truck
plus one (1) off-street parking space for each one hundred (100) square feet of gross floor
area.
H3 Terminal
Railway, bus or taxi station or terminal.
a. The
buffer requirements of Section 603 of this Ordinance shall be met.
b. Parking:
off-street parking spaces as the Zoning Hearing Board shall determine adequate to serve
customers, patrons, visitors, employees and vehicles
normally parked on the premises.
H4 Airport
or Heliport
a. In addition to the airport or heliport, accessory office, service, industrial or commercial uses may be approved by the Zoning Hearing Board as Special Exception Uses. The area, dimensional, coverage, buffering, impervious surface limitations and parking requirements for the specific use and the appropriate district shall be met.
b. Approval shall be
secured from the
Pennsylvania Department of Transportation, Bureau
of Aviation.
c. A
"stopway" of at least two hundred (200) feet in length and having a
width equal to that of the paved runway
shall be provided between each end of the runway
and the property line of the airport tract.
d. All
buildings, runways, taxiways, parking areas,
warm-up pads, aprons
lights, communication facilities,
tie-down areas, repair facilities, refueling
facilities,
etc., shall conform to the setback requirements of this Ordinance.
e. A steel post and mesh wire fence having
a height of four (4) feet shall
enclose that
part of the airport tract which is used by aircraft so that animals and unauthorized persons and vehicles
are restrained from entering the aircraft operating
area.
f. The owners, lessees and operators of
the airport shall take all possible actions to
protect the peace, safety and air quality of the environment of the area surrounding the airport. This shall include:
1. The establishment of
flight patterns and ground traffic patterns.
2. The location of warm-up ramps, parking areas, tie-down
areas, or hangars.
3. Flight training shall not be scheduled before
4. The requirements of
Article VI (Nuisance Standards) shall be met so as to create the least amount
of noise, dust, dirt, disturbance, annoyance, hazard and limitation on the
enjoyment of the residents and property
owners of
g. The buffer requirements of Section 603 of this Ordinance shall be met. In addition, warm-up ramps, parking areas, tie-down areas and hangars shall meet the buffer requirements of this Ordinance.
h. No
airport or heliport shall be established if its flight pattern will conflict
with the
flight pattern of any existing airport or heliport.
i. Parking:
off-street parking spaces for the principal airport or heliport facility as the Zoning
Hearing Board shall determine adequate to serve customers, patrons,
visitors, employees and vehicles normally parked on the premises.
H5 Radio
or Television Transmitter
A radio or television transmitter shall include a commercial antenna micro-replay station, amateur radio station tower, transmitting tower and supportive buildings.
a. Such
transmitter requires licensing by the Federal Communications Commission.
b. Minimum
lot size shall be five (5) acres.
c. The
transmitter shall be a minimum of fifty (50) feet or one and one half (1.5) times its height, whichever is
greater from its property line.
d. The
height of an amateur radio station tower shall not exceed seventy-five (75)
feet above the adjacent ground.
e. The
Applicant shall submit a location plan and a description of the stresses in the tower and its
supports.
f. Supportive
buildings must meet the dimensional and setback requirements of the applicable
zoning district in which the use is located.
g. The
buffer requirements of Section 603 must be met.
h. Parking:
one (1) off-street parking space for each employee on the largest shift or one (1) space for
every five hundred (500) square feet of gross floor area, whichever
is greater.
H6 Cellular/Digital
Telecommunications Facility
A Cellular/Digital Telecommunications Facility consists of the equipment, structures and/or building involved in receiving telecommunication or radio signals from a mobile radio communication source and transmitting those signals to a central switching computer which connects the mobile unit with the land based telephone lines.
a. Cellular/digital telecommunications
facility shall be permitted only by conditional use to the Board of
Supervisors, subject to Section 1007 of this Ordinance.
b. In addition to the foregoing
requirement, cellular/digital telecommunications facilities shall be permitted
subject to the following additional regulations:
1. The location of the tower/pole and
equipment building shall comply with all Natural Resource Protection Standards
of this Ordinance.
2. The following buffer plantings shall be
located around the perimeter of the security fence:
(a) An evergreen screen shall be planted
that consists of either a hedge, panted three (3) feet on center maximum, or a
row of evergreen trees planted ten (10) feet on center maximum.
(b) Existing vegetation (trees and scrubs)
shall be preserved to the maximum extent possible.
3. An eight (8) foot high security fence
shall completely surround the tower/pole (and guy wires, if used) and equipment
building.
4. The tower/pole shall be designed and
constructed to all applicable standards of the American National Standards
Institute, ANSI/EIA-222-E Manual, as amended.
5. A soil report complying with the
standards of Appendix I: Geotechnical
Investigations, ANSI/EIA-222-E Manual, as amended, shall be submitted to the
municipality to document and verify the design specifications of the foundation
for the tower/pole and anchors for the anchor guy wires, if used.
6. Towers/poles and antennae shall be
designed to withstand wind gusts of at least one hundred (100) miles per hour.
7. The plan for the construction of any
tower/pole shall contain the seal and signature of a professional structural
engineer.
8. An antenna may not be located on a
building or structure that is listed on a historic register or eligible for
listing on a historic register.
9. Owners of existing towers shall accept
the facilities of additional users at fair market lease value, unless the owner
of the tower presents to the Township substantial evidence that the multiple
use of the tower is technologically infeasible.
Co-locators on existing or proposed towers shall be permitted only by
conditional use to the Board of Supervisors in accordance with this Ordinance.
10. When a tower is no longer in use as a
telecommunications facility, the owner shall promptly remove the tower. Prior to receipt of a zoning permit for the
construction of a tower, the Applicant shall provide to the Township financial
security sufficient to guarantee the removal of the tower. Said financial security shall remain in place
until the tower is removed.
11. Subsequent to the granting of a
conditional approval for a tower/pole and prior to the beginning of tower/pole
construction, the Applicant shall make application for and receive a building
permit.
l2. In addition to the requirements of
Subsections b.(1) through (11), a cellular/digital telecommunications facility
is permitted as a sole use on a lot subject to the following conditions:
(a) Minimum lot size: one (1) acre.
(b) Minimum yard requirement:
height of the tower, plus twenty (20) feet.
(c) Maximum height: one
hundred seventy five (175) feet.
13. In addition to the requirements of
Subsection b.(1) through (11), a cellular/digital telecommunications facility
is permitted with an existing use,
subject to the following conditions:
(a) The existing use on the property may be
any permitted use in the district or any lawful non-conforming use, and need
not be affiliated with the cellular/digital telecommunications provider.
(b) The cellular/digital telecommunications
facility shall be fully automated and unattended on a daily basis, and shall be
visited only for periodic maintenance.
(c) Minimum lot area - The minimum lot area
shall be the area needed to accommodate the tower/pole (guy wires if used), the
equipment buildings, security fence and buffer planning. If title to the land on which the
cellular/digital telecommunications facility is located is conveyed to the
owner of the facility, the land remaining with the principal lot shall continue
to comply with a minimum lot area for the district.
(d) Minimum
setbacks: the height of the tower/pole
plus twenty (20) feet.
(e) Access - The vehicular access to the
equipment building shall whenever feasible, be provided along the circulation
driveways of the existing use.
(f) Maximum height: one
hundred seventy five (175) feet.
14. In addition to the requirements of
Subsection b.(1) through (11) an antenna for a cellular/digital
telecommunications facility may be attached to an existing structure or
building wherever possible subject to the following conditions:
(a) Maximum height: fifty
(50) feet above the existing building or
structure.
(b) If the Applicant proposes to locate the
telecommunications equipment in a separate building, the building shall comply
with the following:
(i) The building shall comply with the
minimum setback requirements for the subject zoning district.
(ii) An eight (8) foot high security fence
shall surround the building.
(iii) A buffer yard shall be planted in
accordance with Subsection b.(2) and vehicular access to the building shall not
interfere with the parking or vehicular circulation on the site for the
principal use.
(c) Elevations of existing and proposed
structures showing width, depth and height using statistical data on the
antenna and support structures shall be presented.
15. In addition to the foregoing, Applicants
for cellular/digital telecommunications facilities shall present testimony and
evidence to the Board of Supervisors in support of the following requirements:
(a) The Applicant shall demonstrate that the
tower/pole for the telecommunications facility is the minimum height necessary
for the service area. The Applicant must
also demonstrate that the facility must be located where it is to serve the
company’s system.
(b) The Applicant shall present
documentation that the tower/pole was designed in accordance with the standards
cited in this Ordinance for cellular/digital telecommunications facilities.
(c) The Applicant shall demonstrate that the
proposed tower/pole complies with all State and Federal laws and regulations
concerning aviation safety.
(d) The need for additional buffer yard
treatments shall be evaluated.
(e) The Applicant shall demonstrate that the
telecommunications facility must be located where it is proposed in order to
serve the Applicant’s service area.
(f) Where the telecommunications facility
is located on a property with another principal use, the Applicant shall
present documentation that the owner of the property has granted an easement
for the proposed facility and that vehicular access is provided to the
facility.
(g) If the Applicant proposes to build a new
tower/pole (as opposed to mounting the antenna on an existing structure), it
must demonstrate that it contacted the owners of tall structures within a
one-quarter (.25) mile radius of the site proposed and were denied permission
to install the antenna on those structures.
Applicant’s conditional use application may be denied to construct a new
tower if the Applicant has not made a good faith effort to mount the antenna on
an existing structure. Tall structures
would include smoke stacks, water towers/tanks, silos, tall buildings, other
communications towers or poles, church steeples, or other natural or man-made
tall structures or features.
16. In addition to the foregoing
requirements, cellular telecommunications facilities shall only be permitted in
the following zones:
(a) New Tower Construction/Overlay Zone.
(i) The strip of land four hundred (400)
feet in width, measured from either right-of-way line of Route 611 (S.R. 611).
(ii) The strip of land four hundred (400)
feet in width, measured from the right of way line of Route 313 (S.R. 313).
(b) Industrial District (I).
(c) A facility attached to an existing tower
or other structure as permitted herein may be
located in any zoning district.
c. Facilities owned, operated or leased by
d. Parking: two (2) off-street parking spaces, or one (1)
space per employee, whichever requires the greatest number of spaces.
I. Industrial Uses
I1 Manufacturing
Manufacturing, including the production, processing, cleaning, testing, and distribution of materials, goods, foodstuffs, and products.
a. The
buffer requirements of Section 603 of this Ordinance shall be met.
b. Parking:
one (1) off-street parking space for each employee on the largest shift, plus one (1) space for each company vehicle
normally stored on the premises.
I2 Research
Research, testing, or experimental laboratory.
a. The
buffer requirements of Section 603 of this Ordinance shall be met.
b. Parking:
one (1) off-street parking space for each employee on the largest shift,
or one (1) off-street parking space for every two hundred and fifty (250) square feet of
total floor area, whichever is greater, plus one (1) space for each company
vehicle normally stored on the premises.
I3 Wholesale
business, Wholesale Storage, Warehousing
Wholesale business, wholesale storage or warehousing with no retail sales.
a. No
explosive, toxic, radioactive or highly flammable materials shall be stored on the premises.
b.
The buffer requirements of
Section 603 of this Ordinance shall be met.
c. Parking:
one (1) space per employee on the largest shift, plus one (1) for each vehicle normally stored on the
premises.
I4 Printing
Printing, publishing, binding.
a. The buffer requirements
of Section 603 of this Ordinance shall be met.
b. Parking: three (3)
off-street parking spaces for each four (4) employees on the largest shift, or one (1) off-street
parking space for every two hundred and
fifty (250) square feet of gross floor area, whichever is greater, plus
one (1) space for each company vehicle
normally stored on the premises.
I5 Contracting
Contractor offices and shops such as building, cement, electrical, heating, masonry, painting, and roofing.
a. The
buffer requirements of Section 603 of this Ordinance shall be met.
b. All materials and
vehicles shall be stored within a building or an enclosed area which is properly screened in
accordance with Section 603, Table 2.D, of this Ordinance.
c. Parking: one (1)
off-street parking space for each employee on the largest shift, or one (1) off-street parking
space for every five hundred (500) square
feet of total floor area, whichever is greater, plus one (1) space for
each company vehicle normally stored on the premises.
I6 Truck
Terminal
A use of land or structures for the storage of trucks and/or the transfer of freight from one truck to another.
a. Short
term warehousing may be permitted under this use.
b. The
truck terminal shall be licensed by the Public Utilities Commission.
c. Trucks with compressors
running twenty-four (24) hours a day shall be located within a quadrangle of buildings or walls.
d. The
buffer requirements of Section 503 of this Ordinance shall be met.
e. Parking:
one (1) off-street parking space for each employee, or one (1) space for every five hundred
(500) square feet of total floor area, whichever requires the greater
number of spaces, plus one (1) space for
each company vehicle normally stored on the
premises.
I7 Mill
Mill where grain and similar products are processed.
a. The
buffer requirements of Section 603 of this Ordinance shall be met.
b. Parking:
one (1) off-street parking space for each employee of the largest shift plus one (1) space for every two
hundred and fifty (250) square feet of total
floor
area used for servicing customers.
I8 Fuel
Storage and Distribution
Storage and distribution of fuel oil or coal.
a. Approval shall be secured
from the Pennsylvania State Police Fire Marshal
for the underground storage of
fuel.
b. The buffer requirements
of Section 603 of this Ordinance shall be met.
c. Parking: off-street
spaces as the Zoning Hearing Board shall determine adequate to serve customers,
employees, visitors, and vehicles normally parked on the premises, but in no case less than one (1) off-street
parking space for each employee.
I9 Storage Yard
A use of land or Structures for the storage of boats and boat trailers other than Use C 9. No storage of junk vehicles shall be permitted.
a. Minimum
lot area: five (5) acres.
b. Outdoor
storage yards shall be fully enclosed by fencing and a landscaped buffer at least twenty (20) feet in
width.
c. No
outdoor storage yard shall be situated closer than fifty (50) feet to a residential district.
d. Parking:
one (1) off-street parking space for each employee on the largest shift plus one (1) space for every two
hundred fifty (250) square feet of gross floor area
used for servicing customers.
I10 Junk Yard
An area of land, with or without buildings, used for the storage, outside of a completely enclosed building, of used or discarded materials, including, but not limited to waste paper, rags, metal, building materials, house furnishing, machinery, vehicles, or parts thereof, with or without the dismantling, processing, salvage, sale or other use or disposition of the same. The deposit or storage of two (2) or more motor vehicles not having valid inspection stickers issue by the Pennsylvania Department of Transportation, excluding farm, vehicles, or of two (2) or more wrecked or broken vehicles, or the major parts of two (2) or more such vehicles, shall only be stored in a licensed junk yard.
a. No material shall be placed in any junk
yard in such a manner that it is
capable of being
transferred out of the junk yard by wind, water or other natural
causes.
b. The boundaries of any junk yard shall
at all times be clearly delineated.
c. All paper, rags, cloth and other
fibers, and activities involving the same, other than loading and
unloading, shall be within fully enclosed buildings.
d. The land area used for junk yard
purposes shall not be exposed to public view from
any public street or road by virtue of its location on a hillside or location on a plateau below street level.
e. Such junk yard shall be entirely
enclosed by a solid fence or wall, at least
eight (8) feet but
no more than ten (10) feet high, constructed of plank boards, brick, cinder block or
concrete, with access only through solid gates.
The fence or wall shall be situated no closer to
any street or property line than fifty (50)
feet. Such fence or wall shall be kept
in good repair and neatly painted in a uniform color.
f. The contents of such a junk yard shall
not be placed or deposited to a height
greater than the height of the fence or wall herein
prescribed.
g. Between the fence or wall and the
street or property line, buffer plantings
shall be placed
that are either:
1. One (1) deciduous tree (one and one-half (1.5) inch caliper
minimum) at an average of one tree per
forty (40) lineal feet of buffer plus one (1)
evergreen tree (three (3) foot minimum height) at an average of one (1)
tree per twenty (20) lineal feet of buffer; or tree per forty (40) lineal feet
of buffer plus one (1) evergreen tree (three (3) foot minimum height) at an
average of one (1) per twenty (20)
lineal feet of buffer; or
2. One
(1) deciduous tree (one and one-half (1.5) inch caliper minimum) at an average of one (1) tree per forty (40) lineal
feet of buffer plus one (1) deciduous shrub (three (3) foot minimum height) per
(4) lineal feet of buffer. Shrubs shall be pivot, forsythia or viburnum species.
h. All materials shall be stored in such a
manner as to prevent the breeding or
harboring of rats, insects, or other vermin. When necessary, this shall be accomplished
by enclosure in containers, raising of materials above the ground,
separation of types of material,
preventing the collection of stagnant water,
extermination procedures, or other means.
i. No explosive, toxic, radioactive or
highly flammable materials shall be kept on
the property.
j. No burning shall be carried on in any
junk yard. Fire shall be prevented
and hazards
avoided by organization and segregation of stored materials, with particular
attention to the separation of combustibles from other materials and enclosure
of combustibles where necessary (gas tanks shall be drained), by the provision
of adequate aisles (at least fifteen (15) feet) for escape and firefighting,
and by other necessary measures.
k. All vehicles must be
drained of all liquids before they are placed in the junk yard. An impervious
base, free of cracks and sufficiently large for draining liquids from all vehicles, shall be
provided. The base should be sloped to drain to a sump or holding tank and liquid
shall be removed from the site as often
as is necessary to prevent overflow of the system. Curbing around the pad must be able to retain run-off from a
100-year, 24-hour storm. All hazardous
liquids shall be property disposed of according to the Department of
Environmental Resources Rules and Regulations.
l. The natural resource protection
standards of Section 602 shall be met.
m. A zoning permit shall be obtained on an
annual basis.
n. Parking: one (1) off-street parking
space for each employee on the largest shift plus
three (3) spaces for customer parking.
I11 Extractive Operation
Sand, clay, shale, gravel, topsoil, or similar extractive operations including borrow pits (excavations for removing material for filling operations).
a. A zoning permit shall be obtained on an
annual basis.
b. When applying for a zoning permit, the
Applicant shall provide the following
plans and
information:
1. Plans Required.
(a) Plan of General Area (within a one (1) mile radius of site)
at a scale
of one thousand (1000) feet or less to the inch with a twenty (20) foot or less contour interval to show:
(i) Existing Data.
Location
of proposed site.
Land
use pattern including building locations and historical sites and
buildings.
Roads
- indicating major roads and showing width,
weight loads, types of surfaces and traffic data.
(ii) Proposed uses or Facilities.
Subdivisions.
Parks,
schools, and churches.
Highways
(new and reconstructed).
Other
uses - potentially affecting or affected by the proposed extractive operation.
(b) Plan of Proposed Site at a scale of one
hundred (100) feet or less to the inch with a five (5) foot or less contour
interval to show:
(i) Basic
Data.
Soils
and geology.
Groundwater
data and water courses.
Vegetation
- with dominant species.
Wind
data - directions and percentage of time.
(ii) Proposed Usage.
Final grading by contours.
Interior
road pattern, its relation to operation yard and points of ingress and egress
to state and township roads.
Estimated
amount description of aggregate and overburden to be removed.
Ultimate
use and ownership of site after completion of operation.
Source
and amount of water if final plan shows use of water.
Plan
of operation showing:
Proposed
tree screen locations.
Soil
embankments for noise, dust, and visual barriers and heights of spoil mounds.
Method
of disposition of excess water during operation.
Location
and typical schedule of blasting.
Machinery
- type and noise levels.
Safety
measures - monitoring of complaints.
2. Performance Standards.
(a) Operations. Extractive operations shall meet all development and performance
standards of Section 600.
(b) Setbacks. No excavation, quarry wall, storage or area
in which processing
is conducted shall be located within two hundred (200)
feet of any lot line, two hundred (200) feet of any street right-of-way,
or within two hundred (200) feet of any residential
or agricultural district boundary line.
(c) Grading.
All excavations, except stone quarries over twenty- five (25) feet in depth,
shall be graded in such a way as to
provide
an area which is harmonious with the surrounding terrain
and not dangerous to human or animal life.
(i) Excavations shall be graded and backfilled to
the grades indicated
by the site plan. Grading and backfilling shall be accomplished continually and as soon
as practicable after excavation. Grading and backfiring may be
accomplished by
use of waste products of the manufacturing operation or other
clean fill materials, providing such materials are composed
of nonnoxious, noncombustible solids.
(ii)
Grading and backfilling shall be accomplished in such a manner that the slope of the fill
or its cover shall not exceed
normal angle of slippage of such materials, or forty-five (45o)
degrees in angle, whichever is less.
During grading and backfilling, the setback requirements in Paragraph b. above may be reduced by
one-half (.5), so that the top of the graded slope shall not be closer than
one hundred (100) feet of any district boundary line, any lot line or any
street right-of-way. Stockpiles shall
not exceed one hundred (100) feet in height.
(iii)When excavations which provide for a body of water are part of the
final use of the tract, the banks of the excavation shall be sloped to a
minimum ratio of seven feet to one foot (7' to 1') vertical, beginning at least
fifty (50) feet from the edge of the water
and maintained into the water to a
depth of five (5) feet.
(iv)
Drainage, either natural or artificial, shall be provided so that disturbed
areas shall not collect water or permit
stagnant water to remain.
(d) Access.
Truck access to any excavation shall be so arranged as to minimize danger to traffic and avoid nuisance
to surrounding
properties.
(e) Planting. When planting is the final use to which the
tract is put,
all that is not covered by water shall be covered with a sufficient
amount of arable soils to support vegetation.
A planting plan shall be
prepared for the entire finished tract
using
various types of plant material for the prevention of soil erosion
and to provide vegetative cover.
(f) Stone Quarry. Stone quarries whose ultimate depth shall
be more than twenty-five
(25) feet shall provide the following:
(i) A
screen planting within
the setback area
as specified in Paragraph (b) above
shall be required. Such a screen shall
be no less than twenty-five (25) feet in width and setback
from the excavation so as to keep the area next to the excavation planted in
grass or ground cover and clear of any
obstruction.
(ii) A
chain link (or equal) fence at least ten (10) feet high and with an
extra slanted section on top; strung with barbed wire, shall be placed at either the
inner or outer edge of planting
completely surrounding the area.
(iii)
Warning signs shall be placed on the fence at intervals of no more than one hundred (100) feet.
(g) No ground vibration caused by blasting
or machinery shall exceed the limits established by the
Act of
(h) Applicants for this use shall submit a water impact study in accordance with the requirements of
this Ordinance.
(i) The buffer requirements of Section 603
of this Ordinance shall be met.
(j) Parking: one (1) off-street parking
space for each employee in the largest shift, plus one (1) space for each company vehicle normally
stored on the premises.
I12 Industrial
Park
An industrial park is a planned development of industrial and related uses which includes improvements for internal streets, coordinated utilities, landscaping and buffering.
a. Industrial uses may be located in
detached or attached structures.
b. Dimensional Requirements
minimum site
area: 10 acres
minimum
setbacks from street and
property
lines-site: 100 feet
minimum
frontage at street lines-site: 150
feet
minimum
building spacing: 100
feet
maximum
height: 24 feet
minimum
setbacks-internal street: 50 feet
c. Permitted Uses:
D8, F3, G4, G5, G7, G8 (drive up service windows are not allowed), G13,
G23, G24, G25, G27, G30, G31, G33, I1, I2, I3, I4, I5, I6, I15, J1, and J2.
d. At least fifty percent (50%) of the total floor space
of the park shall be utilized for industrial uses. No single use shall utilize more than twenty
percent (20%) of the total floor space of the park. No retail use shall exceed twenty-five
thousand (25,000) square feet in total floor space.
e. Accessory outside storage of materials,
goods or refuse must be buffered around the area devoted to
storage either by six (6) foot cedar or spruce fence or a hedgerow at least three (3) feet in height
with appropriate material as specified in Section 603
planted on three (3) foot centers.
f. Lighting facilities shall be provided
and arranged in a manner which will Protect the highway and
neighboring properties from direct glare or hazardous interference of any kind.
g. The buffer requirements of Section 603
of this Ordinance shall be met.
h. No use shall emit noise in such
quantity as to be audible beyond its lot lines.
In addition, the
nuisance standards of Section 604-611 of this Ordinance shall be met.
i. Access for the park shall be from an arterial or
collector highway. All uses within the
park shall take access from an interior roadway. These interior roadways shall have street
trees as listed in Section 603 (Table 3.A), set on forty (40) foot
centers. All parking, loading
facilities, and outside storage areas shall be located to the rear or side of
buildings.
j. Where the requirements for the I12 Industrial Park
conflict with the requirements for the individual Uses within the park, the
stricter requirements control.
k. Reserved.
l. A transportation impact study and
water impact study shall be required.
m. All commonly owned elements shall be
owned and maintained in accordance
with the
Pennsylvania Uniform Condominium Act or other ownership arrangement approved by the Board of Supervisors.
n. The Applicant shall submit a plan for
the overall design and improvements for the
industrial park.
o. Parking: one (1) off-street parking
space for each employee on the largest
shift or one (1)
space for every five hundred (500) square feet of total floor area,
whichever is greater, plus one (1) space for each company vehicle normally stored on the
premises. In addition, one (1) visitor
parking space for each
ten (10) management employees shall be provided.
p. Conditional
Reduction of Parking Improvements refer to Section 701.
I13 Resource
Recovery Facility
A facility or land that is used for any one (1) or a combination of the following: composting, incineration, material separation recycling or trash transfer.
a. Related Definitions.
1. Composting Facility: A facility for the
composting of the organic matter in municipal solid waste.
2. Incinerator: A facility designed to
reduce municipal solid waste by
combustion. This use may or may not include heat
exchange equipment for energy recovery.
3. Material Separation and/or Refuse
Derived Fuel (RDF) Facility: The
extraction of materials from
municipal solid waste for recycling or for use
as refuse derived fuel (RDF).
4. Municipal Solid Waste: The unseparated
and/or unprocessed combination
of residential and commercial solid waste materials generated
in a municipality.
5. Recycling Facility: A business that
accumulates material such as paper, glass, aluminum and/or plastic that is no longer
useful for its intended purpose. The materials are then sold to another
business as a raw
material which can be used to manufacture a new product.
6. Transfer Station: A facility where
municipal solid waste is delivered for the purpose of
compacting the material into larger vehicles for transport
to a final disposal site or processing facility. (A transfer station
may include the separation and collection of
material for the purpose of
recycling).
b. Minimum lot area: ten (10) acres.
c. Any such use shall be a minimum of two
hundred (200) feet from any public road
as measured from the ultimate right-of-way of the road and two hundred (200) feet from any property
line. Additionally, an incinerator or
transfer station shall be a minimum of three hundred
(300) feet from any residential zoning district or occupied
residential dwelling unit.
d. Parking areas shall be a minimum of one
hundred (100) feet from any property line.
e. Operation of a resource recovery
facility shall at all times be in full compliance with the statutes of the Commonwealth of
Pennsylvania and the Rules
and Regulations of the Department of Environmental Protection (PADEP)
and the previsions of this Ordinance in the event that any of the previsions
of this Ordinance are less restrictive than any present or future Rules or Regulations of PADEP, the
more restrictive PADEP regulations shall supersede and control in
the operation of such resource recovery facility.
f. Access to the site shall be limited to
those posted times when an attendant is on
duty. In order to protect against indiscriminate and unauthorized dumping, every resource recovery
facility shall be protected by locked barricades, fences,
gates or to other positive means designed to deny access to the area at unauthorized times or
locations. Such barricade shall be at
least six (6) feet high
and shall be kept in good repair and neatly painted in a uniform color.
g. Unloading of municipal solid waste
shall be continuously supervised by a
facility
operator.
h. Hazardous waste as included on the list
of hazardous waste as maintained by the
Department of Environmental Protection shall not be disposed of in a resource
recovery facility.
i. Litter control shall be exercised to
confine blowing litter to the work area and a
working plan for clean up of litter shall be submitted to the
municipality. To control blowing paper, there shall be
erected a fence having a minimum height of six (6) feet, with
openings not more than three inches by three inches
(3" x 3") along all boundaries.
The entire area shall be kept
clean and orderly.
j. All parts of the process - unloading,
handling and storage of municipal solid
waste shall occur within a
building. However, certain separated
recyclable materials like glass, aluminum, and other metals may be stored
outdoors.
k. The storage of paper shall be within a
building.
l. Any materials stored outdoors shall be
property screened so as not to be visible form any adjacent streets
or property.
m. No material shall be placed or deposited
to a height greater than the height of the
fence or wall herein prescribed.
n. No municipal solid waste shall be
processed or stored at a recycling facility.
For
all other types of resource recovery facilities, municipal solid waste shall not be
stored on the site for more than seventy-two (72) hours.
o. A contingency plan for disposal of
municipal solid waste during a plant
shutdown must be
submitted to the municipality and approved by the governing
body.
p. Leachate from the municipal solid waste
and water used to wash vehicles or any part of the operation shall be disposed of in
a manner in compliance with PADEP
regulations. If the leachate is to be discharged to a municipal sewage treatment
plant, appropriate permits shall be
obtained from the applicable agencies and
authorities. In no event shall the
leachate be disposed of in a storm sewer,
to the ground, or in any other manner inconsistent with the Pennsylvania Department of
Environmental Protection regulations.
q. Waste from the resource recovery
facility process (such as, but not limited to, ash
from an incinerator) shall be stored in such a manner as to prevent it from being carried from the
site by wind or water. This process
waste shall be located at least one
hundred (100) feet from any property line and stored in leak
proof and vector proof containers. Such process waste shall be disposed of in a sanitary
landfill approved by PADEP or in another
manner approved by PADEP.
r. A dense evergreen buffer shall be
provided on the outside perimeter of the
fenced area. Evergreens shall be four to five feet (4'-5')
in height and planted on
ten (10) foot staggered centers. In
addition, the buffer requirements of Section 603 of this
Ordinance shall be met.
s. Solid waste landfill operations and
open burning of any materials shall specifically
be prohibited.
t. No use shall emit noise in such
quantity as to be audible beyond its lot lines.
In addition, the nuisance standards of Sections
604-611 of this Ordinance shall be met.
u. A traffic
impact study and a water impact study shall be required.
v. A zoning
permit shall be obtained on an annual basis.
I14 Solid Waste Landfill
A land site on which engineering principles are utilized to bury deposits of solid waste without creating public health or safety hazards, nuisances, pollution, or environmental degradation.
a. Minimum lot area: fifty (50) acres.
b. The solid waste landfill operation
shall be setback from any property line or street
right-of-way line at least three hundred (300) feet.
c. A traffic impact study shall be
required.
d. Operation of any solid waste landfill
shall at all times be in full compliance
with the Statutes
of Commonwealth of Pennsylvania, and the Rules and Regulations
of the Department of Environmental Protection and the provisions
of this Ordinance. In the event that any of the provisions of this part
are less restrictive than any present or future Rules or Regulations, the more
restrictive Pennsylvania Department of Environmental Protection shall supersede
and control in the operation of such solid waste landfill.
e. Suitable measures shall be taken to
prevent fires by means and devices
mutually agreeable
to the Department of Environmental Protection and the Township.
f. Burning of municipal solid waste is
prohibited at a solid waste landfill.
g. A solid waste landfill operation shall be under the direction at all times of a responsible individual who is qualified by experience or training to operate a landfill.
h. Access to the site shall be limited to
those posted times when an attendant is on
duty. In order to protect against
indiscriminate and unauthorized
dumping, every solid
waste landfill shall be protected by locked barricades, fences,
gates or other positive means designed to deny access to the area at unauthorized times or locations.
i. Unloading of waste shall be
continuously supervised.
j. Measures shall be provided to control
dust. To control blowing paper, there shall be erected a fence having
a minimum height of six (6) feet, with openings
not more than three inches by three inches (3" x 3") along any boundary
over which such a nuisance may be spread.
The entire area shall be kept clean and
orderly. Cracks in, depressions in or
erosion of cover shall be repaired
daily.
k. Hazardous materials, including, but not
limited to, highly flammable materials, explosives, pathological wastes, radio-active
materials, liquids, and sewage
shall not be disposed of in a solid waste landfill.
1. The disposal of sewage liquids and solids
and other liquids shall be
specifically
prohibited in a solid waste landfill.
m. Litter control shall be exercised to
continue blowing litter to the work area
and a working plan
of clean up of litter shall be accomplished.
n. Salvaging shall be conducted by the
operator only and shall be organized so that it will not interfere with
prompt sanitary disposal of waste or create unsightliness
or health hazards. The storage of salvage shall be controlled in a manner that will not
permit the inhabitation or reproduction of deleterious vectors.
o. The entire site, including the fill
surface, shall be graded and provided with drainage facilities to
minimize runoff onto and into the fill, to prevent erosion or washing of the fill, to
drain off rainwater falling onto the fill, and to prevent
the collection of standing water. The
operator shall comply with the requirements
of Chapter 75 and Chapter 102 of Title 25, Pennsylvania Code and applicable Township
Ordinances so that there is no adverse off-site impact
from the drainage of surface water.
p. Operation of any solid waste landfill
shall at all times be in full compliance
with the
Pennsylvania Clean Streams Law, Act 157 of 1980, as amended.
q. The buffer requirements of Section 1003
of this Ordinance shall be met.
r. A zoning permit shall be obtained on
an annual basis.
s. A final inspection of the entire site
shall be made by the Department of Environmental
Protection and the Township and their authorized representatives to determine compliance with
approved plans and specifications before the
earth-moving equipment is removed from the site. Any
necessary corrective work shall be performed before the solid waste landfill project is
accepted as completed. Arrangements
shall be made for the repair
of all cracked, eroded and uneven areas in the final cover during the first
two (2) years following completion of the solid waste landfill. A bond
shall be
posted to ensure that all corrective work is completed.
I15 Flex Space
Building space designed for use as either office, light manufacturing, assembly, or warehousing.
a. The buffer requirements of Section 603
of this Ordinance shall be met.
b. Each flex space area
shall have no less than twenty percent (20%) of its total floor area devoted to
an office use.
c. All materials and
vehicles shall be stored within a building or an enclosed area which is
properly screened in accordance with Section 603, Table 2.D of this Ordinance.
d. No explosive, toxic,
radioactive, or highly flammable materials shall be stored on the premises.
e. Parking: one (1) off-street parking space for each
employee on the largest shift, or one (1) off-street parking space for every
five hundred (500) square feet of total floor area, whichever is greater, plus
one (1) space for each vehicle normally stored on the premises.
J General Accessory Uses and Structures
J1 Nonresidential
Accessory building, or structure, or uses customarily incidental to the uses permitted within the zoning district, except outside storage. For any use accessory to a use permitted only as a special exception or conditional use, the accessory use shall only be provided as a special exception or conditional use.
a. Nonresidential
accessory buildings shall meet the minimum setbacks for the principal nonresidential use.
b. School
Bus Shelter: A structure for the use of persons waiting for a bus.
1. Maximum
floor area: sixty-four (64) square feet.
2. Such
structures shall be located at least twelve (12) feet from any street
line or lot line. The provisions of
Section 509 shall also be met to
ensure adequate visibility across corners.
3. Two (2) parallel signs, no more than six (6) square feet each, may be erected. These signs may advertise goods, services, businesses, or organizations not located on the property.
c. Parking: parking shall conform to the
requirements of the most closely related
use.
J2 Outside
Storage or Display
a. Outside storage or display, other than
storage as a primary use of the land, necessary but incidental to the normal operation of a
primary use.
1. No part of the street right-of-way, no
sidewalks or other areas intended or designed for
pedestrian use, no required parking areas, and no part of the required front yard
shall be occupied by outside storage or
display.
2. Outside storage and display areas shall occupy an area less
than one- half (.5) the existing building
coverage.
3. Outside storage areas shall be shielded
from view from all public streets.
b. Uses requiring more substantial amounts of land area for storage or display may be exempt from the provisions of Paragraphs J2 a (2.) and (3.) above when granted as a special exception by the Zoning Hearing Board.
1. No
more than twenty-five percent (25%) of the lot area shall be used in outdoor storage or display.
2. In particular, uses appropriate under
this provision include, but are not
limited to, nurseries,
lumber yards, automobile sales, truck terminals, and agricultural retail.
3. Among the uses that shall not be appropriate for inclusion
under this prevision are retail stores, repair shops,
service station, or car-washing facility, automobile repair, sale of
automobile accessories, wholesale
business
and storage contractor office and shops and crafts.
J3 Temporary
Structures
Temporary structure, building or use. A temporary permit may be issued for structures or uses necessary during construction or other special circumstances of a nonrecurring nature.
a. The
time period of the initial permit shall be six (6) months. This permit may be renewed for three (3) month time
periods.
b. Such
structure or use shall be removed completely within thirty (30) days of the expiration of
the permit without cost to the Township.
J4 Temporary
Community Event
A temporary activity including, but not limited to, flea markets, public exhibitions, auctions, carnivals, circuses, picnics, air shows and suppers for fund raising, and similar organizational events and meetings.
a. Such temporary uses shall be limited to
occurrences of not more than seven (7) days per occurrence. Such occurrences shall be limited to not more
than four (4)
occurrences in a calendar year for each organization. There shall be at least a
thirty (30) day period between such occurrences.
b. Signs
advertising a temporary community event shall be limited to twelve (12) square feet in size. Such signs shall be posted no more than
fourteen (14) days prior to the first day of the event
and shall be removed on the final day of the
event. No more than four (4)
off-premises signs shall be placed. The location
of off-premises signs must be approved
by the property owners of the property
upon which they are to be fixed.
c. The
Applicant shall provide plans to ensure adequate parking, emergency access, road
access, sanitary facilities, refuse collection, noise control, and clean-up
after the event.
J5 Oil
and Gas Drilling Well
An accessory use on a property, wells and other structures related to the drilling for, exploration for or production of oil and/or gas.
a. Wells
and storage tanks shall be located not less than two hundred (200) feet from any property
line or residential dwelling.
b. All
wells and storage tanks shall be located not less than one hundred (100) feet from a stream or other natural watercourse or
from any private or public water
well.
c. All
well locations shall be cleared of dead grass, brush and debits and any other hazard or inflammable material
within a radius of seventy-five (75) feet from
each well.
d. A
fire bank shall be constructed around the tanks to catch and impound oil in the event of
spillage and seepage. Such areas shall
be lined with an impermeable
material to prevent the pollution of the
groundwater.
e. An
adequate slush pit shall be maintained to collect tank drainage or
draw-off. Such
areas shall be lined with an impermeable material to prevent the pollution
of the groundwater.
f. Zoning
permit applications shall include the names and addresses of the surface owners; the names and addresses of the oil, gas and
mineral owners; the
names and addresses of the lessees, if
any, of the oil, gas and minerals.
J6 Wind
Energy Conversion System (WECS)
A wind energy conversion system is a device which converts wind energy to mechanical or ejects energy.
a. Siting.
1. A WECS shall be set back
from any property line, above-ground utility
line, and other WECS a distance greater than either:
(a) Its overall height, including blades; or
(b) The minimum yard requirements, whichever
is greater.
2. In the case of
performance subdivisions or cluster developments, a WECS shall be erected within the common
open space area and shall be set back from all
residences a distance greater than (1.) a. above.
3. Contiguous property owners may construct a WECS for use
in common, provided that the required setback is
maintained relative to the
property lines of non-participating owners.
b. Size.
1. Maximum output: two hundred (200) KW.
2. Maximum blade diameter: eighty (80)
feet.
c. Safety.
1. Minimum blade height: fifteen (15) feet at lowest point of
arc.
2. Access control: minimum access height of twelve (12) feet
or minimum fence height of six (6) feet
with locking portal.
3. The design of a proposed WECS shall be such that it will
operate safely,
without loss of structural integrity and
certified by a licensed engineer,
under the following conditions:
(a) Loss of utility power (shall not
backfeed dead utility line).
(b) High wind speed (shall brake or feather
below survival wind speed).
(c) Blade imbalance (shall support added
blade weight of at least ten percent (10%).
4. A minimum of one (1) sign shall be posted near ground level
or on the tower
structure warning of high voltage.
d. Other.
1. The electric and utility lines to and from a WECS shall
be underground.
2. The ground level equipment and structures shall be
adequately buffered from adjacent properties
and street right-of-way with landscaping
or fencing.
3. A WECS shall primarily
serve on-site generation needs. If hookups
to PP&L system is proposed,
electrical plans must be prepared by a
certified electrical engineer, at the Applicant's expense, and
submitted to PP&L for approval.
4. A WECS shall not interfere with the reception of any radio,
television or
other communication equipment.
J7 Air
Landing Field
A private, noncommercial air landing field serving helicopters or fixed wing aircrafts.
a. Approval of the Pennsylvania Department of Transportation, Bureau of Aviation shall be secured.
b. No air landing field shall be
established if its flight pattern will overlap with the flight pattern of any existing air landing field.
c. There shall be no rental of hangar
space or commercial activities, including storage facilities or instruction in
conjunction with the use.
J8 Radio
and
An accessory use for a principal use other than Use Hl and Use H5.
a. The
structure shall be setback from all property lines a distance at least one and one-half
(1.5) times the height of the structure.
b. The
structure shall be anchored to the ground in a manner satisfactory to the Township.
c. The
structure shall not be subject to the maximum height limitations of this Ordinance. However, a conditional
use permit must be obtained for any
structure
which will exceed these maximum height limitations.
d. On
lots of ten (10) acres or smaller, dish antenna, radio towers and
television towers shall not be located in the front yard of a
residential structure. On lots greater
than ten (10) acres, these uses shall not be located in the minimum front
yard as specified in this Ordinance.
e. The
diameter of the dish antenna shall not exceed ten (10) feet.
f. When
separately supported, the total height of the dish antenna shall not exceed ten (10) feet, unless
approved as a conditional use.
g. Roof mounting of a dish antenna is. not
recommended. If roof mounted, the antenna shall be located on a
portion of the roof sloping away from the front of
the lot and no part thereof shall project above the ridge line. Provided,
however,
in no event shall a roof mounted antenna exceed three (3) feet in diameter. Dish antennas shall not be mounted on
chimneys.
h. No more than one (1) dish antenna shall
be permitted on any lot.
i. When
not roof mounted, the dish antenna shall be screened by staggered plantings of evergreens which present a solid visual
barrier to adjoining houses and to the
street.
J9 Accessory Playgrounds and Recreational Areas
A recreational area, such as a ball field, basketball court, walking trail, etc., or playground that is clearly accessory to a principle use located upon the same lot.
a. The playground or recreational area
shall meet the dimensional requirements of the principal use it is accessory
to.
b. The playground or recreational area
shall conform with the standards contained in the Township’s Subdivision and
Land Development Ordinance.
c. All playgrounds shall comply with the
Township’s Playground Code.
Section 406 Table
of Use Regulations
|
List
of Uses |
AP |
R-3 |
C-1 |
C-2 |
I |
VR-1 |
VR-2 |
|
A.
Agricultural |
|
|
|
|
|
|
|
|
A1
General Farming |
Y |
Y |
Y |
Y |
Y |
N |
Y |
|
A2
Nursery |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
A3
Intensive Agricultural |
Y |
N |
Y |
Y |
Y |
N |
N |
|
A4
Industrial Animal Production |
N |
N |
N |
N |
Y |
N |
N |
|
A5
Commercial Kennel |
N |
N |
N |
N |
Y |
N |
N |
|
A6
Noncommercial Kennel |
Y |
N |
Y |
Y |
Y |
Y |
Y |
|
A7
Equestrian |
Y |
SE |
SE |
SE |
SE |
N |
N |
|
A8
Agricultural Retail |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
A9
Forestry |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
|
|
|
|
|
|
|
|
|
B.
Residential |
|
|
|
|
|
|
|
|
B1
Detached Dwelling |
Y |
Y |
Y |
Y |
N |
Y |
Y |
|
B2
Single-Family Detached Cluster |
N |
Y |
N |
N |
N |
N |
N |
|
B3
Performance Standard Development |
N |
Y |
N |
N |
N |
N |
N |
|
B4
Elderly Housing |
N |
Y |
N |
N |
N |
N |
N |
|
B5 |
N |
Y |
N |
N |
N |
N |
N |
|
B6
Group Home |
Y |
SE |
N |
N |
N |
SE |
SE |
|
B7
Reserved |
|
|
|
|
|
|
|
|
B8 Full
Care Facility |
N |
Y |
N |
N |
N |
N |
N |
|
B9
Rooming or Boarding House |
N |
N |
SE |
Y |
N |
N |
N |
|
B10
Residential Conversion |
N |
SE |
N |
N |
N |
SE |
SE |
|
B11 |
Y |
N |
N |
N |
N |
N |
N |
|
|
|
|
|
|
|
|
|
|
C.
Residential Accessory |
|
|
|
|
|
|
|
|
C1
Accessory Home Occupation |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C2
Professional Offices |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C3
Personal Services |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C4
Instructional Services |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C5 Home
Crafts |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C6
Family Day Care |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C7
Trade Business |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C8
Repair Service/Other Home
Occupation |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C9
Residential
Structure or Use |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
C10
No-Impact Home-Based Business |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
|
|
|
|
|
|
|
|
|
D. Institutional |
|
|
|
|
|
|
|
|
|
Y |
Y |
Y |
Y |
Y |
N |
SE |
|
D2
School |
SE |
SE |
SE |
SE |
SE |
N |
SE |
|
D3
Library or Museum |
Y |
Y |
Y |
Y |
Y |
Y |
Y |
|
D4
Hospital |
SE |
SE |
SE |
SE |
SE |
N |
N |
|
D5
Reserved |
|
|
|
|
|
|
|
|
D6
Cemetery |
SE |
SE |
SE |
SE |
SE |
N |
N |
|
D7 |
Y |
Y |
Y |
Y |
Y |
N |
SE |
|
D8 |
N |
N |
SE |
Y |
N |
N |
N |
|
D9 |
SE |
SE |
Y |
Y |
SE |
N |
Y |
|
|
|
|
|
|
|
|
|
|
E.
Recreational |
|
|
|
|
|
|
|
|
E1
Recreational Facility |
y |
y |
y |
y |
y |
n |
se |
|
E2
Private Camp, Park, Recreational Area |
se |
se |
se |
se |
se |
n |
n |
|
E3 Golf
Course |
y |
y |
y |
y |
y |
n |
n |
|
E4
Community Center |
SE |
se |
se |
se |
se |
n |
se |
|
E5
Private Club |
se |
se |
se |
se |
se |
n |
n |
|
E6
Recreational Camping Park |
y |
n |
y |
y |
y |
n |
n |
|
|
|
|
|
|
|
|
|
|
F. Office |
|
|
|
|
|
|
|
|
F1
Medical Office |
n |
n |
y |
y |
n |
n |
y |
|
F2
Veterinary Office |
n |
n |
n |
y |
n |
n |
y |
|
F3
Office |
n |
n |
n |
y |
n |
n |
y |
|
F4
Office Park |
n |
n |
n |