall be located at least 10 feet from any adjacent nonresidential zoning district and at least 75 feet from any adjacent residential zoning district or ultimate right-of-way.

D. The refuse area shall not interfere with circulation within the parking lot.

E. Facilities shall be designed in a manner which can accommodate large collection trucks and shall be large enough to accommodate recycling containers.

F. Refuse facilities attached to or within buildings shall be subject to the same building setbacks as the buildings.

G. Landscaping is required around these facilities in compliance with the requirements of Chapter 155, Subdivision and Land Development.
Setback Requirements for Detached Buildings
Setback requirements for detached buildings and structures accessory to dwellings.

(1) Front yard:
(a) For lots less than three acres, accessory buildings and/or structures shall not be permitted in the front yard (that minimum setback area where the principal building cannot be placed, as defined). An accessory structure shall not be located between the principal building and the street on the principal facade of the building (the side of the building that has the front door). (Note: For the setback line for an accessory structure of a house that sits on an angle facing the corner and not in line with either street, the principal facade line would be extended along the building line until it intersects the two front yard lines.)

(b) For lot sizes of three acres or more, accessory buildings and/or structures shall not be permitted in the front yard (that minimum setback area where the principal building cannot be placed, as defined). If a structure is located between a principal building and the street as defined in Subsection (a) above, street trees shall be planted along the existing street in accordance with the requirements listed in § 155-27C unless it is determined by the Zoning Officer that the existing vegetation is sufficient.

(2) Rear yard:
(a) A detached structure that has a floor area less than 250 square feet, has a maximum height of 12 feet and is accessory to a dwelling shall have a minimum rear yard of five feet, if such rear yard is not adjacent to a street.

(b) A detached structure that has a gross floor area of 1,200 square feet or less including interior vehicle parking and is accessory to a dwelling shall have a minimum rear yard of 10 feet, if such rear yard is not adjacent to a street.

(c) A detached structure that has a gross floor area over 1,200 square feet including interior vehicular parking and is accessory to a dwelling shall have a minimum rear yard of 20 feet, if such rear yard is not adjacent to a street.

(3) Side yard:
(a) A detached structure that has a floor area less than 250 square feet, has a maximum height of 12 feet and is accessory to a dwelling shall have a minimum side yard of five feet, if such side yard is not adjacent to a street.

(b) A detached structure that has a gross floor area of 1,200 square feet or less including interior vehicle parking and is accessory to a dwelling shall have a minimum side yard of 10 feet, if such side yard is not adjacent to a street.

(c) A detached structure that has a gross floor area over 1,200 square feet including interior vehicular parking and is accessory to a dwelling shall have a minimum side yard of 20 feet, if such side yard is not adjacent to a street.

(4) Setback between buildings: If an applicant proposes to have two accessory buildings that if added together in floor area would not comply with the setbacks of this section, then five-foot minimum setbacks shall apply between each such accessory building and between the principal and each accessory building.

(5) Any accessory structure constructed to serve a home occupation shall be reviewed and approved under the standards of § 184-72.

(6) See Subsection D for structures greater than 1,200 gross square feet.

(7) Measurement. In measuring the floor area of accessory buildings, the square footage shall be those areas with a clear height of six feet or greater.
 
Size Limit for Accessory Buildings
(1) For lots less than three acres, any accessory building (with the exception of agricultural buildings) which exceeds 1,200 square feet in gross floor area including interior vehicular parking or 25 feet in height may be permitted by the Zoning Hearing Board as a special exception subject to the following standards:
(a) The Zoning Hearing Board may impose additional setback requirements from property boundaries, in addition to the requirements of Subsection C.

(b) The visual impact of the building on neighboring properties shall be considered.

(c) Compatibility of the building with the size and scale of surrounding buildings shall be considered.

(d) The Zoning Hearing Board may place conditions on a special exception approval to ensure compatibility with neighboring properties, such as requiring additional landscaping or driveway and parking improvements.

(2) For lot sizes of three acres or more, any accessory building (with the exception of agricultural buildings) which exceeds 3,000 square feet in gross floor area including interior vehicular parking or 25 feet in height may be permitted by the Zoning Hearing Board as a special exception subject to the following standards:
(a) The Zoning Hearing Board may impose additional setback requirements from property boundaries, in addition to the requirements of Subsection C.

(b) The visual impact of the building on neighboring properties shall be considered.

(c) Compatibility of the building with the size and scale of surrounding buildings shall be considered.

(d) The Zoning Hearing Board may place conditions on a special exception approval to ensure compatibility with neighboring properties, such as requiring additional landscaping or driveway and parking improvements.
Traffic Impact Analysis When a traffic impact analysis is required by this chapter, the standards of this section shall apply:
A. A professional traffic engineer shall prepare the analysis.

B. Potential traffic hazards and/or congestion identified by the analysis shall be avoided and/or mitigated in compliance with accepted traffic engineering principles, subject to approval by the Board of Supervisors, upon recommendation of the Township Engineer and Planning Commission.

C. The traffic impact analysis shall include the following elements:
(1) Traffic impact on all roadways, intersections and interchanges within a one-half-mile radius of the site.
(2) Description of traffic characteristics of the proposed development.
(3) Traffic volumes for average daily traffic at peak hours, before and after proposed development.
(4) Source of trip generation rates used.
(5) Origin and destination analysis of projected traffic.
(6) Documentation of on-site and off-site improvements proposed to mitigate any adverse impacts.
(7) All other information, findings, conclusions and recommendations necessary to produce a complete analysis in compliance with accepted traffic engineering principles and practice.
Unified Development
A. Whenever a landowner or developer undertakes the development of a single tract which is situate in multiple residential zoning districts, the owner or developer may submit plans with sufficient detail and in accordance with Subsection E demonstrating the total number of dwelling units permitted if each portion is developed according to the district in which it is situate. The Supervisors, following consideration and review by the Planning Commission, may permit development of the entire tract as one unified development and intersperse the total number of residential dwelling units throughout the entire tract so long as the bulk, ground cover and dimensional requirements of the more restrictive residential district shall be observed.

B. The unified development concept shall not be permitted for multi-tenant or multiunit building usage.
C. The unified development concept shall be applicable only in the R-1 and R-2 Zoning Districts.
D. The minimum tract size for application of the unified development concept shall be 20 acres.

E. Section 184-78, entitled "Calculation of site capacity," and the net buildable acreage concept shall be utilized to determine the total number of dwelling units permitted.

F. Public water and sewer facilities shall be required.
G. Open space in accordance with § 184-82 shall comprise no less than 50% of the net buildable acreage of the tract.
Uses Accessory to Noncommercial Recreational Use
Customary recreation, refreshment and service uses and buildings in any noncommercial recreational area.
Vibration
Vibration control. No vibration which is discernible to the human sense of feeling shall be perceptible without instruments at any point beyond the lot line.
Waste Disposal
Waste disposal. No use shall be conducted in such a way as to discharge any treated or untreated sewage except as shall be approved by the Department of Environmental Protection and/or the Township Sewage Enforcement Officer, as appropriate; nor shall industrial wastes be stored, discharged, incinerated or otherwise disposed of except in conformance with the applicable state and federal regulations regarding solid and hazardous wastes.
Water Supply and Sewage Disposal
All development in the Township shall be served by water supply and sewage disposal facilities which are appropriate for the type of land use, physical characteristics of the land, location in the Township and availability of existing water and sewage systems and shall be further regulated by the requirements below. All water supply facilities shall meet the requirements of § 155-30, Water supply, of Chapter 155, Subdivision and Land Development.
 
A. Individual on-site systems.
(1) Individual on-site water supply and sewage disposal facilities may be used in all zoning districts where central water and/or sewer facilities are not available.
(2) Written proof of compliance with the applicable state regulations must be provided to the Code Enforcement Officer before occupancy permits will be issued.
 
B. Common or shared on-site systems.
(1) Common or shared on-site water supply and/or sewage disposal facilities may be used in all zoning districts where central water and/or sewer facilities are not available.
(2) Common or shared facilities shall comply with the requirements of § 184-67: Private ownership and maintenance of common elements herein regarding ownership and maintenance of common land areas and improvements.
(3) Written proof of compliance with the applicable state regulations must be provided to the Code Enforcement Officer before occupancy permits will be issued.

C. Off-site facilities.
(1) Off-site central water and/or sewage facilities provided by a municipal authority or a utility certified by the Pennsylvania Public Utility Commission must be used for development in all zoning districts when they are available.
(2) Written proof of compliance with the applicable state regulations must be provided to the Code Enforcement Officer before occupancy permits will be issued.