Caln Township City Zoning Code

The minimum amount of contiguous land area in the development shall be 25 acres in the R-4 Zoning District and 10 acres in the TVC and VG Zoning Districts. "Contiguous land area" shall be defined as a parcel of land that is owned under a single deed or parcels of land that are owned under multiple deeds, provided that the parcels of land are contiguous to each other having common deed boundaries and are not physically separated by parcels of land owned by other individuals or parties. The Board of Commissioners shall consider contiguous parcels of land that are physically separated by existing public roads, utility easements or rights-of-way, streams and/or other natural features, provided that the applicant demonstrate that the multifamily townhouse unit development can be harmoniously designed.

All of the uses contained within the development shall be served by public sanitary sewage disposal facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient capacities to service the development in accordance with the terms specified on all pertinent municipal agreements.

All of the uses contained within the development shall be served by public water supply facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient capacities to service the development in accordance with the terms specified on all pertinent municipal agreements.

The maximum permitted residential density (townhouse units per gross acre) shall not exceed 4.0 townhouse units per gross acre.

A minimum of 50% of the gross area of the townhouse development shall be set aside as common open space.

A townhouse development in the R-4 District shall be designed to comply with the following minimum and maximum dimensional requirements:

A townhouse development in the TVC or VG District shall be designed to comply with the following minimum and maximum dimensional requirements:

The development shall be designed with regard to the topographic and natural features of the site. The purpose of this provision is to insure that the natural features of the development are preserved and protected to the extent that it is not necessary to disturb the site in order to implement the conditional use plan utilizing the objective criteria and standards of Chapters 155 and 137 relating to the proposed housing types, street locations and required infrastructure and their intended location within the site.

A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements within the townhouse development, depicting the proposed location thereof in relation to lakes, ponds, streams, floodplains, wetlands, tree masses and hedgerows. Design components shall be implemented to minimize extensive earthmoving, utilizing typical planning and engineering practices.

The applicant shall give special attention to the main entrance(s) to the townhouse development. The use of lighting, water and/or landscaping products in conjunction with a boulevard street design shall be provided and considered as a prominent feature of the development. A boulevard entrance shall be required unless otherwise approved by the Board of Commissioners as part of the conditional use application.

A landscaping plan shall be submitted to Caln Township for consideration as part of the conditional use application. Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, the applicant shall provide three new trees per townhouse unit. The trees shall be a minimum caliper of three inches in caliper and shall be planted either as street trees, as part of the buffer yard or within the areas designated as common open space.

The townhouse development shall provide a 25-foot-wide buffer yard and planting screen along the property lines at the perimeter of the development tract to enhance the privacy of the adjacent property owners. The design of the landscape and planting screen shall be subject to the reasonable approval of the Board of Commissioners. The use of existing mature trees (six inches in caliper, as measured four feet from the ground) is encouraged and may be utilized as part of the required buffer yard.

Townhouse units shall be constructed utilizing mansards, gables and/or hip roofs as part of the architectural design. The front building lines or facade of any two adjoining townhouse units shall be staggered or offset so that each townhouse unit will have a minimum horizontal separation (front to back at full height) of two feet.

The common off-street parking areas and access drives shall be designed considering the provisions of Article IX of this chapter as well as the following requirements:

Exterior storage areas for trash and rubbish shall be completely screened from view on three sides by fencing and landscaping. All trash and rubbish shall be contained in verminproof containers.

A minimum of 50% of the gross area of the development tract shall be set aside as common open space.

No more than 50% of the common open space shall be located on lands within areas that are located within the 100-year floodplain, areas delineated as wetlands and/or areas with a slope of 20% or greater.

No more than 50% of the common open space shall include land areas that are burdened by or are proposed to contain utilities easements and/or stormwater management facilities, as further described under Caln Township Code.

The common open space shall be planned and located as a contiguous accessible area within the development. Existing and/or proposed roads may bisect the areas designated as common open space, provided a crosswalk at grade is safely designed to link the common open space areas. Planned linkages to other common open space areas within other adjacent residential developments shall be considered by the applicant as part of the conditional use application.

Significant natural features shall be incorporated into the overall schematic of the design as common open space areas whenever possible.

A system for pedestrian circulation throughout the development shall be provided by utilizing sidewalks and trails.

The total land area designated to comply with the minimum open space requirements shall be comprised of areas not less than 50 feet in width and shall not contain less than one contiguous acre of land. In addition, there shall be at least one designated common area that is contiguous within the townhouse development containing no less than 25% of the required open space.

For all common open spaces, satisfactory written agreements approved by the Board of Commissioners shall be executed as a declaration of easements, covenants and restrictions in perpetuity for the preservation of the common open spaces and shall be recorded with the final plan.

The applicant shall make arrangements, provisions and/or agreements to insure that the common open space shall continue to be adequately managed and maintained. The applicant shall have the following options for ownership, management and maintenance of the common open space:

The provisions specified herein for common open space do not relieve the applicant of other requirements for open space and recreation, as specified with the Caln Township Code, with which the applicant shall comply.

Office space consisting of no more than 5,000 square feet and utilized for the purposes of conducting customary business, sales, meetings and/or maintenance which are directly associated with the townhouse development and which are owned and operated by the developer or homeowners' association.

Indoor recreation and/or community center consisting of no more than 10,000 square feet and utilized exclusively by the residents of the multifamily townhouse unit development.

Active and passive recreation uses conducted on the areas designated as common open space.

There shall be a minimum contiguous land area of four gross acres for any multifamily use in the R-4 district and a minimum contiguous land area of two gross acres for any multifamily use in the TVC and VG districts. "Contiguous land area" shall be defined as a parcel of land that is owned under a single deed or parcels of land that are owned under multiple deeds, provided that the parcels of land are contiguous to each other having common deed boundaries and are not physically separated by parcels of land owned by other individuals or parties. The Board of Commissioners shall consider contiguous parcels of land that are physically separated by utility easements or rights-of-way, streams and/or other natural features, provided that the applicant demonstrates that the multifamily development can be harmoniously designed.

All of the uses contained within the development shall be served by public sanitary sewage disposal facilities. The applicant shall provide evidence that there are sufficient public sewer capacities to service the development.

All of the uses contained within the development shall be served by public water supply facilities. The applicant shall provide evidence that there are sufficient public water capacities to service the development.

The maximum permitted residential density (apartment or condominium units per gross acre) shall be 13 units per acre.

A minimum of 40% of the gross tract area shall be set aside as common open space. No more than 60% of the common open space shall be located on lands within areas that are located within the 100-year floodplain, areas delineated as wetlands and/or areas with a slope of 20% or greater.

In the case of a multifamily use in the R-4 district, the building setback line shall be 30 feet from the existing right-of-way line or ultimate right-of-way, whichever is greater. In the case of a multifamily use in the TVC or VG district, the building setback line shall be a minimum of 15 feet and a maximum of 25 feet from the existing right-of-way line or ultimate right-of-way, whichever is greater.

The minimum building separation from other groups of multifamily buildings within the development shall be as follows:

The maximum length of any multifamily building shall not exceed 160 feet.

The maximum depth of any multifamily building shall not exceed 80 feet.

All multifamily buildings shall be located at least 30 feet from any side or rear property line.

The maximum building cover shall be 25%.

The maximum impervious cover shall be 40%.

The maximum building height shall be 60 feet.

The multifamily development shall be designed in accordance with the following architectural, landscaping and exterior enhancement standards:

Multifamily buildings located in the R-4 district may be constructed utilizing courtyards, common porticos, mansards, gables and/or hip roofs as part of the architectural design. Where feasible, the front building lines or facades of the buildings shall be staggered or offset. Multifamily buildings located in the TVC and VG districts shall be designed in accordance with the architectural design standards specified in Chapter 137, Subdivision and Land Development.

In addition to the standards in Article IX, the off-street parking areas and access drives shall be designed in accordance with the following provisions:

Exterior storage areas for trash and rubbish shall be completely screened from view on three sides by fencing and landscaping. All trash and rubbish shall be contained in verminproof containers.

The provisions specified herein for common open space do not relieve the applicant of complying with other requirements for open space and recreation as specified within the Caln Township Code.

The multifamily use shall incorporate sidewalks or trails for pedestrian circulation.

In addition to the dwelling units, multifamily use may contain the following nonresidential uses:

Conserve remaining undeveloped land for the purpose of protecting environmentally sensitive land in contiguous, un-fragmented, commonly managed landscapes.

Provide for the conservation and maintenance of open space for active or passive recreational use by residents.

Conserve existing landscape character by minimizing views of new development from existing roads, thereby reducing perceived density.

Encourage innovation and promote flexibility, economy and ingenuity in development.

Provide development options for landowners to reflect their varying circumstances and the individual characteristics of their properties.

Provide for a diversity of lot sizes, building densities, and housing choices to accommodate a variety of age and income groups, and residential preferences within the Township.

Provide homes with direct views of open space, organized around common greens.

Provide greater efficiency in the siting of services and infrastructure, including the opportunity to reduce length of roads, utility runs, and the impervious cover required for residential development.

Protect water quality and reduce erosion and sedimentation by retaining existing vegetation and minimizing development on environmentally sensitive land.

Implement land use, natural resource protection, and community facilities policies set forth in the Caln Township Comprehensive Plan.

Conservation subdivision design shall be optional on tracts with a gross tract area of 25 acres or more in the R-1 and R-2 Zoning Districts.

The development tract shall be held in single ownership.

The development shall be served by public sanitary sewage disposal facilities and public water supply facilities.

A minimum of 50% of the adjusted tract area (ATA) plus constrained land shall be set aside as common open space, in accordance with § 155-64J.

Single-family detached dwellings.

Common open space in compliance with this § 155-64.

Home occupations in compliance with § 155-115.

Accessory uses and structures on the same lot in compliance with § 155-113.

Calculation of the maximum number of dwelling units shall be determined by using the density factor set forth in the table above and the and the adjusted tract area approach in Subsection F(2), below. The tables and calculations of constrained land, adjusted tract area, maximum number of dwelling units, and total number of dwelling units shall be shown on the preliminary and final plans. Alternatively, the applicant may determine the maximum number of dwelling units by a yield plan in accordance with Subsection F(3), below.

Adjusted tract area approach. Determination of the maximum number of dwelling units shall be based upon the following calculations:

Yield plan approach. When an applicant chooses the yield plan approach, the maximum number of dwelling units shall be determined on the basis of a conventional subdivision plan, using the dimensional standards in Table 5 for the applicable zoning district, and meeting all other requirements of the applicable zoning district and all other requirements of this chapter and Chapter 137, Subdivision and Land Development applicable to conventional lotting. The plan shall be realistic, reflecting a development pattern that could reasonably be expected to be implemented, taking into account streets, rights-of-way, easements and other encumbrances, and the presence of natural resources.

Preservation of historic dwellings. To encourage the preservation of historic dwellings, such preserved dwellings shall not count toward the maximum number of dwelling units, provided:

Total number of dwelling units. The total number of dwelling units permitted on a development site shall equal the sum of the following:

The dimensional standards in Table 6 shall apply to single-family detached dwellings in the R-1 and R-2 zoning districts.

All dwelling units shall meet the following setback requirements:

No part of any residential lot shall encroach upon common open space.

The minimum common open space shall be shall be calculated as shown in Table 8 and shown on the preliminary and final plans.

Conservation of open land in its natural state.

Agricultural and horticultural uses, including raising crops or livestock, and related accessory buildings. Specifically excluded are commercial and intensive feedlot and livestock operations involving swine, poultry, mink, and other animals likely to produce highly offensive odors.

Pastureland for horses used solely for recreational purposes. Equestrian facilities shall be permitted, but shall not consume more than 50% of the minimum required common open space.

Forestry in accordance with Chapter 85B.

Common greens, picnic areas, community gardens, trails and similar low-impact, passive recreational uses.

Active non-commercial recreation areas, such as playing fields, playgrounds and bikeways, not requiring supporting structures. Such recreational uses shall meet the following standards:

Stormwater management systems and associated easements may occupy up to 20% of the common open space net of the included Primary and Secondary Conservation Areas. The following stormwater management practices are acceptable within the common open space, provided they meet the guidelines in the Pennsylvania Stormwater Best Management Practices Manual:

Easements or rights-of-way for overhead power lines. Such easements or rights-of-way shall not count toward the minimum common open space requirement.

Common open space shall be delineated to include all primary conservation areas plus, to the fullest extent practicable, all secondary conservation areas, as follows:

The common open space shall be located and designed to add to the visual amenities of the development and to the surrounding area, by maximizing the visibility of common open space as terminal vistas at the ends of streets or along the outside edges of street curves, and as perimeter greenbelts. Greenbelts shall be designed to provide buffers and to protect prominent topographic features as specified in § 155-64M(b)[7] above, as seen from existing roadways and from public parks. Common open space shall connect to open space and parkland on adjoining parcels to the maximum extent possible in order to form a network of open space.

A minimum of 30% of the common open space shall be available for the common use of the subdivision residents.

A minimum of 15% of the required common open space shall be in the form of common greens surrounded by streets on at least two sides and around which dwellings are organized. Common greens shall be dispersed throughout the development and shall be planted with shade trees along their edges, at intervals not greater than 40 feet.

The Township may require the provision of a trail easement and/or the construction of a recreation trail through the common open space. If a developer installs a trail, it shall be completed prior to the final sale of any adjacent residential lots.

Where the proposed development adjoins public parkland, a natural common open space buffer at least 150 feet deep shall be provided within the development along its common boundary with the parkland, within which no new structures shall be constructed, nor shall any clearing of trees or understory growth be permitted, except as may be necessary for street or trail construction or for the removal of diseased or hazardous trees or invasive plant species.

No portion of any residential lot may include common open space.

Pedestrian and maintenance access shall be provided to the common open space in accordance with the following requirements:

To provide an optional approach for senior housing and community development with provisions to permit more efficient utilization of land and of community facilities and services.

To encourage innovative residential land development that will conserve open space and protect environmentally sensitive areas.

To efficiently utilize the land area within Caln Township, while providing additional housing opportunities for persons over 55 years of age.

To implement the recommendations concerning natural features, conservation management, utilities, transportation, housing and land use, as outlined within the Comprehensive Plan.

The minimum amount of contiguous land area in the development shall be 25 acres. "Contiguous land area" shall be defined as a parcel of land that is owned under a single deed or parcels of land that are owned under multiple deeds, provided that the parcels of land are contiguous to each other having common deed boundaries and are not physically separated by parcels of land owned by other individuals or parties. The Board of Commissioners shall consider contiguous parcels of land that are physically separated by existing public roads, utility easements or rights-of way, streams and/or other natural features, provided that the applicant demonstrate that the continuing care retirement community can be harmoniously designed.

All of the uses contained within the development shall be served by public sanitary sewage disposal facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient capacities to service the development in accordance with the terms specified on all pertinent municipal agreements.

All of the uses contained within the development shall be served by public water supply facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient capacities to service the development in accordance with the terms specified on all pertinent municipal agreements.

A minimum of 50% of the gross area of the continuing care retirement community shall be set aside as common open space. The area designated as common open space shall comply with all provisions of this section of the Code. Where conflicts exist, the provisions of this section shall apply.

The maximum permitted base residential density for continuing care retirement communities containing single-family detached residential units shall be as follows:

The tract of land on which the CCRC is located shall, in its entirety, be owned and operated as a single or common management and maintenance unit.

Single family detached residential uses within the R-1, R-2 and R-3 Zoning Districts, subject to the following minimum and maximum development requirements:

Townhouse units within the R-3 Zoning District, subject to the following minimum and maximum development requirements:

Senior independent living facility, in accordance with § 155-70.

Convalescent home, nursing home, rehabilitation center, assisted living care facility and/or personal care facility, in accordance with § 155-67.

Office space consisting of no more than 5,000 square feet and utilized for the purposes of conducting customary business, sales, meetings and/or maintenance which are directly associated with the continuing care retirement community and which are owned and operated by the developer or homeowners' association.

Indoor recreation and/or community center consisting of no more than 10,000 square feet and utilized exclusively by the residents of the continuing care retirement community.

Active and passive recreation uses conducted on the areas designated as common open space, as per the requirements specified by this section as well as those specified under § 155-91 of this Code.

Municipal uses.

No-impact home-based business or occupation.

Accessory buildings, structures and uses.

All land and water areas that are not utilized for lots, streets, utilities or other permitted uses within the continuing care retirement community shall be set aside and maintained as common open space.

The minimum lot area required for each residential use shall not include land areas that are classified as being within the 100-year floodplain, areas delineated as wetlands, areas within utility easements or rights-of-way and/or areas with a slope of 20% or greater.

The proposed residential lots and dwelling units within the continuing care retirement community shall not have direct access to an existing public street.

Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, no more than four residential dwelling units shall be permitted around the circumference of any cul-de-sac bulb or turnaround.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code and shall be submitted with the conditional use application.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

The applicant shall be responsible for designing, permitting and constructing at its expense all of the necessary on-site improvements that are required by the Caln Township Code to accommodate the proposed continuing care retirement community.

The continuing care retirement community shall be designed with regard to the topographic and natural features of the site. The purpose of this provision is to insure that the natural features of the development are preserved and protected to the extent that it is not necessary to disturb the site in order to implement the conditional use plan utilizing the objective criteria and standards of Chapters 155 and 137 relating to the proposed housing types, street locations and required infrastructure and their intended location within the site.

The applicant shall consider the effects of seasonal temperatures, hours of sunlight, prevailing winds from adjacent land uses and/or consequences from existing zoning districts that could create adverse impacts associated with weather, noise and/or odor. As part of the conditional use application, the applicant shall comply with the following criteria:

A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements within the continuing care retirement community, depicting the proposed location thereof in relation to lakes, ponds, streams, floodplains, wetlands, tree masses and hedgerows. Design components shall be implemented to minimize extensive earthmoving, utilizing typical planning and engineering practices.

The applicant shall give special attention to the main entrance(s) to the continuing care retirement community. The use of lighting, water and/or landscaping products in conjunction with a boulevard street design shall be provided and considered as a prominent feature of the continuing care retirement community. A boulevard entrance shall be required unless otherwise approved by the Board of Commissioners as part of the conditional use application.

A landscaping plan shall be submitted to Caln Township for consideration as part of the conditional use application. Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, the applicant shall provide three new trees per residential unit within the continuing care retirement community. The trees shall be a minimum caliper of three inches in caliper and shall be planted either as street trees, as part of the buffer yard or within the areas designated as common open space.

The continuing care retirement community shall provide a 25-foot-wide buffer yard and planting screen along the property lines at the perimeter of the development tract to enhance the privacy of the adjacent property owners. The design of the landscape and planting screen shall be subject to the reasonable approval of the Board of Commissioners. The use of existing mature trees (six inches in caliper, as measured four feet from the ground) is encouraged and may be utilized as part of the required buffer yard.

The residential units within the continuing care retirement community shall be designed with a village atmosphere with unique or enhanced architectural value, including utilizing natural building products for the building face (brick, stone or masonry products) and rooflines (mansards, gables or hip roof designs).

Exterior storage areas for trash and rubbish shall be completely screened from view on three sides by fencing and landscaping. All trash and rubbish shall be contained in verminproof containers.

A minimum of 50% of the gross area of the development tract shall be set aside as common open space.

No more than 50% of the common open space shall be located on lands within areas that are located within the 100-year floodplain, areas delineated as wetlands and/or areas with a slope of 20% or greater.

No more than 50% of the common open space shall include land areas that are burdened by or are proposed to contain utilities easements and/or stormwater management facilities, as further described under Caln Township Code.

The common open space shall be planned and located as a contiguous accessible area within the development. Existing and/or proposed roads may bisect the areas designated as common open space, provided a crosswalk at grade is safely designed to link the common open space areas. Planned linkages to other common open space areas within other adjacent residential developments shall be considered by the applicant as part of the conditional use application.

Significant natural features shall be incorporated into the overall schematic of the design as common open space areas whenever possible.

A system for pedestrian circulation throughout the development shall be provided by utilizing sidewalks and trails.

The total land area designated to comply with the minimum open space requirements shall be comprised of areas not less than 50 feet in width and shall not contain less than one contiguous acre of land. In addition, there shall be at least one designated common area that is contiguous within the continuing care retirement community containing no less than 25% of the required open space.

For all common open spaces, satisfactory written agreements approved by the Board of Commissioners shall be executed as a declaration of easements, covenants and restrictions in perpetuity for the preservation of the common open spaces and shall be recorded with the final plan.

The applicant shall make arrangements, provisions and/or agreements to insure that the common open space shall continue to be adequately managed and maintained. The applicant shall have the following options for ownership, management and maintenance of the common open space:

The land areas designated as common open space shall be subject to the approval of the Board of Commissioners.

The provisions specified herein for common open space do not relieve the applicant of other requirements for open space and recreation, as specified with the Caln Township Code, with which the applicant shall comply.

The facility shall provide suitable areas for off-street parking spaces, loading spaces, fire lanes and emergency vehicles. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

Where appropriate, a 25-foot-wide buffer yard and planting screen along the property lines at the perimeter of the facility to enhance the privacy of the adjacent property owners. The design of the landscape and planting screen shall be subject to the reasonable approval of the Board of Commissioners.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.

All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.

A bed-and-breakfast shall be contained within a single-family detached, owner-occupied dwelling unit. The principal use shall remain that of a single-family detached residential dwelling unit.

Unless otherwise specified by this Code, all bed-and-breakfast establishments shall be located on approved lots which comply with the minimum and maximum dimensional requirements as well as the utility provisions, which are further specified by the zoning district in which the bed-and-breakfast establishment is located.

The owner of the bed-and-breakfast shall be a permanent resident of the establishment.

A bed-and-breakfast shall not have more than five rental units and shall not house more than 10 guests.

The principal residential use or single-family dwelling shall contain complete sanitary sewage disposal services, washing and bathing facilities and a central kitchen with complete cooking facilities to accommodate the occupants plus all of the guests. No cooking facilities of any kind shall be permitted in any rental units.

The applicant shall provide documentation to the Board of Commissioners, Zoning Hearing Board, Zoning Officer and Code Enforcement Officer, as applicable, that all plumbing, heating, electrical, sanitary sewage disposal, water supply, storm sewer and similar facilities comply with all applicable ordinances, regulations and laws of Caln Township, Chester County and/or the Commonwealth of Pennsylvania.

Meals shall only be offered only to registered overnight guests.

A minimum of one off-street parking space shall be required for each permanent occupant of the house, plus one space for each of the rental units. The proposed off-street parking spaces shall be located at least 25 feet from all property lines and shall comply with the design requirements specified by this Code. The off-street parking spaces shall be screened from the roadways and other adjacent properties with suitable landscaping materials.

All external amenities provided for the guests, including swimming pools, whirlpool spas, tennis courts, gazebos, entertainment areas and other common facilities shall be located at least 50 feet from all property lines.

Nonresident employees shall be limited to two employees.

A single decorative on-site sign, measuring four square feet per side, shall be permitted for the bed-and-breakfast establishment. The proposed sign shall be subject to all other requirements specified by the Code.

An emergency management plan shall be developed in the event of a catastrophic event resulting from flooding, fire, snow, ice, earthquake, utility outage or other catastrophic event. The emergency management plan shall be submitted to the Caln Township Emergency Management Coordinator for review and consideration prior to the issuance of the use and occupancy permit. The resident owner shall provide a copy of the emergency management plan in each rental unit as well as the front desk.

The resident owner shall maintain a guest register list which shall include the names, addresses and length of stay of all guests.

The length of stay for any guest at a bed-and-breakfast establishment shall not exceed 10 consecutive days.

The mobile home park shall consist of a minimum contiguous land area of 20 acres. "Contiguous land area" shall be defined as a parcel of land that is owned under a single deed or parcels of land that are owned under multiple deeds, provided that the parcels of land are contiguous to each other having common deed boundaries and are not physically separated by parcels of land owned by other individuals or parties. The Zoning Hearing Board shall consider parcels of land that are physically separated by existing public roads, utility easements or rights-of-way, streams and/or other natural features, provided that the applicant demonstrates that the mobile home park can be harmoniously designed.

The mobile home park shall be served by public sewage disposal and water supply facilities.

A minimum of 40% of the land area within the mobile home park shall be set aside as common open space. The location, character, management and utilization of the common open space shall comply with all applicable specifications concerning open space.

The mobile home park shall be designed with regard to the topographic and natural features of the site. All natural features (lakes, streams, topsoil, knolls, basins, trees and shrubs) shall be preserved and incorporated into the final landscaping whenever possible. The finished topography shall adequately facilitate the mobile home park without excessive earthmoving and neglect for the natural amenities.

The mobile home park shall not exceed eight dwelling units per gross acre.

The minimum net lot area or net lease area for each individual mobile home shall be 2,500 square feet.

The minimum lot width for each individual mobile home lot or lease area shall be 40 feet.

The minimum front yard setback shall be 20 feet.

The minimum side yard setback shall be 10 feet, as measured on each side.

The minimum rear yard setback shall be 20 feet.

The maximum lot coverage shall be 70% for each lot or lease area.

All proposed mobile homes within the mobile home park shall be located at least 50 feet from any property line or property which is not owned by the applicant in predevelopment conditions.

No structure shall be constructed on or within 50 feet of any features identified under Article V of this chapter.

No more than one mobile home shall be placed on a mobile home lot or lease area, and such mobile home shall be occupied by not more than one single family.

Unless otherwise specified by this Code, the minimum separation distance for mobile homes shall be 20 feet.

The mobile home park shall provide an evergreen planting screen at least 20 feet in depth along the property line at the periphery of the development to protect the privacy of adjacent residents.

Unless otherwise specified by this Code, no part of the mobile home park shall be used to accommodate other than the uses permitted under this section.

There shall be at least one street within the mobile home park which serves as an internal collector street from which minor streets shall turn out so as to provide direct access to each mobile home lot or lease area. All streets shall be designed and constructed to comply with all pertinent specification adopted by Caln Township.

All entrances shall conform to the standards of the Pennsylvania Department of Transportation and Caln Township. A traffic impact study shall be prepared to assess the needs for on-site and off-site traffic improvements which may be required to facilitate the mobile home park. The traffic impact study shall be submitted to Caln Township for review and consideration as part of the overall development plan.

Each mobile home space shall be provided with a hard surfaced mobile home stand providing a foundation wall and/or footing that will not heave, shift, settle or move due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.

All mobile homes shall be located, erected and anchored in accordance with all applicable standards and provisions specified in the Caln Township Code and/or the manufacturers specifications.

Each mobile home stand shall be equipped with utility connections. For reasons of safety, the space between the mobile home stand and the mobile home floor shall be permanently enclosed to prevent unauthorized entry and to conceal all supports and utility connections. Each stand shall be located at such elevation, distance and angle in relation to the access street and mobile home accessory that the placement and removal of the mobile home is practical.

The area between the ground level and the perimeter of the mobile home shall be enclosed by means of a suitable skirting.

Every mobile home and open space areas shall have access to an improved street within the mobile home park in accordance with Chapter 137 of the Caln Township Code.

A subdivision and land development plan shall be submitted to Caln Township for review and consideration.

Unless otherwise required by the utility provider, all public utility services shall be underground within the mobile home park.

Exterior storage areas for refuse stations shall be properly screened from the view of all mobile homes within the mobile home park and from adjacent property owners. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. The mobile home park shall have a solid waste management plan.

All mobile home parks containing 25 or more mobile homes shall employ the services of a qualified manager. The manager shall reside at the mobile home park and shall be responsible for the operation and maintenance of the park.

The owner or manager of the mobile home park shall provide Caln Township with a list of tenants who reside within the mobile home park. Any change in tenancy shall be reported to the Township within two weeks. The Caln Township Zoning Officer and Code Enforcement Officer shall have the right to inspect the mobile home park to determine if compliance with all provisions of the Code are in order.

A minimum of 40% of the gross area of the mobile home park shall be set aside as common open space.

No more than 50% of the common open space shall be located on lands within areas that are located within the 100-year floodplain, areas delineated as wetlands and/or areas with a slope of 20% or greater.

No more than 50% of the common open space shall include land areas that are burdened by or are proposed to contain utilities easements and/or stormwater management facilities, as further described under Caln Township Code.

The common open space shall be planned and located as a contiguous accessible area within the mobile home park. Existing and/or proposed roads may bisect the areas designated as common open space, provided a crosswalk at grade is safely designed to link the common open space areas. Planned linkages to other common open space areas within other adjacent residential developments shall be considered by the applicant as part of the special exception application.

Significant natural features shall be incorporated into the overall schematic of the design as common open space areas whenever possible.

A system for pedestrian circulation throughout the development shall be provided by utilizing sidewalks and trails.

The total land area designated to comply with the minimum open space requirements shall be comprised of areas not less than 50 feet in width and shall not contain less than one contiguous acre of land. In addition, there shall be at least one designated common area that is contiguous within the mobile home park containing no less than 25% of the required open space.

For all common open spaces, satisfactory written agreements approved by the Board of Commissioners shall be executed as a declaration of easements, covenants and restrictions in perpetuity for the preservation of the common open spaces and shall be recorded with the final plan.

The applicant shall make arrangements, provisions and/or agreements to insure that the common open space shall continue to be adequately managed and maintained. The applicant shall have the following options for ownership, management and maintenance of the common open space:

The provisions specified herein for common open space do not relieve the applicant of other requirements for open space and recreation, as specified within the Code, with which the applicant shall comply.

Office space consisting of no more than 5,000 square feet and utilized for the purposes of conducting customary business, management, sales, meetings, laundry facilities, storage and/or maintenance which are directly associated with the mobile home park.

Indoor recreation and/or community center consisting of no more than 10,000 square feet and utilized exclusively by the residents of the mobile home park.

Active and passive recreation uses conducted on the areas designated as common open space.

The minimum lot width shall be 50 feet at the street line and 250 feet at or beyond the building setback line.

The front yard setback shall be a minimum of 30 feet, as measured from the ultimate right-of-way line.

The side yard setback shall be a minimum of 30 feet for each side.

The rear yard setback shall be a minimum of 30 feet.

The building shall be located at least 50 feet from an existing lot containing an existing residential use.

The maximum height of the buildings shall be 50 feet.

The maximum building coverage shall be 25% of the gross lot area.

The maximum impervious coverage shall be 50% of the gross lot area.

The minimum net lot area shall be three acres.

The maximum density shall not exceed 17 units per acre.

Where developments contain multiple buildings, the architectural appearance of all buildings shall be compatible or harmonious.

A landscaping plan shall be submitted with the conditional use application which complies with the provisions of § 155-125 of this chapter. Where conditions exist which support a modification of the landscape buffer/yard requirements, such as existing vegetation, topography, etc., the landscaping requirements imposed in § 155-125 may be modified by the Board of Commissioners during and as part of the conditional use approval.

All proposed utilities shall be installed underground.

All trash and rubbish shall be contained in verminproof containers. Exterior storage areas for trash and rubbish shall be completely screened from view by fencing and/or landscaping. All dumpsters shall be located in the rear or side yard within an enclosed fence with a lockable gate. The location of the dumpster and the specifications of the fence shall be subject to the approval of the Board of Commissioners as part of the conditional use application.

Parking lot and exterior lighting shall be designed in accordance with § 155-129 and § 155-147G.

The total number and size of all signs related to a senior independent living facility shall be limited to the basic needs of the use. All proposed signs shall comply with the provisions of Article X of this chapter.

The design standards and area and bulk requirements in § 155-63 pertaining to multifamily uses and developments shall not apply to a senior independent living facility.

Public water and public sewer shall be provided for the senior independent living facility.

The senior independent living facility shall provide a 25-foot buffer yard and planting screen along the side property lines that are immediately adjacent to any existing residential dwelling units in an attempt to enhance the privacy of adjacent residential property owners. The aforesaid buffer yard and planting screen may be reduced to 15 feet in width for parking and drive aisles associated with the proposed senior independent living facility and may encompass other buffering methods which shall be subject to the reasonable discretion of the Board of Commissioners. The use of existing mature trees (six inches in caliper measured four feet from the ground) is encouraged and may be utilized as part of the required buffer yard. All such buffering and screening shall be documented on a landscape plan which shall be approved by the Board of Commissioners in conjunction with the conditional use application.

The dwelling units shall be leased or sold as independent dwelling units where the occupants of the dwelling units are independent with respect to their daily living activities such as bathing, dressing and grooming.

The dwelling units shall be limited to studio, one-, or two-bedroom units, provided no more than 25% of the total number of dwelling units shall contain two-bedroom units.

The senior independent living facility shall be age-restricted for persons 55 years of age and older and must qualify for the exemption to the prohibition against discrimination based on familial status found in Section 3607(b)(1) of the United States Fair Housing Act, 42 U.S.C. § 3601 et seq., and the Housing for Older Persons Act of 1995[1] and the regulations promulgated thereunder.

The accessory uses which are provided within a senior independent living facility shall not occupy more than 25% of the gross floor area of the building and shall be for the exclusive use of the residents and their invitees.

If a sundries shop is provided in the senior independent living facility as an accessory use, the purpose of the shop will be to afford an opportunity for the residents of the facility and their guests to purchase necessary toiletries and other miscellaneous dry goods and snack food items. The maximum size of the shop shall not exceed 500 square feet, and there shall be no advertising of the store outside the facility.

If the dwelling units are sold in fee simple or condominium ownership, the common area in the senior independent living facility must be owned and/or managed by a professional management company.

The convenience store or mini market shall contain a minimum gross floor area of not less than 4,000 square feet and a maximum gross floor area of not more than 10,000 square feet, exclusive of any area of such lot being used for gasoline pump dispensers and the canopy over such dispensers. Accessory buildings shall not be permitted.

The maximum number of fueling pumps and fueling positions (one pump serves two fueling positions only) shall be eight pumps and 16 fueling positions, subject to the power of the Board of Commissioners to reduce the designated number of pumps as part of the conditional use application if, in the Board's evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.

As part of the conditional use application, the Board of Commissioners shall have the power to reduce the designated number of pumps if, in its evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.

Unless otherwise approved by the Board of Commissioners, the canopy covering the fuel pumps shall not exceed 20 feet from ground level at its highest point and shall be of a peak-roof design. The Board of Commissioners may permit a greater canopy height if the design of the canopy is considered as architectural enhancement which meets the objectives of the Lincoln Highway Overlay District.

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

The applicant shall present architectural renderings of the proposed facade of the convenience store building at the conditional use hearings. If the convenience store is located in the Lincoln Highway Overlay District, the facade of the building shall be brick.

The following provisions for exterior lighting shall apply to all propose convenience stores or mini markets:

All ingress and egress to and from the lot shall be designed to promote safe and convenient access, as finally approved by the Caln Township Engineer and Zoning Officer.

The internal vehicular circulation pattern of any lot upon which a convenience store with gasoline sales is proposed shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets. In addition to the required minimum parking spaces, there shall be a minimum of one vehicular stacking space for each fueling position.

The applicant shall submit a traffic study with the conditional use application demonstrating the adequacy of existing or proposed streets to accommodate any increase in traffic from the proposed use and the adequacy of the proposed vehicular interior circulation on the lot.

Vehicle fuel pump dispensers for the fueling of cars and small trucks and electric vehicle charging stations are permitted. Designated and designed tractor trailer and truck pump islands are prohibited.

A family day-care home may be permitted within a single-family detached dwelling unit meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.

The number of children to be cared for within a family day-care home shall be limited to four, five or six children who are unrelated to the resident caregiver.

The use shall be located and conducted within the single-family dwelling, except for a designated outdoor play area meeting the following requirements:

Child group day-care homes may be permitted within an approved building, meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.

The child group day-care home shall be capable of providing supplemental parental care and supervision and/or instruction to more than six but fewer than 16 school-age-level children, or more than six but fewer than 13 children of another age, who are unrelated to the operator.

The use shall be located and conducted within approved facility, except for a designated outdoor play area meeting the following requirements:

In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of children. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.

Child day-care centers may be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility or other institutional use deemed appropriate by the Board of Commissioners, meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.

The child day-care center shall be capable of providing supplemental parental care and supervision and/or instruction to seven or more children simultaneously who are not related to the caregiver or operator on a daily basis.

All child day-care centers shall be licensed and/or approved to dispense child care by the Commonwealth of Pennsylvania.

The use shall be located and conducted within approved facility, except for a designated outdoor play area meeting the following requirements:

In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of children. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.

Adult training facilities or adult day-care facilities shall be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility or other institutional use deemed appropriate by the Board of Commissioners, meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.

The facility shall be capable of providing supplemental parental care and supervision, training and/or instruction to one or more individuals who may have a physical or mental disabilities and who are not related to the caregiver or operator on a daily basis.

The use shall be located and conducted within approved facility meeting the following requirements:

In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of adults. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.

The applicant shall provide sufficient evidence indicating that adequate security measures shall be implemented and installed at the adult day-care facility to ensure that the adults are provided with sufficient care, as well as the security of the residents within the neighboring properties.

All shopping centers or shopping malls shall comply with the minimum and maximum dimensional requirements and the utility requirements established for the underlying zoning district in which the shopping center or shopping mall is proposed. Upon request, the Board of Commissioners may exercise its discretion in considering an applicant's conditional use application to permit a reduction of up to 50% of the required front yard for any shopping center in order to otherwise increase the setback and buffering between a proposed shopping center and any adjacent residential use, subject to the applicant establishing that such reduction of the front yard requirement will lessen the impact of the proposed development on nearby residential uses, and that such reduction will not create a public health, safety or welfare concern.

The maximum number of uses within a shopping center or shopping mall shall be unlimited, provided that each use is designed as part of a common facility or as self-contained structures which comply with all requirements of the Caln Township Code.

All uses within a shopping center or shopping mall shall be harmoniously planned within a single building or within groups of buildings. As part of the conditional use application, the applicant or developer shall identify the planned uses within the shopping center or shopping mall and demonstrate how these uses can be amicably planned during all hours of operation.

Planned out parcels, pad sites or detached buildings may be permitted, provided the use is located within a separate lot meeting the appropriate minimum and maximum dimensional requirements for that specific use pursuant to the provisions applicable to the zoning district in which the shopping center or shopping mall is proposed. With respect to shopping centers or shopping malls, detached buildings may be permitted by the Board of Commissioners as a component of conditional use approval for a shopping center within the same lot, provided that the applicant develops a system of interior pedestrian circulation throughout the shopping center or shopping mall, utilizing sidewalks, in order to accommodate safe pedestrian movements between the detached buildings and the remainder of the shopping center or shopping mall. The design of the interior pedestrian circulation system shall be subject to the approval of the Board of Commissioners. The Board of Commissioners shall further have the discretion to require streetlights at consistent intervals for such interior pedestrian circulation system, as well as the discretion to regulate the size, location, hours of operation, and type of streetlights. Drive-through establishments are permitted by conditional use for detached buildings in shopping centers or shopping malls.

Unless otherwise required by the utility company or authority providing service, all uses within the shopping center or shopping mall shall have individual utility connections.

The off-street parking spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the shopping center or shopping mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of up to 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates through empirical data or otherwise that the proposed parking will be sufficient to service the shopping mall or shopping center, considering the off-street parking demands of employees and patrons during peak operational hours. The Commissioners shall have the discretion to condition the reduction of the number of required parking spaces:

Notwithstanding Article IX, off-street loading for a shopping center or shopping mall may be located within the front yard of a lot, provided that no parking for the shopping center or shopping mall will be provided in the front yard in which off-street loading is proposed; and that no access driveways servicing the shopping center or shopping mall or other means of ingress or egress will be located in the front yard in which off-street loading is proposed.

Signs.

Lot lines, other than those considered the primary street frontage (i.e., that which provides access from an existing public street) shall be adequately screened with a 30-foot-deep landscaped buffer yard. In the event that a proposed shopping center abuts a residential zoning district or in the event that a proposed shopping center abuts a lot containing an existing residential dwelling unit, a minimum building setback of 100 feet from such residential dwelling unit and 100 feet from the boundary of a residential zoning district is required, whichever is greater.

The general provisions specified under § 155-73B of this chapter shall also apply to shopping centers or shopping malls.

As part of the conditional use application, the Board of Commissioners may attach other reasonable conditions that may be appropriate when considering the functional design and operation of the uses contained within the shopping center or shopping mall.

The ownership of any shopping centers or shopping malls shall be under single ownership, partnership, corporation or under a guaranteed unified management control.

The owner or manager shall provide a complete list of tenants located within the shopping center or shopping mall on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.

Unless otherwise required by the utility company or authority providing service, all utilities shall be installed underground.

Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, each use within the shopping center or shopping mall shall have independent connections for sanitary sewage disposal and water supply.

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

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

All loading/unloading docks, service entrances and exterior storage areas shall be fully screened from view from any public or private street or neighboring residential community. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, drive-through establishments shall be permitted only for planned out parcels, pad sites or detached buildings that have been considered as part of the conditional use application and meet all other provisions of the Code.

As part of the conditional use application, the applicant or developer shall submit the following information for review, consideration, and approval, subject to reasonable conditions imposed by the Board of Commissioners:

No off-premises signs shall be permitted on a lot containing a shopping center or shopping mall.

The minimum and maximum dimensional requirements and utility requirements, as specified by the zoning district in which the use is located, shall apply.

All sales and leasing shall be conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Caln Township.

General service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Caln Township and that they are considered as accessory uses to the automobile sales or rental establishment.

No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile sales or rental establishment shall be permitted.

All vehicles stored outside on the premises for sale, leasing, or rental shall be located outside of the street right-of-way and no closer than 10 feet to any property line. In order to screen the inventory areas from adjacent properties, there shall be a landscape buffer yard which complies with this chapter between the inventory parking area and the property lines. All such vehicles shall be in sound running condition meeting the general inspection and licensing requirements of the Commonwealth of Pennsylvania.

All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.

The demolishing of vehicles for salvage shall be prohibited.

The sale of gasoline shall be prohibited.

All vehicles sold on the premises shall be stored inside or in an approved off-street parking facility in accordance with the design requirements of Article IX this chapter except that the parking space dimensional requirements of § 155-147B and the requirements of § 155-147X(2) shall not apply to off-street parking areas designated for inventory and employee parking. Each parking space designated for inventory or employee parking shall have a minimum area of 162 square feet with the minimum dimensions of nine feet by 18 feet. The Board of Commissioners may agree to waive other off-street parking area requirements as part of the conditional use approval for parking spaces used exclusively for inventory parking. Access aisles shall be regulated in accordance with § 155-147K.

The minimum and maximum dimensional requirements and utility requirements, as specified by the zoning district in which the use is located, shall apply.

All general service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building.

The sale of gasoline, diesel fuel, kerosene or other petroleum products shall be permitted, subject to the following criteria.

Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, no outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile service establishment shall be permitted. All permitted materials that are stored outdoors shall be located outside of the street right-of-way and no closer than 10 feet to any property line.

All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.

The demolishing of vehicles for salvage shall be prohibited.

Car washing facilities and services shall be permitted, provided that the facilities are designed in accordance with the following criteria:

All off-street parking and loading facilities shall be located, designed and constructed in accordance with the requirements of Article IX of this chapter.

As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:

A minimum of 10 acres of contiguous land area in the C district and a minimum of five acres of contiguous land area in the I-1 district shall be required to accommodate all of the uses within an office and business park.

Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.

Drive-through establishments shall be prohibited use within an office and business park.

The following minimum and maximum dimensional requirements shall apply to each principal use within the office and business park:

The architectural features or building facade for the uses within the office and business park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.

Unless otherwise required by the utility company or authority providing service, all uses within the office and business park shall have individual utility connections and shall be installed underground.

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the office and business park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.

All proposed signs for each use within the office and business park shall comply with the provisions specified under Article X of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.

The side and rear lot lines of the development shall be adequately screened with a 20-foot-wide landscaped buffer yard.

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

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

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

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

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

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

Architectural renderings of the proposed building elevations and plan views.

A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

A minimum of 10 acres of contiguous land area in the C district and a minimum of five acres of contiguous land area in the I-1 district shall be required to accommodate all of the uses within a medical research park.

Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.

Drive-through facilities and establishments shall be prohibited uses within a medical research park.

The following minimum and maximum dimensional requirements shall apply to each principal use within the medical research park:

The architectural features or building facade for the uses within the medical research park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.

Unless otherwise required by the utility company or authority providing service, all uses within the medical research park shall have individual utility connections and shall be installed underground.

The off-street parking spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the medical research park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.

All proposed signs for each use within the medical research park shall comply with the provisions specified under Article X of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the medical research park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.

The side and rear lot lines of the development shall be adequately screened with a 20-foot-wide landscaped buffer yard.

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

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

All designated points of ingress and egress for emergency management vehicles shall be designed to consider traffic volumes on existing streets and adjacent residential uses.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.

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

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

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

Architectural renderings of the proposed building elevations and plan views.

A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

A minimum of 10 acres of contiguous land area shall be required to accommodate all of the uses within an industrial park.

Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.

Drive-through establishments shall be prohibited uses within an industrial park.

The following minimum and maximum dimensional requirements shall apply to each principal use within the industrial park:

The architectural features or building facade for the uses within the industrial park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.

Unless otherwise required by the utility company or authority providing service, all uses within the industrial park shall have individual utility connections and shall be installed underground.

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the industrial park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.

All proposed signs for each use within the industrial park shall comply with the provisions specified under Article X of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.

The side and rear lot lines of the development shall be adequately screened with a 25-foot-wide landscaped buffer yard.

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

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

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

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

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

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

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

Architectural renderings of the proposed building elevations and plan views.

A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

Pursuant to the authority in the First Class Township Code, the Caln Township Board of Commissioners has the power to prohibit nuisances and to promote the health, cleanliness, comfort and safety of the citizens of Caln Township;

After the review of studies conducted by various cities and municipalities in the United States, as well as various court opinions where such studies are referenced and cited, including the United States Supreme Court decision, The City of Renton v. Playtime Theaters, Inc., 475 U.S. 41 (1986), and the United States Court of Appeals for the Third Circuit decision, Mitchell v. Commission on Adult Entertainment Establishments of the State of Delaware, 10 F.3d 123 (3rd Cir. 1993), the Board of Commissioners recognizes that adult entertainment uses have the tendency to cause adverse secondary effects that impact on the health, safety and general welfare of Caln Township;

The Board of Commissioners desires to restrict the location where adult entertainment uses can locate, to require a reasonable separation distance between such uses and other uses which are not compatible with adult-oriented businesses and to prevent an undue concentration and proliferation of such uses in a close proximity; and

The Board of Commissioners is fully aware of and fully respects the fundamental constitutional guarantee of freedom of speech and realizes that restrictions on such freedom must be carefully drafted and enforced so that one's right to speak is not curtailed beyond the point at which it is essential to further Caln Township's interest in public health, safety and welfare.

No adult business or entertainment use shall be located within 500 feet of any residential zoning district, as measured from the property line to the residential zoning district line.

No adult business or entertainment use shall be located within 1,000 feet of any religious uses, educational uses, day-care facilities and recreational uses, as measured from the property line.

No adult business or entertainment use shall be located within 3,000 feet of an existing adult business or entertainment use, as measured from the property line.

The following minimum and maximum dimensional requirements shall apply to each adult business or entertainment use:

All storage and displays shall be located within the building occupying the adult business or entertainment use.

All business transactions that are conducted on the premises shall be within an enclosed building. All adult business uses may operate between the hours of 9:00 a.m. and 11:00 p.m.

All applications for adult business or entertainment uses shall be accompanied by a land development plan. The minimum information required on the site plan shall include:

All applications for adult business and entertainment uses shall include a statement providing specific information on each individual, partner, store manager(s), corporate officer, corporate director or corporate stockholders owning more than 3% of the issued and outstanding stock of a corporate applicant. At a minimum, the applicant shall identify the complete name, business address and telephone number.

In the event of the proposed sale, resale or reassignment of interest of an adult business or entertainment use established under the terms of this Code, the Board of Commissioners and Zoning Officer shall be notified of such proposed change of ownership. Such notification shall include the documentation required by this section of the Code. Failure to notify the Board of Commissioners and Zoning Officer shall constitute a violation of this Code, which could lead to the revocation of the use and certificate of occupancy.

The following requirements pertaining to signs and other visual displays shall apply to each adult business or entertainment use:

The entrance of the adult business shall include a sign warning all individuals that the premises is classified as an adult business use and/or adult entertainment use.

A minimum net lot area of 10 acres shall be required to accommodate all of the uses within a commercial campground.

All facilities within the commercial campgrounds shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.

The permitted uses within the commercial campground shall be limited to one single-family detached unit; one retail store with sales limited to items for the convenience of campers; and accessory structures including an office, maintenance buildings and storage areas.

Subordinate uses within the commercial campground shall be limited to cafeterias; recreational uses; educational uses; and other similar uses that are determined appropriate by the Zoning Hearing Board as part of the special exception application. The accessory uses shall be considered subordinate uses that directly benefit the visitors of the commercial campground.

The following minimum and maximum dimensional requirements shall apply to each permanent use within the commercial campground:

No temporary or permanent campsite shall be located closer than 100 feet from any adjoining property line or street right-of-way line.

All uses within the commercial campsite shall be harmoniously planned as a community for vacation, retreats and temporary occupancy. As part of the special exception application, the applicant or developer shall identify the locations of all permanent and temporary uses and demonstrate how these uses can be amicably planned considering their function and appearance.

Campsites for tents shall be limited to 20 tents per acre.

Campsites for recreational vehicles shall be limited to 10 pads or sites per acre.

The minimum area of a campsite shall be 1,500 square feet and shall be so dimensioned, improved and arranged that when occupied no part of any unit, including accessory attachments, shall be within 10 feet of any designated campsite.

Roads and accessways shall be provided in such a manner so that ingress and egress for each campsite lot can be had without encroaching or entering upon any other campsite lot.

Each campsite shall be occupied by only one camping unit, which may include a tent, trailer or camper.

Other than the approved utility provisions, no permanent structures shall be permitted on any campsite lot.

Occupancy at a campsite shall only be permitted between the months of February through November. All camping units unoccupied for a period of 72 hours shall not be permitted to remain on the campsite. Occupancy at a campsite shall not be permitted in the months of December and January.

Recreational vehicles shall not be stored on the grounds of the commercial campgrounds for a period of 30 consecutive days or 60 cumulative days within a calendar year.

No part of any campground area shall be used for nonresidential purposes, except those purposes required for serving the well-being of the campground customers and for the management and maintenance of the campground.

Unless otherwise required by the utility company or authority providing service, all uses within the commercial campgrounds shall have individual utility connections and shall be installed underground.

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the commercial campground.

All proposed signs for commercial campgrounds shall comply with the provisions specified under Article X of this chapter.

All perimeter boundary lines of the commercial campground shall be adequately screened with a 50-foot-wide landscaped buffer yard.

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

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

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

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.

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

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

The minimum and maximum dimensional requirements and utility requirements for a drive-through establishment, as specified by the Zoning District in which the use is located, shall apply.

Drive-through establishments shall be limited to restaurants; financial institutions; car washes; personal service establishments; retail uses; and other similar uses which are permitted uses within the respective zoning district.

Drive-through establishments shall be located at least 250 feet from an existing residential use or residential zoning district, as measured from the property line.

The side and rear lot lines of the drive-through establishment shall be adequately screened with a 10-foot-wide landscaped buffer yard.

Unless otherwise required by the utility company or authority providing service, all utility connections and shall be installed underground.

The applicant shall submit a traffic study to support the location of all proposed means of ingress and egress. The traffic study must demonstrate that the proposed location of all means of ingress and egress are safe to the traveling public and patrons to the drive-through establishment and that the proposed locations will minimize any effect on traffic flow and congestion. The proposed locations of all means of ingress and egress shall be approved by the Board of Commissioners only after making a determination that the proposed locations satisfy the above-referenced requirements. The applicant shall also obtain a Pennsylvania Department of Transportation highway occupancy permit or a Caln Township road occupancy permit as a condition precedent to application approval. The applicant or developer shall be responsible for the purchase, installation and/or relocation of any traffic control device and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

Interior traffic circulation shall be designed so as to minimize traffic congestion at points of ingress and egress and to promote public safety for those patrons parking or using the drive-through feature. Fire lanes shall be clearly established, as required by the Caln Township Fire Code, as amended. The required loading and unloading zones shall be designed to minimize interference with interior traffic circulation and parking facilities, unless the Board of Commissioners, in its sole discretion, approves an alternative design provided by the applicant in its conditional use establishing that loading and unloading will take place during off hours.

A stacking or preservice lane, measuring at least 10 feet in width and 60 feet in length, shall be provided for each service lane or bay for a drive-through establishment. Alternative designs may be approved by the Board of Commissioners, in its sole discretion, as part of the applicant's conditional use application, provided the applicant can demonstrate that the internal or external traffic patterns are safe and designed to industry standards.

All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.

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

All proposed signs for the drive-through establishment shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 25 feet from any lot line.

All exterior speaker, microphone or intercom systems shall be designed in a manner so the messages, music or other audible sounds are reduced by 80% from the source to any property line.

The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.

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

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

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

Architectural renderings of the proposed building elevations and plan views.

A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

The minimum and maximum dimensional requirements and utility requirements for a commercial water resource use, as specified by the Zoning District in which the use is located, shall apply.

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

Unless otherwise permitted by Caln Township, all facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 200 feet from all property lines.

All facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 2,500 feet from all existing production wells or intake devices utilized for public water supply.

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

Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

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

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

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

All proposed signs for the commercial water resource use shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

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

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

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

A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

The minimum and maximum dimensional requirements and utility requirements for a veterinary hospital or animal clinic, as specified by the zoning district in which the use is located, shall apply.

Veterinary hospitals or animal clinics shall be located at least 200 feet from all existing residential uses, as measured from the veterinary hospital or animal clinic to the existing residential use.

Outdoor runs or common exterior areas may be permitted for the animals being cared for at the veterinary hospital or animal clinic, subject to the following conditions:

The veterinary hospital or animal clinic shall be adequately soundproofed so that the sounds generated by the animals being cared for are not audible or detectable from any lot line.

If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the conditional use application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Board of Commissioners, subject to such reasonable conditions as the Board of Commissioners shall impose in its discretion.

The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the conditional use application.

Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.

Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.

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

All proposed signs for the veterinary hospital or animal clinic shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.

A minimum of 10 acres of net lot area shall be required to accommodate all of the uses associated with a kennel or pet daycare use.

The minimum lot width requirement for the lot occupying the kennel or pet daycare use shall be 300 feet.

All principal and accessory uses associated with the kennel or pet daycare use shall be located at least 100 feet from the ultimate right-of-way line and all property lines.

Kennels or pet daycare uses shall be located at least 500 feet from all existing residential uses, as measured from the kennel or pet daycare use to the existing residential use.

The kennel or pet daycare use shall be serviced by public sanitary sewage facilities and public water supply facilities.

Outdoor runs or common exterior areas may be permitted for the animals being cared for at the kennel or pet daycare use, subject to the following conditions:

If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the conditional use application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Board of Commissioners, subject to such reasonable conditions as the Board shall impose in its discretion.

The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the conditional use application.

Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.

Unless otherwise specified by the Board of Commissioners as part of the conditional use application, shows and/or competitions, which are proposed to occur on the property, shall be limited to two events per calendar year. All events shall be specifically designated by the applicant, and a permit will be required to facilitate each event.

The owner of animals or operator of a kennel or pet daycare use shall comply with all pertinent provisions relating to noise, disturbance, odors or other nuisances, as further defined by the Caln Township Code.

Unless otherwise required by the utility company or authority providing service, all utility connections and shall be installed underground.

All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.

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

All proposed signs for the kennel or pet daycare use shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.

The minimum and maximum dimensional requirements and utility requirements for a mini warehouse or self-storage facility, as specified by the zoning district in which the use is located, shall apply.

A buffer yard shall be established within the required front, side and rear yards of the lot in which the units are proposed. The minimum depth or width of the required buffer yard shall be 30 feet. The buffer yard shall be designed and improved with a four-foot-high raised landscaped berm, with a side slope ratio of three foot horizontal to one foot vertical, and containing a mixed variety of trees (evergreen, canopy and flowering).

The mini warehouse or self-storage units must be enclosed and contained by an eight-foot security fence, with a 24-hour automated access gate. The type, location, height and arrangement of the security fence and automated access gate shall be subject to the approval of the Zoning Officer. Where required by the Zoning Officer, additional landscaping materials shall be provided in order to screen the security fence from all public roads and all adjacent properties.

The entrance and all vehicular access aisles shall be a minimum of 24 feet in width and shall be unobstructed by vehicles and/or equipment. The entrance or main entrance shall be paved and landscaped from the cartway of the public road to a point 50 feet within the automated access gate.

The outdoor storage and/or parking of recreational vehicles, boats, campers, trailers or similar vehicles shall only be permitted behind the proposed buildings and within the rear yard of the lot. The required buffer yard shall conceal the view of all such vehicles. The design and location of the outdoor storage area and/or parking area shall be schematically arranged in accordance with the Caln Township Code.

The storage of partially dismantled, wrecked and/or inoperative vehicles shall not be permitted within any exterior area of the mini warehouse or self-storage operation.

Other than as set forth herein, all storage shall be kept within an enclosed building except the storage of flammable, high combustible, explosive or hazardous chemicals, which shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying on such fuel shall be stored only in an external storage area described within this section.

Based upon the risk or danger of fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover and other flammable materials, the repair, construction or reconstruction of any boat, engine, motor vehicle or furniture is prohibited within a mini warehouse or self-storage facility.

All exterior lighting and signs for the self-storage operation shall conform with all applicable requirements of the Caln Township Code. Exterior lighting shall be limited to security lighting, which shall be designed not to exceed 0.25 footcandle along the perimeter of the property lines so as to preclude trespass glare onto adjacent properties. As part of the land development plan, a lighting plan shall be submitted for review and consideration.

Mini warehouses/self-storage units shall be used solely for the dead storage of property. The following are examples of uses specifically prohibited on the site: auctions (except storage lien auctions), commercial wholesale or retail sales (except ancillary supplies normally sold at self-storage centers) or garage sales; the servicing, repair or fabrication of motor vehicles, motorcycles, boats, trailers, lawn mowers, appliances or similar equipment; the operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns or other similar equipment; the establishment of a transfer or storage business except the owner/operator of the self-storage; any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations; retail sales and services; residential uses; and other uses determined inappropriate by the Caln Township Zoning Officer.

Off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter.

One office area or building may be included within the site of the mini warehouse or self-storage operation. The office use shall not exceed 2,500 square feet and shall be subordinate and/or accessory to the mini warehouse self-storage operation.

Each building shall be a fully enclosed building, built of durable materials on permanent foundation.

Truck trailers, box cars or similar impermanent removable structures shall not be used as buildings for self-storage units.

The architectural design and appearance of the mini warehouse or self-storage unit shall be subject to the approval of the Caln Township Planning Commission and Board of Commissioners.

A minimum of 20 acres of net lot area shall be required to accommodate all of the uses associated with a quarrying or mining operation.

The office and maintenance buildings for the quarrying or mining operation shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width requirement for the quarrying or mining operation shall be 300 feet.

Quarrying and/or mining activities shall not be conducted within 200 feet of any property line or street right-of-way line.

Access to the site of the quarrying or mining operation shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the quarrying or mining facility. Overnight parking shall be prohibited.

Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.

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

A tire cleaning area shall be provided on site. All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent federal, state and/or Township standards.

A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for operational use as a quarry or mine. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.

A 50-foot-wide buffer yard shall completely surround all areas approved for operational use as a quarry or mine. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on 12-foot centers. No materials of any nature shall be stored within this buffer yard.

All blasting operations shall conform to the regulations enforced by the appropriate agencies of the Commonwealth of Pennsylvania and the federal government. Notice of all blasting operations shall be given at least 24 hours prior to the commencement of blasting to Caln Township and to the occupants of all properties within a radius of 1,000 feet of the location of blasting. In addition, notice shall be given to all sensitive business ventures requesting such notice.

The storage of explosives shall be in accordance with all pertinent local, state and federal laws.

Crushing and processing operations of the minerals, rock and other products of the earth mined on the premises shall be permitted so long as the physical or chemical properties of the same are not changed and so long as such crushing or processing operations do not involve the manufacture of cement or concrete, asphalt materials and products or any other form of manufacturing or fabrication.

No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the quarrying or mining operation.

The applicant shall comply with all local, state and federal requirements pertaining to the operation of quarrying and mining facility. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.

A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed quarrying or mining operation will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.

A geological and geotechnical site investigation shall be prepared by a professional geologist which shall demonstrate that the surrounding area is not prone to sinkhole development.

A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or relocated to accommodate the quarrying or mining operation.

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

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

A minimum of 20 acres of net lot area shall be required to accommodate all of the uses associated with a solid waste disposal and/or reduction facilities.

The offices and maintenance buildings for the solid waste disposal and/or reduction facility shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width requirement for the solid waste disposal and/or reduction facility shall be 300 feet.

All solid waste disposal and/or reduction facilities shall be located at least 200 feet from any property line or street right-of-way line.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

Access to the site of the solid waste disposal and/or reduction facility shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least 12 feet in height and shall be kept in good repair.

No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the solid waste disposal and/or reduction facility. Overnight parking shall be prohibited.

Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.

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

An equipment cleaning and tire cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.

All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.

A security fence with a minimum height of 12 feet shall be erected along all boundary lines of the area which is approved for a solid waste disposal and/or reduction facility. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.

A 50-foot-wide buffer yard shall completely surround all areas approved for the solid waste disposal and/or reduction facility. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on 12-foot centers. No materials of any nature shall be stored within this buffer yard.

No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the solid waste disposal and/or reduction facility.

The applicant shall comply with all local, state and federal requirements pertaining to the solid waste disposal and/or reduction facility. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.

Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the solid waste disposal and/or reduction facility.

The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.

Routine inspections of the entire site shall be permitted to take place by any local, county, state or federal official who has proper authorization to conduct such inspections. Any necessary corrective work or action shall be performed by the applicant in the time frame specified by the authorized inspector.

All components of the solid waste disposal and/or reduction facility shall be conducted within an approved facility, building, cell site, area, transfer site or other area permitted by the appropriate local, state and federal agencies.

All solid waste materials awaiting disposal and/or reduction shall be stored or staged in a manner or period of time which does not exceed the requirements specified on the permit.

The solid waste disposal and/or reduction facility shall contain an on-site scale which shall be accurately calibrated to weigh and record all solid waste that is disposed or reduced in a manner permitted by the Commonwealth of Pennsylvania. All records concerning the daily tonnage which is delivered, transported, disposed and/or reduced shall be submitted to Caln Township on a monthly basis.

A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed solid waste disposal and/or reduction facility will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.

A geological and geotechnical site investigation shall be prepared by a professional geologist which shall demonstrate that the surrounding area is not prone to sinkhole development from the preparation stages through the post-closure stages.

A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or relocated to accommodate the solid waste disposal and/or reduction facility.

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

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

A contingency plan for the disposal and/or reduction of solid waste during any discontinuation of the normal operations.

A minimum of 20 acres of net lot area shall be required to accommodate all of the uses associated with a junkyard or salvage yard.

The offices and maintenance buildings for the junkyard and/or salvage yard shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width requirement for the junkyard of salvage yard shall be 300 feet.

All junkyards and/or salvage yards shall be located at least 100 feet from any property line or street right-of-way line.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

Access to the site of the junkyard and/or salvage yard shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.

No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the junkyard and/or salvage yard facility. Overnight parking shall be prohibited.

Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.

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

An equipment cleaning and tire cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.

All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.

A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for a junkyard and/or salvage yard. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.

A 50-foot-wide buffer yard shall completely surround all areas approved for the junkyard and/or salvage yard. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on 12-foot centers. No materials of any nature shall be stored within this buffer yard.

No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the junkyard and/or salvage yard.

The applicant shall comply with all local, state and federal requirements pertaining to the junkyard and/or salvage yard. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.

Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the junkyard and/or salvage yard.

The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.

All junk and salvage shall be stored and arranged so as to permit access to emergency management equipment and to prevent accumulation of stagnant water.

No materials of any nature shall be piled to a height of more than eight feet from the elevation of the ground.

All liquids and/or fluids shall be drained from any junk or scrapped automobiles.

A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed facility will not adversely affect the quantity or quality of the surface water and groundwater table within 1,000 feet of the source of operations.

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

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

A minimum of 10 acres of net lot area shall be required to accommodate all of the uses associated with a trucking or motor freight terminal.

The offices, terminals, storage and maintenance buildings for the trucking or motor freight terminal shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width requirement for the lot occupying the trucking or motor freight terminal shall be 300 feet.

All trucking or motor freight terminals shall be located at least 100 feet from any property line or street right-of-way line.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.

Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.

Where overnight parking is permitted, the trucks or commercial vehicles utilizing the facilities shall not be kept running or idling for a period of time exceeding 30 consecutive minutes or 90 cumulative minutes within any 24-hour time period.

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

A 50-foot-wide buffer yard shall completely surround all areas approved for the trucking or motor freight terminal. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on 12-foot centers. No materials of any nature shall be stored within this buffer yard.

Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of the trucking or motor freight terminal.

The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.

All vehicle service, maintenance and repair activities shall be conducted within an enclosed building which has been approved and permitted by Caln Township.

All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and in no case shall be stored on the premises for 30 consecutive days.

The outdoor storage of unlicensed or non-inspected vehicles or trailers shall be prohibited.

All trucks and trailers stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter.

All proposed signs shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

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

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

General agricultural uses may include the following uses: the cultivation of the soil for the raising and harvesting of produce or crops; nurseries; greenhouses; horticulture operations; the raising of livestock, farm animals and/or exotic pets; animal husbandry operations; dairy farms; and other general agricultural uses, as determined by the Caln Township Zoning Officer.

All general agricultural uses shall not include intensive agricultural uses, mushroom production facilities, commercial composting facilities or other forms of specialized agricultural uses that may be considered as a nuisance or as further defined by this Code.

A minimum of one acre of net lot area shall be required to accommodate general agricultural uses and activities.

The raising or ownership of farm animals shall be limited to 0.5 cumulative animal unit per acre.

The minimum lot width requirement for general agricultural uses shall be 100 feet.

All general agricultural uses shall be located at least 50 feet from any property line or street right-of-way line.

All agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, vehicular accessibility and solid waste management.

Accessory uses may be permitted for the general agricultural uses, provided that they are conducted on the same lot and are permitted by Caln Township.

The display and sale of farm products shall be allowed as part of the general agricultural use, provided that at least 75% of the quantity of products for sale have been produced on the property on which they are offered for sale. The sale of farm products shall be conducted in a structure or stand which shall not be located closer than 25 feet from the applicable street right-of-way line.

Intensive agricultural uses may include the following uses: specialized agricultural activities; mushroom production facilities; intensive livestock operations; intensive produce operations; intensive dairy and egg production facilities; poultry production facilities; pork production facilities or pig farms; and other general agricultural uses, as determined by the Caln Township Zoning Officer.

A minimum of 20 acres of net lot area shall be required to accommodate intensive agricultural uses and activities.

The offices, employee facilities, storage and maintenance buildings for the intensive agricultural use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of the Caln Township.

Unless otherwise specified by Chapter 73 of the Caln Township Code, the raising or ownership of farm animals, domestic pets or exotic pets shall be limited to 1.0 cumulative animal unit per acre.

The minimum lot width requirement for intensive agricultural use shall be 300 feet.

All intensive agricultural uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.

All intensive agricultural uses and facilities shall be located at least 100 feet from all streams or surface water.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.

All intensive agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management; vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the intensive agricultural use shall comply with all pertinent local, state and federal laws.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the zoning application.

A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed intensive agricultural use will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.

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

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

The applicant shall provide evidence that the intensive agricultural uses or activities shall comply with the provisions established within this section of the Code.

Commercial composting uses may include the accumulation of biodegradable and organic materials from approved uses, including mushroom production uses; municipal uses; landscaping uses; nursery uses; forestry uses; and other similar uses as determined appropriate by the Caln Township Zoning Hearing Board; where the composted materials are packaged, processed and/or transported from the commercial composting facility and utilized for other applications.

A minimum of 20 acres of net lot area shall be required to accommodate a commercial composting facility.

The offices, employee facilities, storage and maintenance buildings for the commercial composting use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of Caln Township.

The minimum lot width requirement for a commercial composting use shall be 300 feet.

All commercial composting uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.

All commercial composting uses and facilities shall be located at least 100 feet from all streams or surface water.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.

All commercial composting uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management, vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the commercial composting use shall comply with all pertinent local, state and federal laws.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.

A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed commercial composting facility will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.

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

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

As part of the special exception application, the applicant shall provide evidence that the commercial composting uses or activities shall comply with the provisions established within this section of the Code.

A minimum of two acres of net lot area shall be required for an active or passive recreational use, or commercial recreational use.

A minimum of 25 acres of net lot area shall be required for a golf course use,

Unless otherwise permitted by Caln Township Board of Commissioners as part of the conditional use application for an active recreational use, commercial recreational use, or golf course, said recreational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.

Unless otherwise permitted by Caln Township, passive recreational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width for the recreational use shall be 150 feet.

All active outdoor recreational areas and uses, commercial outdoor recreational areas and uses, and golf course areas and uses shall be located at least 50 feet from all property lines and street rights-of-way.

All passive recreational areas and uses shall be located at least 10 feet from all property lines and street rights-of-way.

Shooting ranges shall be prohibited.

All buildings shall be located at least 50 feet from all external property lines and street rights-of-way.

All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the privacy of the residential neighborhood from inappropriate noise, light and other disturbances.

All means of ingress and/or egress shall be located at least 200 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

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

All proposed signs for the recreational use shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.

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

A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.

An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report shall identify how the potential adverse impact will be mitigated and/or prevented.

The minimum and maximum dimensional requirements and utility requirements, as specified by the zoning district in which the educational use is located, shall apply.

All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.

Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

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

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of school buses, emergency response vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

All proposed signs for the educational use shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.

The minimum and maximum dimensional requirements and utility requirements, as specified by the zoning district in which the hospital, micro-hospital, or medical center is located, shall apply.

All heliport or helistop facilities shall be located at least 200 feet from all property lines.

All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.

Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

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

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

All proposed signs for the hospital, micro-hospital, or medical center shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.

All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.

The minimum and maximum dimensional requirements, as specified by the zoning district in which the religious use is located, shall apply.

Unless otherwise permitted by Caln Township, the religious use shall be serviced by public sanitary sewage facilities and public water supply facilities.

All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street rights-of-way.

All designated areas utilized as a cemetery or burial grounds shall be located at least 50 feet from all property lines and street rights-of-way.

Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.

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

The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

All proposed signs for the educational use shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.

Community utilities shall be designed to provide service in an isolated service area, community or neighborhood.

The community facilities shall be located on a self-contained lot which meets the minimum and maximum dimensional lot requirements of the underlying zoning district.

A complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all provisions specified by the Caln Township Code.

A minimum of four acres of net lot area in the I-2 Zoning District and a minimum of 20 acres of net lot area in all other Zoning Districts shall be required to accommodate all of the uses associated with a private utility provider.

The offices, terminals, storage and maintenance buildings for the private utility provider shall be serviced by public sanitary sewage facilities and public water supply facilities.

The minimum lot width for the private utility use shall be 300 feet.

All facilities and uses associated with the private utility use shall be located at least 200 feet from any property line or street right-of-way line.

The maximum height of the buildings and all accessory equipment shall be 50 feet.

The maximum building coverage shall be 25% of the total lot area.

The maximum lot coverage shall be 40% of the total lot area.

All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.

Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.

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

A 50-foot-wide buffer yard shall completely surround all areas approved for the private utility use. Unless otherwise permitted by Caln Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on 12-foot centers. No materials of any nature shall be stored within this buffer yard.

Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of private utility use.

All local, state and federal regulations concerning air pollution or air quality shall be considered as minimum standards for the control of smoke, dust, fumes and emissions.

The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.

All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.

All trucks and trailers stored on the property shall be arranged so as to permit access by emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article IX of this chapter.

All proposed signs shall comply with the provisions specified under Article X of this chapter.

Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.

A complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.

As part of the land development plan, the applicant shall provide documentation to indicate that the private utility use shall comply with the provisions established within the Caln Township Code. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the land development plan, the applicant shall consult with the Caln Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.

Accommodate the need for telecommunications and wireless communications facilities while regulating their location and number so as to ensure the provision for necessary services;

Minimize the adverse visual effects and the number of such facilities through proper design, locating, screening, material, color and finish and by requiring that competing providers of wireless communications services co-locate their commercial communications antennas and related facilities on existing towers;

Ensure the structural integrity of commercial communications antenna support structures through compliance with applicable industry standards and regulations;

Establish review procedures consistent with all relevant federal and state laws including the Middle Class Tax Relief and Job Creation Act of 2012 and the Pennsylvania Wireless Broadband Collocation Act;[1] and

Promote the health, safety and welfare of the residents and property owners within Caln Township.

In the I-1 Industrial and I-2 Light Industrial Zoning District by conditional use approval of the Board of Commissioners subject to applicable standards in this section;

In the I Institutional Zoning District by conditional use approval of the Board of Commissioners subject to applicable standards in this section;

On land owned by Caln Township and the Caln Township Municipal Authority in all zoning districts by right subject to applicable standards in this section; and

On existing telecommunications or wireless communications facilities in all zoning districts, provided the facilities have the capacity to accommodate additional facilities.

Within existing public rights-of-way along the following corridors, regardless of the underlying zoning district, subject to the additional regulations (including height limitations) of this Article that further regulate tower-based facilities in the rights-of-way:

Standard of care. Any tower-based WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, National Electrical Code, as well as the accepted and responsible workmanlike industry practices of the National Association of Tower Erectors. Any tower-based WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.

Security. All tower-based WCFs shall have an integral security platform, or other means with locked access, to prevent unauthorized climbing of the tower.

Height. Any tower-based WCF shall be designed at the minimum functional height and shall not exceed a maximum total height of 180 feet, which height shall include all subsequent additions or alterations. All applicants must submit documentation to the Township justifying the total height of the structure.

Public safety communications. No tower-based WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the tower-based WCF, the owner of the tower based WCF shall take immediate appropriate measures to abate the interference or cease operation.

Maintenance and inspections. The following maintenance requirements shall apply:

Radio frequency emissions. No tower-based WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.

Historic buildings or districts. No tower-based WCF may be located on a building or structure that is listed on either the National or Pennsylvania Registers of Historic Places or is defined as an historic resource pursuant to this chapter.

Identification. All tower-based WCFs shall display a notice in a readily visible location identifying the name and phone number of a party to contact in the event of an emergency, subject to approval by the Township.

Lighting. Tower-based WCFs shall not be artificially lighted, except as required by law and as may be approved by the Township.

Appearance. Towers shall be galvanized and/or painted with a rust-preventive paint of an appropriate color or rust brown oxidized steel to harmonize with the surroundings.

Noise. Tower-based WCFs shall be operated and maintained so as not to produce noise in excess of applicable noise standards under all state laws and in Chapter 103 of the Caln Code.

Aviation safety. Tower-based WCFs shall comply with all federal and state laws and regulations concerning aviation safety.

Timing of approval. Within 30 calendar days of the date that an application for a tower-based WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. All applications for tower-based WCFs shall be acted upon within 150 days of the receipt of a fully completed application for the approval of such tower-based WCF and the Township shall advise the applicant in writing of its decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the 150-day review period.

Removal. In the event that use of a tower-based WCF is planned to be discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:

Permit fees. The Township may assess appropriate, fair and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a tower-based WCF as set forth in fee schedules established by the Township.

Permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District. Tower-based WCFs are permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District by conditional use of the Board of Commissioners.

Gap in coverage. An applicant for a tower-based WCF must demonstrate that a significant gap in wireless coverage exists with respect to the applicant's operation in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of tower-based WCF.

Sole use on a lot. A tower-based WCF is permitted as a sole use on a lot subject to the minimum area and bulk requirements for the applicable district.

Combined with another use. A tower-based WCF may be permitted on a property with an existing use or on a vacant parcel in combination with another use permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District subject to the following conditions:

Co-location. An application for a new tower-based WCF shall not be approved unless the Township finds that the wireless communications equipment planned for the proposed tower-based WCF cannot be accommodated on an existing or approved structure or building. Any application for approval of a tower-based WCF shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed tower, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.

Design regulations.

Soil report. The applicant shall submit a soil report to the Township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/ETA 222-B, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.

Fence/screen.

Accessory equipment.

Additional antennae. The applicant shall allow and encourage other service providers to co-locate antennae on tower-based WCFs where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennae without obtaining a building permit from the Township.

Bond. Prior to the issuance of a permit to construct a tower-based WCF outside of the ROW, the owner shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond or other form of security acceptable to the Township Solicitor, in an amount of $100,000 to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter after reasonable notice and opportunity to cure. The owner shall file the bond with the Township and maintain the same in effect for as long as the tower-based WCF exists.

Permissible locations and additional design standards.

Gap in coverage. An applicant for a tower-based WCF must demonstrate that a significant gap in wireless coverage exists with respect to the applicant's operation in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of tower-based WCFs in the ROW.

Co-location. An application for a new tower-based WCF in the right-of-way shall not be approved unless the Township finds that the proposed wireless communications equipment cannot be accommodated on an existing structure, such as a utility pole or traffic light pole. Any application for approval of a tower-based WCF shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed tower, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.

Time, place and manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all tower-based WCFs in the right-of-way based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.

Equipment location. Tower-based WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the right-of-way as determined by the Township. In addition:

Design regulations.

Additional antennae. The WCF applicant shall allow and encourage other service providers to co-locate antennae on tower-based WCFs where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennae without obtaining the prior written approval of the Township.

Relocation or removal of facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of tower-based WCF in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:

Compensation for right-of-way use. Every tower-based WCF in the right-of-way is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the right-of-way. Such compensation for right-of-way use shall be directly related to the Township's actual right-of-way management costs including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other right-of-way management activities by the Township. The owner of each tower-based WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual right-of-way management fee for tower-based WCFs shall be determined by the Township and authorized by resolution of the Board of Commissioners and shall be based on the Township's actual right-of-way management costs as applied to such tower-based WCF.

Bond. Prior to the issuance of a permit, the owner of a tower-based WCF in the right-of-way shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond, or other form of security acceptable to the Township Solicitor, in an amount of $100,000 to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter, after reasonable notice and opportunity to cure. The owner shall file a copy of the bond with the Township and maintain the same in effect for as long as the tower exists.

Permitted in all zoning districts subject to regulations. Non-tower WCFs are permitted in all zoning districts subject to the restrictions and conditions prescribed below and subject to the prior written approval of the Township.

Standard of care. Any non-tower WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.

Public safety communications. No non-tower WCF shall interfere with public safety communications or the reception of broadband, television, radio other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the non-tower WCF, the owner of the non-tower WCF shall take immediate appropriate measures to abate the interference or cease operation.

Aviation safety. Non-tower WCFs shall comply with all federal and state laws and regulations concerning aviation safety.

Radio frequency emissions. No non-tower WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.

Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:

Timing of approval. Within 10 calendar days of the date that an application for the nontower WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. The Township shall have 10 days from the receipt of the additional information to issue a letter of completeness, or to request additional information as appropriate. Within 60 calendar days of receipt of a complete application, the Township shall make its final decision on whether to approve the application and shall advise the applicant in writing of such decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the 60-day review period.

Permit fees. The Township may assess appropriate, fair and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a nontower WCF as set forth in fee schedules established by the Township.

Permitted in all zoning districts subject to regulations. Non-tower WCFs are permitted in all zoning districts subject to the restrictions and conditions prescribed below and subject to the prior written approval of the Township.

Standard of care. Any non-tower WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.

Public safety communications. No non-tower WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the non-tower WCF, the owner of the non-tower WCF shall take immediate appropriate measures to abate the interference or cease operation.

Historic buildings. Non-tower WCFs may not be located on a building or structure that is listed on either the National or Pennsylvania Registers of Historic Places or is defined as an historic resource pursuant to this chapter.

Aviation safety. Non-tower WCFs shall comply with all federal and state laws and regulations concerning aviation safety.

Maintenance. The following maintenance requirements shall apply:

Radio frequency emissions. No non-tower WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.

Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:

Timing of approval. Within 30 calendar days of the date that an application for a non-tower WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. Within 90 calendar days of receipt of a complete application, the Township shall make its final decision on whether to approve the application and shall advise the applicant in writing of such decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the Township's 90-day review period.

Bond. Prior to the issuance of a permit, the owner of each individual non-tower WCF shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond, or other form of security acceptable to the Township Solicitor, in an amount of $25,000 for each individual non-tower WCF, to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter, after reasonable notice and opportunity to cure. The owner shall file a copy of the bond with the Township and maintain the same in effect for as long as the non-tower WCF exists.

Permit fees. The Township may assess appropriate, fair and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a nontower WCF as set forth in fee schedules established by the Township.

Development regulations. Non-tower WCFs shall be co-located on existing structures, such as existing buildings or tower-based WCFs subject to the following conditions:

Design regulations.