Hospital, subject to § 300-23B(32).

Clinic, other than a methadone clinic.

Nursing home, subject to § 300-23B(43).

Group care facility or transitional dwelling, subject to § 300-23B(26).

Independent-living facility or assisted-living facility, subject to § 300-23B(34).

Life care community, subject to § 300-23B(38).

Professional or business offices.

Federal, state, county or municipal government offices.

All principal and accessory structures: 75 feet.

All parking spaces: 25 feet.

Conversion apartments, provided the following requirements are met:

Bed-and-breakfast, subject to § 300-23B(10).

Day-care center, subject to § 300-23B(20).

Bed-and-breakfast, subject to § 300-23B(10).

Specialty retail.

Personal services.

Business or professional offices.

Conversion apartments having a minimum habitable floor area for each dwelling unit of 800 square feet.

Apartments above office or retail, subject to § 300-23B(7).

On C-2 zoned property within the H Overlay, apartments in combination with business having a minimum habitable floor area for each dwelling unit of 600 square feet, subject to:

On any property in the H Overlay District, regardless of zoning designation, public or private surface parking shall be permitted subject to:

Lot coverage may be increased to 100%.

Front, side and rear yards may be reduced to zero feet.

If the lot is nonconforming with respect to lot width and lot area, the lot may be used without a lot area or lot width variance, provided all other applicable H Overlay regulations are met.

The maximum building height may be increased to 50 feet on the Hansen Avenue side of the building, provided building height at the opposite (rear) side of the building shall not exceed 35 feet.

Off-site parking which shares the frontage of one or more public street rights-of-way with the contiguous lot on which the principal use is located shall be authorized as required parking.

Consider safety issues around the airport;

Regulate and restrict the heights of constructed structures and objects of natural growth;

Create appropriate surface zones, establishing the boundaries thereof and providing for changes in the restrictions and boundaries of such zones;

Create the permitting process for use within said surface zones; and

Provide for enforcement, assessment of violation penalties, an appeals process, and judicial review.

Approach surface zone.

Conical surface zone.

Horizontal surface zone.

Primary surface zone.

Transitional surface zone.

As regulated by Act 164[8] and defined by 14 CFR 77.13(a) (as amended or replaced), any person who plans to erect a new structure, add to an existing structure, or erect and maintain any object (natural or man-made) in the vicinity of an airport shall first notify the Department's Bureau of Aviation (BOA) by submitting PennDOT Form AV-57 to obtain an obstruction review of the proposal at least 30 days prior to commencement thereof.

The Department's BOA response must be included with this permit application for it to be considered complete. If the Department's BOA returns a determination of no penetration of airspace, the permit request should be considered in compliance with the intent of this Subsection F. If the Department's BOA returns a determination of a penetration of airspace, the permit shall be denied, and the project sponsor may seek a variance from such regulations as outlined in Subsection F(6).

No permit is required to make maintenance repairs to or to replace parts of existing structures which do not enlarge or increase the height of an existing structure.

Any request for a variance shall include documentation in compliance with 14 CFR Part 77, Subpart B (FAA Form 7460-1, as amended or replaced). Determinations of whether to grant a variance will depend on the determinations made by the FAA and the Department's BOA as to the effect of the proposal on the operation of air navigation facilities and the safe, efficient use of navigable air space. In particular, the request for a variance shall consider which of the following categories the FAA has placed the proposed construction in:

Such requests for variances shall be granted where it is duly found that a literal application or enforcement of the regulations will result in unnecessary hardship, and that any relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the intent of this Subsection F.

Allow pedestrian-oriented, mixed-use developments, combining residential, retail, office and other commercial uses. This objective is best met when residences, shops, offices, workplaces, and civic areas are all within relatively close proximity to each other.

Promote an efficient, compact land use pattern to promote easy access between and among residences, stores and services by pedestrians, to shorten trips, to lessen dependence on the automobile and encourage walkability, and to promote utilization of existing public facilities. This objective is best met when the development is relatively compact with an identifiable center and edges.

Encourage developments that produce a desirable relationship between individual buildings, the circulation systems, and adjacent areas. This objective is best met when new residential development is sited in proximity to existing residential neighborhoods, to provide an appropriate transition between residential and commercial uses.

Require sites to be designed in a way that creates a compact, clustered development pattern with appropriate public spaces. This objective is maximized by careful attention to the streetscape so that sidewalks, street trees, streetlights, civic art, and building architectural elements combine to foster a sense of place and community.

While allowing for the safe and efficient flow of traffic to, from and within new developments, minimize the number of access points along arterial and collector streets, eliminate, where possible, individual curb cuts to arterial and collector streets and restrict access to key corridors, except to existing or planned signalized intersections.

Gross square footage of commercial/entertainment uses (exclusive of theaters and cinemas) shall not exceed 50% of the total square footage shown in the master development plan.

Restaurants with drive-through windows, gasoline stations, convenience stores and automobile service facilities shall not be permitted in the TND.

Home occupations are permitted, provided that parking for home occupations must be part of the shared parking available for nonresidential uses.

Any new development in the TND may contain structures or encompass lots containing more than one principal use.

Adult or sexually oriented businesses are not permitted in the TND.

All applications for development in the TND shall include a master development plan. The conditional use shall not be deemed to meet the purpose and objectives of this subsection unless open space and shared parking facilities or parking structures are included in the master development plan.

Unless otherwise specified in this subsection, minimum lot sizes, yard and building setbacks, impervious coverage limits and building sizes shall be established by the master development plan and shall be subject to the Design Principles included as Appendix 1 to this chapter.[9]

The master development plan shall include proposed covenants, conditions and restrictions (the "covenants") that would serve to enforce design standards and the terms of the master development plan. The covenants must include provisions for the private maintenance of roads, sidewalks, and open space, including the public open space. The covenants are to be in force for perpetuity and are subject to review and approval by the municipal governing body in a form approved by the Municipal Solicitor.

The master development plan shall include a discussion of how development of contiguous undeveloped parcels might be coordinated with the master development plan.

Once construction has begun for at least 33% of the residential units or 10 units, whichever is greater, building and zoning permits for nonresidential structures may be issued.

Occupancy permits for residential units will only be issued if all landscaping or buffers associated with those units are completed. A cash escrow satisfactory to the Municipal Engineer, Municipal Solicitor, or Municipal Manager shall be deposited to guarantee timely completion of landscaping and/or buffers.

Vehicular access to major arterials shall be identified in the master development plan.

The local governing body reserves the right to set any additional conditions it deems necessary.

The minimum master development plan area is 30 acres.

The maximum permitted individual building footprints are:

The maximum permitted building heights are:

The maximum permitted impervious surface ratio (ISR) shall be 0.8; for purposes of this subsection only, the ISR shall be determined by dividing the total areas of all impervious surfaces proposed in the master development plan by the total, gross area of all land included within the master development plan.

Residential buffering and open space.

Loading, trash collection, and similar facilities shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are either fully contained within the building or otherwise screened so as to be out of the direct view from adjacent properties and public streets. Screened areas shall be put in the rear of the property unless the municipal governing body determines that trash facilities located in the side of a property will have less impact on abutting properties than facilities to the rear.

Loading and unloading areas shall be situated to not conflict with pedestrian movement.

No exterior storage of materials or equipment is permitted in the TND.

Sewer and water facilities. All new development in the TND shall be served by public sewer and public water facilities.

Utilities. All utility lines (electrical, telephone, etc.) serving new development in the TND shall be placed underground.

Signs and exterior lighting standards. All signs within the TND shall be subject to the requirements set forth in the Municipal Sign Ordinance,[11] except that the types of permitted signs shall be governed by the classification of street to which the sign is oriented. Exterior lighting within the TND shall be subject to the requirements set forth in Section A-8.[12]

Environmentally sensitive areas. The master development plan shall establish that the proposed development provides that special care be taken to preserve steep slopes, woodlands, wetlands or similar environmentally sensitive areas in the TND. Conservation easements may be used to assure that sensitive areas are preserved.

Phases and other property. Development may occur in phases but shall be in accordance with the master development plan that shall include a proposed schedule for development. Property not originally included within the master development plan may be added to it as long as:

Manual of written and graphic design guidelines. All applications for new development in the TND shall include a specific and detailed manual of written and graphic design guidelines as per Section 708-A of the Pennsylvania Municipalities Planning Code.[13] The manual shall be consistent with the Design Principles set forth in Appendix 1 to this chapter.[14]

A separately adopted corridor plan may be required by the municipality to provide additional guidance for public and private decisionmaking. This corridor plan should be based on the general recommendations made in the BAMM Plan for this corridor. The corridor plan could include:

When a corridor plan is adopted, it shall provide the controlling public policy for development issues along that corridor and shall demonstrate the basis for required improvements associated with the AM Overlay District.

To preserve and maintain efficient traffic movement, direct permitted access to the AM shall be in accordance with the Butler Township Access Management Map (or specific corridor plan). All access permits should be reviewed and approved by Butler Township or PennDOT.

The approval of access as part of the site plan review process shall be based on the goal of reducing the total number of driveways along the AM and locating future access points at optimum locations to serve multiple uses. A site plan for property in the AM Overlay District shall address access issues raised by a traffic impact study, any applicable corridor plans, and in terms of general requirements of this chapter. The following specific requirements shall also be considered:

A traffic impact study prepared by a qualified professional engineer may be required at the developer's expense as part of a proposed site plan, in accordance with Chapter 252, Subdivision and Land Development.

The traffic impact study must investigate the feasibility and benefits of improvements, such as traffic signals, turn lanes, and driveway movement limitations to protect the safety and welfare of the traveling public, and shall include the following elements:

The traffic impact study preparer shall be an individual with extensive background and experience in traffic analysis and must be a registered professional engineer (PE) licensed to practice in the State of Pennsylvania. The traffic impact study must include the signature of the preparer and associated information regarding the involved consulting firm or organization.

Acetylene gas manufacture and/or storage.

Asphalt manufacture or refining.

Blast furnaces.

Boiler works.

Brick, tile or terra-cotta manufacturing.

Cement, lime or plaster manufacture.

Chemicals and allied products manufacture.

Coal or coke yards.

Concrete or paving materials, mixing plants and manufacture of concrete products.

Fertilizer manufacturing and sales.

Foundries or metal fabrication plants using plate and structural shapes.

Glue and size manufacture.

Industrial chemical manufacture except highly corrosive materials.

Linseed oil, shellac or turpentine manufacture or refining.

Livestock feed yards and livestock auction yards.

Oilcloth or linoleum manufacture.

Paint and enamel manufacture.

Petroleum refining or manufacture.

Plastics manufacture.

Plating works.

Poultry killing or dressing, abattoir or slaughterhouse.

Rock crushers.

Rodenticide, insecticide and pesticide mixing plants.

Sludge composting.

Tar and waterproofing materials manufacture, treatment and storage.

Typical architectural features, including, but not limited to, bay windows, window sills, cornices, eaves and chimneys, shall be permitted to project into required yards no more than 18 inches.

Steps and fire escapes shall be permitted to project into required yards no more than 36 inches.

Any lot that is located in the same block on the same side of the street with adjoining developed lots which have nonconforming front yard setbacks may be developed using a setback that is less than the minimum required in the district, provided that the setback is not less than the average of the setbacks of all adjoining developed lots in the same block on the same side of the street, but in no case shall the front yard setback be less than 35 feet from the center line of the street.

In the case of double frontage lots, front yards of the required depth shall be provided on both street frontages.

In the case of double frontage lots, the yards remaining after the front yards have been established shall be considered the side yards.

In the case of double frontage lots, side yards shall extend from the rear line of the two front yards required.

In the case of double frontage lots, there shall be no rear yard.

In the case of corner lots with two frontages, the Zoning Officer shall determine the front yard requirements, subject to the following limitations:

In the case of corner lots with more than two frontages, the Zoning Officer or his authorized representative shall determine the front yard requirements, subject to the following limitations:

In the case of corner lots, there will be no rear yard required.

In the case of corner lots, the yards remaining after the front yards have been established shall be considered the side yards.

Swimming pools shall not be located in any front yard beyond the front wall of the building. The swimming pool shall meet the side and rear setbacks applicable to principal structures. The swimming pool shall be completely surrounded by a fence at least four feet high with a self-closing and self-latching gate with latches placed at least four feet above the ground. The self-latching gate shall be controlled from within or by detachable key from the outside.

The walls of the principal building on the lot may serve as part of the enclosure. If the pool is above ground and is completely surrounded by a deck to which is attached a rail, the top of which is at least four feet above ground level, and no opening between the deck and rail exceeds four inches in width, no separate fence will be required. All decks shall be constructed in accordance with the applicable requirements of the Uniform Construction Code (UCC).

Only one satellite dish antenna shall be permitted on a residential lot. In all districts satellite dish antennas shall not be permitted in front yards.

In A and R classified districts, the maximum diameter of any satellite dish antenna installed on any lot shall be 24 inches. In districts other than A and R classified districts, the maximum diameter of any satellite dish antenna installed on any lot or on any roof or above any building shall not exceed 20 feet above the height of the roof. The maximum height at which any freestanding satellite dish antenna can be mounted shall be 15 feet in any R District and shall be 20 feet in any other district. In all districts, no part of any satellite dish antenna shall be located closer than 20 feet to any property line.

Evidence of compliance with the manufacturer's recommended installation procedures and/or good engineering practices based on wind surface calculations shall be submitted to the Zoning Officer or his authorized representative.

All antenna structures, whether freestanding, guyed or attached to a building, shall be securely anchored in a fixed location and qualified evidence shall be submitted to the Zoning Officer or his authorized representative that the proposed structure will withstand wind and other loads in accordance with the requirements of the Uniform Construction Code (UCC).

All antennas shall be located and constructed so that in the event of collapse, the unsupported portion of the structure will not fall onto a building located on an adjacent property.

In R classified districts, no such antenna structure and its associated supports shall be located in any front yard.

In R classified districts, the height of such antenna structures shall not exceed 75 feet measured from the average finished grade at the base of the structure.

The antenna and its associated supports, such as guy wires, shall be clearly marked so as to be visible at all times and shall be fenced unless the entire yard area is fenced. Associated supports and guy wires shall not be closer than five feet to any side or rear property line.

In any residential district, a fence or screening wall not exceeding an average height of six feet three inches may be erected in any side or rear yard, provided that the fence or wall does not extend closer to any street than the front building setback as defined by this chapter, and that any such fence can be located up to the property line of the applicant so long as the property line can be accurately located.

In any residential district, a fence or decorative wall which is at least 50% open and no more than four feet in height may be erected in any front yard, provided that the fence or decorative wall does not completely enclose the front yard, and further provided that no fence or wall shall be constructed in the public street right-of-way.

All fences shall be subject to American Association of State Highway and Transportation Officials (AASHTO) standards for visibility along streets and at intersections.

On farms in the A-1 Agricultural District, customary farm fencing shall be permitted to be erected without a permit. For dwellings in the A-1 Agricultural District, a wall or fence no more than six feet in height may be erected in any yard, and a permit shall be required.

In any commercial or manufacturing district, a fence or wall not exceeding ten feet in height may be erected in any required side or rear yard, provided that the fence or wall does not extend any closer to the street than the front building setback, as defined by this chapter.

For schools, playgrounds or parks, a fence or wall not exceeding 10 feet in height may be erected in any required yard.

For airports, aircraft landing fields, helipads and aircraft charter, rental, maintenance and service facilities in the A-1 District, a security fence at least eight feet in height may be erected to enclose the facility.

The location of any fence, hedge, wall or other obstruction shall comply with the provisions of the Pennsylvania Motor Vehicle Code regarding visibility on streets and intersections.

Except as otherwise authorized by this section, the maximum height of all detached garages and other accessory structures shall be one story and no more than 15 feet.

Except as otherwise authorized by this section, accessory structures shall not be permitted in any front yard beyond the front wall of the building and shall be located at least 10 feet from the side lot line and at least five feet from the rear lot line. If the detached accessory structure is connected to the principal building by contiguous walls, breezeways or similar connections, it shall comply with the yard requirements for the principal structure.

A. In the case where an accessory building is greater than 720 square feet, the structure or structures that exceed 720 square feet shall be set back an additional five feet for each 150 square feet in excess of 720 square feet.

All accessory buildings shall be included in the calculations of maximum permitted lot coverage.

In addition to a swimming pool, fence, and antenna, no more than two other accessory structures shall be constructed on a lot in the R-1 and R-2 Zoning Districts, however, the total area of the rear yard covered by all accessory structures shall not exceed 35% of the area of the rear yard between the rear lot line and the side yard lines.

In no case shall the combined gross floor area of private garages accessory to a dwelling exceed 1,200 square feet unless the increase in floor area is authorized as a use by special exception granted by the Zoning Hearing Board. In no case shall the combined gross floor area of any other accessory storage buildings exceed 600 square feet, unless the increase in gross floor area is authorized as a use by special exception granted by the Zoning Hearing Board.

No accessory building shall be constructed upon a lot until the construction of the principal building has commenced, and no accessory building shall be used for dwelling purposes.

In the case where a dwelling is nonconforming with respect to the front yard setback, detached private garages shall not be built closer to the street than the front building setback line of the existing dwelling. All other detached garages shall be subject to the front yard requirements for the principal structure.

Mobile homes, trailers and modular homes are not permitted as an addition to any existing dwelling, building or other structure.

In the case of lots of less than one acre in size, no accessory structure shall be located nearer to a road right-of-way than any portion of the principal structure.

Length of project. Except as provided for herein, only projects that last two years or less are allowed as temporary activities. Projects that last over two years are subject to the applicable regulations for permanent uses. Adjustments to the two-year time period are prohibited.

Dust, mud and erosion control. During the project, operational procedures must include steps to reduce dust and mud on the site and to reduce dust and mud on adjacent streets from vehicles entering and leaving the site. During the length of the project, the site must be enclosed or protected in a manner to prevent on-site erosion and to prevent sediment from leaving the site as per the Pennsylvania Department of Environmental Protection specifications.

The project must meet the noise regulations of § 300-28C, Noise. Any variances to the noise regulations will be processed as provided for in Article VII.

Community relations. For project staging areas that last more than one year, the public agency must designate a community relations representative for the project. The community relations representative must be available to respond to neighbors related to the operation of the staging area. The community relations representative must also be available to meet on at least a quarterly basis with the affected neighborhood property or and business owners until the staging area is removed.

Final site condition. At the end of the project, the site must be prepared and seeded with a mixture of one-hundred-percent perennial rye grass to create a low-maintenance vegetative ground cover. An exception to this requirement is sites that have paving prior to the start of the project. In these cases, the portion of the site that has paving may remain in paving, and all damages to the paved surface repaired to the applicable standards in the Township Standard Construction Details, attached as an appendix to Chapter 252, Subdivision and Land Development, of the Code of the Township of Butler.[3] All other portions of the site must be seeded as provided above. The ground cover must be installed and maintained to the applicable standards in the Township's Standard Construction Details.

Permits required. Prior to the start of the project, a building, zoning, temporary structure, electrical, fire, or other permits required by Butler Township or any commonwealth or federal agency, must be obtained from the Township or the applicable agency. Applications for the zoning permit must contain evidence that the project will comply with the requirements herein. If the project will be implemented through a contract with the Township, then the evidence of compliance may be shown as specifications in the contract. If the project does not involve a contract with the Township, then at a minimum, evidence of compliance must include performance guarantees to guarantee compliance with the requirements in Subsection D(10)(b), Dust, mud and erosion control, and Subsection D(10)(e), Final site condition, herein. Performance guarantees must comply with the provisions of § 252-13A, Improvement bond, of Chapter 252, Subdivision and Land Development, of the Code of the Township of Butler.

Building-mounted antennas shall not be permitted on any single-family or two-family dwelling.

Building-mounted antennas shall be permitted to exceed the height limitations of the zoning district by no more than 10 feet. Antennas shall not project more than 10 feet above the height of the building on which it is mounted.

Any building-mounted antenna shall be set back from the edge of any vertical wall or edge of a roof by at least the height of the antenna, or utilize stealth technology for installation.

No protuberances or new structure will result in a violation of any side, front or rear yard setback requirement for the district.

The applicant proposing a building-mounted antenna shall submit evidence from a registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the building considering wind and other loads associated with the antenna's proposed location.

The applicant shall provide evidence of lease agreements and easements necessary to provide access to the building or structure.

Shall only be permitted on an arterial street.

The structure proposed for a pole-mounted accessory antenna shall be located within a public right-of-way or utility easement which is adjacent to a public right-of-way.

Such antennas may be mounted on a new or an existing utility distribution pole, provided that no installation results in a height of greater than 40 feet, and the installation meets requirements of § 300-22J(3).

The applicant shall show evidence of an agreement to mount the accessory antennas with the owner of the existing pole or device.

The placement of the equipment cabinet or equipment building shall not obstruct the free flow of traffic on the site, shall not reduce any parking required or available for other uses on the site and shall not obstruct any right-of-way or easement without the permission of the owner or grantor of the right-of-way or easement.

The applicant shall demonstrate to the satisfaction of the Township that all relevant standards of the Pennsylvania Department of Transportation Highway Occupancy Permit (HOP) Manual (Publication 282, as may be amended).

The developer shall not place accessory antennas upon any new or existing pole which lies in a space between two lines measured from the corners of any principal residential structure perpendicular to any public right-of-way on the same side of the street.

All poles shall contain a permanent label with emergency contact information for the antenna's owner/operator.

Pole-mounted or building-mounted omnidirectional or whip antennas shall not exceed 10 feet in height or seven inches in diameter. This subsection does not apply to antenna installation upon existing towers; provided said installation is in conformity with § 300- 23J(2)(d).

Directional or panel antennas shall not exceed 10 feet in height or two feet in width.

Satellite or microwave dish antennas mounted on the roof of a building or a self-supported communications tower shall not exceed six feet in diameter,

Satellite and microwave dish antennas mounted on a monopole communications tower or existing essential public utility installation structure shall not exceed two feet in diameter.

Accessory equipment shall be fully screened or within an existing structure. Unless located within a secured building, the equipment cabinet or equipment building shall be fenced by a ten-foot-high chain-link security fence with self-locking gate or similar means to prevent access. If the equipment cabinet or equipment building is visible from any public street or adjoining residential property, the equipment cabinet or equipment building shall be screened by a minimum six-foot-high compact evergreen hedge.

If vehicular access to the equipment cabinet or equipment building is not provided from a public street, paved driveway or paved parking area, an easement or right-of-way shall be provided which has a minimum width of 20 feet and which shall be improved with a dust-free all-weather surface for its entire length.

At least one off-street parking space shall be provided on the site within reasonable walking distance of the equipment cabinet or equipment building to facilitate periodic visits by maintenance workers.

Such accessory antennas shall be of a material or color which closely matches and blends with the existing pole.

Single-family detached dwellings.

Two-family dwelling or duplex.

Townhouse, provided that no detached townhouse structure shall contain dwellings for more than four families. When used herein, "townhouse" shall mean a residential structure that has three or more dwelling units, each unit being separated from the adjoining unit or units by a continuous unpierced wall or walls extending from the basement or cellar floor, if one exists, or, if a basement or cellar does not exist, from the lowest ground floor to above the roof on a flat roof and to the ridgeline on other roofs, each unit being capable of being separately owned, having its own access to the outside on the ground level, and having no other units above or below.

Common open space.

Recreational facilities for residents of the cluster development, limited to swimming pools and nonmotorized play structures.

One clubhouse building for the exclusive use of residents of the cluster development and invited gratuitous guests. Such structure shall be of no greater size than can be shown to clearly meet the needs of residents. The clubhouse shall not count as a dwelling for the purposes of density calculations, but must be placed in compliance with front, rear, and side yard requirements for "all other uses" for the R-1 District in Table 300 Attachment 1.

Minimum front yard: 25 feet from any property line or public road right-of-way.

Minimum side yard: 25 feet from any property line not part of the cluster development.

Minimum rear yard: 25 feet from any property line not part of the cluster development.

Each detached building within the cluster development shall be at least 10 feet from another building for single units and 20 feet for any other building type within the same cluster development.

The developers shall provide to the Township a description of the organization, including its bylaws and methods for maintaining the open space.

Standards for the use of common open space, including means to ensure preservation in perpetuity and clearly delineating any permitted accessory uses or accessory structures permitted in common open space.

The organization shall be established by the developer and shall be operating (with financial subsidization by the developers, if necessary) before the sale of any lots or units within the development.

Membership in the organization is mandatory for all purchasers of property or residential units within the cluster development and their successors.

The organization shall be responsible for maintenance of, and insurance and taxes on, common open space and facilities.

The members of the organization shall share equitably the costs of maintaining and developing common open space and facilities in accordance with the procedures established by them.

In the event of any proposed transfer of common open space land by the homeowners' association within the methods herein permitted, or of the assumption of maintenance of common open space or facilities by the Township as hereinafter provided, notice of such action shall be given to all property owners within the cluster development.

The organization shall maintain all common facilities and open space.

In the event that the organization established to own and maintain a common open space and/or facilities (i.e., common area) or any successor organization shall at any time after establishment of the cluster development fail to maintain such areas in accordance with the development plan, the Township may serve written notice upon such organization or upon the residents and owners of the cluster development, setting forth the manner in which the organization has failed to maintain the common areas. This notice shall include a demand that such deficiencies of maintenance be cured within 30 days thereof and shall state the date and place for a hearing thereon, which shall be held within 14 days of the notice. At such hearing, the Township may modify the terms of the original notice as to the deficiencies and/or may give an extension of time within which such deficiencies must be corrected.

A nonmotorized bicycle and pedestrian trail within common open space, of sufficient size and length to serve the needs of the residents of the development; or

Sidewalks along at least one side of all interior streets.

The application for subdivision and land development approval pursuant to Chapter 252 shall meet all applicable standards for Articles IV (Development Standards) and V (Required Improvements).

The application shall be accompanied by density calculations and any other information necessary to clearly illustrate that the development would not increase the overall site density than would be permitted for single-family dwellings.

The subdivision and land development plan shall clearly depict all open space areas and include a statement that such open space areas are to be preserved in perpetuity.

A draft of the proposed homeowners' association and/or condominium association incorporation documents and declaration of covenants.

All bulk and dimensional requirements of § 300-22B and C for private garages shall be met, except that the required side and rear yard setbacks shall be increased by five feet for each additional 150 square feet of gross floor area authorized.

The total area of the rear yard covered by all accessory structures, including the accessory storage structure and private garage, shall not exceed 35%.

The use of the storage structure and/or private garage shall be limited to storage of the personal and household property of the owner or lessee of the lot. No portion of the storage structure or private garage shall be leased, nor shall any person not resident on the lot utilize the storage structure or private garage.

The storage structure or private garage shall not be used for the storage of materials or equipment related to a business, nor shall the storage structure or private garage be used for the conduct of a business or for any dwelling purposes.

No adult services establishment shall be located within 1,000 feet of any property line of any other existing or proposed adult services establishment.

No adult services establishment shall be located within 1,000 feet of any property line of any existing residential dwelling.

No adult services establishment shall be located within 500 feet of any property line of any existing school, hospital, group home, group care facility, transitional dwelling, public park, church or school.

As part of the application for approval, persons or owners who intend to operate an adult services establishment shall submit an application for a license from Butler Township and shall pay an investigation fee established by resolution of the Township Board of Commissioners.[1] Such persons or owners shall supply detailed information as to ownership and financing of the proposed establishment on the licensing application form.

Following zoning approval, subject to issuance of the license, the license shall be renewed annually, following inspection by the Zoning Officer or his authorized representative and recertification of the occupancy permit. Applications for renewal of the license shall be submitted to the Township Manager by November 1 of the year preceding the year for which renewal is sought. Failure to seek timely renewal of the license shall result in revocation of the occupancy permit.

There shall be no noise or vibration along any property line greater than the average noise level occurring on adjacent streets and properties.

All operations shall be conducted within a completely enclosed building, and doors and windows shall remain closed during hours when adult entertainment is presented.

Adult nightclubs shall cease operations between the hours of 2:00 a.m. and 5:00 a.m.

The owner/operator of an adult nightclub shall provide private security, licensed under the laws of the Commonwealth of Pennsylvania, if the maximum permitted occupancy of the adult nightclub exceeds 100 persons.

Adult nightclubs shall provide parking as required by this chapter for restaurants.

The minimum site area shall be five acres.

The site shall be the primary residence of the owner or operator of the agribusiness.

At least 50% of the gross sales shall be from products grown, raised, produced or processed on the site.

On sites of less than 10 acres, no fowl or livestock shall be raised; however, products of fowl or livestock raised off the premises may be processed on site.

All uses shall comply with the performance standards of § 300-28.

On sites of 10 acres or more, where persons are employed in the processing of agricultural products for sale, one parking space shall be provided on site for each person on the largest shift, in addition to parking for customers as specified herein. A paved parking lot shall not be required; however, the customer parking lot or area shall be at least gravel and may be paved in accordance with § 300-25F.

The maximum gross floor area of all structures devoted to the operation of the agribusiness shall be 5,000 square feet.

If customers routinely visit the agribusiness, a minimum of five parking spaces shall be provided for structures in which the agribusiness is conducted that have a gross floor area of 1,000 square feet or less. For each additional 1,000 square feet or portion thereof of floor area of the structure in which the agribusiness is conducted, five additional parking spaces shall be provided.

The parking spaces and driveway leading to them from the public street shall be improved with gravel, slag or other aggregate material.

Adequate sanitary facilities available to the public shall be provided.

If required, permits and approvals from the Pennsylvania Department of Agriculture, Bureau of Food Safety and Laboratory Services or its successor agency shall be maintained throughout the operation of the agribusiness.

One nonilluminated business identification ground or pole sign shall be permitted on the site, provided the surface area of the sign shall not exceed six square feet and the height of the sign shall not exceed six feet. The sign shall be located at least 10 feet from any property line or street right-of-way line.

Off-premises directional signs shall be permitted in accordance with the requirements of § 300-27E(8) of this chapter.

The applicant shall provide a written report prepared by a registered engineer certifying compliance with the performance standards specified in § 300-28 of this chapter.

Research and development activities shall not involve the production and/or manufacturing of any product or process being investigated, tested or engineered. The sale of any product or process being investigated, tested or engineered shall be by mail order only.

All research and development activities shall be conducted entirely within an enclosed building.

All materials and equipment shall be stored within a completely enclosed building.

The storage or use of any hazardous or potentially hazardous materials shall be limited to those materials required to be used by or produced in connection with the research and development activity. The transportation, handling, use and disposal of such materials shall conform to all applicable regulations, including, but not limited to, Federal Environmental Protection Agency (EPA) and Pennsylvania Department of Environmental Protection (PADEP) regulations and permit requirements and the edition of the Fire Prevention Code and Uniform Construction Code (UCC).

In approving the use, additional conditions regarding the location, hours of operation, security or other aspects of the research and development activities may be attached to protect adjoining properties and the health, safety and welfare of the general public.

In the A-1 District, animal hospitals shall be accessory to a farm or, when proposed as a principal use, shall have a minimum site area of five acres.

In the C-1 and M-1 Districts, no outdoor kennels shall be permitted. Indoor kennel facilities shall be provided only for animals receiving treatment.

In the A-1 District, any outdoor kennels shall be located at least 100 feet from any property line adjoining a residential use or zoning classification and at least 50 feet from any other property line.

Outdoor runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence with self-latching gate and shall be screened by a buffer area, as defined in this chapter, which is at least five feet in depth.

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

All airports and aircraft landing facilities shall be subject to the Airport Zoning regulations as now or hereafter adopted or amended by the Township.

The minimum site required for all such facilities, except helipads, shall be five acres. Helipads shall be authorized only as an accessory use and shall be subject to the minimum site area requirements for the principal use.

All airports and aircraft landing fields, including helipads, shall show evidence of compliance with all Federal Aviation Administration (FAA) and Pennsylvania Department of Transportation (PennDOT) Bureau of Aviation requirements and any other applicable regulatory agency.

Aircraft maintenance facilities shall show proof of filing of applications for permits from and evidence of compliance with all applicable federal and Pennsylvania Department of Environmental Protection (PADEP) regulations governing the storage and disposal of fuel, oil and hazardous materials.

The site of an airport, aircraft landing field, helipad or aircraft charter, rental or maintenance facility shall be completely enclosed by a security fence which is at least eight feet in height.

Approach and departure shall be designed to minimize noise impact on adjacent residential properties, subject to the requirements of the Federal Aviation Administration (FAA).

The perimeter of the site shall be buffered by a combination of earthen mounds and landscaping to minimize the noise and visual impacts on any adjoining residential properties.

Helipads shall be subject to the following additional requirements:

Dwelling units shall not be located on the street floor of any commercial building.

Dwelling units shall have a minimum habitable floor area of 400 square feet.

Dwelling units in basements or accessory garages shall not be permitted.

Each dwelling unit shall have a separate entrance which does not require passing through any area devoted to office or retail use.

Two off-street parking spaces shall be provided for each dwelling unit.

The minimum site size shall be 20 acres.

The premises shall be maintained so as to not constitute a nuisance or a menace to public health and safety.

No garbage or other organic waste shall be stored on the premises.

The manner of storage shall facilitate access for fire-fighting equipment and shall prevent accumulation of stagnant water.

The operation shall comply with the performance standards of § 300-28 of this chapter.

No junk or wrecked vehicles shall be stored or accumulated and no structure shall be constructed within 100 feet of any dwelling unit or within 40 feet of any property line or public street.

The premises shall be enclosed by a metal chain link fence not less than eight feet in height supported on steel posts with a self-latching gate.

The fence shall be supplemented with screening material which creates a visual barrier that is at least eighty-percent opaque.

The operator shall obtain a license from the Township prior to initiating operations which shall be renewable annually upon payment of a fee established by resolution of the Township Board of Commissioners[2] and inspection by the Zoning Officer or his authorized representative to determine continuing compliance with these standards.

All property lines adjoining a residential use or zoning classification shall be screened by a buffer area as required by § 300-29 of this chapter.

Ventilating systems shall be directed away from any adjoining residential properties.

Ingress and egress shall be from an arterial street or collector street, as defined by this chapter. Traffic circulation on the site shall be designed to ensure safety and minimize congestion.

Dumpsters shall be verminproof and shall be properly screened from adjoining residential areas, and the refuse collection area shall be kept clean and free of nuisances or health hazards.

If the bar or tavern adjoins residential properties, doors and windows shall be kept closed after 11:00 p.m., and all activities shall comply with the noise standards of § 300-28 of this chapter.

The minimum lot area required shall be two acres in the A-1 District and 20,000 square feet in the R-2 District.

In the R-2 District, the lot shall have frontage on and direct vehicular access to an arterial street or collector street, as defined by this chapter.

If the property is not served by public sewers, evidence of approval from the Pennsylvania Department of Environmental Protection (PADEP) for on-site sewage treatment for the expanded use of the property as a bed-and-breakfast shall be submitted to the Township.

The operator shall be a full-time resident of the dwelling.

Excluding the bedroom used by the operator of the bed-and-breakfast, the maximum number of sleeping rooms offered shall be related to the size of the lot, as follows:

Food shall not be served to any customers who are not overnight guests.

The maximum length of stay for any guest shall be 14 days in any calendar year.

One identification sign shall be permitted, and such sign may either be attached to the wall of the building or may be freestanding in the front yard, provided the surface area of the sign shall not exceed six square feet, the height of the freestanding sign shall not exceed four feet and the freestanding sign is located at least five feet from any property line.

The identification sign shall contain no information other than one or more of the following items:

In addition to the parking required for the dwelling, one parking space shall be provided for each sleeping room offered to overnight guests.

Off-street parking shall not be located in any required front or side yard. Parking located in the rear yard shall be screened from adjoining residential properties by a compact six-foot-high evergreen hedge.

No billboard shall be located on any property in any A or R classified district.

Billboards shall be located within 75 feet of the right-of-way on Pennsylvania Route 422 and Pennsylvania Route 8 in zoning districts where authorized.

Billboards shall be freestanding, ground-mounted, single-column-post-supported displays which have no structural contact with any building or other structure.

The minimum surface area of a billboard shall be 100 square feet, and the maximum surface area of a billboard shall be 300 square feet.

The maximum height of the face of the billboard shall be 20 feet, measured between the bottom edge of the sign and the top edge of the sign.

Billboards shall be located so as to be no higher than 40 feet above the curb of the street from which they are intended to be viewed. Billboards which are not at grade shall provide a minimum clearance from the bottom of the sign to grade of 15 feet.

A billboard may have two sign faces per structure placed back-to-back or in a V-shaped configuration on a single support system.

No billboard shall be placed within 500 feet of any R classified property or any public or private school property, park, library or church. This required distance shall be measured along the frontage of the street or highway on which the billboard is located.

No part of any billboard shall be located closer than 10 feet to any street right-of-way. Billboards shall be subject to the side yard and rear yard requirements of the zoning district in which they are located, except where the yard adjoins R classified property the minimum yard required shall be 500 feet.

No billboard shall be erected closer than 3,000 feet to any other existing or proposed billboard in any direction, nor shall a billboard be erected closer than 500 feet in any direction to any existing commercial or residential structure.

Billboards shall be nonilluminated or by external illumination only, and no direct ray of light shall extend beyond the face of the sign. Without limiting this Subsection B(11)(k), examples of the types of billboards that shall not be permitted within the Township are, but are not limited to, dynamic displays and billboards lit by internal illumination.

The location of a billboard shall not obstruct visibility of any other business sign, nor shall it obstruct visibility for traffic entering or leaving any property or traveling on any street.

All billboards shall identify the name and address of the owner of the billboard. The owner's name and address shall be located on the structure and shall be placed on an area that can be readily viewed by Township representatives.

Landscaping requirements.

Canopies, as defined herein, shall be permitted to cover outdoor display and sales areas or fuel-dispensing areas accessory to authorized uses in the Commercial and Manufacturing Districts only.

Such structure shall not be attached to the principal building.

Such structure shall be located at least 10 feet from any property line or street right-of-way.

Such structure shall not be enclosed.

Such structure shall be removed immediately once the principal use or the use of the accessory structure is discontinued.

Temporary canopies shall not be permitted over permanent display and sales or fuel dispensing areas. Temporary canopies may be authorized over seasonal display areas for a period of less than one year, provided the requirements of § 300-22E governing temporary uses and structures are met.

For car washes with over 1,000 square feet of gross floor area, the minimum site required shall be 20,000 square feet and the site shall have direct access to an arterial street or collector street, as defined by this chapter.

Gasoline pumps for servicing cars may be located on the property; however, the location of the pumps shall comply with federal, state and local codes governing gasoline pumps.

No car repair work and no car lubrication shall be performed on the property.

All automated car-washing facilities shall be located in a completely enclosed building, as defined by this chapter. All other car-washing facilities shall be under a roofed structure which has at least two walls.

Drainage water from the washing operation shall be controlled so as not to become a nuisance or hazard to adjoining properties and so that it does not drain onto berms or streets.

Standing spaces shall be provided in accordance with the requirements specified in § 300-22I for drive-in facilities.

The facility shall be connected to public sanitary sewers.

The minimum site required shall be 20 acres.

A drainage plan shall be submitted with the application to show existing and proposed runoff characteristics.

Parking for principal structures such as chapels or mausoleums shall be provided at the ratio of one space for each three seats or 20 spaces for each room without seats.

Interior streets shall be designed to accommodate parking along at least one side of the street without interrupting the free flow of traffic.

The sale of burial items such as caskets, monuments, urns and the like may be conducted as an accessory use to the cemetery, provided adequate off-street parking is provided for the sales area as required by § 300-25H for retail sales and all sales and display areas, other than the display of a representative selection of monuments, is conducted within a completely enclosed building, as defined by this chapter.

All principal buildings, other than dormitories, shall be located a minimum of 50 feet from any property line adjoining a single-family use or zoning classification. Dormitories shall be located at least 200 feet from any property line adjoining a single-family use or zoning classification.

No storage of equipment or materials shall be permitted outside a completely enclosed building, as defined by this chapter.

All property lines shall be screened by a buffer area as required by § 300-29 of this chapter which is at least 10 feet in depth as measured from the property line.

Schools which are not regulated by the Commonwealth Department of Education shall demonstrate to the Township that they have an organized curriculum, admission and disciplinary policies, personnel policies, and an established governing body subject to written operating policies and procedures.

Dormitories.

Uses of the same general character as any of the uses authorized as permitted uses, conditional uses or special exceptions in the zoning district may be authorized if it is determined that the impact of the proposed use on the environment and the adjacent streets and properties is equal to, or less than, any comparable use specifically listed in the zoning district. In determining the impact of the proposed use, the following characteristics shall be considered:

The proposed use shall comply with all applicable bulk and dimensional requirements of § 300-22 and any applicable standards and criteria of § 300-23 for the most nearly comparable use specifically listed in the zoning district.

The use shall be consistent with the purpose statement for the zoning district contained in § 300-14 and the statement of community development objectives contained in § 300-2 of this chapter.

The application shall include a written report prepared by a registered engineer certifying compliance with the performance standards of § 300-28 of this chapter.

If commercial composting is the principal use on the site, the minimum site required shall be five acres. If commercial composting is an accessory use to a farm, only 10% of the land area comprising the farm shall be devoted to commercial composting.

Adequate safeguards shall be provided on the site to protect against dust and other environmental impacts of the operation.

All applicable permits and approvals shall be obtained from the Pennsylvania Department of Environmental Protection (PADEP) and shall be maintained throughout the operation of the facility.

Any suspension or revocation of any applicable federal or state permits shall result in the suspension or revocation of the zoning permit for the facility.

The hauling routes shall be identified.

The facility shall be entirely enclosed by a six-foot-high security fence which is secured by a self-latching gate or gates.

Reasonable hours of operation may be established as a condition of approval.

If recommended by the engineer's report required by Subsection B(17)(a), above, regarding compliance with performance standards, an odor-masking agent shall be utilized on the site.

No dust, mud, composting material, wood chips or other organic material shall be tracked from the site onto adjacent properties or public streets.

Continuous monitoring of the temperature and airflows through composting piles shall be provided. A manual backup system shall be provided for any computerized system.

An auxiliary power supply system shall be provided for the computer system and fans.

The operator shall submit a plan to control environmental hazards and nuisances, as defined by the Environmental Quality Board regulations, which provides for monitoring and testing at specified intervals. Reports of monitoring and testing shall be filed with the Township Zoning Officer or his authorized representative on a quarterly basis.

Any one or more of the following uses may be authorized in a school or church which has been abandoned for school or church purposes:

The gross floor area of the existing structure shall not be enlarged; however, alterations or improvements to the existing building may be made to adapt the structure to the proposed use.

The construction of new principal structures shall not be permitted; however, construction of accessory structures to the proposed use may be authorized. Any new accessory structures shall comply with the applicable height, floor area and setback requirements of the zoning district in which the property is located.

Any alterations or improvements to the existing building shall comply with the yard and other applicable area and bulk regulations of the zoning district in which the property is located.

Any alterations or improvements to the existing building shall comply with the Uniform Construction Code (UCC).

Off-street parking shall be provided in accordance with the requirements of § 300-25H for the proposed use or uses.

A buffer area at least 15 feet in depth as measured from the property line shall be provided along all property lines adjoining a residential use or zoning classification. The buffer area shall comply with the provisions of § 300-29A and B.

A crematorium accessory to a funeral home shall be permitted, provided the site of the funeral home is at least three acres.

The crematory shall not be located within 500 feet of any existing dwelling.

The use shall comply with the performance standards of § 300-28 of this chapter.

The use shall comply with all applicable regulations of the Commonwealth of Pennsylvania.

When located in an A-1, R-1 or R-2 Zoning District, such facilities shall be limited to those located within an existing church, school or hospital.

Day-care centers shall be licensed by the commonwealth.

Adequate access and areas for discharging and picking up children shall be provided.

In the case of preschool facilities which are not required to be licensed by the commonwealth, the provider shall meet the staff to child ratios and the staffing qualifications for administrators, directors, group supervisors, assistant group supervisors, aides and food service workers required by the Department of Public Welfare licensing regulations for day-care centers.

In the case of preschool facilities which are not required to be licensed by the commonwealth, the minimum space requirements per child for outdoor and indoor space and the minimum toilet requirements required by the Department of Public Welfare licensing regulations for day-care centers shall be provided.

Outdoor play areas shall be provided and shall be secured by a fence with a self-latching gate.

All of the standards contained in § 300-23B(31) below for home occupations shall be met.

Areas for outdoor recreation shall be provided and shall be secured by a fence with a self-latching gate.

The facility shall be licensed or registered by the commonwealth.

The minimum site required shall be 10 acres.

The portion of the site containing the viewing screen and projector facilities shall have frontage on and direct vehicular access to an arterial street or collector street, as defined by this chapter.

The site shall not be located within 1,000 feet of any existing dwelling.

No outdoor speakers shall be permitted. A low-wattage radio system shall be provided.

Adequate area shall be provided on the site for cars to stand in line at the admission booths without obstructing the flow of traffic on public streets.

In the A-1, R-1, R-2, C-1, C-2 and M Districts, existing essential communications towers may be enlarged, reconstructed, replaced or moved, provided that the installation remains on the same site as the original essential communications tower.

In the A-1 and M Districts, new essential communications towers may be constructed either as a principal use or as an accessory use to a new, expanded or existing facility authorized to operated essential communications towers, as defined herein.

Commercial communications towers, as defined herein, shall be permitted in the M District.

The maximum height of any tower shall be 190 feet. The base of the tower shall be set back from all property lines a minimum of 200 feet. In the case of a lease parcel located within a larger undeveloped host parcel, the setback shall be measured from the boundaries of the host parcel.

Unless the essential communications tower or commercial communications tower is located on a building, the tower structure shall be completely enclosed by a six-foot-high chain link or similar fence with self-latching gate to limit accessibility to the general public, unless the entire property is secured by such a fence.

All guy wires and all guyed towers shall be clearly marked so as to be visible at all times, and all guy wires shall be a minimum of five feet from any property line.

The applicant shall submit evidence that the tower and its method of installation have been designed by a registered engineer to be structurally sound and able to withstand wind and other loads in accordance with the requirements of the Uniform Construction Code (UCC).

The tower shall be subject to any applicable Federal Aviation Administration (FAA) and airport zoning regulations.

No sign or other structure shall be mounted on the tower, except as may be required or approved by the FCC, FAA or other governmental agency.

All lighting, other than that required by the FAA, shall be shielded and reflected away from adjoining properties.

In the A-1 and M Districts, the following shall apply to all essential communications towers constructed on any site where an existing essential communications tower did not previously exist. In the M District, the following shall apply to all commercial communications towers.

The owner or operator of any commercial communications tower, as defined by this chapter, shall pay the required registration fee established from time to time by resolution of the Board of Commissioners[3] and shall register with the Township Zoning Officer or his authorized representative, in January of each year, on forms provided by the Township, indicating, at a minimum, the following information:

The minimum site area required shall be five acres.

Farmettes may include any of the activities encompassed by agriculture, as defined by this chapter. The farmette shall be limited to personal use and enjoyment, and any sale of animals or produce shall not constitute the principal economic activity of the residents of the farmette. Roadside stands authorized by § 300-30 of this chapter shall not be permitted on farmettes; however, a temporary sign which shall not exceed six square feet in surface area may be erected on the property at least 10 feet from any street right-of-way or property line to advertise the sale of agricultural products raised on the farmette.

The number of animals maintained on a farmette, if any, shall be reasonably related to the size of the property, the area available for grazing and the capacity of the land to sustain the animals without creating a nuisance. Excluding domestic pets, not more than two animals shall be maintained on the first five acres of land and not more than one additional animal shall be maintained for each additional acre of land in excess of five acres, but not more than 10 acres. In addition to animals otherwise permitted, 10 domestic fowl animals, as defined, shall be permitted on a farmette.

A farmette shall be for the personal use and enjoyment of the owner and shall not involve rental, boarding or any other profit-making activity. A farmette is not an agricultural operation as defined by the Pennsylvania Municipalities Planning Code.

All stables or other buildings in which animals are kept and all storage of manure shall be located as far from property lines as is reasonable, and in no case shall storage of manure or a stable or other building in which animals are kept be located closer than 100 feet to an occupied dwelling, other than the stable owner's dwelling. In no case shall the storage of manure or the stable or other building in which animals are kept be located closer than 50 feet to any property line.

No grazing of any animals shall be permitted closer than 100 feet to any occupied dwelling, including the stable or farmette owner's dwelling. In no case, shall grazing of any animals be located closer than 20 feet to any property line.

A stable or farmette owner shall not permit litter and droppings from the horses or other animals to collect so as to result in the presence of fly larvae or objectionable odors.

The area of the property used for grazing shall be adequately fenced to properly enclose the animals and to protect adjacent properties.

The minimum site required shall be 10 acres.

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

Clubhouses shall be located at least 100 feet from any property line adjoining an R classified property and at least 50 feet from all other property lines.

Where eating and/or drinking facilities are provided, parking requirements for restaurants shall apply in addition to the parking requirements for golf courses.

Operations shall be discontinued between the hours of 2:00 a.m. and 6:00 a.m.

Swimming pools shall be subject to the provisions of § 300-22C(3).

Where authorized in the A-1, R-1 and R-2 Districts, 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.

Where authorized in the A-1, R-1 and R-2 Districts, a group care facility, personal care boarding home or transitional dwelling, where authorized, shall be subject to the bulk and dimensional requirements for single-family dwellings in the district in which it is to be located as specified by § 300-22B of this chapter.

In the R-1 District, a personal care boarding home may be established in an existing dwelling; however, no additions to the dwelling shall be permitted. A new building shall not be constructed for the sole purpose of housing a personal care boarding home. The maximum number of residents permitted in a personal care boarding home in the R-1 District shall be eight.

In the R-2 District, 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.

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 lot area shall be provided for each resident based on the maximum licensed occupancy for outdoor recreation.

The applicants shall demonstrate that residents of the Township and contiguous communities shall be assigned the highest priority when selecting residents for admission to a group home, group care facility, personal care boarding home or transitional dwelling located in the Township.

Where applicable, certification or licensing by the sponsoring agency 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 homeless shelters may reside in the facility for a maximum of 120 days.

The minimum site required shall be five acres.

Discharging of firearms and archery shall not be permitted within 500 feet of any existing residence and shall cease between the hours of 8:00 p.m. and 8:00 a.m.

Discharging of firearms and release of arrows shall only be directed at a protective embankment or bunker designed and built to assure that no ricochet of any projectile shall occur.

Except for ranges operated by public safety agencies, any outdoor activity, other than archery or discharging of firearms, conducted within 200 feet of any existing residence shall cease operations between 8:00 p.m. and 8:00 a.m.

Any clubhouse shall be located at least 100 feet from any property line adjoining an existing residence and at least 50 feet from any other property line.

The application shall include a report from a registered engineer demonstrating compliance with the performance standards of § 300-28 of this chapter.

All manufacturing processes shall be conducted within a completely enclosed building, as defined by this chapter.

The storage, use or manufacture of hazardous or potentially hazardous materials shall be limited to those materials required to be used by or produced in connection with the manufacturing process and shall be stored in a secured area for the minimum period of time necessary to permit their expeditious use. All transportation, handling, use and disposal of such materials shall conform to all applicable standards, including, but not limited to, Federal Environmental Protection Agency (EPA) and Pennsylvania Department of Environmental Protection (PADEP) regulations and permit requirements and the edition of the Fire Prevention Code and Uniform Construction Code currently in effect in the Township.

All property lines adjoining a residential use or zoning classification shall be screened by a buffer area as required by § 300-29 of this chapter which is at least 15 feet in depth as measured from the property line.

There shall be no external evidence of the use other than a small nameplate attached to the wall of the residence, no larger than two square feet indicating only the name and occupation of the resident.

No person other than full-time residents of the dwelling shall be employed.

No more than 10% of the gross floor area of the dwelling shall be devoted to the conduct of a home occupation.

A home occupation shall not be permitted to be conducted in any accessory structure.

The use shall not create any additional environmental impact than those impacts normally resulting from residential use.

The use shall not cause an increase in the use of water, sewerage, garbage, public safety or any other municipal services beyond that which is normal for the residences in the neighborhood.

The use shall not require internal or external alterations or construction features which are not customary to a dwelling or which change the fire rating of the structure.

There shall be no use of materials or equipment except that of similar power and type normally used in a residential dwelling for domestic or household purposes.

There shall be no storage of materials or equipment outside an enclosed building.

The conduct of any home occupation, including, but not limited to, the storage of goods or equipment, shall not reduce or render unusable areas required for off-street parking for the dwelling unit.

The use shall not create greater vehicular or pedestrian traffic than that which is normal for the residences in the neighborhood.

Any need for parking generated by the conduct of a home occupation shall be met off the street.

There shall be no regular display of merchandise available for sale on the premises; however, merchandise may be stored on the premises for off-site delivery only.

The home occupation shall not involve the use of advertising signs on or off the premises or any other local advertising media which shall call attention to the fact that the home is being used for business purposes other than a telephone listing or small classified ad briefly describing the service and providing only a telephone number.

The following uses shall not be considered to be home occupations and shall be limited to the districts in which they are specifically authorized as permitted uses, conditional uses or uses by special exception:

Any activity within a dwelling which would otherwise be defined as a home occupation shall not require approval of a use by special exception if it is performed fewer than 12 times in any one-year period.

The minimum site required shall be one acre.

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

Hospitals shall be licensed by the commonwealth.

The site shall be designed to provide maximum accessibility for emergency and public safety services.

Adequate areas shall be provided on the site for dropping off and picking up patients.

Helipads, if proposed as accessory to a hospital, shall meet the applicable standards of § 300-23B(6).

All property lines adjoining a residential use or zoning classification shall be screened by a buffer area as required by § 300-29 of this chapter which is at least 15 feet as measured from the property line.

The site shall have frontage on and direct vehicular access to an arterial or collector street.

Ingress, egress and internal traffic circulation shall be designed to minimize the impact on adjoining residential properties and local streets.

If a restaurant is proposed as part of the motel or hotel, the ventilating system shall be directed away from residential properties and the dumpsters shall be verminproof and shall be properly screened from any adjoining residential properties and the refuse collection area shall be kept free from nuisances or health hazards.

The minimum site area required for an independent-living facility or 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 fire-fighting and emergency vehicles.

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

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

Supporting uses.

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

All activities shall be conducted within a completely enclosed building, as defined by this chapter.

All activities shall comply with the noise standards of § 300-28 of this chapter.

All parking areas facing a residential use or zoning classification shall be screened by a buffer area as required by § 300-29.

Any expansion, change of use or change in the level of custody that is not approved as part of the original conditional use application shall be subject to resubmission and approval of a revised conditional use application to determine continued compliance with these criteria.

The juvenile incarceration facility shall comply with and shall provide evidence of all applicable licenses and approvals required by 42 Pa.C.S.A. § 6301 et seq., known as the "Juvenile Act," as amended.

The minimum site required shall be 10 acres. On properties containing at least 10 acres, but no more than 15 acres, no more than 50 juveniles shall be housed. On properties containing more than 15 acres, but less than 20 acres, no more than 75 juveniles shall be housed. The minimum site required to house more than 75 juveniles shall be 20 acres.

Buffer Area A, as defined by § 300-29 of this chapter, shall be installed and maintained along all property lines, regardless of the adjoining zoning classification.

The minimum front yard shall be 75 feet.

The minimum side or rear yard adjoining a single-family dwelling or zoning classification shall be 100 feet. All other side and rear yards shall be 50 feet.

Minimum lot width shall be 200 feet.

Maximum lot coverage shall be 35%; maximum paved area shall be 20%.

Off-street parking shall be provided in accordance with the standards of § 300-25, based on the ratio of one space for each employee working on peak shift, plus one space for each five residents to accommodate visitors, counselors, tutors or other personnel who visit the site, but do not work on the site on a daily basis.

Twenty-four-hour supervision shall be provided by staff qualified by the sponsoring or licensing agency.

A security system, appropriate to the level of custody provided for the residents, shall be installed to control ingress and egress to the structure and to secure the perimeter of the site, subject to applicable state regulations.

The administrator of the facility shall file an emergency management plan, including planned response to fire, security and medical emergencies with the Township Manager, the Township Police Department, the emergency medical service and the responding fire companies.

Adequate provisions shall be made for access to all areas of the property and the structure by emergency medical, fire and public safety vehicles.

The applicant shall present evidence of an approved zoning permit as a condition precedent to obtaining an occupancy permit.

The applicant shall comply with fire protection provisions of the current edition of the Uniform Construction Code or Fire Prevention Code.

The applicant shall present evidence to the Zoning Officer of all other necessary approvals and permits from applicable federal, state and local regulatory agencies as a condition precedent to obtaining an occupancy permit.

The occupancy permit shall be conditioned upon the applicant presenting to the Zoning Officer on or before January 31 of each year, evidence of continuing validity of any license issued by the commonwealth.

Violation of any of the conditions attached to the approval of the conditional use application, including noncompliance with the express standards and criteria of this subsection, shall result in revocation of the occupancy permit.

Any suspension or revocation of any required license or certification by any federal, state or county agency shall result in the automatic suspension or revocation of the occupancy permit. Reinstatement of the occupancy permit shall be subject to submission of all valid certifications and licenses and certification by the Zoning Officer that there is continuing compliance with all conditions attached to the approval of the conditional use.

Conditional use approval shall expire automatically, without written notice to the applicant, if no application for a grading permit, zoning permit or an occupancy permit to undertake the construction or to authorize the occupancy described in the application for conditional use approval is submitted within 12 months of said approval, unless the Board of Commissioners, in its sole discretion, extends conditional use approval upon written request of the applicant received prior to its expiration. The maximum extension permitted shall be one twelve-month extension.

Conditional use approval shall be valid for one year from the date of approval by the Board of Commissioners and shall be renewed annually by submitting evidence of compliance with the original conditional use approval to the Zoning Officer. Renewal shall not require processing of an application for conditional use approval unless the Zoning Officer determines that there have been substantive changes warranting an amended conditional use application.

Such use shall be accessory to a farm or, when proposed as a principal use, shall have a minimum site of 10 acres.

Buildings housing animals shall be located at least 200 feet from any property line.

All training areas and bridle paths shall be adequately fenced and secured to protect adjoining properties.

Outdoor runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence with a self-latching gate and shall be screened from view from adjoining properties on which there are existing residences by a buffer area as required by § 300-29.

The minimum site required shall be five acres.

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

The site shall be served by public water and public sewers.

A life care community shall include one of the following dwelling types:

In addition to the foregoing dwelling types, a life care community shall include the following supporting uses:

If a nursing home is proposed as part of the life care community, it shall be subject to the provisions of § 300-23B(43), below.

The following accessory uses may be incorporated into a residential building, provided they are designed and intended exclusively to serve the residents of the life care community: congregate dining facilities, bank, laundry or dry-cleaning pickup, card or gift shop, convenience food store and medical or dental offices. There shall be no signs or other external evidence of the nonresidential uses.

The maximum dwelling unit density permitted in a life care community shall be 12 dwelling units per acre. The calculation of dwelling unit density shall not include beds in a nursing home or personal care boarding home.

All principal and accessory structures shall be located at least 50 feet from any boundary around the perimeter of the site proposed for a life care community.

A buffer area, as required by § 300-29 of this chapter, that is at least 15 feet in depth as measured from the property line shall be provided within the perimeter setback required by Subsection B(38)(i), above.

There shall be a minimum of two parking spaces for each single-family dwelling and one parking space for each other type of dwelling unit, plus one parking space for each employee on peak shift. In the event that a nursing home or personal care boarding home is proposed, parking shall be provided in accordance with the requirements of § 300-25 of this chapter for those uses. Additional parking for the supporting uses intended for the residents and their invited guests shall not be required.

Sidewalks shall be provided to connect buildings, common outdoor areas and parking areas.

The site design shall include outdoor common areas, gathering places and passive or active recreation facilities appropriate to the needs of the residents. Common outdoor areas shall be attractively landscaped.

Any establishment which includes a restaurant shall meet the parking requirements for restaurants specified in § 300-25 in addition to the parking requirements for lodges and fraternal and social organizations.

All property lines which adjoin a residential use or zoning classification shall be screened by a buffer area as defined by § 300-29 which is at least 15 feet in depth as measured from the property line.

Any rental of the facility to nonmembers shall require on-site security personnel during the event.

Swimming pools shall be subject to the provisions of § 300-22C(3).

The minimum site required shall be five acres.

The site shall have direct vehicular access to an arterial or collector street, as defined by this chapter, and access shall not be through any public street on which the current use of the majority of lots fronting on the street is single-family dwellings.

Vehicular access to the site shall be limited to one two-way or two one-way driveways from each arterial or collector street on which the site has frontage.

All one-way driveways shall have a minimum of one fifteen-foot travel lane where the storage units are located inside an indoor climate-controlled facility. One ten-foot parking lane shall be provided between the building and the travel lane and pedestrian walkways shall be provided from the parking lane to the entrance(s) to the building.

All two-way driveways shall provide a minimum of one ten-foot parking lane, plus one twelve-foot travel lane. Parking lanes may be eliminated where the driveway does not serve storage units which are accessed directly from the driveway.

All interior driveways shall be paved with an impervious surface sufficient for the loads the driveways are expected to bear.

Parking shall be provided in accordance with the following requirements:

A buffer area, as defined herein, shall be provided along all property lines which adjoin a residential use or zoning classification which shall be a minimum of 15 feet in depth as measured from the property line in accordance with § 300-29.

The perimeter of the site shall be fenced with a minimum eight-foot-high fence with a self-latching gate. The fence shall be supplemented with screening material which creates a visual barrier that is at least eighty-percent opaque.

The maximum building height shall be 20 feet.

The minimum distance from the face of any storage building to the face of any adjacent storage building shall be 28 feet for storage units which are less than 15 feet in depth and 42 feet for storage units which are more than 15 feet in depth.

The minimum distance from the end of the storage building to the end of any adjacent storage building shall be 20 feet.

The maximum length of any storage building shall be 200 feet.

The maximum size of any storage unit shall be 14 feet wide, 40 feet deep and one story and no more than 20 feet in height. If storage units are placed back-to-back, the maximum width of the building shall not exceed 40 feet.

The maximum lot coverage by all buildings shall be 40%.

Office space may be provided which shall not exceed 5% of the total floor area devoted to storage.

No storage shall take place outside of an enclosed building.

Storage units shall not be equipped with water or sanitary sewer services.

No business activity other than rental of storage units shall be conducted on the premises.

Operations shall be regulated so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

Exterior finishes of the storage units shall be compatible with the character of development on adjoining properties.

The design of the storage buildings shall be sealed by a Pennsylvania registered architect.

No signs shall be placed on the buildings or on their rooftops.

One freestanding business identification sign shall be permitted which complies with the requirements of § 300-27 of this chapter for the zoning district in which the use is located.

No hazardous materials or substances shall be permitted to be stored in the storage buildings other than those permitted by the Uniform Construction Code or Fire Prevention Codes. Both the landlord and the tenants of the storage buildings shall be responsible for the prevention of the storage of hazardous materials or substances in the storage buildings that would be beyond the allowance of the Township Building or Fire Prevention Codes. All other aspects of the facility shall comply with all local fire prevention codes.

A minimum of one fire hydrant shall be provided on the site, subject to the approval of the number and location of hydrants by the Township Zoning Officer or his authorized representative.

The minimum site area required shall be five acres.

The mobile home park shall comply with all standards specified in Article VI of Chapter 252, Subdivision and Land Development.

The facility shall be licensed by the commonwealth.

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

All property lines adjoining a residential use or zoning classification shall be screened by a buffer area as required by § 300-29 of this chapter which is at least 10 feet in depth as measured from the property line.

Any new construction, expansion or change of use or change in the level of custody within the prison which was not approved as part of the original conditional use application shall be subject to resubmission and approval of a revised conditional use application to determine continued compliance with these criteria.

The site shall have frontage on a street defined by this chapter as an arterial or collector street. Vehicular access shall be directly to the arterial or collector street.

In the event that the site has frontage on more than one arterial or collector street, the vehicular access to the site shall be provided only from the street which has the higher volume of traffic.

The conditional use application shall include a traffic study prepared by a qualified traffic engineer which details the nature and extent of trip generation expected to result from the proposed development based on the ratios and methodology contained in the current edition of the Manuals of the Institute of Transportation Engineers. The report shall include current and projected capacities and levels of services of all streets and intersections within 1,000 feet of the entire perimeter of the site proposed for development and recommendations for improvements to streets and/or traffic control devices within the site or immediately adjacent to the site.

Perimeter security, as defined herein, shall be provided appropriate to secure the highest level of custody, as defined herein, to be provided at the prison.

All outdoor activity areas shall be located inside the required perimeter security.

The maximum height of the prison building shall be five stories and no more than 60 feet.

The minimum institutional buffer, as defined herein, required for all prisons, regardless of level of custody provided within the prison, shall be 250 yards.

Off-street parking for prisons which do not house any inmates with a level of custody of 3 or greater may be located within the institutional buffer. Off-street parking for levels of custody 3 through 5 shall be located outside the institutional buffer.

The off-street parking required shall be based on the ratio of one parking space for each employee working on peak shift. Additionally, in the case of a state or federal prison or a private prison which is operated under contract with the state or federal government, one space for each 10 inmates housed shall be provided for visitors, including family, friends, counselors, attorneys, medical personnel and others who visit the site, but do not work on the site on a daily basis. In the case of county prisons or private prisons operated under contract with the county, one space for each four inmates housed shall be provided for visitors, including family, friends, counselors, attorneys, medical personnel and others who visit the site, but do not work on the site on a daily basis.

The parking ratio for offices and other administrative facilities, including court rooms, shall be determined by the ratios required by § 300-25 for professional and business offices and indoor places of assembly and shall be in addition to the spaces required by this subsection for employees and visitors.

Any property line of the site of the prison which fronts on a public street or is visible from an adjacent residential or commercial use shall be screened by a buffer area, as required by § 300-29 that is 25 feet in depth as measured from the property line.

All other property lines of the site of the correctional facility shall be screened by a buffer area, as required by § 300-29 that is 15 feet in depth as measured from the property line.

The required plantings shall be located beyond the limits of the required institutional buffer in a location which maximizes their effectiveness while not compromising the security of the correctional facility.

The Chief Administrator of the facility shall file an emergency management plan, including the planned response to fire, security and medical emergencies, with the Board of Commissioners, Township Police Department, emergency medical service and the Township Fire Department for review and comment as part of the conditional use application and shall file an updated plan with each of these agencies annually by January 31 of each year after the facility is occupied. The emergency management plan shall include a proposal to provide an automatic alarm to the Township Police Department and a unique audible warning signal acceptable to the Township to warn the community in the event of a breach of security. Such warning signal shall be differentiated from other warning signals used by public safety and other public or private facilities in the area, and the design and intensity of the warning signal shall be based on the location of the correctional facility, characteristics of the surrounding physical environment and the proximity of commercial and residential uses. Failure to timely file an emergency management plan or an updated plan or to properly maintain in working order the audible warning signal may be treated by the Township as a violation of this chapter, and each day that a violation occurs shall be subject to the enforcement remedies contained in § 300-54 of this chapter.

Fire alarm and fire suppression systems shall be provided in accordance with the requirements of the Township Fire Prevention Code and the Uniform Construction Code.

The applicant shall provide evidence of all required federal, state or county permits prior to issuance of the occupancy permit and shall maintain valid permits throughout the operation of the facility. Any suspension or revocation of the permits required to operate the facility shall result in automatic revocation of the occupancy permit by the Township. Reinstatement of the occupancy permit shall be subject to submission of all valid permits and a certification by the Zoning Officer regarding continued compliance with all conditions attached to approval of the conditional use. Failure to maintain valid permits as required throughout the operation of the facility may be treated by the Township as a violation of this chapter, and each day that a violation occurs shall be subject to the enforcement remedies contained in § 300-54 of this chapter.

The Chief Administrator shall supply an annual report to the Zoning Officer by January 31 of each year which indicates the peak prisoner population on any given day in the previous calendar year as a basis for the Zoning Officer to determine continued compliance with parking requirements and other conditions of approval. Failure to file the required annual report may be treated by the Township as a violation of this chapter, and each day that a violation occurs shall be subject to the enforcement remedies contained in § 300-54 of this chapter.

All correctional facilities, whether governmental, quasi-governmental or private, shall be designed to meet the current performance criteria of the American Correctional Association (ACA) and the Pennsylvania Department of Corrections. In the event of a conflict between these criteria, the more restrictive shall apply.

In correctional facilities which contain several levels of custody, the design of the facility shall be such that there shall be no commingling of levels of custody and that sally ports or other entrances used by inmates, including work release inmates, are separate from entrances used by the general public.

The minimum site required shall be one acre.

Ingress and egress for emergency medical, police and fire stations shall be located so as to maximize sight distance along adjacent public streets.

Fire stations and municipal maintenance facilities shall be located on the site so that vehicles and equipment can be maneuvered on the site without interrupting traffic flow or blocking public streets.

Any outside storage of materials or equipment shall be screened from public view by a six-foot-high compact hedge or opaque fence.

Transmission facilities and towers which exceed the height limitations of the district shall be certified by a registered engineer as being structurally sound and able to withstand wind loads and provided that the minimum required yards are increased by one foot for each foot above the height limitations of the zoning district.

Distribution equipment which is not within a completely enclosed building, as defined by this chapter, shall be secured by a fence at least six feet in height with a self-latching gate with a lock.

Water towers shall comply with the applicable laws of the commonwealth regarding construction and operation of the facility.

Aboveground storage facilities may exceed the height limitations of the district, provided that they are at least 200 feet from any dwelling.

All water towers shall comply with the bulk and dimensional requirements for principal structures specified in § 300-22B of this chapter for the district in which they are located, except as modified by § 300-23B(49)(c) above.

In the R-1 and R-2 Districts, there shall be no outside storage of materials or service equipment.

The minimum site for an active recreation site is five acres.

The site proposed for active recreation shall have frontage on and direct vehicular access to an arterial or collector street, or the nearest site boundary shall be located no more than 1,000 feet, measured along public street rights-of-way, from an intersection with an arterial or collector street.

The minimum setback for all principal and accessory structures, including playing surfaces, for active recreation shall be 300 feet from any property line adjoining an A-1, R-1 or R-2 District and shall be 100 feet from any property line adjoining any other zoning district.

Along all property lines adjoining property in an A-1, R-1 or R-2 District, a buffer area required by § 300-29 that is at least 10 feet in depth as measured from the property line shall be provided for an adequate distance along the property line to screen all parking areas, principal structures and facilities associated with passive recreation.

Along all property lines adjoining property in an A-1, R-1 or R-2 District, a buffer area as required by § 300-29 that is at least 25 feet in depth as measured from the property line shall be provided for an adequate distance along the property line to screen all parking areas, principal structures and intensively used areas such as playing fields or courts, bleachers, pavilions, concession stands and similar facilities associated with active recreation.

The maximum height for a principal structure used for the purpose of active recreation shall not exceed 70 feet; all other performance standards of § 300-28 of this chapter shall apply.

All lighting shall be shielded away from adjoining streets and properties.

Poles supporting light fixtures shall be set back from property lines a distance equivalent to their height if there are existing dwellings on immediately adjacent property.

Any outdoor facilities shall cease operations at 11:00 p.m.

If outdoor loudspeakers are proposed, the applicant shall present a plan for noise attenuation.

For active recreation uses, a plan for security and traffic control during events shall be presented.

Adequate security shall be provided when the site is not in use.

The minimum site required shall be 10 acres.

The minimum berth or parking space assigned to each recreational vehicle shall be at least 1,500 square feet in area and shall not be less than 30 feet in width.

A dust-free all-weather surface shall be provided for all streets, driveways and parking areas.

Electric, water and sanitary facilities shall be provided on the site. Water and sanitary facilities shall meet the requirements of the Pennsylvania Department of Environmental Protection (PADEP).

Utility hookups shall be provided for each berth.

Permanent foundations for recreational vehicles shall not be required.

The perimeter of the recreational vehicle park shall be screened by a buffer area as required by § 300-29 of this chapter which is at least 10 feet in depth as measured from the property line.

A perimeter setback of 100 feet shall be maintained along all exterior property lines of the site in which no structures or vehicle parking of any kind shall be permitted.

No recreational vehicle shall be occupied as a permanent year-round residence.

Recreational facilities and service facilities appropriate to the size of the park shall be provided by the operator, subject to approval by the Township. Facilities that may be proposed include picnic areas, fishing areas, tot-lots, ball fields, campfire areas or outdoor fireplaces and other outdoor recreational facilities, rest rooms, showers, laundry facilities, sale of gasoline and convenience items, game rooms, video rental and similar services directly related to the travel and recreation needs of the campers. These facilities shall be centrally located on the site and shall not be located within 200 feet of any side or rear property line which adjoins a residential use.

The minimum site area shall be 50 acres.

The site shall be served by public water and public sewers.

Temporary structures shall not be permitted on the site.

Off-street parking shall be provided in accordance with the Table of Minimum Requirements in § 300-25H for places of assembly (either open or enclosed) and/or for any other applicable listed use. One parking space shall be provided for each sleeping unit in a cabin or dormitory.

If the religious site is proposed to be located on property which contains a church, as defined herein, the requirements of this § 300-23B(52) shall be in addition to the requirements of § 300-23B(15) for churches.

Outdoor speakers shall not be permitted.

The number of sleeping units in camp cabins or retreat dormitories shall not exceed five units per acre of land devoted to the religious site.

Assembly halls, administrative offices and dining facilities shall be located a minimum of 500 feet from a property line which adjoins any property containing an existing single-family or two-family dwelling or an R-1 or R-2 zoning classification.

The location of buildings and structures, the pattern of traffic circulation and the parking areas shall be designed to provide adequate access for emergency medical vehicles and fire-fighting equipment.

If the facility contains horse stables and/or bridle paths, buildings housing animals shall be located at least 200 feet from any property line, and bridle paths and training areas shall be adequately fenced and secured to protect adjoining properties.

Outdoor activities shall cease at dusk, prevailing time, and shall not begin until 7:00 a.m.

For repair facilities that are devoted to the repair of vehicles, equipment or large appliances, with a gross floor area of 1,000 square feet or more, the minimum site area shall be 20,000 square feet. There shall be no minimum lot area required for repair facilities devoted to the repair of small appliances and equipment that can be hand-carried.

Repair facilities devoted to the repair of vehicles, equipment or large appliances shall be located no closer than 100 feet to any property in any R-1 or R-2 District. All property lines adjoining property in any R-1 or R-2 District shall be screened by a buffer area as required by § 300-29 that is at least five feet in depth as measured from the property line.

(Reserved)[5]

There shall be no storage of dismantled vehicles, materials or equipment outside of an opaque fence or hedge six feet in height.

All repair work shall be performed within a completely enclosed building which has adequate ventilation and fire protection provisions.

All towed vehicles must be stored on the premises, and no vehicle shall be stored or dismantled on any public street.

The premises shall be kept clean and free from debris and shall be maintained so as not to constitute a nuisance or a menace to public health and safety.

All activities shall comply with the performance standards of § 300-28 of this chapter.

All refuse shall be stored in a completely enclosed container that is screened from adjoining properties by a six-foot-high compact evergreen hedge or solid fence.

The applicant shall provide a written report prepared by a registered professional engineer certifying compliance with the performance standards specified in § 300-28 of this chapter.

Research and development activities shall not involve the full-scale manufacturing of any product being tested or engineered.

All research and development activities shall be conducted entirely within an enclosed building.

All materials and equipment shall be stored within a completely enclosed building.

The storage or use of any hazardous or potentially hazardous materials shall be limited to those materials required to be used by or produced in connection with, the research and development activity. The transportation, handling, use and disposal of such materials shall conform to all applicable standards, including, but not limited to, Federal Environmental Protection Agency (EPA) and Pennsylvania Department of Environmental Protection (DEP) regulations and permit requirements and the Township Fire Code and Uniform Construction Code (UCC).

The minimum bulk and dimensional requirements for single-family dwellings and two-family dwellings in the R-2 District specified in § 300-22B of this chapter shall be applicable to the respective uses.

Single-family dwellings shall be permitted only on a lot, as defined herein, provided there is an existing single-family dwelling on at least one adjoining property that is also zoned C-2.

The lot shall have frontage on a public street.

The mobile home shall be connected to all available utilities.

The mobile home shall be installed on a permanent foundation, as required by the Uniform Construction Code (UCC), and shall be skirted.

The minimum lot area shall be the minimum area required by § 300-22B of this chapter for a principal dwelling structure in the district in which it is located.

The minimum site shall be 200 acres.

The site shall have frontage on and direct vehicular access to an arterial street or a collector street, as defined by this chapter.

Landfill operations shall not be conducted within 500 feet of any perimeter property lines which adjoin R classified property.

Fencing at least 12 feet in height shall be provided around any work area for security and to control windblown refuse.

Fencing which faces any property line adjoining R classified property or a public street shall be supplemented by screening which is at least eighty-percent opaque.

No hazardous waste or construction debris shall be accepted for storage at the landfill.

The applicant shall demonstrate compliance with applicable state and federal laws regulating landfills.

The applicant shall obtain the required permits from the Pennsylvania Department of Environmental Protection (PADEP) and/or the United States Environmental Protection Agency (EPA) prior to initiating any operation.

The required federal or state permits shall be maintained throughout the duration of all landfill operations.

Any suspension or revocation of the required state or federal permits shall constitute a violation of this chapter and will result in the suspension or revocation of zoning approval or initiation of enforcement remedies provided for in this chapter, or both.

In January of each year, the operator shall apply to the Zoning Officer or his authorized representative for renewal of the occupancy permit and shall present evidence of continuing compliance with all conditions of approval and the required state and federal permits.