Safe access must be provided to a collector or arterial road in accordance with Township standards. No direct access to a local road is permitted.

Parking areas and access drives must meet Township standards; however, depending upon their location, the Board of Supervisors may waive the parking lot paving requirement.

Off-street parking is required at one space per employee plus one space for each 100 square feet of retail area.

The display and sale of items not grown on the premises shall be incidental to the nursery operation. The display area for these items shall not exceed 25% of the total gross display and sales area on the subject property. The display, sale, or repair of motorized nursery or garden equipment shall not be permitted.

All outdoor display areas shall be set back at least 25 feet from the street right-of-way line.

All structural improvements (including parking and loading facilities, but not including a freestanding sign) shall be screened from adjoining residentially zoned properties.

One freestanding or attached sign may be permitted advertising the business. Such sign shall not exceed 12 square feet in size and must be set back at least 15 feet from all lot lines.

The minimum lot size shall be 20 acres.

The maximum impervious lot coverage shall be 10%.

No intensive livestock facility shall be permitted within 500 feet of any residential zoning district.

No intensive livestock facility shall be permitted within 300 feet of any existing residential structure (except a residential structure located on the premises of the facility).

No intensive livestock facility shall be permitted within 200 feet of any property line, well, or right-of-way line, as determined by the Board of Supervisors.

Where it is shown that, because of prevailing winds, topography, unusual obstructions, or other conditions, a lesser distance would protect adjoining lands from odor, dust, or other hazards, the Board of Supervisors may as a conditional use reduce the above special setback requirements. In no case, however, shall the Board of Supervisors reduce any special setback requirement to less than 100 feet. The burden shall be on the applicant to prove that a lesser distance would not be detrimental to the health, safety, and general welfare of the community.

Any subdivision or land development plans prepared for intensive operation shall show the setbacks required.

The raising of garbage-fed animals and rodents is not permitted.

Stabling, Shelters, and/or Housing. All stabling, shelters, and/or housing of animals shall be constructed of suitable materials providing adequate protection of the animal from weather elements, predators and other similar dangers. The structure shall provide sufficient ventilation and sunlight to the animal(s). The structure shall have a roof, and all materials shall be securely attached to the structural elements of the stable, shelter, or housing. Stable, shelters, or housing made of materials unsupported or unattached will not be permitted.

Animals not tied, leashed, chained, or haltered shall be within a fenced area. The fence is to be of suitable material, such as wood or metal, providing proper control and constraint of the animal and protection of the public. The fence shall be installed pursuant to the appropriate regulations of this chapter.

Animal runs, corrals, and yards in which the animals are kept, exercised, and trained shall be maintained so as to prevent runoff of soil and/or any debris storage to surrounding properties. The areas shall be so graded to prevent accumulation of stormwater runoff. These runs, corrals, and yards shall be at least 200 feet from any property line or dwelling other than the owner's dwelling.

The applicant must show compliance with the Pennsylvania Nutrient Management Act of 1993,[3] as may be amended from time to time.

Retail sales of agricultural commodities other than wine or cider shall meet the limitation of § 27-1420.

Retail sales of nonagricultural commodities shall be limited to wine-related items, including, but not limited to, corkscrews, wine glasses, wine carriers, wine gift baskets, and similar items; clothing items, including the name of the winery; and books relating to agricultural activities or wine.

Tastings shall be limited to wine and cider produced in the wineries which are offered for sale in accordance with the requirements of this section.

Not more than one building in which both retail sales and tastings are conducted shall be permitted on any lot. Any building erected after the effective date of this section for retail sales and tastings shall not be located on prime agricultural soils.

Maximum Floor Area for Retail Accessory Uses. The maximum floor area of a building which may be devoted to serving the customers shall be 3,000 square feet. Floor area devoted to serving the customer shall include any area for customer access and circulation, for the display of products, including floor area devoted to counters, tables, display cases, preparing products for customers and similar purposes. Floor area not included in the area devoted to serving the customer would include display areas outside the building or structure as well as inside floor area for storage and processing of wine where customer access is restricted, except for instructional tours related to the winemaking process.

Off-street parking meeting the requirements of Part 19 shall be provided for any retail use accessory to a winery. Off-street parking areas shall not be located on more than 1/2 acre of prime agricultural soils.

A separate zoning permit shall be required for a retail use accessory to a winery. The applicant desiring to establish a retail use accessory to a winery shall submit an application meeting all requirements of § 27-1801.

Guided tours of the winery and vineyard may be conducted. Off-street parking for tours of the winery and vineyard shall be in addition to the off-street parking for retail sales accessory to a winery.

The minimum site area required for an assisted-living facility shall be five acres.

The dwelling unit density shall not exceed 12 dwelling units per acre.

Off-street parking shall be provided at the rate of one parking space for each staff person on peak shift, plus one parking space for each dwelling unit, plus one parking space for each 10 dwelling units to be designated for visitor parking.

Common outdoor open space shall be provided on the site to accommodate the leisure and recreational needs of the residents. These areas shall be adequately buffered from any commercial uses on adjoining properties.

The facility shall be designed to maximize accessibility by firefighting and emergency vehicles.

The facility shall be designed to provide a protected off-street area for dropping off and picking up residents.

An assisted-living facility shall include a common dining area and common leisure and/or recreational areas.

Supporting Uses.

All requirements of § 27-1502, Subsection 3 (Conversion), shall apply to boardinghouses, either newly constructed or conversions.

Minimum lot area: five acres.

Minimum front yard: 75 feet.

Minimum side yards: 50 feet.

Minimum rear yard: 50 feet.

Minimum lot width: 250 feet.

Clubhouses, community centers, and private outdoor and indoor recreation facilities, areas, and amenities, provided such uses are for the exclusive use of the residents of the adult residential community and their guests, and excluding retail or commercial uses except retail sales to residents or their guests incidental to a clubhouse, social hall, or similar use within the community, provided that sufficient on-site parking exists to support such accessory uses pursuant to all Zoning Ordinance subsections.

No-impact home-based business.

Administrative offices used for the management of the community.

Uses that are customarily incidental and are subordinate to a dwelling unit permitted in an adult residential community, provided that sufficient off-site parking exists to support such uses pursuant to any Zoning Ordinance subsection.

Single-family detached dwellings.

Single-family semi-detached dwellings (twins).

Single-family attached dwellings (townhouses).

Multifamily dwellings.

Dwellings in combination.

Public conservation areas and associated structures for the conservation of open space, recreation, water, soil, forest, and wildlife resources.

Adaptive re-use of existing buildings and structures for any one or combination of the following uses:

Any use of the same general character as any of the above uses, when authorized as a conditional use by the Board of Supervisors of Allen Township, provided that such use shall be permitted, subject to such reasonable restrictions as the Board of Supervisors may determine.

Due to the nature of a mixed-use village development containing a mix of different uses in proximity to and in combination with each other, the specific regulations of the above permitted uses contained in any other section of Part 15, Specific Regulations, of this chapter shall not apply. Any nonresidential uses proposed in the village center in addition to those specifically set forth above shall be of the same character as those listed above, and will be permitted by conditional use only.

Private clubhouse or common amenity area as an accessory to a residential neighborhood or multifamily neighborhood, including, but not limited to: a fitness center; wellness center; swimming pool; leasing office; entertainment center; multipurpose rooms; meeting rooms; business center; and co-working space. Said building(s) or use shall be open only to the residents of the mixed-use village development (or a portion thereof) and their guests and shall not be open to the public at large.

Private community swimming pools, tennis courts, basketball courts, racquetball courts, sports courts, tot lots, or similar recreational uses. Said accessory uses shall be open only to the residents of the mixed-use village development (or a portion thereof) and their guests and shall not be open to the public at large.

Driveways, parking lots, carports, detached garages and attached garages.

Detached garages or storage units serving owners or tenants within the mixed-use village development.

Wireless telecommunications antenna or dish for individual use, located within an existing building or on the roof or side of a building.

Home occupations and home professional offices.

Minimum Tract Size. A mixed-use village development shall only be permitted on tracts within the R1 Zoning District with a tract size of 200 acres or more and that are located adjacent to land zoned I/A Industrial Airport.

Water and Sewer. All new buildings within a mixed-use village development shall be served by public water and public sewer service. Any existing septic systems associated with existing buildings shall be permitted to remain. Similarly, any existing septic systems that serve multiple buildings and/or multiple uses shall be permitted to remain where existing septic systems are proposed to be expanded or repaired; such shall be approved by the Department of Environmental Protection. No new individual septic systems shall be permitted. All septic systems shall be located on a lot owned and maintained by the user of the septic system.

Density. A mixed-use village development shall contain no more than 700 new dwelling units, constructed in new structures, of which no more than 42% shall be permitted to be multifamily dwelling units. Within the village center, existing buildings may be used as dwelling units or a dwelling in combination, or converted or partially converted into dwellings units, which shall not count towards the maximum density permitted by this subsection.

Multifamily dwellings. All multifamily dwelling units within a mixed-use village development shall be located in a multifamily neighborhood or in the village center.

Open Space. A minimum of 50% of the gross area of the tract shall be open space. Such open space shall be permitted to include passive and/or active recreation, including, but not limited to, equestrian and golf uses and structures existing as of the date of adoption of this subsection, tot lots, pocket parks, equestrian and golf pathways and bike and horse trails. Such open space shall also be permitted to contain utilities, steep slopes, and stormwater management facilities (including above-ground or below-ground detention basin areas). No more than 25% of the open space shall be covered by detention basins. Such open space shall not be required to be, but may be, accessible to the public, including trail easements. As each phase of the village is developed and the boundaries of the open space contained in each phase are determined, as a condition of final approval of each such phase, the open space in such section shall be permanently encumbered with a conservation easement which shall prohibit the said open space from being further developed for any use other than a golf course or passive or active open space. The beneficiary of the conservation easement shall be the Township. Notwithstanding the foregoing, the open space shall be maintained by the developer of each phase until such time as the maintenance is assumed by a homeowners' association, homeowners' associations, or a master association created in accordance with the Pennsylvania Planned Community Act.[3]

Phasing. A mixed-use village development shall be permitted to be developed in phases. Any individual phase may include all or portions of a residential neighborhood, multifamily neighborhood, the village center and/or a recreational or open space use. No more than 150 of the multifamily dwelling units approved for construction in a mixed-use village development shall be constructed until at least 100 of the combined total of the single-family detached dwellings, single-family semi-detached dwelling units (twins), and single-family attached dwelling units (townhouses) approved for construction in the mixed-use village development have received final subdivision and land development approval and required financial security for the public and quasi- public improvements associated with such dwelling units has been posted with the Township. Thereafter, the remaining multifamily dwelling units approved for the mixed-use village development may be constructed.

Master Association. A master association, pursuant to the Planned Community Act,[4] shall be established to manage common areas, open space, private streets, maintenance, landscaping, including street trees, on-street parking regulations, off-street parking requirements, etc. All proposed association documents, covenants, conditions, restrictions, etc., shall be submitted to the Township for review and approval.

Clear Sight Triangle. Existing buildings and existing roadways shall be exempt from this provision. Trees that are planted within the sight triangle that are trimmed 10 feet underneath, sign posts, streetlights, utility poles, etc., shall be allowed within a clear sight triangle. Obstructions that are less than two feet tall shall be allowed, such as shrubs and landscaping that are at least 50% open.

A maximum of 10% of the total number of lots within a mixed-use village development developed for single-family detached dwellings may be flag lots. Such flag lots shall be subject to the following regulations:

Permitted projections.

Definition of height and height exemptions.

Minimum off-street parking required as follows:

Additional off-street parking and loading requirements:

Minimum Guest Parking requirements for all residential uses are as follows:

Any land development application for the development of the first phase of a mixed-use village shall be accompanied by a traffic access study prepared by a qualified traffic engineer which will examine the multiple accesses to any proposed mixed-use village from roadways that the project proposes to access, based on the projected complete buildout of the mixed-use village. If the traffic access study determines that any improvements are recommended or deemed necessary to provide safe access to the mixed-use village, the study will identify when such additional construction will be required, and the construction of such improvements shall be completed at the time designated by the traffic access study.

The site shall have direct access to an arterial street or collector street, as defined by this chapter.

No group care facility, personal care boarding home or transitional dwelling shall be located within 1,000 feet of any other existing or proposed group care facility, personal care boarding home or transitional dwelling.

A facility of this type shall be subject to the bulk and dimensional requirements for single-family dwellings in the zoning district where permitted by this chapter.

The minimum lot area per resident for group care facilities, personal care boarding homes and transitional dwellings shall be 2,000 square feet of lot area per resident.

The minimum habitable floor area per resident shall be 300 square feet, exclusive of the floor area devoted to nonhabitable areas of the dwelling, such as basements, attics and garages.

Adequate provisions shall be made for access by emergency medical and fire vehicles.

Twenty-four-hour supervision shall be provided by staff qualified by the sponsoring agency, as defined by the Pennsylvania Department of Human Services.

Adequate open space opportunities for outdoor recreation shall be provided on the lot for the residents consistent with their needs, and the area shall be secured by a fence with a self-latching gate. A minimum of 75 square feet of outdoor recreation of the overall area of the lot area shall be provided for each resident based on the maximum licensed occupancy for the facility.

Where applicable, certification or licensing by the sponsoring agency, as defined by the Pennsylvania Department of Human Services, shall be prerequisite to obtaining an occupancy permit, and a copy of an annual report with evidence of continuing certification shall be submitted to the Zoning Officer or his authorized representative in January of each year.

Residents of temporary residence shelters may reside in the facility for a maximum of 120 days.

Public sewer and public water are required.

A traffic study is required following the requirements of § 27-1409 for daytime activities, as well as extracurricular or nighttime activities proposed on the site.

Any proposed outdoor recreation area shall be screened pursuant to the requirements of § 27-1406, Subsection F, from any residentially zoned property or any existing residential properties.

The Township Fire Department shall review the land development plans and provide recommendations for any revisions it feels are necessary to the plans for efficient firefighting purposes.

The owner/operator shall assess the requirements for adequate police protection. Police protection may be provided by municipal police service agreement satisfactory to Allen Township or by court appointment of school police as provided for by the Pennsylvania Public School Code. The public police service must be acceptable, as determined solely by the Board of Supervisors.

The owner/operator of the educational institution shall provide a pedestrian circulation plan for any student proposed to walk to the educational institution. In lieu of this, the owner/operator shall provide for motorized transportation, which shall be accounted for in the traffic study in Subsection 6A(2) above.

The owner/operator of the educational institution shall assess the compatibility of the proposed educational institution with respect to any existing uses located within 2,500 feet of the proposed educational institution's property.

Dormitory: an accessory building for the residency of students, religious orders, teachers, or others engaged in the primary activity of the institution where individuals need to live on the site. The dormitory shall be considered accessory to the uses further defined within the "Educational Institutions and Schools" use category.

An outdoor recreation area shall be provided with a minimum area of 100 square feet for each person in care. This outdoor play area shall be located to the side or the rear of the lot and shall not include any parking areas. The outdoor play area shall be fully enclosed by a four-foot-high fence and shall be sufficiently screened and insulated so as to protect the neighborhood from inappropriate noise and other disturbance.

Sufficient facilities for passenger loading and unloading shall be provided.

This use may be permitted as accessory to a permitted nonresidential use.

A license from the Pennsylvania Department of Public Welfare shall be required, if applicable.

Parking: one off-street parking space for each teacher, administrator, and maintenance employee, plus one space per six persons in care.

Golf courses do not include miniature golf courses, but may include uses clearly accessory, such as driving ranges, restaurants, clubhouses, etc.

A minimum lot area of 60 acres is required.

Buildings and parking areas shall be set back a minimum of 200 feet from any property line/right-of-way line.

Buffers are required around side and rear property lines where the property abuts land currently in residential use or zoned residential.

Parking requirements are three spaces for each hole. Accessory uses require additional parking stipulated in § 27-1423.

Any proposed golf route crossing of any existing or proposed public road is not permitted to be an at-grade crossing.

Any drainage improvements along existing roads required as a result of the proposed golf course must be performed by the applicant in coordination with this site work.

Minimum lot area: five acres.

Any building or structure used for the training of horses and education of riders and/or handlers shall be situated not less than 100 feet from any street line or property line.

Silos shall be situated not less than 1 1/4 times the height of the silo from any street line or property line.

Maximum impervious surface ratio: 3%.

One single-family detached dwelling shall be permitted on the same tract with this principal use, provided that the yard and setback requirements for the single-family detached dwelling for the applicable zoning district shall be met.

Shows and/or competitions shall meet the requirements of the Mass Gathering Ordinance,[1] when applicable.

Retail sales of related items shall be limited to a maximum floor area of 750 square feet.

No area for the storage or processing of animal waste shall be situated less than 200 feet from any street line or property line.

No more than two horses per acre shall be permitted.

Parking: one off-street parking space for every three persons present at such facilities when they are filled to capacity plus one additional off-street parking space for each full-time employee.

Single, Detached Residential Units. These units may include those being sold by way of fee simple sale (with reversion rights to the facility owner) or those being leased and all of the land being retained by an owner. Each lot must meet the following standards:

Single, Attached Residential Units and Multifamily Units. These units may include those being sold by way of fee-simple sale (with reversion rights to the facility owner) or those being leased and all of the land being retained by an owner. Each lot must meet the following standards:

Personal or Intermediate Care Facilities: premises or a portion thereof, with services which could include in which food, shelter, and licensed personal assistance or supervision are provided for residents requiring supervision and assistance in such matters as dressing, bathing, diet or medication prescribed for self-administration but not requiring hospitalization or skilled nursing care. Facilities shall include a living/sleeping area and a private powder room, although a shared bath will be permitted.

Skilled Care Facilities: premises or a portion thereof used to house and care for persons requiring continuous intermediate or skilled nursing care.

Offices incidental to administration, management and health care; activity areas, craft, woodworking and hobby shops, recreation facilities, gift shops, personal services facilities, dining facilities, health-care facilities, maintenance facilities, bank, library, snack bar, village store, pharmacy, chapel and similar uses designed to be exclusively for the use of residents and their guests as well as any other buildings or uses incidental to the main or principal uses.

Minimum lot area: two acres plus 1,000 square feet per resident.

Minimum front yard: 100 feet.

Minimum rear yard: 50 feet.

Minimum side yard:

Minimum lot width: 200 feet.

Maximum impervious cover: 35%.

Maximum structure height: 35 feet.

Buffer: treated as "multifamily" in § 27-1406.

Due to the dependence of the elderly on alternate means of transportation and the need for acquiring access to primary services, a nursing home facility with individual dwellings in Subsection 18D(1) and (2) must be located within a quarter of a mile to the following services:

If this is not possible, the developer of the facility shall submit to the Township a transportation plan which shall outline a transportation service for the residents of the facility, to be provided by the owner or manager, provided access to these services at reasonable intervals. This plan must be approved by the Township as a condition for approval of use.

A current addiction to any form of a controlled substance or alcohol; and/or

A type of mental illness or other behavior that causes a person to be a threat to the physical safety of others.

A treatment center shall not be located within 800 feet of an existing treatment center.

Proof of adequate supervision by people qualified by training and experience in the field for which the facility is intended shall be provided.

The facility must comply with all applicable Fire, Housing, Building, Property Maintenance, and Health Codes, and all regulations pertaining to transient occupancy with respect to emergency lighting, smoke detectors, exit lights, and other safety devices.

Any food preparation, service, or distribution shall be provided in compliance with the Pennsylvania Department of Health licensing requirements.

All services provided on site shall be contained within the structure and operated by a nonprofit, charitable, or for-profit organization.

The applicant for these facilities shall submit with its application a plan outlining in detail the management of the facility. This shall include information on personnel, supervision, hours of operation, services provided, rules and regulations, and any other information pertinent to the operation of the facility. All requirements of federal law, including reasonable accommodation for applicants with a proven disability, shall be provided by the applicant.

Adequate on-site supervision and security measures to protect public safety shall be required. If any applicable county, state, federal or professional association standards provide guidance on the type of supervision that is needed, the proposed supervision shall be compared to such standards.

The subject property shall be set back at least 300 feet from any lot containing a school, day-care facility, playground, library, hospital, or nursing, rest or retirement home.

The storage of any particular motor vehicles (whether capable of movement or not) for more than one-week period is prohibited.

Any parts removed from repaired vehicles shall not remain on the site longer than 48 hours.

All structures (including gasoline pump islands but not permitted signs) shall be set back at least 30 feet from any street right-of-way line.

No outdoor storage of auto parts shall be permitted.

All access drives shall be a maximum of 30 feet wide and separated by 75 feet from one another if located along the same frontage as measured from edge to edge.

All ventilation equipment associated with fuel storage tanks shall be set back 100 feet and oriented away from any adjoining residentially zoned or existing residential properties.

All work, other than fueling of vehicles, must be performed within a completely enclosed building.

All commercial establishments shall be business establishments which deal directly with a retail customer.

All permitted and accessory uses, except for off-street loading and parking, and signs, shall be conducted within completely enclosed buildings except for sale of planting and nursery stock.

All parking, loading, service areas, and parallel access roads used by motor vehicles shall be physically separated from all roads, streets, and highways by a landscaped strip so that vehicle access and egress is controlled.

Access points or driveways to commercial uses shall be held to an absolute minimum.

All access and/or egress points, roads, or driveways shall be located not less than 100 feet from the intersection of any street right-of-way lines.

Access and egress from a commercial lot using a common driveway shall be separated by a raised mountable concrete island. The island shall have a minimum width of five feet and a minimum height of six inches above the finished driveway surface.

Access and/or egress roads, driveways or points shall be separated by at least 200 feet, except as described in this section.

Commercial uses shall not be permitted to have direct access to any local street so designated in Allen Township's Official Map, unless specifically approved by the Board of Supervisors.

Access and egress points to internal traffic lanes shall be held to an absolute minimum.

Traffic lanes shall be separated from each other and from parking areas by barriers, buffer strips, or by similar means.

Motor vehicles being able to "cut across" parking areas or traffic lanes shall be controlled by the use of barriers, buffer strips, or other means.

The retail sales area shall be considered to be that of the smallest rectangle, or other regular geometric shape which encompasses all display stands, booths, tables, or stalls, plus any adjoining aisles and/or walkways from which consumers can inspect items for sale. The retail sales area shall include all indoor and/or outdoor areas as listed above;

The retail sales area shall be set back at least 20 feet from all property lines, and shall be calculated as part of the maximum permitted lot coverage, regardless of its surface treatment;

Off-street parking shall be provided at the rate of one space per each 200 square feet of retail sales area, and shall be designed and used in accordance with § 27-1422 of this chapter;

Off-street loading shall be provided at the rate similar to that imposed on retail sales as listed in § 27-1422 of this chapter. Again, the retail sales area, as described above, shall be used to calculate needed loading space(s);

All outdoor display and sale of merchandise shall commence no earlier than one hour after official sunrise and cease no later than one hour prior to official sunset;

Any exterior amplified public address system shall be arranged and designed so as to prevent objectionable impact on adjoining properties, and the applicant shall demonstrate compliance with § 27-1407, Subsection 2E, of this chapter;

The applicant must demonstrate that the proposed lighting will comply with § 27-1407, Subsection 2H, of this chapter;

Trash receptacles shall be provided amid any outdoor retail sales area. Such trash receptacles shall be routinely emptied so as to prevent the scattering of litter and debris. All applications shall include a description of a working plan for the cleanup of litter; and

Sewer, water and stormwater regulations applicable to this use shall be in accordance with the Code of Allen Township.

The use shall comply with all performance standards specified in this chapter.

Required off-street parking for any restaurant or tavern associated with the microbrewery/nanobrewery/microdistillery use shall be clearly designated and shall be located within 300 feet of the entrance to the restaurant.

Dumpsters and service areas shall be screened from the public right-of-way and not conflict with off-street parking associated with the use. No dumpsters and/or service areas shall be located between the front lot line of the lot and the front facade of the principal structure in which it is located.

Outdoor storage of materials shall not be permitted.

A delivery plan for the use shall be submitted for Township approval.

A microbrewery shall be located in accordance with the provisions of the Pennsylvania Liquor Control Board.

A microbrewery's hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.

The owner(s) and operator(s) of the restaurant or tavern associated with the microbrewery/nanobrewery/microdistillery use shall be responsible for the conduct and safety of the patrons.

The cumulative gross floor area for a mini-mall shall not exceed 20,000 square feet. For commercial applications exceeding this size, the provisions for a retail business/large-scale development shall apply.

The permitted uses within a mini-mall shall be limited to: retail business establishments; personal business or service establishments; professional offices; banks or financial institutions; medical, dental, vision, counseling and health-care uses; religious uses; educational uses; municipal or governmental uses; restaurants; taverns; and other similar uses.

The maximum number of uses within a mini-mall shall be limited to 20 independent uses. All proposed uses shall be designed as self-contained structures without common facilities, which comply with all requirements of Allen Township Zoning Ordinance.

All uses within a mini-mall shall be harmoniously planned as attached units within a single building. As part of the land development plan application, the applicant shall identify the planned uses within the mini-mall and demonstrate how these uses can be amicably planned during all hours of operation.

Unless otherwise permitted by Allen Township, planned out parcels, pad sites or detached buildings shall not be considered as part of the design.

The mini-mall shall be serviced by public sanitary sewer facilities, which shall be planned in accordance with the most recent update to Allen Township Sewage Facilities Plan, as adopted to comply with Pennsylvania Sewage Facilities Act (PA Act 537, as amended)[2] as well as any ordinances adopted by the Township. All sewage disposal facilities shall be designed with sufficient capacities, which shall be subject to the review and approval of Allen Township and the Pennsylvania Department of Environmental Protection.

The mini-mall shall be serviced by public water supply facilities, which shall be consistent with any plans and ordinances adopted by Allen Township.

All other utility provisions serving the mini-mall shall be planned and installed in accordance with the specifications of the public utility provider supplying service. Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

All means of ingress and/or egress shall be located at least 150 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Allen Township.

Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

The off-street parking spaces shall be designed to comply with the provisions specified under this chapter.

All proposed signs for the mini-mall shall comply with the provisions specified under this chapter.

The side and rear lot lines of the property shall be adequately screened with a twenty-foot-wide landscaped buffer yard.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be enclosed, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area for trash and rubbish shall be permitted within 20 feet from any property line or street right-of-way line.

All commercial establishments shall be business establishments which deal directly with a retail customer.

All permitted and accessory uses, except for off-street loading and parking, and signs, shall be conducted within completely enclosed buildings except for the sale of planting and nursery stock.

All parking, loading, service areas, and parallel access roads used by motor vehicles shall be physically separated from all roads, streets, and highways by a landscaped strip so that vehicle access and egress is controlled.

Access points or driveways to commercial uses shall be held to an absolute minimum.

All access and/or egress points, roads, or driveways shall be located not less than 100 feet from the intersection of any street right-of-way lines.

Access and egress from a commercial lot using a common driveway shall be separated by a raised mountable concrete island. The island shall have a minimum width of five feet and a minimum height of six inches above the finished driveway surface.

Access and/or egress roads, driveways or points shall be separated by at least 200 feet, except as described in this chapter.

Commercial uses shall not be permitted to have direct access to any local street so designated in Allen Township's Official Map.

Access and egress points to internal traffic lanes shall be held to an absolute minimum.

Traffic lanes shall be separated from each other and from parking areas by barriers, buffer strips, or by similar means.

Motor vehicles being able to "cut across" parking areas or traffic lanes shall be controlled by the use of barriers, buffer strips, or other means.

As part of the land development plan application, Allen Township may require a reduction of the total number of fuel pumps if, in its evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.

The canopy covering the fuel pumps shall not exceed 20 feet from ground level at its highest point. Allen Township may permit a greater canopy height up to 30 feet if the design of the canopy is considered as an architectural enhancement in the opinion of the Board of Supervisors.

The canopy shall not exceed in area (as measured in square feet) the gross floor area of the mini-market building. However, the canopy shall not exceed 7,000 square feet in total area.

The mini-market shall be constructed with brick, stone and stucco, or such combination thereof as is approved by Allen Township, facing on all four sides of the building from the ground level to the roof.

All gasoline pump dispensers shall be covered by a canopy and shall be illuminated by overhead lighting during nondaylight hours. Canopy lighting shall be located on the undersurface (ceiling) of the canopy and shall be limited to flush lens fixtures mounted on the canopy ceiling.

Drop lens fixtures are prohibited. Up-lens lighting fixtures mounted on the canopy structure above the level of gas pumps are permitted if they have the effect of reducing glare from the lighting fixtures mounted on the canopy ceiling. Outdoor canopies include, but are not limited to, fuel island canopies associated with service stations and convenience stores and exterior canopies above storefronts. In no event shall any other lighting fixtures be located on or otherwise attached to or used to light a canopy or any area of the property adjacent to the canopy. Canopy lighting over fuel dispensing positions shall not exceed an average of 20.0 maintained footcandles.

Lighting for parking areas shall provide an illumination level utilizing the currently recommended standards of the Illuminating Engineering Society of North America, unless a more stringent standard is imposed as a condition of approval granted by the Board of Supervisors under the circumstances of each application. Exterior lighting of the building is precluded, except as determined necessary for security or for code compliance.

In no case shall illumination exceed 0.5 footcandle measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle, unless a more stringent standard is ordered by the Board under the circumstances of each application.

An establishment that sells ready-to-consume food or drink that routinely involves the consumption of at least a portion of such food on the premises and that does not meet the definition of a "standard restaurant." This term shall also include a use that primarily involves off-premises delivery of ready-to-eat food, other than a catering business.

A fast-food restaurant may include the accessory sale of alcoholic beverages; however, if such sale is a primary or substantial portion of the total trade, the requirements of a tavern must be met.

If a primary or substantial portion of the total trade is in admission charges for entertainment and the use has a capacity of more than 250 persons for such entertainment, the requirements for a nightclub shall be met.

An establishment that serves ready-to-consume food or drink for compensation, in which the clear majority of sales involve the following: the customers order their food while seated inside a building from a server and then the food is delivered to their table for consumption.

A standard restaurant may include the accessory sale of alcoholic beverages; however, if such sale is a primary or substantial portion of the total trade, the requirements of a tavern must be met.

If a primary or substantial portion of the total trade is in admission charges for entertainment and the use has a capacity of more than 250 persons for such entertainment, the requirements for a nightclub shall be met.

Drive-through and/or fast-food restaurants are permitted-by-right uses, provided that the applicant has met his/her burden of proof that the proposed use meets all applicable regulations contained within this chapter, including but not limited to those general criteria contained within § 27-1420 and specifically as follows:

All restaurants uses shall be located on an approved lot, which complies with the minimum and maximum dimensional requirements as well as the utility provisions, which are further specified by the appropriate zoning district to which the restaurant is located or by the appropriate development requirements specified by this Zoning Ordinance.

The following standards and specifications shall be required for restaurants:

The minimum lot width shall be 300 feet.

All principal and accessory buildings shall be located at least 50 feet from all property lines or street right-of-way lines.

The minimum separation distance of buildings shall be 50 feet.

The maximum height of all buildings and structures shall be determined by the standards for the zoning district of the proposed use.

Off-street parking areas shall be located at least 20 feet from all property lines or street right-of-way lines.

The maximum building coverage shall not exceed 40% of the lot area.

The maximum lot coverage shall not exceed 60% of the lot area.

An exhibition of any adult-oriented motion pictures, meaning those distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas.

A live performance, display or dance of any type which has as a significant or substantial portion of the performance any actual or simulated performance of specified sexual activities or exhibition and viewing of specified anatomical areas, removal of articles of clothing or appearing unclothed, pantomiming, modeling or any other personal services offered customers.

Adult Bookstore: an establishment having a substantial or significant portion of its stock and trade in, or an establishment which as one of its principal business purposes offers for sale, books, films, video cassettes or magazines and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas and, in conjunction therewith, has facilities for the presentation of adult entertainment for observation by patrons.

Adult Motion-Picture Theater: an enclosed building with a capacity of 50 or more persons which has a principal business purpose of exhibiting, presenting or selling material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

Adult Mini Motion-Picture Theater: an enclosed building with a capacity of less than 50 persons which has a principal business purpose of exhibiting, presenting or selling material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

Massage Establishment:

Sexual Activities: The term does not include any of the following:

Specified Anatomical Areas:

Specified Sexual Activities: The term includes any of the following:

The Township has determined that the establishment and operation of adult-oriented establishments will cause various secondary effects which may have an impact on the health, safety, and general welfare of the Township and its citizens. Said secondary effects include, inter alia, an increase in law enforcement activity, an increase in municipal maintenance and trash collection, possible deleterious effects on local business and residential property values, an increase in crime and/or prostitution, and the potential for the relocation of residents and businesses.

As a result of the aforementioned concerns, Allen Township has determined that adult-oriented establishments shall be permitted by conditional use only in the Industrial District (I). Nothing contained herein is intended to effect or suppress any activities which may be protected by the First Amendment to the United States Constitution. It is the intent of Allen Township, by adopting this chapter, to address the above-mentioned secondary effects associated with adult-oriented establishments.

An adult-oriented establishment shall not be permitted to be located within 1,000 feet of any other adult-oriented establishment.

No adult-oriented establishment shall be located within 600 feet of any residentially zoned land or existing residence.

No adult-oriented establishment shall be located within 600 feet of any parcel of land which contains any one or more of the following specified land uses:

The distance between any two adult-oriented establishments shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of each establishment. The distance between any adult entertainment establishment and any land use specified above shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of the adult entertainment establishment to the closest point on the property line of said land use.

No materials, merchandise, or film offered for sale, rent, lease, loan or for view upon the premises shall be exhibited or displayed outside of a building or structure.

Any building or structure used and occupied as an adult-oriented establishment shall be windowless, or have an opaque covering over all windows or doors of any area in which materials, merchandise, or film are exhibited or displayed and no sale materials, merchandise, or film shall be visible from outside of the building or structure.

No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise, or film offered therein.

Each entrance to the premises shall be posted with a notice specifying that persons under the age of 18 years are not permitted to enter therein and warning all other persons that may be offended upon entry.

No adult-oriented establishment may change to another adult-oriented establishment, except upon approval of an additional conditional use.

The use shall not create an enticement for minors because of its proximity to nearby uses where minors may congregate.

No unlawful sexual activity or conduct shall be permitted.

No more than one adult-related facility may be located within one building or shopping center.

A minimum lot size of three acres is required.

Display of the following specified anatomical areas is prohibited:

The following specified sexual activities are prohibited:

No such use shall be used for any purpose that violates any federal, state or Township law.

The use shall not include the sale or display of obscene materials, as defined by state law, as may be amended by applicable court decisions.

For public health reasons, private or semiprivate viewing booths of any kinds are prohibited. This specifically includes, but is not limited to, booths for viewing adult movies or nude dancers. No room of any kind accessible to customers shall include less than 150 square feet.

No use may include live actual or simulated sex acts or any sexual contact between entertainers or between entertainers and customers.

Unless the Zoning Officer agrees in advance to send such notices, the applicant shall provide a written affidavit stating that he/she has mailed or delivered a written notice of the proposed hearing date to all property owners of record within 500 feet of the subject property at least 10 days prior to the hearing date.

Any application for such use shall state the names, home addresses and home phone numbers of all individuals intended to have more than 5% ownership in such use or in a corporation owning such use and an on-site manager responsible to ensure compliance with this chapter. Such information shall be updated twice a year in writing to the Zoning Officer.

Minimum lot area: five acres.

All portions of the heliport shall be a minimum of 1,000 feet from the lot line of any abutting residential use or district.

The applicant shall provide evidence that:

The landing surface shall be paved and level and shall be at least 60 square feet or, in the case of a circle, shall be at least 60 feet in diameter. Except for rooftop pads, a secondary thirty-foot perimeter area shall contain a gravel or grass cover.

Both the landing surface and secondary perimeter shall be well maintained and shall be kept dirt-free to preclude blowing dust or debris caused by rotor downwash and shall contain no structures or other obstacles other than those required for safety purposes.

The landing surface of the heliport shall be enclosed by a barrier to control access into the helipad area. The barrier shall consist of a chain-link fence six feet in height above grade on the side that faces away from the helipad. The barrier may also include a building wall that affects the performance criteria listed within this subsection. The maximum mesh size shall be 2.25 inches square. The maximum clearance between grade and the bottom of the barrier shall be two inches. Access gates shall be self-closing and equipped with a self-latching device.

A health-care network and/or hospital to respond to a medical emergency;

Law enforcement; and/or

Public utility providers.

The Pennsylvania Bureau of Aviation, the Federal Aviation Administration and/or any other state or federal agency regulating the use, construction, operation and maintenance of a heliport revokes or suspends any license required to use, construct, operate or maintain a heliport;

Thirty days after the Zoning Officer has notified the permit holder in writing that the site is no longer in compliance with the requirements set forth herein for the initial granting of the permit, provided the alleged defect has not been cured within said thirty-day period; or

The Township receives notice that the heliport is being operated in violation of state or federal law.

Minimum lot area: five acres.

All portions of the helipad shall be a minimum of 1,000 feet from the lot line of any abutting residential use or district.

The applicant shall provide evidence that:

The landing surface shall be paved and level and shall be at least 60 square feet or, in the case of a circle, shall be at least 60 feet in diameter. Except for rooftop pads, a secondary thirty-foot perimeter area shall contain a gravel or grass cover.

Both the landing surface and secondary perimeter shall be well maintained and shall be kept dirt-free to preclude blowing dust or debris caused by rotor downwash and shall contain no structures or other obstacles other than those required for safety purposes.

The landing surface of the helipad shall be enclosed by a barrier to control access into the helipad area. The barrier shall consist of a chain-link fence six feet in height above grade on the side that faces away from the helipad. The barrier may also include a building wall that affects the performance criteria listed within this subsection. The maximum mesh size shall be 2.25 inches square. The maximum clearance between grade and the bottom of the barrier shall be two inches. Access gates shall be self-closing and equipped with a self-latching device.

No helicopter shall be stored and/or parked at a helipad. No helicopter shall remain at a helipad for longer than 72 hours.

The proposed flight paths shall be over open areas and along major transportation corridors to the extent possible, and shall be designed to minimize noise hazards to existing residences and/or residential developments. These requirements shall not apply to helicopters operated by the following:

The Pennsylvania Bureau of Aviation, the Federal Aviation Administration and/or any other state or federal agency regulating the use, construction, operation and maintenance of a helipad revokes or suspends any license required to use, construct, operate or maintain a helipad;

Thirty days after the Zoning Officer has notified the permit holder in writing that the site is no longer in compliance with the requirements set forth herein for the initial granting of the permit, provided the alleged defect has not been cured within said thirty-day period; or

The Township receives notice that the helipad is being operated in violation of state or federal law.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.

An additional 10 feet of yard setback with landscape buffering a minimum of six feet in height for off-street parking and loading areas shall be provided as defined by §§ 27-1406 and 27-1422 of this chapter to protect the surrounding neighborhood from inappropriate light and other disturbances.

Any outdoor storage conducted on the lot shall comply with the regulations for outdoor storage as defined in § 27-1421.

A distribution center, cargo facility, warehousing area or freight terminal shall have of ingress and egress to an arterial or collector street. The point of ingress and egress shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular). All means of ingress and/or egress shall be located at least 150 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Allen Township.

Where overnight parking is permitted, the trucks or commercial vehicles utilizing the facilities shall not be kept running or idling for a period of time exceeding 30 consecutive minutes or 90 cumulative minutes within any twenty-four-hour time period.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids is permitted.

The owner(s) and operator(s) of such facilities shall be responsible for the conduct and safety of employees or visitors and shall be available to respond to inquiries and promptly quell any disturbances caused by employees and visitors.

The height of proposed buildings and structures shall be subject to the requirements of the Airport Zone Overlay District.

In addition to the above criteria, buildings in the Industrial and Industrial/Commercial Zoning Districts shall meet the following prescriptive architectural design criteria:

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street trailer parking spaces available for pre- and post- loading and unloading activities.

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street tractor-trailer parking spaces available for tractor-trailers arriving during nonbusiness hours to prevent tractor-trailers from parking on public streets while waiting for access to the facility.

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street queueing space available at facility entrances to prevent vehicles from queueing on public streets while waiting for access to the facility.

This use requires the submission of written plans, checklists or other measures to deal with the outdoor storage of hazardous materials, either in trailers or other containers, for review and recommendation as deemed appropriate by the Board of Supervisors.

Plans Required:

Operations. Extractive operations shall meet all standards of Part 14.

Setbacks. No excavation, quarry well, storage or area in which processing is conducted shall be located within 50 feet of any lot line, 125 feet from any street right-of-way, nor within 200 feet of any residential district boundary line.

Grading. All excavations, except stone quarries over 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.

A screen planting within the setback area required by Subsection 4D(2) above shall be required. Such a screen shall be no less than 25 feet in width and set back from the excavation so as to keep the area next to the excavation planted in grass or ground cover and clear of any obstruction.

A chain-link fence at least 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.

Warning signs shall be placed on the fence at intervals of not more than 100 feet completely surrounding the area.

Minimum site area: three acres.

Minimum frontage at street line-site: 150 feet.

Minimum setback from street lines-site: 25 feet.

Minimum setback from property lines-site: 25 feet.

Minimum building spacing: 50 feet.

Maximum impervious surface ratio: 0.60.

Maximum building coverage: 0.40.

Maximum floor area ratio: 0.40.

Composting Facility: a facility for the composting of the organic matter in municipal waste.

Incinerator: an enclosed device using controlled combustion with a primary purpose of thermally breaking down municipal waste and which is equipped with a flue.

Material Separation and/or Refuse Derived Fuel (RDF) Facility: the extraction of materials from municipal waste for recycling or for use as refuse derived fuel (RDF).

Recycling Facility: a business that accumulates source-separated, recyclable 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.

Transfer Station: a facility where municipal waste is delivered for the purpose of transferring and/or 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.

A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the operational facilities within a commercial water resource use.

Commercial water resource uses shall be serviced by public, private or on-lot sanitary sewer facilities.

Commercial water resource uses shall be serviced by public, private or on-lot water supply facilities, which shall be consistent with any plans and ordinances adopted by Allen Township. All water supply facilities shall be designed with sufficient capacities, which shall be subject to the review and approval of Allen Township and the Pennsylvania Department of Environmental Protection.

All other utility provisions serving commercial water resource use shall be planned and installed in accordance with the specifications of the public utility provider supplying service.

The commercial water resource use shall be approved and permitted by the appropriate local, state and federal regulatory agencies.

The principal and accessory building located on the site of the commercial water resource use shall be located at least 200 feet from all property lines and street right-of-way lines.

Unless otherwise permitted by Allen Township and the Pennsylvania Department of Environmental Resources, all facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 200 feet from all property lines and street right-of-way lines.

All facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 2,000 feet from all existing production wells or intake devices utilized for public water supply.

The perimeter of the property shall be completely enclosed by a security fence, which may be a minimum of eight feet in height.

All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Allen Township.

All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and adjacent residential uses.

The off-street parking and loading spaces shall be designed to comply with the provisions specified within this chapter.

All proposed signs for the commercial water resource use shall comply with the provisions specified within this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be enclosed and verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area for trash and rubbish shall be permitted within 100 feet from any property line or street right-of-way line.

A complete hydrological report, analysis and impact plan of the surface water and groundwater conditions shall be prepared by a professional hydrogeologist, which meets the following objectives and requirements:

A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.

A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.

A preliminary grading plan shall be developed identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.

A traffic impact study shall be conducted in order to assess transportation conditions and needs. The traffic impact study should identify how the potential adverse impacts associated with traffic volumes and vehicle weight will be mitigated and/or prevented. The traffic impact study shall be submitted with the special exception application.

An environmental impact assessment report shall be conducted in order to assess existing and proposed site conditions. The environmental impact assessment report should identify how potential environmental or ecological impacts will be mitigated and/or prevented. The environmental impact assessment report shall be submitted to Allen Township.

The warehouse shall be serviced by public sanitary sewer facilities, which shall be planned in accordance with the most recent update to Allen Township Sewage Facilities Plan, as adopted to comply with Pennsylvania Sewage Facilities Act (PA Act 537, as amended),[6] as well as any ordinances adopted by Allen Township. All sewage disposal facilities shall be designed with sufficient capacities, which shall be subject to the review and approval of Allen Township and the Pennsylvania Department of Environmental Protection.

Where public sanitary sewage disposal facilities and/or public water supply facilities are not planned within a defined service area, the use of on-lot sewer and water facilities may be considered, provided that they are consistent with all relevant plans and ordinances adopted by Allen Township.

All other utility provisions serving the use shall be planned and installed in accordance with the specifications of the public utility provider supplying service. Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

All means of ingress and/or egress shall be located at least 150 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Allen Township.

Where overnight parking is permitted, the trucks or commercial vehicles utilizing the facilities shall not be kept running or idling for a period of time exceeding 30 consecutive minutes or 90 cumulative minutes within any twenty-four-hour time period.

Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of mining products, dirt, mud or other such substances on public roads.

All trucks, trailers and commercial vehicles stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed and constructed to comply with the provisions that are specified under this chapter.

All proposed signs shall comply with the provisions that are specified under this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be enclosed and verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area for trash and rubbish shall be permitted within 20 feet from any property line or street right-of-way line.

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street trailer parking spaces available for pre- and post-loading and unloading activities.

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street tractor-trailer parking spaces available for tractor-trailers arriving during nonbusiness hours to prevent tractor-trailers from parking on public streets while waiting for access to the facility.

This use shall require the submission of evidence that the proposed new use or expansion of the existing use provides sufficient off-street queuing space available at facility entrances to prevent vehicles from queuing on public streets while waiting for access to the facility.

This use requires the submission of written plans, checklists or other measures to deal with the outdoor storage of hazardous materials, either in trailers or other containers, for review and recommendation as deemed appropriate by the Board of Supervisors.

Snow truck (cab and body) scrapers shall be installed on site.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids is permitted.

The owner(s) and operator(s) of such facilities shall be responsible for the conduct and safety of employees or visitors and shall be available to respond to inquiries and promptly quell any disturbances caused by employees and visitors.

The height of proposed buildings and structures shall be subject to the requirements of the Airport Zone Overlay District.

In addition to the above criteria, buildings in the Industrial and Industrial/Commercial Zoning Districts shall meet the following prescriptive architectural design criteria:

Distribution centers, warehousing, and wholesaling must be accessory to the primary permitted use.

Not more than 1/3 of any development site may be devoted to any buildings principally housing distribution activities.

The primary building facade shall incorporate wall plane projections or recesses with a wall plane offset as follows:

The intent of the above prescriptive architectural design criteria is to provide an aesthetically attractive building design that enhances the Township's built environment.

Applicants may submit an alternate architectural design for Allen Township's consideration during the land development approvals as follows:

The warehouse shall be serviced by public sanitary sewer facilities, which shall be planned in accordance with the most recent update to Allen Township Sewage Facilities Plan, as adopted to comply with Pennsylvania Sewage Facilities Act (PA Act 537, as amended),[7] as well as any ordinances adopted by Allen Township. All sewage disposal facilities shall be designed with sufficient capacities, which shall be subject to the review and approval of Allen Township and the Pennsylvania Department of Environmental Protection.

The wholesale business/wholesale storage facility shall be serviced by public water supply facilities, which shall be consistent with any plans and ordinances adopted by Allen Township.

Where public sanitary sewage disposal facilities and/or public water supply facilities are not planned within a defined service area, the use of on-lot sewer and water facilities may be considered, provided that they are consistent with all relevant plans and ordinances adopted by Allen Township.

All other utility provisions serving the use shall be planned and installed in accordance with the specifications of the public utility provider supplying service. Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

Retail sales of items commonly distributed as part of the wholesale operation may be permitted, provided that the accessory retail use does not exceed 2,000 square feet in gross floor area.

All means of ingress and/or egress shall be located at least 150 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Allen Township.

Where overnight parking is permitted, the trucks or commercial vehicles utilizing the facilities shall not be kept running or idling for a period of time exceeding 30 consecutive minutes or 90 cumulative minutes within any twenty-four-hour time period.

Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of mining products, dirt, mud or other such substances on public roads.

All trucks, trailers and commercial vehicles stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed and constructed to comply with the provisions that are specified under this chapter.

All signs shall comply with the provisions that are specified under this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be enclosed and verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area for trash and rubbish shall be permitted within 20 feet from any property line or street right-of-way line.

In addition to the above criteria, buildings in the Industrial and Industrial/Commercial Zoning Districts shall meet the following prescriptive architectural design criteria:

As part of the land development plan, the applicant shall provide evidence that the use or activities shall comply with the provisions established by Allen Township. This may include the submission of a grading plan, utility plan, landscaping plan, lighting plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the land development plan, the applicant shall consult with the Allen Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application. Such supplemental documentation shall be submitted by the applicant at the request of and at the sole discretion of the Allen Township Board of Supervisors.

As part of the land development plan, Allen Township may consider optional design and site development alternatives if the standard requirements are determined to be unwarranted or inappropriate based upon the existing site conditions. If approved, the optional design and site requirements shall be considered as part of the land development plan and/or zoning permit.

The home occupation shall be carried on wholly indoors and within a dwelling or other structure accessory thereto and shall be clearly secondary to the use of the property as a residence.

There shall be no use of show windows or display or advertising visible outside the premises to attract customers or clients other than home occupation announcement sign as permitted in § 27-1703, Subsection 1.

There shall be no exterior storage of materials.

No articles shall be sold or offered on premises for sale except such as may be produced on the premises.

Frequent and repetitive servicing by commercial vehicles for supplies and materials shall not be permitted.

The home occupation shall be operated by members of the immediate family residing in the dwelling, with a maximum of two nonresident employees.

The floor area devoted to a home occupation shall not be more than 25% of the ground floor area of the principal residential structure, excluding the garage.

A minimum outside recreation area of 2,000 square feet of contiguous area shall be provided.

If the family day care is located adjacent to a nonresidential use, parking lot, or a collector or arterial street, the outdoor recreation area must be enclosed by a four-foot-high fence.

For public sewer and water supply and all other utilities, the secondary residential unit shall be physically connected to those systems serving the principal dwelling. No separate utility systems or connections shall be constructed or used. All connections shall meet the applicable utility company standards; and

If on-site sewer or water systems are to be used, the applicant shall submit evidence to Allen Township showing that the total number of occupants in both the principal dwelling and the secondary residential unit will not exceed the maximum capacities for which the original septic systems were designed, unless those systems are to be expanded, in which case the expansion approvals are to be submitted.

Sanitation (municipal waste and recycling) facilities at the event commensurate with the number of patrons attending;

Sanitary sewer facilities at the event commensurate with the number of patrons attending; and

Medical, fire, or security services are not required.