The maximum number of dwelling units in any apartment building shall be 20.

Windows shall constitute a minimum of 25% of the total area of every external wall.

Parking for Apartment Buildings. Off-street parking shall not be located between the front facade of the apartment building and the adjoining street right-of-way or access drive. Such parking shall be provided in one or more of the following locations:

Architectural styles and building materials shall be similar to those found in surrounding residential areas. An architectural rendering shall be supplied showing all architectural elements and indicating construction materials.

Where an apartment complex comprised of two or more apartment buildings is proposed, the following additional standards shall apply:

A maximum of 10 rooms or suites are permitted in a bed-and-breakfast operation.

Meals served at bed-and-breakfast operations shall be limited to breakfasts.

Cooking facilities are prohibited in all guest rooms.

Common rest rooms are permitted in bed-and-breakfast operations. If common rest rooms are used, a minimum of one common rest room shall be provided for every two guest rooms.

Any required exterior improvements to the building, such as those required to meet applicable fire safety requirements, shall be located to the rear of the building and shall not detract from the residential character of the building.

Either the bed-and-breakfast operation owner or a designated operator shall maintain a permanent residence within the bed-and-breakfast operation.

Permitted Accessory Uses. Within a bed-and-breakfast operation, common rooms may be used for the following purposes: galley for local artists; sales of antiques, collectibles, or similar products; sales of locally produced crafts, artwork, or similar products; or coffee or tea room where coffee, tea, and light refreshments are served. No accessory use shall be permitted within rooms used as guest rooms. Where a permitted accessory use is proposed, hours of operation shall be limited to 11:00 a.m. to 6:00 p.m.

An outdoor play area meeting the following standards shall be provided:

Passenger drop-off and pick-up areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.

All child-care center or group child care facilities shall obtain and maintain proper licensure from the Commonwealth of Pennsylvania.

Conference centers may include a range of component uses. Such uses shall be comprehensively listed to the Borough and may include the following:

The vehicle entrance to the conference center complex shall be located either along an arterial street as defined in the Southwest Adams Joint Comprehensive Plan or along a lesser classification street but within 0.5 mile of an intersection with an arterial street.

All conference center facilities and accessory components shall be located inside a building or buildings. Pedestrian connections shall be provided between the conference center facilities and all accessory component that allow attendees to move from one venue to another without having to go outside.

Existing single-family detached dwellings may be converted to either two or three dwellings, provided that the property meets the lot area per dwelling unit standard of the underlying zoning district for conversion housing use.

The exterior of the building shall retain its original single-family detached residential appearance. Any external stairways to upper floor dwellings and any fire escapes shall be located to the rear of the building.

No building additions shall be permitted, within the context of applying for and receiving the necessary approvals for a conversion housing project, where the sole purpose of the building addition is to add livable floor area to the existing single-family detached dwelling to allow for additional dwelling units within the conversion housing project. The number of permitted dwelling units within a conversion housing project shall be based on the floor area of the single-family detached dwelling at the time of application for the conversion housing project.

Public or central sewer service shall be required.

Should a parking lot be required to provide the minimum parking spaces for the use, such parking lot shall be located to the rear of the building. Existing garage and driveway area may be used to provide the required minimum parking spaces provided that the parking spaces are oriented in a manner that vehicle egress from all parking spaces can be accomplished without having to move another vehicle.

All dwelling units within a conversion housing project shall comply with all applicable requirements of the Pennsylvania Uniform Construction Code. Applying for and receiving any applicable permit in accordance with the requirements of the Pennsylvania Uniform Construction Code shall be a condition of any zoning approval to establish a conversion housing use.

All operations, excluding truck loading and off-loading, shall be conducted within an enclosed building. Loading facility doors shall be closed at all times other than when a truck is loading or off-loading products.

There shall be no outdoor storage of products, including packaged products or products in delivery containers, being processed by the distribution center.

Access to the distribution center shall be from a minor arterial street or higher classification as identified in the Southwest Adams Joint Comprehensive Plan.

Any overnight parking area for trucks shall be fully screened from view from any adjoining residential parcels. Where a fence is used as part of this screening, landscaping shall be provided along the outside edge of the fence.

An outdoor play area meeting the following standards shall be provided:

Passenger drop-off and pick-up areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.

Family child-care facilities shall obtain and maintain proper licensure from the Commonwealth of Pennsylvania.

A minimum lot area of two acre and lot width of 200 feet shall be required.

No outdoor storage of equipment is permitted within 50 feet of the right-of-way line or 25 feet of the side or rear property lines.

A land development plan shall be approved in accordance with applicable requirements of Chapter 22, Subdivision and Land Development. If special exception approval precedes land development plan submission, approval of the land development plan shall be a condition of any special exception approval granted in accordance with this section.

A farm market shall be intended to offer for sale primarily agricultural products produced either on the farm where the farm market is located or on other farms located within Adams County, as well as other agriculturally related products. A minimum of 25% of the sales from the farm market shall be agricultural or agriculturally related products produced either on the farm or on surrounding farms within Adams County. A maximum of 75% of the sales from the farm market may be from products produced outside Adams County.

Agricultural tourism is deemed to include a variety of activities designed to provide recreation, entertainment, education, and/or tourism opportunities within an agricultural setting. Agricultural tourism includes hay rides, corn or hay mazes, petting zoos comprised of farm animals, farm tours, historical or living history farms, farm museums, U-pick operations, tree farms, wineries (with wine tasting rooms and wine sales areas) or other operations deemed by the Zoning Hearing Board, upon Planning Commission review and recommendation, to be of the same general nature as the above uses. Agricultural tourism uses may be operated as a stand-alone use or as an accessory use to a farm market.

The owner of the farm market/agricultural tourism use shall be the owner of the farm upon which the farm market/agricultural tourism use is located.

Farm market and agricultural tourism uses shall be located on a farm or on a property of at least five acres in size on which agricultural products are grown or produced.

The maximum floor area of any structure devoted to a farm market/agricultural tourism use shall be 15,000 square feet of publicly accessible sales activity area.

A farm market and/or agricultural tourism use shall contribute to the total number of uses or lots that may be developed on a property in accordance with the scale established in § 27-403, Subsection 1A, of this chapter.

Off-street parking and loading for farm markets and agricultural tourism uses shall be provided and designed in accordance with applicable requirements of Part 16 of this chapter. The amount of off-street parking for agricultural tourism uses to be provided shall be determined by the Zoning Hearing Board in accordance with testimony provided by the applicant regarding the anticipated volume of customer traffic associated with the agricultural tourism use.

A farm-related business is deemed to include one or more of the following and similar uses:

The owner or other person having primary interest in the farm-related business shall be a full-time resident of the farm where the farm-related business is proposed to be located.

No more than four persons, other than residents of the farm, shall be employed in the farm-related business on a full-time basis. During peak business periods, no more than five additional persons, other than residents of the farm, shall be employed in the farm-related business on a part-time basis, provided that sufficient off-street parking, meeting the applicable requirements of this chapter, is provided for all employees on the site.

The portion of the farm devoted to all farm-related business shall not exceed two acres or 10% of the area of the farm, whichever is less.

The maximum floor area of any structure devoted to a farm-related business shall not exceed 5,000 square feet.

The proposed use shall be conducted entirely within an enclosed building. Outdoor display of products or merchandise shall be prohibited, except for plant nurseries and specialty food sales.

Sale of food items or specialty products shall be limited to those produced on the premises and products relating to services performed on the premises.

The farm stand structure where agricultural products are sold shall not exceed 1,000 square feet in area. Sale of agricultural products from a structure in existence prior to the effective date of this chapter shall be exempted from this requirement.

Off-street parking shall be provided in accordance with applicable provisions of Part 16.

The occupants of the farm worker housing facility shall be employed as laborers on the farm or agricultural operation where the farm worker housing facility is located.

The owner of the property shall not lease the farm worker housing facility dwelling unit(s) to persons not employed by the farm or agricultural operation.

The owner of the property shall maintain the farm worker housing facility in compliance with any applicable Pennsylvania Department of Agriculture requirements or other state requirements for farm labor housing.

The drive-through facility, including the drive-through lane, automated teller machine, and/or service window, shall be located to the side or rear of the financial institution building. In no instance may any component of the drive-through facility be located in the front yard.

Vegetative screening shall be located between all components of the drive-through facility and any adjoining residential use or any property in the R1, R2, or R3 Districts.

The drive-through facility must have a lane that is dedicated to the conduct of drive-through business. The lane shall include sufficient length to allow for stacking of a minimum of six vehicles waiting for window or automated teller machine service. The stacking area shall not be used for parking lot circulation aisles or in any way conflict with parking or vehicle and pedestrian circulation.

The provider and the structure shall be permitted and licensed by the appropriate county and/or state agencies and shall comply with all applicable rules and regulations. Copies of said permits and licenses shall be submitted as a component of the zoning permit application.

The zoning permit application shall identify the following:

There shall be twenty-four-hour resident supervision by people qualified by training and experience in the field for which the group home is intended.

Any medical or counseling services provided shall be done so only for residents.

There shall be no alteration to the outside of the structure that would alter the residential character of the dwelling, be inconsistent with the basic architecture styles of the surrounding neighborhood, or be otherwise incompatible with surrounding dwellings.

Proposed heavy manufacturing uses shall provide to the Borough copies of all applicable state and federal emission, disposal, operation, transportation and other permits required by state and/or federal law before a zoning permit will be issued.

The outdoor storage of raw or finished materials or products shall be permitted, provided that all materials and/or products are fully screened from view from all nonresidential parcels. Where a fence is used as part of this screening, landscaping shall be provided along the outside edge of the fence.

Materials shall not be piled or stacked higher than the screening, landscaping and/or fence.

Where the site abuts a residential zone or district permitting residential use, the building wall facing such lots shall not have any service door openings or loading docks oriented toward the residential zone.

A home occupation is deemed to include, but is not necessarily limited to, the following types of occupations: barber; hairdresser; dressmaker; milliner; professional office of attorney, architect, landscape architect, community planner, engineer, accountant, physician, dentist, realtor, insurance agent, clergyman, teacher, artist, horticulturist, or surveyor; clerical, typing and/or word processing services; family child care; sales of specialty "Homemade Food" products, which require licensing for home production by a State and/or local health agency; sales of canned, pickled, preserved, or similarly processed fruits and vegetables, where such fruits and vegetables, were grown in a personal garden; and appliance repair, provided that no work may be performed out of doors and no appliances may be stored out of doors. Other occupations in addition to those listed above may be considered to be home occupations provided it is determined that such occupations are of the same general character as those occupations listed above.

The person conducting the home occupation shall reside within the dwelling located on the lot.

No more than two persons other than family members who reside within the dwelling may be employed by the home occupation.

No more than 25% of the livable floor area of the dwelling may be devoted to the home occupation. Where the home occupation is operated either fully or partially within an accessory building on the lot, no more than 500 square feet of floor area in the accessory building may be devoted to the home occupation use. The applicant shall submit floor plans of the dwelling or the accessory building devoted to home occupation use. Said floor plans shall clearly depict the portion of the building devoted to home occupation use.

The dwelling or accessory building in which the home occupation is conducted shall retain a residential design and character. The applicant shall submit photographs of the existing building and shall submit architectural drawings of said building if an addition is proposed in support of the home occupation use. Said photographs and/or architectural drawings shall demonstrate that residential design and character will be retained.

Permit Required.

A maximum one guest room or suite is permitted within a homestay.

Any proposed homestay shall be compatible with the neighborhood in which it is located in terms of landscaping, scale, and architectural character. The use shall be harmonious and compatible with the existing uses within the neighborhood.

The operator of the homestay shall be the owner of the dwelling and permanently reside on the premises.

Guest rooms or suites shall meet current minimum room size and related dimensional requirements as may be defined in the Pennsylvania Uniform Construction Code, or similar applicable code.

The operator of the homestay must demonstrate that the homestay is registered with the Adams County Treasurer's Office in compliance with County Ordinance No. 3 of 2012 for the payment of hotel room rental tax.

An infill housing project may be proposed on one or more vacant lots, one or more developed lots where the proposed infill housing will replace the existing development, or a combination of vacant and developed lots.

Maximum site area: the maximum site area for an infill housing project shall be two acres.

Maximum number of buildings: an infill housing project shall include a maximum of one building.

Number of dwelling units: the maximum number of dwelling units in an Infill housing project shall be calculated by dividing the site area by the applicable minimum lot area per dwelling unit standard of the underlying zoning district for infill housing use. Where this calculation results in a portion of a dwelling unit, the number shall be rounded down.

Dwelling Unit Types. The following dwelling unit types shall be permitted within an infill housing project:

Architectural features for an infill housing project shall be similar to those found on properties surrounding the project site. An architectural rendering shall be provided with any zoning application for an infill housing project. The rendering shall identify the architectural features for the site that are similar to those on surrounding properties, and shall confirm that proposed materials are comparable to those already used in the setting.

Public or central sewer service shall be required.

All dwelling units within an infill housing project shall be served by a single, shared driveway.

Should a parking lot be required to provide the minimum parking spaces for the use, such parking lot shall be located to the rear of the building. Existing garage and driveway area may be used to provide the required minimum parking spaces, provided that the parking spaces are oriented in a manner that vehicle egress from all parking spaces can be accomplished without having to move another vehicle.

All dwelling units within an infill housing project shall comply with all applicable requirements of the Pennsylvania Uniform Construction Code. Applying for and receiving any applicable permit in accordance with the requirements of the Pennsylvania Uniform Construction Code shall be a condition of any zoning approval to establish an infill housing use.

Entrances to nonresidential uses within a mixed-use property building shall be located along a public street. Nonresidential use access may be taken from either a single entrance that serves two or more nonresidential uses, or may be taken from individual entrances. Where the mixed-use property is located on a corner lot, the nonresidential entrance or entrances shall be located along the street to which the property is addressed.

Entrances to residential uses in a mixed-use property building may be located at any location, provided the following standards are met:

Mobile Home Park Permit.

Mobile Home Park Registry.

Site Plan Objectives. In considering and acting upon site plans for mobile home parks, the Zoning Hearing Board shall, within the context of its special exception review process, take into consideration the public health, safety, and welfare, the comfort and convenience of the public in general and of the residents of the immediate neighborhood in particular, and may prescribe appropriate conditions and safeguards as may be required in order that any special exception approval furthers the intent of the Southwest Adams County Joint Comprehensive Plan, and accomplishes the following objectives in particular:

Minimum Site Requirements.

Minimum Mobile Home Lot Requirements.

Minimum Setback Requirements.

Mobile Home Park Street System.

Off-Street Parking.

Utility Improvements.

Open Space.

Buffer Strips. A suitably screened or landscaped buffer strip at least 10 feet wide, approved by the Zoning Hearing Board upon recommendation of the Planning Commission, shall be provided by the developer along all property and street boundary lines. The buffer strip may contribute to the minimum open space area for the mobile home park, provided that the buffer strip is available for use by residents for active or passive recreation purposes, including, but not necessarily limited to, walking and bicycling trails.

Walkways.

Signs and Lighting.

Other Site Improvements.

Exclusive Use for Residential Purposes. No part of any mobile home park shall be used for any nonresidential purpose, except such uses as are required for the direct servicing and well-being of park residents and for the management and maintenance of the park. This provision shall not be interpreted to preclude occupants of individual mobile homes from conducting no-impact home-based businesses or home occupations as may be permitted within the underlying zoning district, provided that the mobile home park owner does not preclude such uses.

Supervision of Mobile Home Placement. The management of the mobile home park shall supervise the placement of a mobile home, including the anchoring of the mobile home and the installation of utilities.

Sale or Transfer of Individual Mobile Homes. Nothing contained in this chapter shall be deemed as prohibiting the sale of an individual mobile home located on an individual mobile home lot and connected to the pertinent utilities.

The business activity shall be compatible with the residential use of the property and surrounding residential uses.

The business shall employ no employees other than family members residing in the dwelling.

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.

The business activity may not use any equipment or process, which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.

The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

The business may not involve any illegal activity.

Permit Required.

For a parking garage provided as an accessory use to another principal use, the parking garage shall be located either to the rear or the side of the principal use.

For a parking garage provided as a principal use, the parking garage shall be located on the property in accordance with the dimensional standards of the underlying zoning district. In addition, the following standards shall apply:

The parking garage shall be designed with architectural features that are consistent with applicable requirements of the underlying zoning district. In addition, the following standards shall apply:

The parking garage shall be designed to include other uses within the facility. At a minimum, the provision of retail space of the ground floor of the facility shall be required. Professional office space, business office space, and apartments may be permitted within upper levels of the facility. In addition, the following standards shall apply:

Sales from a produce stand shall be limited to those fruits and vegetables grown in a personal garden on a residential property.

The produce stand shall be comprised of a temporary accessory structure, including, but not limited to a shed, table, or similar structure, of no more than 100 square feet.

The produce stand structure is not required to comply with the setback requirements ordinarily applied to the property, but the structure shall not be placed in any road right-of-way.

The produce stand structure shall be removed when the produce stand is not in operation.

Off-street parking shall be provided in accordance with applicable provisions of Part 16.

All operations, including collection, shall be conducted within an enclosed building. Access doors for trucks shall be closed at all times other than when a truck is off-loading materials to be recycled or on-loading process materials.

There shall be no outdoor storage of materials collected, used, or generated by the recycling facility.

The operator shall document with the Borough a written explanation describing the scope of the operation and the measures to be used to mitigate any problems associated with noise, fumes, dust, or litter. Such written explanation shall include a detailed explanation of site maintenance and stray debris collection.

Access to the recycling facility shall be from a roadway classified of no less than a minor arterial street as identified in the Southwest Adams Joint Comprehensive Plan.

Any special exception approval for a recycling facility shall include a condition that the application receive all applicable Pennsylvania Department of Environmental Protection approvals and any similar state approvals. Further, such approvals shall be obtained by the applicant before any zoning permit approval for the use is approved.

The minimum aisle width between buildings shall be 24 feet.

Aisles shall be designed to enable large vehicle movement through the site. The applicant shall submit a graphic depicting truck turning movements to demonstrate that large vehicles can move through the site without contacting buildings or being forced to make reverse movements.

Aisles shall be paved. Suitable paving material shall be asphalt or concrete.

Storage of explosive, radioactive, toxic, highly flammable, or otherwise hazardous materials shall be prohibited.

No tenant renting a storage unit shall be permitted to operate a business out of or from the storage unit.

All storage shall be within closed buildings built on a permanent foundation of durable materials. Trailers, box cars or similar impermanent or movable structures shall not be used for storage.

Outdoor vehicle storage is permitted and shall comply with the following requirements:

The facility shall be surrounded by a fence of at least six feet but not more than eight feet in height.

All lighting shall be arranged so as to prevent direct view of the light bulb or the lens covering the light bulb from adjoining properties and/or public rights-of-way. Full cut-off light fixture shall be used to achieve this standard.

A landscaped buffer of no less than 10 feet in width shall be provided around the perimeter of the facility. At least one major deciduous tree shall be planted for every twenty-foot segment of the buffer.

Resorts may include a range of component uses. Such uses shall be comprehensively listed to the Borough and may include the following:

The vehicle entrance to the conference center complex shall be located either along an arterial street as defined in the Southwest Adams Joint Comprehensive Plan or along a lesser classification street but within 0.5 mile of an intersection with an arterial street.

Because of the unique and land intensive nature of resorts, the use shall not be required to comply with the development design standards of the underlying zoning district regarding building placement or parking lot placement. However, development design shall be subject to compliance with the following standards:

The drive-through facility, including the drive-through lane, ordering intercom or window, and product delivery window shall be located to the side or rear of the restaurant building. In no instance may any component of the drive-through facility be located in the front yard.

Vegetative screening shall be located between all components of the drive-through facility and any adjoining residential use or any property in the R1, R2, R3, or CC Districts.

The drive-through facility must have a lane that is dedicated to the conduct of drive-through business. The lane shall include sufficient length to allow for stacking of a minimum of eight vehicles waiting to place an order. The lane shall include sufficient length to allow for stacking of a minimum of two vehicles waiting to receive an order. The stacking area shall not be used for parking lot circulation aisles or in any way conflict with parking or vehicle and pedestrian circulation.

Outdoor furnishings may include tables, chairs, umbrellas, service counters, reservation podiums, features associated with outdoor activities, and similar features associated with providing an outdoor dining and leisure experience.

Outdoor furnishings shall be stored inside the restaurant during those seasons of the year where the outdoor dining and activity area is not operating.

Planters, nonpermanent decorative barriers/fencing, as well as a reservation podium are encouraged and shall define the outdoor dining area occupied by the restaurant.

Advertising or promotional features shall be limited to umbrellas, canopies and sandwich boards.

The drive-through facility, including the drive-through lane and/or service window, shall be located to the side or rear of the retail store building. In no instance may any component of the drive-through facility be located in the front yard.

Vegetative screening shall be located between all components of the drive-through facility and any adjoining residential use or any property in the R1, R2, R3, or CC Districts.

The drive-through facility must have a lane that is dedicated to the conduct of drive-through business. The lane shall include sufficient length to allow for stacking of a minimum of four vehicles waiting for window service. The stacking area shall not be used for parking lot circulation aisles or in any way conflict with parking or vehicle and pedestrian circulation.

The use shall be located on a lot abutting a minor arterial street or higher classification as established by the Southwest Adams Joint Comprehensive Plan.

Fuel pumps shall be at least 25 feet from any existing and required future road right-of-way or 50 feet from the road center line, whichever is greater.

All services not normally associated with vehicular refueling shall be performed within a completely enclosed building.

The outdoor display of products for sale at the establishment shall not be permitted except for under following conditions:

A site circulation plan shall be devised that separates those vehicles waiting fueling service from those awaiting other services.

Any canopies over a vehicle fueling area shall share common architectural characteristics with the principal building, and shall be constructed with materials used for the principal building. The applicant shall submit architectural drawings to confirm the common architectural design and common materials.

No canopy structure shall be illuminated. Any lighting designed to illuminate the area beneath the canopy structure shall be flush mounted. Light fixtures that extend below the horizontal plane made by the bottom edge of the canopy shall not be permitted.

The shopping plaza shall operate under unified management, which shall have sole responsibility for operation and maintenance of the shopping plaza.

The shopping plaza shall be designed with a unified architectural theme. Consistent building dimensions, materials, and roof-lines shall be proposed for all uses within the shopping plaza.

The primary entrance to the shopping plaza shall be provided from a roadway with a classification no less than a minor arterial street as identified in the Southwest Adams Joint Comprehensive Plan.

An internal pedestrian system shall be designed that will enable customers to move from any tenant within a shopping plaza to any other tenant without having to traverse vehicle parking spaces, parking space aisles, loading areas, or other nonpedestrian areas.

No building within which single-family attached dwellings are proposed shall include more than four dwelling units.

In addition to the setback and yard requirements of the underlying zoning district, buildings where single-family attached dwellings are proposed shall meet the following building separation requirements:

Within any building within which single-family attached dwellings are proposed, no individual dwelling unit shall have a building footprint placed at the same distance from the front lot line, the street line, access drive line, or other feature defining the front of the dwelling as an adjoining individual dwelling. The building footprint of adjacent dwellings shall vary by no less than two feet and no more than four feet to create a staggered appearance of the individual dwelling units. Further, the roof plane shall vary from dwelling unit to dwelling unit in a manner consistent with the variation in the location of the front and rear of the building footprint.

There shall be, for any building within which single-family attached dwellings are proposed, at least three different architectural plans having substantially different designs, building materials, and exterior and floor elevations.

All single-family attached dwellings shall comply with the following architectural requirements:

On any building where single-family attached dwellings are proposed, all individual dwelling units shall share a common roof shingle material and color.

Parking. Off-street parking shall be located in accordance with the following requirements:

The proposed use shall be of the same general character in terms of size, scale, intensity, and type of use as those uses specifically authorized in the underlying zoning district.

The applicant shall present testimony that evaluates the degree to which the proposed use is of the same general character of the underlying zoning district versus other zoning districts applied in the Borough. In rendering its decision, the Zoning Hearing Board shall conclude that the proposed use achieves an equal or higher degree of character consistency in terms of general character in the underlying district versus other zoning districts applied in the Borough.

The proposed use shall not cause traffic impacts that exceed the potential traffic impacts that may be caused by the development of uses specifically authorized in the underlying zoning district.

The proposed use shall not produce heat, glare, noise, noxious odors, or any other nuisance that exceed the potential impacts of uses specifically authorized in the underlying zoning district.

The proposed use shall comply with all dimensional, performance, and related requirements of this chapter ordinarily applied to specifically authorized uses of the underlying zoning district.

Any proposed vacation rental shall be compatible with the neighborhood in which it is located in terms of landscaping, scale and architectural character. The use shall be harmonious and compatible with the existing uses within the neighborhood.

The operator of the vacation rental shall, at all times while the property is being used as a vacation rental, maintain a contact person/entity within a 15 minute drive of the property. The contact person or entity must be available via telephone 24 hours a day, seven days a week, to respond to complaints regarding the use of the vacation rental.

A written notice shall be conspicuously posted inside each vacation rental unit setting forth the name, address and telephone number of the contact person required in Subsection 34B above. The notice shall also set forth the address of the vacation rental, the maximum number of vehicles permitted to park on site, and the day(s) established for garbage collection.

The number of overnight occupants shall be limited to two persons per available guest room or suite.

Guest rooms or suites shall meet current minimum room size and related dimensional requirements as may be defined in the Pennsylvania Uniform Construction Code, or similar applicable code.

Off-street parking shall be provided in accordance with § 27-1602, Subsection 1AAA. Where the number of required parking spaces is such that a parking lot is required in accordance with § 27-1603, Subsection 1A, such parking lot shall be designed in accordance with the requirements of § 27-1603. Further, the parking lot shall be hidden from view, through the use of landscaping or similar design features, from any public road right-of-way.

The operator of the vacation rental must demonstrate that the vacation rental is registered with the Adams County Treasurer's Office in compliance with County Ordinance No. 3 of 2012 for the payment of hotel room rental tax, as may be reenacted or amended.

The use shall be located on a lot abutting an arterial street.

Fuel pumps shall be at least 25 feet from any existing and required future road right-of-way or 50 feet from the road center line, whichever is greater.

All services not normally associated with vehicular refueling shall be performed within a completely enclosed building.

Any canopies over a vehicle fueling area shall share common architectural characteristics with the principal building, and shall be constructed with materials used for the principal building. The applicant shall submit architectural drawings to confirm the common architectural design and common materials.

No canopy structure shall be illuminated. Any lighting designed to illuminate the area beneath the canopy structure shall be flush mounted. Light fixtures that extend below the horizontal plane made by the bottom edge of the canopy shall not be permitted.

Location. An applicant may co-locate one or more wireless communications facilities on existing poles, including, but not limited to, existing tower based wireless communications facilities, telephone and/or electric utility poles, and light poles. Multiple small wireless facilities proposed to be deployed at multiple locations shall be considered to be one application for the purpose of this review and approval process.

Siting Requirements. Co-location of wireless communication facilities shall meet the following siting criteria:

Stealth Technology. The most current stealth technology available shall be used to minimize aesthetic impact of collocated wireless communications facility within the surrounding environment. The stealth technology chosen by the applicant shall be subject to approval by the Borough.

Time, Place, and Manner. The Borough shall have the ability to determine the time, place, and manner of construction, maintenance, repair, and/or removal of all collocated wireless communication facilities within the rights-of-way of Borough roads or other Borough rights-of- way. Such ability shall be based on public safety, traffic management, physical burden on the right-of-way, and related considerations. Within public utility rights-of-way, the Borough's decision regarding time, place, and manner of work shall be consistent with the police powers of the Borough and the requirements of the Public Utility Code.

Removal or Relocation. The Borough shall have the ability to require the removal or relocation of co-located wireless communications facilities from within the rights-of-way of Borough roads or other Borough rights-of-way. Within 60 days following written notice from the Borough, or such longer period as the Borough determines is reasonably necessary or such shorter period in the case of an emergency, the owner of co-located wireless communication facility shall, at its own expense, temporarily or permanently remove or relocate said facility. The Borough may, consistent with its police powers and applicable Public Utility Commission regulations, required such removal or relocation under the following circumstances:

Reimbursement for Right-of-Way Use. The Borough shall have the ability to subject the owner of every co-located communications facility in a public right-of-way to a fair and reasonable use an occupancy fee, as may be fixed annually by the Borough. Such compensation for right-of-way use shall be directed related to the Borough's actual right-of-way management costs including, but not limited to, the costs of reviewing, inspecting, permitting, supervising, and other right-of-way management activities of the Borough. The owner of each co-located wireless communication facility shall pay an annual fee to the Borough to compensate the Borough for costs incurred in connection with such management activities.

Review Period. The timing requirements of Part 19 of this chapter notwithstanding, the review and approval period shall be those expressed in "Accelerating Wireless and Wireline Broadband Deployment by Removing Barriers to Infrastructure Investment," or subsequent rulemaking, by the Federal Communications Commission, and specifically as follows:

Location. An applicant may co-locate one or more wireless communications facilities on existing poles, including, but not limited to, existing tower based wireless communications facilities, telephone and/or electric utility poles, and light poles. Such facilities may also be co-located on buildings and structures. Multiple small wireless facilities proposed to be deployed at multiple locations shall be considered to be one application for the purpose of this review and approval process.

Screening. Any related equipment that cannot be placed underground shall be screened through the use of landscaping or other decorative features.

Stealth Technology — Co-location on Wireless Communication Tower. Any stealth technology employed on the existing wireless communication tower must be expanded to encompass the new wireless communication facility to be co-located on said tower.

Stealth Technology — Co-location on Other Towers, Poles, Structures, or Buildings. Stealth technology shall be employed to minimize the visual impact of the wireless communications facility within the surrounding environment. Specific requirements are as follows:

Height. The following height requirements shall be applied:

Review Period. The timing requirements of Part 19 of this chapter notwithstanding, the review and approval period shall be those expressed in "Accelerating Wireless and Wireline Broadband Deployment by Removing Barriers to Infrastructure Investment," or subsequent rulemaking, by the Federal Communications Commission, and specifically as follows.

Location. An applicant may co-locate one or more wireless communications facilities on new poles. Multiple small wireless facilities proposed to be deployed at multiple locations shall be considered to be one application for the purpose of this review and approval process.

Evaluation of Siting Opportunities. An applicant seeking approval to erect or enlarge a tower based wireless communications facility shall demonstrate compliance with the following requirements:

Siting Requirements. Where the applicant has demonstrated that no co-location opportunities exist to site wireless communications antenna on an existing structure and that a wireless communications tower is necessary, the following siting criteria must be met:

Tower Height. The tower based wireless communications facility shall not exceed 40 feet in height.

Tower Safety. An applicant shall demonstrate that the proposed tower based wireless communications facility will not affect surrounding properties or the public right-of-way as a result of structural failure, falling ice or other debris, or radio frequency interference.

Tower Type. The applicant shall a monopole tower type for the tower based wireless communications facility.

Stealth Technology. The most current stealth technology available shall be used to minimize aesthetic impact of the tower based wireless communications facility within the surrounding environment. The stealth technology chosen by the applicant shall be subject to approval by the Borough.

A list of the contents of the equipment building or box, with specific attention to any potentially unsafe or toxic substances, including batteries, to be located in the facility, shall be provided. Documentation demonstrating how any spills of unsafe or toxic material will be contained within the equipment building or box shall also be provided.

Information regarding the intended power supply and auxiliary power supply for the facility shall be provided.

Time, Place, and Manner. The Borough shall have the ability to determine the time, place, and manner of construction, maintenance, repair, and/or removal of all tower based wireless communication facilities within the rights-of-way of Borough roads or other Borough rights-of-way. Such ability shall be based on public safety, traffic management, physical burden on the right-of-way, and related considerations. Within public utility rights-of-way, the Borough's decision regarding time, place, and manner of work shall be consistent with the police powers of the Borough and the requirements of the Public Utility Code.

Removal or Relocation. The Borough shall have the ability to require the removal or relocation of tower-based wireless communications facilities from within the rights-of-way of Borough roads or other Borough rights-of-way. Within 60 days following written notice from the Borough, or such longer period as the Borough determines is reasonably necessary or such shorter period in the case of an emergency, the owner of a tower based wireless communication facility shall, at its own expense, temporarily or permanently remove or relocate said facility. The Borough may, consistent with its police powers and applicable Public Utility Commission regulations, required such removal or relocation under the following circumstances:

Reimbursement for Right-of-Way Use. The Borough shall have the ability to subject the owner of every tower based communications facility in a public right-of-way to a fair and reasonable use an occupancy fee, as may be fixed annually by the Borough. Such compensation for right-of-way use shall be directed related to the Borough's actual right-of-way management costs including, but not limited to, the costs of reviewing, inspecting, permitting, supervising, and other right-of-way management activities of the Borough. The owner of each tower based wireless communication facility shall pay an annual fee to the Borough to compensate the Borough for costs incurred in connection with such management activities.

Review Period. The timing requirements of Part 19 of this chapter notwithstanding, the review and approval period shall be those expressed in "Accelerating Wireless and Wireline Broadband Deployment by Removing Barriers to Infrastructure Investment," or subsequent rulemaking, by the Federal Communications Commission, and specifically as follows:

Location. An applicant may co-locate one or more wireless communications facilities on new poles. Multiple small wireless facilities proposed to be deployed at multiple locations shall be considered to be one application for the purpose of this review and approval process.

Evaluation of Siting Opportunities. An applicant seeking approval to erect or enlarge a tower based wireless communications facility shall demonstrate compliance with the following requirements:

Siting Requirements. Where the applicant has demonstrated that no co-location opportunities exist to site wireless communications antenna on an existing structure and that a wireless communications tower is necessary, the following siting criteria must be met:

Tower Height. An applicant must demonstrate that a proposed wireless communications tower is the minimum height required to function satisfactorily. In no case shall a wireless communications tower exceed 180 feet. The measurement of tower height shall include the tower itself as well as any antennas or other equipment attached thereto.

Tower Safety. An applicant shall demonstrate that the proposed tower will not affect surrounding properties as a result of structural failure, falling ice or other debris, or radio frequency interference.

All wireless communications towers shall be fitted with anticlimbing devices, as approved by the manufacturers. A detail confirming the design of such features shall be included in the application for approval of the wireless communications tower.

Tower Type. The applicant shall use the monopole, or davit-pole, type of wireless communications tower.

Landscaping. The applicant shall demonstrate compliance with the following landscaping requirements:

Color. Where a specific color pattern is not required by the Federal Aviation Administration (FAA), wireless communications tower colors shall be a light grey or galvanized metal color. Towers shall be finished or treated in a manner that prevents the formation of rust.

Site Access. Access to a wireless communications tower facility shall be provided by an access driveway located within an easement of at least 20 feet in width. The access driveway shall be a minimum of 10 feet in width, and shall be constructed with a dust-free, all weather surface for its entire length.

Land Development Plan Approvals. An applicant shall obtain land development approval from the Carroll Valley Borough Council in accordance with applicable provisions of Chapter 22, Subdivision and Land Development, prior to zoning permit approval.

A list of the contents of the equipment building or box, with specific attention to any potentially unsafe or toxic substances, including batteries, to be located in the facility, shall be provided. Documentation demonstrating how any spills of unsafe or toxic material will be contained within the equipment building or box shall also be provided.

Information regarding the intended power supply and auxiliary power supply for the facility shall be provided.

Review Period. The timing requirements of Part 19 of this chapter notwithstanding, the review and approval period shall be those expressed in "Accelerating Wireless and Wireline Broadband Deployment by Removing Barriers to Infrastructure Investment," or subsequent rulemaking, by the Federal Communications Commission, and specifically as follows.

The facility shall receive land development plan approval from the Borough in accordance with Chapter 22, Subdivision and Land Development. Should special exception review of the facility occur prior to land development plan submission, special exception approval shall include a condition that the applicant achieve land development plan approval.

The structures comprising the facility shall be constructed and located in a manner so as to minimize the necessity to remove existing trees upon the lot. In no event shall wooded acreage comprising more than 2% of the deeded acreage of the lot be removed.

Where wooded acreage is removed, land area equivalent to two times the area of wooded acreage removed shall be shall be planted with trees at a sufficient density to reestablish a forest in the setting. At a minimum, at least 55 trees per acre shall be planted. Such trees shall be depicted on a landscaping plan submitted in conjunction with the land development plan for the site. The trees shall be subject to financial guarantee in accordance with applicable requirements of Chapter 22, Subdivision and Land Development.

No portion of the facility, exclusive of access driveways to the facility, shall be located within any floodplain regulated by Chapter 8, Floodplains. No portion of the facility, including access driveways to the facility, shall be located within a designated wetland.

The location of solar arrays and all other accessory structures and buildings shall be subject to fifty foot setbacks from all property lines, or to the setback requirements of the underlying zoning district, whichever is greater.

Solar arrays shall not exceed 10 feet in height. For fixed solar arrays, height shall be measured at the highest point of the solar array above ground level. For solar arrays designed to be able to change the angle of the individual solar panels, height shall be measured with the solar array oriented at maximum tilt.

In calculating the maximum lot coverage, portions of the facility may be considered pervious if the criteria within the Pennsylvania Department of Environmental Protection (DEP) FAQ document entitled "Chapter 102 Permitting for Solar Panel Farms," dated January 2, 2019, as may be updated or amended, has been met.

Stormwater management for the facility shall be in accordance with Chapter 23, Stormwater Management and Soil, Erosion and Sedimentation Control, and the DEP FAQ document entitled "Chapter 102 Permitting for Solar Panel Farms," dated January 2, 2019, as may be updated or amended, as applicable.

The facility shall not be artificially illuminated except to the extent required by safety or by any applicable federal, state or local authority.

On-site power collection lines shall be installed underground.

The facility shall be enclosed by a fence, barrier, or similar structure with a minimum height of eight feet to prevent or restrict unauthorized persons or vehicles from entering the property.

Clearly visible warning signs shall be placed on the required fence, barrier, or similar structure to inform individuals of potential voltage hazards.

A twenty-five-foot wide, densely planted, landscaped buffer shall be installed around the outside of the required fence, barrier, or similar structure. Such buffer shall meet the following requirements.

The facility shall be designed and located in order to prevent reflective glare toward any inhabited buildings on adjacent properties as well as toward any adjacent street rights-of-way.

The design of the facility shall conform to applicable industry standards, including those of the American National Standards Institute. The facility developer shall submit certificates of design compliance obtained by the equipment manufacturers from Underwriters Laboratories (UL), IEEE, Solar Rating and Certification Corporation (SRCC), ETL, or other similar certifying organizations.

Decommissioning.

The wind energy facility shall receive land development plan approval from the Borough in accordance with Chapter 22, Subdivision and Land Development. Should special exception review of the facility occur prior to land development plan submission, special exception approval shall include a condition that the applicant achieve land development plan approval.

Minimum lot area: five acres.

Separation Distances. Within a wind energy facility, the following separation distances shall be required:

Maximum height: none, provided that the wind turbine does not project into any airport surface zones as established in the Airport Overlay (AO) District of this chapter.

Ground Clearance. The minimum ground clearance for wind turbine blades shall be 30 feet.

Noise. The maximum sound produced by a wind energy facility shall not exceed 55 decibels at the property line between the host property and any other property. The maximum sound level may only be exceeded during wind storms or power utility outages.

Vibration. The wind energy facility shall not produce ground vibration discernible at the property line between the host property and any other property.

Shadow Flicker. The wind energy facility shall not produce shadow flicker in an occupied building on property adjoining the host property for a period of more than 30 minutes per day.

Visual Appearance. The following standards shall be applied to minimize the visual impact of the site:

Decommissioning.

Contact and Site Information. The applicant shall file with the Borough, upon completion of construction of the wind energy facility and prior to the commencement of power generation, the following information: