A written application for conditional use approval is submitted to the Zoning Officer no less than 10 working days prior to the regular meeting of the Planning Commission. The application shall indicate the section of this chapter under which conditional use approval is sought and shall state the grounds upon which it is requested. The application shall include the following:

A preliminary land development plan, if required by the Township Subdivision and Land Development Ordinance or, if a land development plan is not required, a current property survey indicating all existing and proposed structures and all proposed construction, additions or alterations on the site in sufficient detail to determine the feasibility of the proposed development and compliance with all applicable requirements of this chapter.

A written statement showing compliance with the applicable express standards and criteria of this Part for the proposed use.

A Traffic Impact Analysis, as defined by this chapter, prepared by a registered traffic engineer for the following proposed conditional uses:

The application fee required by § 27-2610 of this chapter.

A written recommendation is received from the Township Planning Commission or 45 days has passed from the date of the Planning Commission meeting at which the application is first considered as complete and properly filed for approval.

A public hearing is conducted by the Board of Commissioners pursuant to public notice and said hearing is scheduled no more than 60 days following the date of submission of a complete and properly filed application. Written notice of the hearing shall be posted on the affected tract of land at least one week prior to the hearing.

The Board of Commissioners shall render a written decision within 45 days after the last public hearing. Where the application is contested or denied, the decision shall be accompanied by findings of fact and conclusions based thereon. Conclusions based on any provision of this chapter or any other applicable rule or regulation shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found.

In considering an application for conditional use approval, the Board of Commissioners may prescribe appropriate conditions and safeguards in conformity with the spirit and intent of this Part. A violation of such conditions and safeguards, when made a part of the terms and conditions under which conditional use approval is granted, shall be deemed a violation of this chapter and shall be subject to the enforcement provisions of § 27-2602 of this chapter. The Board of Commissioners may also grant reasonable modifications to any specific area, bulk, height, yard or other dimensional requirements for uses listed under § 27-1906 requiring conditional use approval.

The Zoning Hearing Board shall not approve an application for a use by special exception unless and until:

In proceedings involving a request for a use by special exception, both the duty of initially presenting evidence and the burden of persuading the Zoning Hearing Board that the proposed use is available by special exception and satisfies the specific or objective requirements for the grant of a use by special exception as set forth in this chapter rest upon the applicant. The burden of persuading the Zoning Hearing Board that the proposed use will not offend general public interest, such as the health, safety and welfare of the neighborhood, rests upon the applicant.

In considering an application for approval of a use by special exception, the Zoning Hearing Board may prescribe appropriate conditions and safeguards in conformity with the spirit and intent of this Part. A violation of such conditions and safeguards, when made a part of the terms and conditions under which approval of a use by special exception is granted, shall be deemed a violation of this chapter and shall be subject to the enforcement provisions of § 27-2602 of this chapter.

If land development approval is required for the use by special exception, the application for approval of a land development required by the Township Subdivision and Land Development Ordinance [Chapter 22] shall be submitted to the Township Planning Commission following approval of the use by special exception by the Zoning Hearing Board.

The use shall not endanger the public health, safety or welfare nor deteriorate the environment, as a result of being located on the property where it is proposed.

The use shall comply with the performance standards of § 27-2102 of this chapter.

The use shall comply with all applicable requirements of Part 22, governing parking and loading, Part 23, governing signs, § 27-2103, governing screening and landscaping, and § 27-2110, governing storage.

Ingress, egress and traffic circulation on the property shall be designed to ensure safety and access by emergency vehicles and to minimize congestion and the impact on local streets.

Outdoor lighting, if proposed, shall be designed with cutoff luminaires that direct and cut off the light at a cutoff angle of 60° or less. (See illustration in Appendix B.[1]) Illumination shall not exceed 0.2 footcandle at the property line.

For all uses which are subject to the requirements of the Americans with Disabilities Act (ADA), the applicant shall certify that all applicable ADA requirements have been met in the design.

Any accessory use or structure which is not approved as part of the application for conditional approval of the principal structure or use shall require submission of a conditional use application in accordance with the requirements of § 27-1902.1 of this chapter.

All parking and loading areas or expansion or redesign of parking and loading areas shall be subject to the requirements of Part 22 of this chapter.

All storage areas and structures shall comply with the provisions of § 27-2110 of this chapter.

No temporary structures shall be permitted unless all applicable criteria of § 27-1906.56 are met.

All vents, fans, mechanical or electrical equipment shall be baffled to reduce noise impacts on adjoining properties.

Accessory uses that are not otherwise required to be fenced or screened shall be landscaped by Buffer Area C, as defined by § 27-2103.1, to screen the use from public view from streets or adjoining properties.

The Board of Commissioners shall determine whether the proposed accessory use or structure is customarily incidental and subordinate to the principal use of the property.

In approving the accessory use or structure, the Board of Commissioners shall consider whether any conditions are warranted to be attached to the approval to protect the public health, safety and welfare.

The number of employees.

The floor area of the building or gross area of the lot devoted to the proposed use.

The type of products, materials and equipment and/or processes involved in the proposed use.

The magnitude of walk-in trade.

The traffic and environmental impacts and the ability of the proposed use to comply with the performance standards of § 27-2102 of this chapter.

For those uses included in the most-recent edition of the Standard Industrial Classification Manual published by the Office of Management and Budget, whether the proposed use shares the same SIC code or major group number as one or more uses that are specifically listed in the zoning district.

The proposed use shall comply with all applicable area and bulk regulations of the zoning district in which it is located.

The proposed use shall comply with any applicable express standards and criteria specified in this Part for the most-nearly-comparable use by special exception or condition use listed in the zoning district in which the comparable use is proposed.

The proposed use shall be consistent with the purpose statement for the zoning district in which it is proposed and shall be consistent with the community development objectives of this chapter.

Adult businesses shall not be permitted in any zoning district other than the B-2 Highway Commercial District.

An adult business shall not be located within 1,000 feet of a church; public or private pre-elementary, elementary or secondary school; public library; day-care center or nursery school; or public park adjacent to any residential district, measured in a straight line from the nearest portion of the building or structure containing the adult business to the nearest property line of the premises of any of the above-listed uses.

An adult business shall not be located within 1,000 feet of any other adult business, measured in a straight line from the closest exterior wall of the building or structure in which each adult business is located.

No more than one adult business shall be located in the same building, structure or portion thereof, nor shall any adult business increase its floor area into any building, structure or portion thereof containing another adult business.

An adult business lawfully operating as a conforming use shall not be rendered a nonconforming use by the location, subsequent to the grant or renewal of the adult business permit, of a church, public or private pre-elementary, elementary or secondary school, public library, day-care center or preschool facility or public park within 1,000 feet. This provision applies only to the renewal of a valid permit and shall not apply when an application for a permit is submitted after a permit has expired or has been revoked.

The design of the interior of the premises and the operation of the facility shall comply with all applicable provisions of the Township's adult business licensing regulations contained in Ordinance No. 577.[1]

Liquor or intoxicating beverages shall not be sold on the premises for which the permit is sought.

The applicant shall obtain and continue to maintain a valid adult business license as required by Township Ordinance No. 577.[2]

In the B-1 District, the minimum lot area required for an animal hospital shall be 20,000 square feet, unless the animal hospital is located within a planned shopping center.

Outdoor kennels or runs shall not be permitted.

In the B-1 District, overnight boarding of animals, other than for medical supervision, shall be permitted, if the animals are housed overnight within a completely enclosed building.

Kennels associated with animal hospitals shall be licensed by the commonwealth and shall continue to maintain a valid license throughout their operation. Any suspension of the license shall be a violation of this chapter and shall be subject to the enforcement provisions of § 27-2602 of this chapter.

Odors shall be controlled so as to comply with the performance standards of § 27-2102 of this chapter.

This subsection shall not apply to church halls located within a church building, governmental facilities, community centers, fire halls, and restaurant banquet rooms.

In the S-C District, only one facility per parcel shall be permitted.

No more than one event per day is allowed.

No event shall take place outside the hours of 7:00 a.m. to 11:00 p.m.

Exterior lighting shall not project into an adjoining residential area. Use of stadium-style, or other glaring lighting is prohibited. Lighting of accessible paths may be required, if necessary.

Noise shall be considered excessive and in violation of this chapter if the noise is plainly audible from within any closed dwelling unit that is not the source of the sound and is between the hours of 11:00 p.m. and 7:00 a.m.

The number of parking spots provided shall be one space for each three occupants at maximum permitted occupancy plus one space per regular or contract employee. Parking shall otherwise meet all requirements of § 27-2203. It is the applicant's responsibility to communicate parking instructions consistent with the approved plan to all guests and contract or regular employees prior to the event.

The applicant shall submit fire and emergency vehicle access plans to the local fire department for comment.

Evidence of an approved health permit from the Allegheny County Health Department or its successor agency shall be submitted to the Township.

Operator shall comply with all requirements of the Pennsylvania Liquor Control Board, if alcohol is served during an event.

Bathrooms, toilet and hand-washing facilities must comply with Allegheny County Health Department requirements. If the assembly hall parcel also contains a dwelling, use of the dwelling's on-site septic facilities is not allowed for an event, except by residents or overnight guests of the facility.

One ground-mounted sign shall be permitted. The sign shall not exceed nine square feet in surface area.

In the S-C Zoning District, events may be held only on Fridays, Saturdays and/or Sundays and federal and state holidays.

The minimum site required shall be 15 acres.

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

Sales to the general public shall not exceed 25% of gross sales.

Heavy equipment auctions shall occur no more frequently than four times in a calendar year.

The display of vehicles offered for sale shall be located at least 75 feet from any property line adjoining a residential use or zoning classification and at least 15 feet from all other property lines.

The auctions shall be conducted in a completely enclosed building.

No outdoor speakers shall be permitted.

All activities on the site shall be conducted during daylight hours, including delivery, pickup and inspection of the vehicles and the auctions.

Maximum area of the lot to be covered by buildings and display areas for vehicles and equipment shall not exceed 75% of the total lot area.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining a residential use or zoning classification.

All activities on the site shall comply with the performance standards of § 27-2102 of this chapter.

Storage, handling and disposal of hazardous materials, as defined by federal or state statute, shall comply with the current requirements of the Pennsylvania Department of Environmental Protection (PA DEP) and the United States Environmental Protection Agency (EPA).

The operator shall be a full-time resident of the dwelling in which the bed-and-breakfast is located.

The lot shall have frontage on and direct vehicular access to an arterial or collector street, as defined herein.

The minimum lot area required shall be 20,000 square feet.

No meals, other than breakfast, shall be served on the premises. Food may be prepared on the premises for consumption off the premises by overnight guests. Food shall not be served to any customers who are not overnight guests.

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

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

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

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

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

All billboards shall be subject to the express standards and criteria contained in § 27-2310 of this chapter.

The minimum site shall be 10 acres.

If horses are pastured, a minimum of one acre per horse shall be provided; if horses are stabled and provided with grain, an adequate area for exercising the horses shall be provided.

All animals shall be housed in a completely enclosed nonresidential structure, and the animals shall be humanely kept.

All stables and other buildings in which animals are kept shall be located at least 300 feet from any occupied dwelling, other than the stable owner's dwelling, and in no case shall the storage of manure or the stable or other building in which animals are kept be located closer than 200 feet to any property line.

No grazing of animals shall be permitted closer than 100 feet from any occupied dwelling, other than the stable owner's dwelling.

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

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

If there is no occupied dwelling on the site of the boarding stable or riding academy, twenty-four-hour security and supervision shall be provided.

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

Drainage water from the washing operation shall be controlled so that it does not flow or drain onto berms, streets or other property.

Standing spaces shall be provided in accordance with the requirements specified in § 27-2107 for drive-through facilities.

The facility shall be connected to public sanitary and storm sewers.

Driveway entrances shall be located at least 30 feet from the right-of-way line of the intersection of any public streets.

Any car wash which also dispenses gasoline shall meet all applicable requirements of § 27-1906.20, governing gasoline stations.

In the R-4 Zoning District:

A minimum site of 10 acres is required.

A drainage plan shall be submitted with the application for the use, showing existing and proposed runoff characteristics.

A groundwater study prepared by a hydrologist or registered engineer qualified to perform such studies shall be submitted with the application.

Plans for ingress/egress to the site shall be referred to the Township Police Department for comments regarding public safety.

All property lines adjoining a residential use or zoning classification shall be screened by Buffer Area B, as defined by § 27-2103.1 of this chapter.

All maintenance equipment shall be properly stored in an enclosed building when not in use.

Burial sites shall comply with the setbacks required for principal structures in the zoning district, and burial structures shall not be located within 100 feet of any property line adjoining a residential use or zoning district classification.

The minimum lot area required for a postsecondary school shall be 10 acres. The minimum lot area required for all other uses shall be one acre.

If a residential facility (such as a convent or monastery) is proposed as part of a church, no more than 10 persons shall be housed.

A dwelling (such as a manse or parsonage) may be located on the same lot with a church, provided all requirements of this chapter for single-family dwellings in the zoning district can be met in addition to the minimum lot area, lot width and yard requirements applicable to the church.

If the school includes dormitories, the dormitories shall be landscaped along any property line adjoining a single-family use or zoning district classification by Buffer Area B, as defined by § 27-2103.1 of this chapter.

Ingress and egress to and from police and fire stations shall be located so as to maximize sight distance along adjacent public streets and enhance safety for vehicles exiting the property.

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

All schools shall be designed to provide convenient access for emergency vehicles and access to all sides of the building by firefighting equipment.

All outside storage shall be completely enclosed by a six-foot hedge or solid fence.

The proposed use shall have direct access to a public street with sufficient capacity to accommodate the traffic generated by the proposed use.

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

The applicant shall demonstrate that the electromagnetic fields associated with the proposed antennas comply with safety standards now or hereafter established by the Federal Communications Commission (FCC).

The applicant shall demonstrate compliance with all applicable Federal Aviation Administration (FAA) and any applicable airport zoning regulations.

Building-mounted antennas shall be permitted to exceed the height limitations of the district by no more than 20 feet. Antennas mounted on an existing public service corporation facility storage or transmission tower shall not project more than 20 feet above the height of the tower.

Omnidirectional or whip antennas shall not exceed 20 feet in height or seven inches in diameter.

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

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

Satellite and microwave dish antennas mounted on a monopole communications tower or existing public service corporation facility storage or transmission structure shall not exceed two feet in diameter.

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

Evidence of lease agreements and easements necessary to provide access to the building or structure for installation and maintenance of the antennas and placement of the equipment cabinet or equipment building shall be provided to the Township.

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

Unless located within a secured building, the equipment cabinet or equipment building shall be fenced by a ten-foot-high chain-link security fence with locking gate. If the equipment cabinet or equipment building is visible from any public street or adjoining residential property, the equipment cabinet or equipment building shall be screened by a minimum six-foot-high compact evergreen hedge.

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

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

The minimum lot area required for outdoor recreation facilities shall be one acre. All indoor facilities shall meet the minimum lot area required for the zoning district in which the property is located.

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

Adequate sanitary facilities available to the public shall be provided.

Outdoor speakers shall not be permitted if there are dwellings within 500 feet of the property in any direction. If outdoor speakers are allowed, the volume and direction shall be regulated to minimize impact on adjoining properties.

Location of buildings and facilities, traffic circulation on the property and parking areas shall be designed to provide adequate access for emergency medical vehicles and firefighting equipment.

Any outdoor facility shall be completely enclosed by a fence which is at least six feet in height with one or more locking gates which shall remain secured when the facility is not in use.

Any outdoor facility located within 200 feet of an existing dwelling shall cease operations no later than 10:00 p.m.

Any use which includes eating or drinking facilities shall be subject to the parking requirements for that use in addition to the parking requirements for the recreational use.

The applicant shall demonstrate that it is licensed by the Federal Communications Commission (FCC) to operate a commercial communications tower.

Any applicant proposing a new freestanding commercial communications tower shall demonstrate that a good-faith effort has been made to obtain permission to mount the antenna on an existing building or other structure or an existing commercial communications tower. A good-faith effort shall require that all owners within a one-fourth-mile radius of the proposed site be contacted and that one or more of the following reasons for not selecting an alternative existing building or communications tower or other structure apply:

The applicant shall demonstrate that the proposed communications tower and the electromagnetic fields associated with the antennas proposed to be mounted thereon comply with safety standards now or hereafter established by the Federal Communications Commission (FCC).

The applicant for the communications tower shall demonstrate compliance with all applicable Federal Aviation Administration (FAA) and any applicable airport zoning regulations.

In the PEDD and I-1 Districts, the maximum height of a communications tower shall be 150 feet.

The applicant shall demonstrate that the proposed height of the communications tower is the minimum height necessary to function effectively.

In the PEDD and I-1 Districts, all parts of the communications tower, including guy wires, if any, shall be set back from the property line at least 50 feet, except for guyed towers, which shall be set back a distance equal to the height of the tower. If the tower is located on property which adjoins any S-C or R Zoning District, the setback shall be at least 200 feet. Where the communications tower is located on a leased parcel within a larger tract, the setback shall be measured from the property line which separates the adjoining residentially zoned property from the larger tract controlled by the lessor, rather than from the boundaries of the leased parcel, provided the larger tract is either vacant or developed for a use other than single-family dwellings.

The tower and all appurtenances, including guy wires, if any, and the equipment cabinet or equipment building shall be enclosed by a minimum ten-foot-high chain-link security fence with locking gate.

The applicant shall submit evidence that the tower and its method of installation have been designed by a registered engineer and are certified by that registered engineer to be structurally sound and able to withstand wind and other loads in accordance with the Township Building Code and accepted engineering practice.

Equipment cabinets and equipment buildings shall comply with the height and yard requirements of the zoning district for accessory structures.

Access shall be provided to the tower and equipment cabinet or equipment building by means of a public street or right-of-way to a public street; the right-of-way shall be a minimum of 20 feet in width and shall be improved with a dust-free, all-weather surface for its entire length.

Recording of a plat of subdivision shall not be required for the lease parcel on which the tower is proposed to be constructed, provided the equipment building is proposed to be unmanned and the required easement agreement for access is submitted for approval by the Township.

Approval of a land development plan, prepared in accordance with the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22], shall be required for all towers.

The owner of the communications tower shall be responsible for maintaining the parcel on which the tower is located, as well as the means of access to the tower, including clearing and cutting of vegetation, snow removal and maintenance of the access driveway surface.

The owner of any communications tower which exceeds 50 feet in height shall submit to the Township proof of an annual inspection conducted by a structural engineer at the owner's expense and an updated tower maintenance program based on the results of the inspection. Any structural faults shall be corrected immediately and reinspected and certified to the Township by a structural engineer at the owner's expense.

The owner of the communications tower shall notify the Township immediately upon cessation or abandonment of the operation. The owner of the communications tower shall dismantle and remove the communications tower within six months of the cessation of operations, if there is no intention to continue operations, evidenced by the lack of an application to the Township to install antennas on the existing tower. If the owner of the communications tower fails to remove the tower, then the landowner shall be responsible for its immediate removal. Failure to remove an abandoned communications tower shall be subject to the enforcement provisions of § 27-2602 of this chapter.

All tower structures shall be fitted with anticlimbing devices as approved by the manufacturer for the type of installation proposed.

All antennas and tower structures shall be subject to all applicable Federal Aviation Administration (FAA) and airport zoning regulations.

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

The exterior finish of the tower shall be compatible with the immediate surroundings. The tower, the equipment cabinet or equipment building and the immediate surroundings shall be properly maintained.

The base of the tower shall be landscaped suitable to the proposed location of the tower, if the base of the tower is visible from adjoining streets or residential properties.

At least one off-street parking space shall be provided on the site to facilitate periodic visits by maintenance workers. Manned equipment buildings shall provide one parking space for each employee working on the site.

No antenna or tower structure shall be illuminated, except as may be required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC).

A portion of a dwelling that is converted to office use may be used for living purposes, provided all applicable requirements of the Township Building Code are met.

Exterior alterations of the dwelling shall be permitted to comply with firesafety and building code regulations, to modify entrances or to enclose porches; however, no other alterations which would enlarge the total floor area of the structure devoted to office use shall be permitted.

An existing dwelling shall not be removed to allow for construction of a new office building.

Off-street parking shall be provided based on the ratio of one parking space for each 300 square feet of floor area of the building devoted to office or customer use.

Off-street parking shall not be permitted in the minimum required side yard.

Off-street parking shall be located at least 10 feet from the rear property line.

Adequate area shall be provided on the lot for vehicles to turn around so that traffic will not be required to back onto a public street.

All parking spaces shall be screened by a minimum six-foot-high compact evergreen hedge planted and maintained in an area at least five feet in depth as measured from the property line where parking spaces adjoin any existing single-family dwelling on an adjacent lot.

In addition to the screening of parking areas, a minimum of 10% of the area of the required front yard shall be planted in grass with ornamental trees or shrubs.

The only sign authorized on the lot shall be one freestanding business identification sign. The maximum surface area of a freestanding business identification sign shall be 12 square feet. The maximum height of the sign shall be six feet.

The business identification sign shall be constructed of materials that are compatible with the architectural style of the building on the lot. The business identification sign may be indirectly illuminated but shall not be internally illuminated. If the sign is indirectly illuminated, the lighting shall be turned off during hours when the business is closed.

A crematorium as a principal use shall be set back a minimum of 200 feet from all lot lines of existing dwellings, schools, day-care centers, and all undeveloped residentially zoned lots.

All emissions must meet the requirements of the Pennsylvania Department of Environmental Protection as part of their permitting requirements.

Hours of operation shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday.

The cremation unit shall be totally enclosed within a building. At a minimum, the stack height shall be at least 1.5 times the height of nearby structures.

The crematory operator/owner shall provide the municipality with the necessary certifications to operate the crematorium, and prior to issuing a building permit, a copy of the required PA DEP general permit shall be provided. The crematorium shall be operated in conformance with all local, state and federal laws.

Bodies shall be cremated in wooden/crate containers only and with plastic that does not create toxic emission (no halogenated plastics).

When cremations are taking place, an operator certified to operate the crematorium shall be on site.

The facility shall be registered with or licensed by the Commonwealth of Pennsylvania.

In the R-1, R-2, R-2-A, R-3, R-4 and R-5 Zoning Districts, the facility shall be permitted to be located only in a church or school. In the R-4 Zoning District, this restriction shall not apply if the site has frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter.

Outdoor play areas shall be provided which shall have a minimum area of 65 square feet per child and which shall be secured by a fence with self-latching gate. The location of the outdoor play area shall take into account the relationship to adjoining properties.

Outdoor play areas which adjoin residential lots shall be screened by Buffer Area C, as defined by § 27-2103.1 of this chapter.

The general safety of the property proposed for a day-care center, nursery school or preschool facility shall meet the needs of small children. There shall be no potential hazards in the outdoor play area, and a safe area for dropping off and picking up children shall be provided.

Off-street parking shall be provided in accordance with the requirements of Part 22 of this chapter.

The minimum site required for an equipment storage yard shall be five acres.

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

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining an S-C or R Zoning District.

No repair of vehicles or equipment shall be permitted outside a completely enclosed structure.

All operations shall comply with the performance standards of § 27-2102 of this chapter.

Engines shall not be started or kept running before 6:30 a.m. or after 8:00 p.m. if the site is located within 500 feet of an existing dwelling.

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

All of the applicable criteria for a home occupation specified in § 27-1906.24 shall be met.

All applicable requirements of the Pennsylvania Department of Public Welfare shall be met, and continuing compliance shall be maintained.

An adequate outdoor play area shall be provided and shall be secured by a fence with self-latching gate. Such play area shall be screened from adjoining residential properties by a minimum four-foot-high compact, dense evergreen hedge or opaque fence.

Outdoor play areas shall have a minimum area of 400 square feet for a family day-care home and 600 square feet for a group day-care home.

Any addition or improvement to an existing residential structure or property for purposes of child day care shall preserve its residential character.

All activities shall be conducted in an occupied, detached single-family residence.

Activities shall be limited to functions normally associated with the part-time tending of children and shall not include overnight lodging.

For group day-care homes, there shall be one additional on-site parking space provided for a nonresident employee above that required for the residential use. The parking space shall conform to the Township's dimensional standards for residential parking spaces.

For group day-care homes, an on-site dropoff area shall be provided with sufficient area to allow for the temporary parking of two vehicles. An existing driveway or common parking lot space may be used as the dropoff area if it can be demonstrated that there is sufficient space available in the driveway that is not otherwise occupied or committed to safely accommodate two vehicles. If a driveway is used for the dropoff area and the proposed use fronts an arterial or major collector street, an on-site turnaround area shall be provided so that vehicles can exit the site driving forward. In cases where the existing driveway cannot function as a dropoff area, two new on-site dropoff spaces shall be provided. The dropoff area shall conform to the Township's dimensional standards for residential parking spaces.

The minimum site area shall be 10 acres.

The application shall include the following information:

No flammable, explosive or hazardous materials shall be sold.

No exterior storage of items to be sold shall be permitted.

No exterior public address system shall be permitted.

If the flea market is conducted on the site of an existing business that is operational during the hours that the flea market is open for business, traffic circulation and parking shall not interfere with the free flow of traffic visiting the existing business, nor shall the flea market obstruct parking spaces that are accessory to the existing business.

If an existing business is not located on the site or the existing business is not open during the hours of operation of the flea market, sanitary facilities shall be provided for public use during the flea market hours of operation.

If an existing business is not located on the property, the flea market shall be subject to the sign regulations applicable in the zoning district. If an existing business exists on the property that has a freestanding ground or pole sign, the flea market shall be entitled to one nonilluminated ground sign, provided the surface area of the sign shall not exceed 32 square feet and the location of the sign complies with the requirements of § 27-2308.3B.

Auctions shall not be conducted as part of any flea market.

All activities shall be conducted under a roofed structure.

The minimum lot area shall be 40,000 square feet.

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

All off-street parking areas which adjoin a residential zoning classification shall be screened by a six-foot dense, compact evergreen hedge.

Traffic circulation on the lot shall be designed to minimize congestion and provide for the lining up of vehicles on the property without obstructing the free flow of traffic on adjoining streets or alleys.

The premises upon which the gasoline station is conducted shall have frontage on and direct vehicular access to an arterial street and may have additional direct vehicular access to a collector street.

No outdoor unenclosed storage of palettes or other items offered for sale is permitted.

Dumpsters and all trash areas shall be totally screened from the public view.

All loading areas shall be at the rear of the building.

In the R-4 District, the following shall apply:

Golf courses and country clubs shall have a minimum site of 20 acres; driving ranges and putting courses shall have a minimum site of five acres.

Clubhouses shall be located at least 100 feet from any property line adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4, or R-5 Zoning District and at least 50 feet from all other property lines.

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

Where a swimming pool is provided, parking requirements for swimming pools shall apply in addition to the parking requirements for golf courses.

Outdoor operations shall be discontinued between the hours of 11:00 p.m. and 6:00 a.m.

The minimum area and bulk regulations for a group care facility, personal care boarding home or transitional dwelling shall be the same as those required for a principal use in the zoning district in which the facility is located.

In the R-4 District, a transitional dwelling or personal care boarding home shall have frontage on and direct vehicular access to an arterial or collector street as defined by this chapter.

In the R-4 District, the maximum number of residents housed in a personal care boarding home or transitional dwelling shall be 10.

No group care facility, personal care boarding home or transitional dwelling shall be located within 500 feet of another existing or proposed group care facility, personal care boarding home or transitional dwelling.

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

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

Adequate open space opportunities for recreation shall be provided on the lot for the residents consistent with their needs, and the area shall be secured by a fence with self-latching gate.

Where applicable, licensing or certification by the sponsoring agency shall be prerequisite to obtaining a certificate of occupancy, and a copy of the annual report with evidence of continuing certification shall be submitted to the Zoning Officer in January of each year.

The minimum site required shall be 30 acres.

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

The site shall not be located within 1,200 feet of any residential dwelling, measured from any property boundary of the site in a straight line along a public street right-of-way to the nearest wall of a residential dwelling.

All activities shall comply with the performance standards specified in § 27-2102 of this chapter.

All materials, equipment and processes shall be contained within a completely enclosed building, and windows and doors shall remain closed during manufacturing processes.

Adequate public utilities shall be available to meet the demands of the proposed manufacturing processes.

Adjacent public streets shall be adequate to accommodate traffic volumes and weight limits associated with truck traffic to and from the site.

The storage, handling, transportation and disposal of hazardous or potentially hazardous materials shall be in accordance with all applicable permits and requirements of the Pennsylvania Department of Environmental Protection (PA DEP) and the United States Environmental Protection Agency (EPA).

The home occupation shall be carried on by a member of the family residing in the dwelling unit. No more than one person who is not a resident of the dwelling unit shall be employed in the dwelling unit.

In the R-2, R-2-A, R-3, R-3-A and R-4 Districts, the home occupation shall be carried on wholly within the principal dwelling. The home occupation shall not be conducted in any accessory structure. In the R-1 District, the home occupation may be carried on in an accessory structure, provided the gross floor area of the accessory structure shall not exceed 25% of the gross floor area of the principal dwelling.

No more than 25% of the gross floor area of the principal dwelling shall be devoted to the conduct of the home occupation.

There shall be no on-site production of articles for sale in the home occupation, other than customary handicrafts made by the resident, which may be produced for sale off the premises. Such articles shall not be displayed in quantity for sale on the premises, except that samples may be kept for the purpose of accepting orders.

There shall be no display on the premises of merchandise available for sale which has been produced off the premises; however, merchandise may be stored on the premises for delivery off the premises, such as Amway™, Tupperware® or similar products stored for distribution to customers or salespersons at their residence or place of business.

There shall be no exterior displays or signs, either on or off the premises, other than a small identification sign no more than one square foot in surface area containing only the name of the resident and the nature of the home occupation, which may be attached to the wall of the dwelling or to the mailbox.

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

Objectionable noise, vibration, smoke, dust, electrical disturbance, odors, heat or glare shall not be produced. The use shall comply with the performance standards of § 27-2102 of this chapter.

The use shall not significantly intensify vehicular or pedestrian traffic beyond that which is normal for the residences in the neighborhood.

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

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

In the R-1, R-2, R-2-A, R-3, R-3-A and R-4 Districts, the home occupation shall not involve the use of commercial vehicles for regular delivery of materials to or from the premises, and commercial vehicles shall not be parked on the premises.

There shall be no storage of materials or equipment used in the home occupation outside a completely enclosed building.

Any home occupation where customers, clients or students routinely visit the premises shall provide a paved off-street parking area in accordance with the requirements of Part 22 for the specific use in addition to the spaces required for the dwelling.

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

The following are examples of permitted home occupations, provided all of the foregoing criteria are met:

The acceptability of any proposed home occupation not specifically listed above shall be determined by the Zoning Hearing Board in accordance with the standards of this § 27-1906.24 and the applicable criteria for "comparable uses not specifically listed" in § 27-1905.

The minimum lot area required for a hospital shall be 10 acres. The minimum lot area required for a clinic or nursing home shall be two acres.

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

All hospitals and nursing homes shall be licensed by the commonwealth, and the license shall be maintained throughout the occupancy. Failure to maintain the license shall be grounds for revocation of the certificate of occupancy.

Water pressure and volume shall be adequate for fire protection.

Ingress, egress and internal traffic circulation shall be designed to ensure access by emergency vehicles.

The parking and circulation plan shall be referred to the Township Police Department and Volunteer Fire Company for comments regarding traffic safety and emergency access.

Nursing homes shall have a bed capacity of at least 20 beds, but no more than 200 beds.

All property lines adjoining a residential use or zoning classification shall be screened by Buffer Area B, as defined by § 27-2103.1 of this chapter.

A private-use helipad for air ambulances shall be permitted as part of a hospital, provided all of the following criteria of § 27-1906.46 are met.

Disposal of medical waste shall be in accordance with all applicable permits and handling requirements of the Pennsylvania Department of Environmental Protection (PA DEP) and the United States Environmental Protection Agency (EPA).

The minimum site required shall be five acres.

The site shall have vehicular access to an arterial or collector street, as defined by this chapter, by means of a driveway entrance intersecting such a street or by means of an interior road system within a planned office or research park that leads directly to and intersects with such a street. In no case shall traffic from a hotel or motel site exit onto or enter from a local street, as defined by this chapter.

The motel or hotel shall be located a minimum of 300 feet from any property line adjoining an S-C or R Zoning District.

Buffer Area A, as defined in § 27-2103.1 of this chapter, shall be provided along all property lines adjoining an S-C or R Zoning District.

Rooftop mechanicals shall be screened from public view.

Dumpsters shall be completely enclosed by a wall or solid fence at least six feet in height.

The site driveway access shall occur at a signalized intersection along an arterial street. In no case shall traffic exit onto or enter from a collector or local street.

In the R-4 District, the inn shall be located on the eastern side of Route 50.

Either Buffer Area A or Buffer Area C combined with a five-foot-high wall shall be provided along all property lines adjoining an S-C or R Zoning District.

No more than 40 sleeping rooms per inn shall be allowed on any site.

Only one inn shall be located on any site.

One wall sign shall be permitted, which may be illuminated or nonilluminated. The aggregate area of the wall sign shall not exceed one square foot for each linear foot of width of the front wall of the inn, or a maximum of 100 square feet, whichever is less. In addition to the wall sign, the only sign authorized on the lot is a ground sign which contains only the name of the inn. The maximum surface area of the ground sign shall be 32 square feet.

The minimum site required shall be 20 acres.

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

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

No garbage, hazardous materials or hazardous waste, as defined by federal statute, or other organic waste shall be stored on the premises.

The handling and disposal of motor oil, battery acid and other substances regulated by federal statute and the Pennsylvania Department of Environmental Protection (PA DEP) shall be in accordance with all permits and requirements of that agency. Any suspension, revocation or violation of the PA DEP permits shall be a violation of this chapter and shall be subject to the enforcement provisions of § 27-2602 of this chapter.

The manner of storage of junk or other materials or equipment on the site shall facilitate access for firefighting, shall prevent hazards from fire or explosion and shall prevent the accumulation of stagnant water.

The junkyard operation shall comply with the performance standards of § 27-2102 of this chapter.

No junk shall be stored or accumulated and no structure shall be located within 300 feet of any dwelling or within 100 feet of any property line or public street.

The premises shall be enclosed by a metal chain-link fence not less than eight feet in height supported on steel posts with a self-latching gate. The fence shall be located on the inside of the buffer area required by §27-1906.28J below and shall be maintained in good condition.

The fence shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining a residential use or zoning classification.

The site shall be designed utilizing natural topography and/or constructed earthen mounds so as to obstruct visibility from adjacent public streets and properties.

The operator shall obtain a license from the Township prior to initiating operations, which shall be renewable annually upon payment of the required license fee established from time to time by resolution of the Board of Commissioners and subject to inspection by the Zoning Officer to determine continuing compliance with these standards.

It shall be licensed under the Dog Law Act of 1982, P.L. 784-255.[5]

Access shall be directly onto a public street with sufficient capacity to handle traffic generated by the proposed use.

All animal holding areas shall be within an enclosed air-conditioned building.

In the B-2 District, all activities must be within an enclosed building.

In the R-1 District, the minimum site area shall be three acres.

In the R-1 District, no outdoor exercise area or run shall be located within 200 feet of a property line.

Outdoor runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence (minimum of six feet in height) with a self-latching gate and shall be screened.

No dog may be permitted outdoors after 8:00 p.m. nor before 7:00 a.m.

No kennel may be established within 1/2 of a mile of an existing kennel.

No disposal of dead animals shall occur on the property.

The minimum site area shall be 50 acres.

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

All landfill operations shall be located at least 1,200 feet from any occupied dwelling.

The driveway or haul road entering the site from a public street shall be paved for a distance of 600 feet from the public street.

A tire-washing station shall be located on the site to service trucks exiting the facility.

The operator shall post a bond in favor of the Township and in a form acceptable to the Township prior to beginning operations in the amount of $100,000 for each mile of Township road or portion thereof proposed to be traversed by vehicles traveling to the site. The term of the bond shall begin on the date that conditional use approval is issued. The bond shall be returned to the operator upon completion of all operations and any backfilling or reconstruction of a damaged roadway due to weight in excess of the posted weight limits for the road. Any failure to complete the reconstruction required by this chapter shall result in forfeiture of the required bond. Those portions of the Township roads which have been damaged shall be determined by inspection of the Township Engineer and shall be reconstructed to current Township specifications for street construction.

Landfill operations shall not be conducted within 300 feet of any property lines adjoining a residential use or zoning district classification.

All property lines adjoining any existing residential use or any S-C or R Zoning District classification shall be screened by Buffer Area A, as defined by § 27-2103.1 of this chapter. The buffer area shall be comprised of a combination of earthen mounding and the required plantings.

Fencing at least eight feet in height shall be provided around any work area for security and to control wind-blown refuse.

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

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

The required state and federal permits shall be maintained throughout the duration of all operations. The applicant shall notify the Zoning Officer of any suspension or revocation of the required state or federal permits.

Any suspension or revocation of the required state or federal permits shall constitute a violation of this chapter and will result in the suspension or revocation of the certificate of occupancy or enforcement of the penalty provisions of this chapter, or both.

In January of each year, the operator shall apply to the Zoning Officer for renewal of the certificate of occupancy in accordance with § 27-2606.1 and shall present evidence of continuing compliance with all conditions of approval and required state or federal permits.

All light manufacturing facilities shall comply with the performance standards set forth in § 27-2102 of this chapter.

All activities shall take place indoors.

The facility shall be so designed and so constructed that there shall be no danger to the health, safety or welfare of residents or persons on adjoining properties.

All ventilation systems shall be so designed that any smoke, fumes or odors shall not be directed towards abutting properties.

The minimum site required shall be two acres. If several lots are consolidated to meet the minimum area requirement, a consolidation plat shall be submitted and approved for recording in accordance with all applicable requirements of the Township Subdivision and Land Development Ordinance [Chapter 22].

The site shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter, or shall be on a lot within a planned shopping center that meets this requirement.

The setback along any property line adjoining an S-C or R Zoning District shall be increased to a minimum of 100 feet.

Drive-through facilities, if proposed, shall be subject to § 27-2107 of this chapter.

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining property in an S-C or R Zoning District.

The minimum site required shall be five acres.

The site shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter, or shall be on a lot within a planned shopping center that meets this requirement.

All activities and sales shall be in a completely enclosed building, except for those seasonal or temporary uses that shall be subject to § 27-1903.56 of this chapter.

The setback along any property line adjoining an S-C or R Zoning District shall be increased to a minimum of 100 feet.

Dumpsters shall be completely enclosed by a solid fence or wall.

Loading berths shall be located in the rear of the principal building.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining property in an S-C or R Zoning District.

Removal of minerals encountered during the routine grading of a site for the purposes of an approved land development or for the construction of public improvements shall be excluded from these regulations and the requirement to obtain approval of a conditional use application, provided evidence is presented to the Township that all applicable requirements of the Pennsylvania Department of Environmental Protection (PA DEP) are met.

There shall be no removal of minerals or vegetative cover within 100 feet of the bank of any stream or natural watercourse identified on maps prepared by the United States Geologic Survey (USGS).

Mineral removal shall be prohibited in watersheds or rivers or streams now or hereafter designated by the Pennsylvania Fish Commission as a wilderness trout stream, by the Pennsylvania Department of Environmental Protection as part of the Scenic Rivers System or designated under the Federal Wild and Scenic Rivers Act.

In addition, no mineral removal shall be conducted:

The applicant shall submit to the Township a copy of all materials provided to the Pennsylvania Department of Environmental Protection (PA DEP) with the permit application.

The applicant shall show the proposed routes of all trucks to be utilized for hauling and the estimated weights of those trucks. The applicant shall show evidence of compliance with designated weight limits on Township streets, unless a bond and an excess maintenance agreement to assure road damage repair is provided, and shall design the hauling routes for the mineral removal operation to minimize the use of and impact upon Township streets wherever feasible.

The applicant shall also show evidence satisfactory to the Township Engineer that intersections along proposed hauling routes provide a sufficient turning radius for trucks to be utilized for hauling, such that all turns can be safely made without damage to vehicles, sidewalks or curbs.

The applicant or operator shall post a bond or other financial security in favor of the Township and in a form acceptable to the Township prior to beginning operations to guarantee restoration of Township streets which may be determined in the reasonable opinion of the Township Engineer to be damaged as a result of traffic generated by the mineral removal operations. In addition, if the Township Engineer concludes that mineral-removal-generated traffic will cause substantial damage to a Township road, then the applicant must, before operations begin, enter into an agreement with the Township undertaking the responsibility to repair the road to the extent determined in the reasonable discretion of the Township Engineer, which agreement may provide for a bond to be posted in excess of otherwise applicable PennDOT limits when the Township Engineer has reasonably estimated that the cost of repair will exceed the PennDOT limits. In addition, should the Township Engineer reasonably determine that preventive measures, such as shoring of bridges or putting protective mats over utility lines, should be taken to prevent damage to Township roads, bridges or utilities, then the applicant shall install such protective measures as directed by the Township Engineer, prior to beginning operations.

Portions of the site where mineral removal operations are conducted may be required to be fenced or screened, as necessary, to provide security and protect adjacent properties.

The applicant shall comply with all applicable state and federal regulations and shall show evidence of obtaining the required state and federal permits, including proof of insurability, before initiating any work and shall maintain the required permits throughout the duration of all operations. Any suspension or revocation of the required state or federal permits shall constitute a violation of zoning approval and will result in the suspension or revocation of zoning approval and/or enforcement of the penalty provisions of this chapter.

Approval of the conditional use shall expire if work authorized in the application for the conditional use is not commenced within six months of the date of approval of the conditional use application by the Board of Commissioners, unless the applicant submits a written request for an extension prior to the expiration of the six months after the date of approval.

Once work is initiated under an approved application for conditional use, zoning approval shall be valid for a period of one year from the date of conditional use approval by the Board of Commissioners. An application for renewal of zoning approval shall be submitted prior to the expiration of zoning approval and shall be approved by the Zoning Officer upon demonstration by the applicant that all conditions of approval of the conditional use and the required federal and state permits remain in full force and effect and that the applicant is diligently pursuing the completion of the mineral removal operation.

During the mineral removal operation, the Township Engineer may inspect the site at the request of the Board of Commissioners to determine continuing compliance with these standards and criteria and any conditions of approval. The cost of inspection by the Township Engineer shall be borne by the operator.

Prior to the commencement of oil or gas well drilling activities, or, in the case of other mineral removal, the actual commencement of mining activity, no construction activities involving excavation of, alteration to or repair work on any access road to the site of the mineral removal or upon an oil or gas well site, or other site of mineral removal, shall be performed during the hours of 7:00 p.m. to 7:00 a.m.

The Township recognizes and acknowledges that oil and gas development is accompanied by inherent noise. The regulations in this section are intended and shall be interpreted and applied to establish a process for reasonable noise control which provides for response to individual complaints and requires that undue noise be addressed, where feasible, without the Township dictating the particular operational steps that must be taken. The operator shall take the following steps to minimize, to the extent practicable, the noise resulting from the development:

Notwithstanding any other provision in this chapter, parking areas for mineral removal activities shall provide sufficient parking to allow all vehicles associated with the mineral removal operation to be parked off street. Parking areas shall provide a slag or stone or other surface designed to minimize dust or, alternatively, dust-reduction measures such as water sprinkling whenever necessary.

The operator shall take all necessary steps to ensure that public roads remain free of dirt, mud or debris resulting from mineral removal traffic or activities, including road sweeping and tire washing if needed. Where traffic generated by the mineral removal is heavy in the proximity of school bus stops, the operator will provide flagmen to ensure the safety of children waiting for or leaving school buses.

The operator shall provide an opportunity for Township emergency services providers to arrange visits to the site of mineral removal for the purpose of being oriented to the location, equipment and layout of the site. Such orientation visits shall be mutually arranged between the operator and the chief officer of any given emergency provider service. The operator shall provide appropriate maps, emergency plan documents and any other information relevant to provision of emergency services to such chief officers. The operator will reimburse each volunteer emergency company for reasonable expenses incurred in orientation and training.

Each application for a conditional use under this section shall have attached thereto a site plan. The proposed site development plan shall be a topographic plan, prepared by a professional engineer registered in the Commonwealth of Pennsylvania, to a scale no greater than one inch equals 200 feet, on a standard sheet size of 24"H x 36"W, to include the following:

The operator shall remove and dispose of all unrooted trees, stumps, brush, rubbish, construction materials and debris promptly in the interest of public safety. No on-site burial of pond liners, drilling residuals or hydraulic fracturing residuals is permitted.

The applicant or operator shall accompany the conditional use application with a nonrefundable application fee of $1,000 and an initial review fees escrow deposit of $5,000.

Gas and oil operations shall meet the following air quality/odor requirements:

The operator shall provide and maintain a local or toll-free telephone access line that will be available for the general public to lodge complaints 24 hours a day, seven days per week. The operator will provide the Township Manager and Township Zoning Officer with a local or toll-free telephone access line that will be available for the Township Manager, Zoning Officer or other Township-designated representative to contact the operator 24 hours a day, seven days a week, along with the name and location of a specified individual or individuals who will be responsible for responding to Township calls.

Any pond or impoundment installed in connection with a wellsite to contain liquids shall be secured with a six-foot-high chain-link security fence or equivalent approved by the Township. Gaps in the fence for access shall be controlled by a gate. During the drilling and fracturing process, the drilling pad shall be secured with a security fence and gate.

During the time any pond or impoundment contains nonpotable water or other liquids, such ponds shall be covered with netting as feasible to keep birds and animals out.

The minimum site area required shall be four acres.

In the B-3 District, the site shall not front on a public street. In all other districts, the site shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter.

Vehicular access to the site shall be limited to one two-way or two one-way driveways connecting to the nearest public street.

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

Within the site, all driveways shall be a minimum of 25 feet wide. Traffic circulation shall be subject to review and approval by the Board of Commissioners upon the recommendation of its traffic engineer.

Parking shall be provided in accordance with the requirements of § 27-2202 and shall be located near the office.

Buffer Area A shall be provided in accordance with the requirements of § 27-2103.1 of this chapter along all property lines which adjoin a residential use or zoning classification.

The perimeter of the site shall be fenced with a minimum eight-foot-high chain-link fence with self-latching gate. Where outside storage is authorized, the fence around the outside storage area shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque.

Any fence along a street, driveway, entrance or side yard abutting other B-3 property shall be subject to review and approval for design, appearance and material by the Board of Commissions so as to achieve security, attractiveness and compatibility with the common architectural theme of other B-3 property.

No rooftop HVAC units shall be permitted.

The maximum size of any storage unit shall be 15 feet wide, 40 feet deep and one story but no more than 20 feet in height.

The maximum lot coverage by all buildings shall not exceed 50%, unless the developer provides additional landscaping and planting as may be approved by the Board of Commissioners.

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

In the B-3 and B-4 Districts, no storage shall take place outside of a completely enclosed building.

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

No business activity other than rental of storage units shall be conducted on the premises, except for services and/or items ancillary to the provision of storage services.

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

Exterior finishes of the storage units shall be compatible with the material comprising the exterior finish of buildings on adjoining properties.

No sign shall be placed on the buildings except for informational and directional signs and one business identification sign on the office building portion of the facility. No signs shall be placed on rooftops.

No hazardous materials or substances shall be permitted to be stored in the storage buildings other than those permitted by the Township Building or Fire Prevention Codes. Both the landlord and the tenants shall be responsible for prevention of the storage of hazardous materials or substances in the storage buildings that are not in compliance with the Township Building or Fire Prevention Codes. Written notice shall be given to all prospective tenants of this restriction on materials and substances permitted to be stored.

A minimum of one fire hydrant shall be provided on the site, subject to approval by the Township Zoning Officer after consultation with the Fire Chief.

The townhouse dwelling units shall be separated by a vertical common wall. There shall be no horizontal separation between townhouse dwelling units, and no dwelling unit shall be located above or below another unit.

Dwelling units shall not be located on the street or ground floor of a mixed-use building.

Nonresidential uses shall not be located above the street or ground floor of a mixed-use building.

The maximum length of a mixed-use building shall be 250 feet.

The maximum depth of a mixed-use building shall be 55 feet.

The minimum gross floor area on each floor of any townhouse dwelling unit located in a mixed-use building shall be 1,500 square feet.

The maximum number of business establishments located in a mixed-use building shall be seven.

The minimum number of townhouse dwelling units in a mixed-use building shall be three.

The maximum gross floor area of any single business establishment located in a mixed-use building shall be 2,000 square feet.

The first-floor businesses shall be architecturally distinguished from the upper floor(s) by changes in wall surface materials or colors, variations in the scale of windows and doors, roof overhangs, cornices, string courses or other similar means of dividing the facade.

Where the occupant of the dwelling unit operates a business in a mixed-use building, shared parking may be authorized for the two uses.

Parking for the dwelling units shall be located at the rear of the building. If parking for the nonresidential uses is located at the rear of the building, the front yard setback may be reduced from 40 feet to no less than 10 feet, provided a five-foot-wide sidewalk and a minimum five-foot-wide planting strip are established in the reduced setback.

Dumpsters shall be completely enclosed by a wall or solid fence at least six feet in height. Dumpsters shall be located in the rear yard. Access to the dumpsters shall not obstruct or interfere with residential parking.

The application shall comply with all applicable requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] governing mobile home parks.

The minimum site required for a mobile home park shall be five acres.

The site shall be served by public sewers.

The minimum mobile home lot shall be 6,000 square feet.

The minimum yard requirements for each mobile home lot shall be 25 feet for front yards, 20 feet for rear yards and 10 feet for side yards. Such yards shall be measured from the perimeter of the mobile home slab. Carports or parking pads may be located in the required side yard.

Every mobile home lot shall have access to a private street in accordance with the requirements of the Township Subdivision and Land Development Ordinance.

At least two paved off-street parking spaces shall be provided on each mobile home lot.

The total density of a mobile home park shall not exceed six mobile homes per acre.

The property proposed for multifamily dwellings shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter.

The minimum lot area required to construct townhouses or garden apartments shall be one acre.

The maximum dwelling unit density for townhouses and garden apartments shall be 12 units per acre.

The setback from any property line adjoining a single-family dwelling shall be 50 feet.

All other minimum requirements of the zoning district shall apply to garden apartments and townhouses.

The maximum number of dwelling units in any townhouse building shall be five.

The maximum number of dwelling units in any garden apartment building shall be 24.

The maximum length of any building shall not exceed 250 feet.

Where two or more buildings exist on the same lot, the minimum distance between buildings shall be 20 feet or 50% of the height of the taller building, whichever is greater.

All property lines adjoining a single-family use or zoning classification shall be screened by Buffer Area B, as defined by § 27-2103.1 of this chapter.

All parking areas adjoining a single-family use or zoning classification which are not screened by a buffer area shall be screened by a minimum six-foot-high compact evergreen hedge.

All portions of the property not covered by buildings, driveways, parking, pools, shelters, gazebos or other paved areas shall be suitably landscaped with grass, ground cover and decorative shrubs or trees.

The design and orientation of the buildings on the property shall take into account compatibility with the visual impact on adjoining single-family residential properties. The building and the property shall be effectively landscaped to minimize such impacts on adjoining residential properties.

On lots containing more than 24 dwelling units, indoor or outdoor recreational facilities appropriate to the needs of the prospective residents shall be provided, subject to approval by the Board of Commissioners.

In the R-3-A and R-4 Zoning Districts, the following shall apply.

In the B-1-A Zoning District the following shall apply:

Flora and fauna maintained in a nature preserve shall be limited to those species that are indigenous to the region.

The minimum site required for a nature preserve shall be 10 acres.

There shall be no other use of the property, other than a landowner's or caretaker's dwelling.

The landowner shall present evidence of registration or participation in a preservation program of the National Wildlife Association, Audubon Society or similar environmental organization.

The site shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter. Vehicular access to local streets shall not be permitted.

The site shall be located at or within 300 feet of the intersection of an arterial street with a collector street or an intersection of two collector streets.

The minimum site area shall be two acres.

The maximum floor area of any single business establishment shall be 2,000 square feet.

The maximum floor area of any multi-tenant shopping center shall be 10,000 square feet.

Site lighting, if proposed, shall be designed with cutoff luminaires with a maximum cutoff angle of 60°. (See illustration in Appendix B.[6]) The maximum illumination at any property line adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4 or R-5 Zoning District shall be 0.2 footcandle. The maximum height of poles supporting the light fixtures shall be 15 feet.

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4 or R-5 Zoning District.

Dumpsters shall be completely enclosed and screened by a solid fence or wall.

The neighborhood commercial uses shall be limited to the following uses and no others:

A company desiring to operate a compressor station or processing plant shall obtain the permits required by this section, which are in addition to, and are not in lieu of, any permit that may be required by any other governmental or regulating agency.

Access to any facility shall be arranged to minimize danger to traffic and nuisance to surrounding properties and to maintain the integrity of municipal roads. The following standards apply:

Prior to development, the applicant shall provide to the Township Fire Department and Township Zoning Officer a copy of its emergency response plan. Also, the applicant/operator shall, at its sole cost and expense, provide to emergency services appropriate site orientation with adequate information and ongoing training on dealing with any potential dangerous conditions that may result from development activities.

Noise-generating equipment, exceeding municipal ordinance standards, shall be fully enclosed in a sound-reduction structure that conforms to the character of the zone in which it exists. All applicable development plans, permits and regulations shall apply to the enclosure. During normal operations, the structure shall remain fully enclosed, with all doors and windows remaining closed unless during times of egress.

Compressors and other power-driven equipment shall utilize sparkless electric motors, when practicable, as an alternative to internal-combustion engines, unless the applicant can demonstrate that the alternative engines are not inconsistent with the objectives of any Township ordinance. All electrical installations and equipment shall conform to Township ordinances and the applicable national codes.

The applicant agrees to reimburse the Township for all reasonable and direct professional consultant fees incurred by the Township related to the site inspection, including, but not limited to, the Township Engineer, Township Solicitor and any other reasonable and direct consultant fees incurred for the review and approval process, and for any specialized work called for in the permit.

A secured entrance gate on the access road shall be required, and all gates are to be kept locked when the operator or its employees are not on the premises. All storage tanks, separation facilities, or other mechanical or production equipment on the operation site shall be completely enclosed by a permanent chain-link fence. Standards for the chain-link fence and secured gate are as follows:

No applicant shall permit any lights located on any operation site to be directed in such a manner so that they shine directly on a public road, protected use, adjacent property or property in the general vicinity of the operation site. To the extent practicable, and taking into account safety considerations, site lighting shall be directed downward and internally so as to avoid glare on public roads, protected uses, and adjacent dwellings and buildings. Exterior lights shall be turned off except when personnel are working on site or motion sensors are activated.

Building Permits, Zoning Certificates and Certificates of Occupancy. Building permits, zoning certificates and certificates of occupancy, where applicable, shall be obtained from the Township Zoning Officer, and applications must include:

The applicant shall apply for a road use maintenance agreement, pay the prescribed fee, and adhere to all conditions set forth in the agreement.

The standards shall be determined during the conditional use hearing.

The following minimum setback distances must be adhered to:

The facility signage shall be clearly visible for all 911 emergency services, at the location where the access road intersects with the Township- or state-owned road and at the entrance gate to each facility. The signage must include:

No compressor station shall be constructed on soil that is classified as either Class 1 or 2 by the United States Department of Agriculture (USDA) Natural Resources Conservation Service and published in the Allegheny County Soil Survey.

The applicant shall comply with all applicable state and federal regulations and shall show evidence of obtaining the required state and/or federal permits, including proof of insurability, before initiating any work and maintaining the required permits throughout the duration of all operations. The applicant shall notify the Township immediately of any suspension or revocation of the required state and/or federal permits. Upon notification of said suspension or revocation, the Township-issued permits will hereby be deemed suspended or revoked until state and/or federal compliance is reached.

The applicant shall submit a road use plan showing the proposed routes of all trucks to be utilized for hauling equipment, supplies and the like and the estimated weights of those trucks and the estimated number of trucks entering and exiting the facility on a daily basis, as well as keep a record/log of actual use, which may be requested from time to time by the Board of Commissioners. In conjunction with the Township, the applicant shall design the hauling routes to and from the facility to minimize the impact on local roads. At no time shall any overweight vehicle travel upon any Township roads, or portion thereof, other than the specified portion of Township roads for which security has been provided.

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

The minimum site area required shall be five acres.

Once the improvements are completed in an approved planned office or research park, lots within an approved and recorded planned office or research park may be sold and developed as independent entities for any authorized use in the zoning district.

Only the uses permitted by right or authorized as conditional uses or uses by special exception in the zoning district in which the planned office or research park is located shall be permitted in the planned office or research park.

The site plan shall be designed to minimize points of access to the public street. Shared driveways shall be utilized where feasible and cross-easements dedicated for common access, where necessary.

The site shall be planned as a unit, and uniform signage and landscaping and common parking and loading areas shall be proposed to promote efficiency and preserve a common design theme.

The entire perimeter of a planned office or research park site shall be screened by Buffer Area A as defined by § 27-2103.1 of this chapter.

Supporting commercial uses shall be limited to one or more of the following uses:

Except for restaurants, supporting commercial uses shall be limited to the ground or first floor of any office building and shall not be permitted in any other freestanding principal or accessory building.

In office or research parks of 25 acres or less, restaurants shall be permitted only on the first or ground floor of an office or research building. Restaurants in office and research parks containing 25 acres or more shall be permitted in a freestanding principal or accessory building. Restaurants also shall be permitted in any approved hotel.

The maximum gross floor area devoted to any single restaurant establishment which is open to the general public shall be 10,000 square feet.

Off-street parking for the restaurant shall be provided in accordance with the requirements of Part 22 of this chapter for the use.

The gross floor area devoted to all supporting commercial uses shall not exceed 15% of the gross floor area devoted to office or research use.

Except for restaurants as regulated by § 27-1906.42D above, the maximum gross floor area devoted to any single supporting commercial establishment shall be 5,000 square feet.

Off-street parking for the supporting commercial uses shall be provided at the ratio of one parking space for each 500 square feet of gross floor area.

The site shall have a minimum area of 100 contiguous acres.

The site shall have access to an arterial or collector street.

The site shall be located within a two-mile radius of a limited access highway interchange.

All principal and accessory structures and uses shall be set back at least 100 feet from any property line which adjoins property in a residential zoning classification.

All principal and accessory structures and uses shall be set back at least 50 feet from any property in a nonresidential zoning classification.

No building structures (excluding nonstructural components thereof, such as light towers and radio towers) shall exceed 100 feet in height.

Buffer Area A, as defined in § 27-2103.1 of this chapter, shall be provided along all property lines adjoining an S-C or R Zoning District. Existing vegetation or differences in elevation may be offered to meet the intent of the required buffer, provided that a conservation easement is recorded which restricts, in perpetuity, the removal of the vegetation and/or disturbance of the slopes.

Traffic circulation into and out of the site and through the site shall be designed to minimize congestion and promote safety.

The conditional use application shall be accompanied by a traffic study prepared by a qualified traffic engineer using the current edition of the Institute of Transportation Engineers (ITE) Manuals and methodology to determine the impact of trip generation by the proposed development on the capacity and level of service of adjacent streets and intersections.

Parking for each use shall be provided in accordance with the requirements of § 27-2203.1 of this chapter. In the event that one or more of the accessory uses will not operate when the principal use is in operation, shared parking may be authorized for those uses that have operating schedules which do not coincide or overlap.

The application for conditional use shall include a lighting plan showing the type and location of proposed fixtures and a photometric plan showing distribution of lighting over the entire site.

A master plan shall be submitted for development of the entire site at the time of the conditional use application. The development may be constructed in phases. Any revision to the approved master plan which includes uses not proposed in the original application, which increases building coverage or parking by more than 10% or which revises the street layout or means of ingress and egress to and from the site shall require submission of a new conditional use application.

Primary access to the complex shall not be provided from any residential local streets.

No direct beams or rays of light from exterior lighting fixtures, signs or vehicles entering, within or leaving the complex shall be permitted to shine onto adjacent private residences.

Outdoor loudspeakers shall be permitted for emergency announcements, crowd control and field scheduling announcements only. Loudspeakers may also be used for broadcast during an event taking place within an arena, but only while the event is in progress, and such speakers may not be located outside of the arena (except for emergency, crowd control or scheduling announcements) nor direct broadcasts outside of the arena.

Athletic fields or facilities and arenas and seating areas shall be designed to be compatible with and shall not unreasonably interfere with the use, enjoyment or improvement of any existing or proposed adjoining public park.

The minimum site required shall be five acres.

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

Once the improvements are completed in an approved shopping center, lots within the approved and recorded shopping center may be sold and developed as independent entities for any authorized use in the district.

Only uses permitted by right or authorized as conditional uses or uses by special exception in the district in which the shopping center is located shall be permitted in the shopping center.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines which adjoin the S-C or any R Zoning Districts.

Sidewalks shall be installed in front of all stores.

The site plan shall be designed to minimize points of access to the public street. Shared driveways shall be utilized where feasible, and cross-easements shall be dedicated for common access, where necessary.

The site shall be planned as a unit, and uniform signage and landscaping and common parking and loading areas shall be proposed to promote efficiency and preserve a common design theme.

Site lighting, if proposed, shall be designed with cutoff luminaires with a maximum cutoff angle of 60°. (See illustration in Appendix B.[7]) The maximum illumination at any property line adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4 or R-5 Zoning District shall be 0.2 footcandle. The maximum height of poles supporting the light fixtures shall be 15 feet.

The following uses are permitted as a conditional use within a planned shopping center in addition to the planned shopping center use:

The foregoing uses shall be subject to the following express standards and criteria:

All printing establishments shall comply with the performance standards set forth in § 27-2102 of this chapter.

All activities shall take place indoors.

The facility shall be so designed and so constructed that there shall be no danger to the health, safety or welfare of residents or persons on adjoining properties.

All ventilation systems shall be so designed that any smoke, fumes or odors shall not be directed towards abutting properties.

The minimum site required for a private-use helipad shall be 25 acres.

Helipads shall be located at least 250 feet from any property line or public street.

Helipads accessory to a hospital shall be limited to use by emergency vehicles and health system personnel.

Only one private-use helipad shall be authorized for each planned office or research park, regardless of the number of businesses located in the park.

Evidence of compliance with all applicable regulations of the Federal Aviation Administration (FAA) and the Pennsylvania Department of Transportation Bureau of Aviation shall be submitted.

The helicopter landing pad shall be clearly marked with the insignia commonly recognized to indicate a private-use helipad.

The helicopter landing pad shall be paved, level and maintained dirt-free. Rooftop pads shall be free of all loose stone and aggregate.

An application for a helipad on a roof shall be accompanied by a certification by a registered engineer that the loads imposed by the helicopter will be supported by the structure.

Lighting shall be shielded away from adjacent properties and streets.

The applicant shall submit a report from a reputable acoustic or aviation consultant showing the computer prediction model developed by the FAA referred to in 14 CFR, Part 150, § A150.103.

The applicant shall submit proof of ownership of helicopter liability insurance in an amount not less than $5,000,000 for any one accident or occurrence.

No takeoffs or landings shall occur between the hours of 9:00 p.m. and 6:00 a.m.

Clear areas on the site for emergency landings of the helicopter in the event of mechanical failure shall be available. These emergency landing areas shall be located within the normal glide range of the helicopter with one engine off when operating in the approved takeoff or landing lane from the helipad.

A minimum lot area of one acre shall be required; however the minimum lot area required may be reduced to not less than 15,000 square feet for public recreation facilities which are located in established neighborhoods within walking distance of the residents they are intended to serve.

All principal structures shall be located at least 30 feet from any property line.

Buffer Area C, as defined by § 27-2103.1 of this chapter, shall be provided where parking for the use or other intensively used facilities, such as ballfields, tennis courts, shelters and the like, are proposed adjacent to any property line adjoining a residential use or zoning classification. Open space and passive recreation, as well as undeveloped portions of the property held for future development, shall not be required to be buffered from an adjoining residential use or zoning classification.

The use shall comply with the performance standards of § 27-2102 of this chapter.

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

Any outdoor facility located within 200 feet of an existing dwelling shall cease operations at 11:00 p.m.

The minimum site required shall be two acres.

The site shall have frontage on an arterial street, as defined by this chapter.

The site shall be located within one mile of an interstate highway interchange.

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining an S-C or R Zoning District.

Parking lot landscaping shall be provided in accordance with the requirements of § 27-2103.10C of this chapter.

Parking areas shall be illuminated for night use. Light standards shall be a maximum of 25 feet in height. Light fixtures shall be cutoff luminaires with a cutoff angle no greater than 60°. Illumination at the property line shall not exceed 1.0 footcandle.

The outside storage of inoperative vehicles and the outside repair or maintenance of vehicles shall not be permitted, except for the limited purpose of performing emergency repairs to parked vehicles that are temporarily disabled.

Aboveground parking structures or parking buildings shall not be permitted.

The design of the parking area shall comply with the provisions of Part 22.

The parking area shall be open only during those hours for which mass transit services are provided to and from the lot. The Township may require security fencing along the side and rear of the property if physical conditions on and surrounding the site warrant.

Only an unenclosed structure providing protection from the weather may be constructed on the site to accommodate patrons waiting for transit services. Said structure may be located in the required front yard, providing it shall be at least five feet from the edge of the pavement of a street or driveway.

An enclosed fare/ticket booth capable of accommodating no more than two employees may be constructed on the site and shall be subject to the required yards for principal buildings.

An area not exceeding 10% of the gross area of the site may be set aside for an accessory use incidental to the operation of the facility, including, as an example, a coffee shop, newsstand or transit information center.

The operating agency shall be responsible for the continuing maintenance and upkeep of the site.

A secured building not exceeding 180 square feet in floor area and 20 feet in height may be erected for the exclusive use of public transit employees.

A traffic study, as required by the Township Subdivision and Land Development Ordinance [Chapter 22], shall be submitted with the conditional use application.

The minimum lot area required shall be 20,000 square feet.

Maintenance vehicles shall be stored within a completely enclosed building.

Outdoor storage of materials or equipment, other than maintenance vehicles, shall be permitted only if the storage area is completely enclosed by a minimum eight-foot fence with locking gate and is screened by 100% opaque screening material placed in the fencing or by a six-foot dense, compact evergreen hedge.

Any area of the building which is used for business offices shall comply with the parking requirements of Part 22 of this chapter for that use. Any area of the building which is used for storage of material, vehicles or other equipment shall provide one parking space for each 1,500 square feet of gross floor area devoted to that use.

Commercial recreation uses that complement existing public recreation or historic sites located nearby the S-C Zoning District may be authorized, subject to compliance with § 27-1906.11.

Additional recreation-related commercial uses shall include, and are limited to: a concession stand, ice cream store, delicatessen, cafeteria or restaurant, bicycle rental, bicycle repair, pro shops, gift shops, retail sales of sporting goods, and other similar retail or service uses which are directly related to the nearby existing recreational or historic sites in the S-C Zoning District.

The proposed recreational or commercial structures shall be designed to preserve natural features and orient to the Panhandle Trail or other related recreational or historic site nearby. Grading and vegetation removal shall be minimized.

Lighting or other features which encourage use of outdoor areas after dusk shall not be permitted.

The design of the proposed recreational facilities and any proposed recreational or commercial structures shall comply with all applicable requirements governing floodplains and wetlands.

The maximum floor area of any recreational or commercial building shall be 2,500 square feet.

In addition to the required parking spaces for vehicles required by this chapter for the proposed uses, parking areas for bicycles shall be provided.

No storage of equipment or materials shall be permitted outside a completely enclosed structure.

Dumpsters shall be completely enclosed by a wall or solid fence and shall be landscaped to complement the natural environment. Trash receptacles shall be provided and shall be designed of natural materials or a design compatible with the natural environment.

All areas which are not used for active recreational facilities, structures or parking areas shall be maintained in a natural state or attractively landscaped. Areas kept in a natural state shall be adequately maintained to eliminate the accumulation of litter and growth of weeds and tall grass.

Solar Energy Systems (Small).

Solar Energy Systems (Large).

Wind Energy System (Small).

Wind Energy System (Large).

Outdoor Hydronic Heaters as Accessory Uses.

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

Activities shall be limited to those activities that do not involve any products or processes that use or produce any hazardous material as classified by the United States Environmental Protection Agency (US EPA) or Pennsylvania Department of Environmental Protection (PA DEP).

There shall be no outside storage of materials or equipment.

Any outdoor equipment shall be totally screened from the public view.

The minimum site required for a retirement community shall be 20 acres.

The site proposed for a retirement community, as defined herein, shall have frontage on and direct vehicular access to a street classified by this chapter as an arterial or collector street. Access to local Township streets shall not be permitted, except that a secondary controlled "emergency only" access may be provided from a local Township street, if approved by the Township.

A retirement community may include one or more of the following dwelling types:

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

In addition, a retirement community may include one or more of the following supporting uses, subject to approval by the Township:

The maximum dwelling unit density permitted in a retirement community shall be 12 dwelling units per acre.

No principal structure shall be less than 50 feet from any property line adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4 or R-5 Zoning District. Along all other property lines, no principal structure shall be less than 20 feet from any property line of the development site.

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining property in an S-C, R-1, R-2, R-2-A, R-3, R-4 or R-5 Zoning District.

There shall be a minimum of one parking space for each dwelling unit plus one parking space for each employee on peak shift. In the event that a nursing home or personal care boarding home is proposed, parking shall be provided in accordance with the requirements of § 27-2202 of this chapter for those uses. Additional parking for the supporting uses intended for the residents and their invited guests shall not be required.

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

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

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

In the R-4 District, maximum height of the principal structure shall be 20 feet and shall be limited to one story.

The total space devoted to specialty retail in the district shall not exceed 75,000 square feet.

No single building containing specialty retail shall exceed 60,000 square feet.

Specialty retail establishments may not exceed a maximum gross floor area of 3,500 square feet, except that four specialty retail establishments in the district may be comprised of 7,000 square feet or less and one specialty retail establishment in the district may be comprised of 13,000 square feet or less.

All principal uses are required to occur within a completely enclosed building, except for incidental outdoor retail sales permitted on sidewalks immediately adjacent to the front of the retail store or outdoor seating associated with an approved sit-down restaurant, subject to compliance with § 27-1906.54.

All unpaved areas shall be landscaped with grass or other appropriate ground cover. The first 12 feet of any front yard setback, or the first 12 feet of any side yard setback abutting a state highway, shall be earth mounded a minimum of three feet high and landscaped with a mix of landscaping materials including trees and shrubs. The location of the landscaping materials shall not obstruct visibility for traffic entering or leaving the site.

Parking area landscaping shall be provided in accordance with § 27-2103.10C.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines that adjoin an S-C or R Zoning District. Additional landscaping required by § 27-2103.10 shall be provided.

Excluding any required buffer area and the 5% of the parking area which is required to be landscaped, a minimum of 10% of the site area shall be preserved as open space and shall be landscaped to complement the building design and architectural theme, subject to approval by the Township.

All trash areas and dumpsters shall be totally screened from view from adjoining residential property.

All loading areas shall be in the rear of the building.

A traffic impact analysis as defined by this chapter shall accompany the application for conditional use approval.

Buildings shall be designed with a common architectural theme. The common architectural theme shall be comprised of uniform and consistent use and treatment of the following elements throughout the B-3 District:

The elements of the common architectural theme shall be extended to the entrance and office area of any self-storage use but shall not necessarily extend, with respect to exterior building and design elements, to the storage buildings.

With respect to freestanding hotels, motels and restaurants, the common architectural theme shall extend to the greatest degree feasible to such buildings, taking into account, however, any consistently used standard design features of the use in question and the ability or inability of the user to fully incorporate the common architectural theme.

All signs shall be constructed of natural materials or man-made materials that simulate natural materials and shall be compatible with the architectural theme for the site.

Signs shall comply with the provisions of Part 23.

The conditional use application shall include a site lighting plan showing a maximum level of illumination in the parking areas of 2.0 footcandles and a maximum level of spillover illumination on any adjoining residential property of 0.2 footcandle. The site lighting plan shall minimize spillover and/or skyshine for adjoining nonresidential property, and the plan shall evidence an intent to limit such spillover and skyshine.

Site lighting shall be comprised of cutoff-style luminaires which direct and cut off the light at a cutoff angle of less than 60°. (See Appendix B for illustration of cutoff angle.[8])

For self-storage facilities, lighting may be wall-mounted. The maximum height for lighting fixtures is 20 feet above grade level.

Site lighting fixtures shall be designed to carry out the architectural theme for the proposed development.

Decorative landscaping and trash receptacles shall be provided which carry out the architectural theme for the proposed development.

Sidewalks shall be provided along the fronts of all buildings to encourage safe pedestrian access from the parking areas to each conditional use authorized in the B-3 District. This requirement is not intended to require sidewalks in front of self-storage buildings where the sidewalks would prevent or impede customers from loading and unloading adjacent to a self-storage unit.

Public open space either inside or outside the buildings shall be incorporated in the design of the development.

Mechanical equipment, whether roof-mounted or located on the ground, shall be screened with materials that provide sound attenuation and that are harmonious with the proposed building materials and architectural design theme.

A transient merchant license, if required by Township ordinance, shall be obtained.

The proposed temporary use or structure shall be limited to those uses or structures otherwise authorized in the zoning district.

In the B-1, B-1-A, B-2, B-3 and B-4 Districts, preparation and/or serving of food in an outdoor setting shall be permitted only if all of the following requirements are met:

Approval of temporary uses or structures shall be granted for a specific time period not to exceed six months. If continued need for the temporary use or structure on an annual basis is demonstrated by the applicant, approval may be granted for annual renewal by the Zoning Officer of the permit for the temporary use or structure, provided all conditions of the original approval are maintained.

All temporary uses or structures shall be removed within 10 days of the expiration of the specific period for which the structure or use is approved.

All temporary uses or structures which are proposed to be accessible to the public shall provide off-street parking in accordance with the requirements of § 27-2202 for the proposed use.

Vehicular access for all temporary uses or structures which are proposed to be accessible to the public shall be designed to minimize congestion on the lot and not impede the free flow of traffic for any other permanent use or structure on the lot.

All temporary uses or structures proposed to be used as principal uses or structures shall comply with all area and bulk regulations of the zoning district in which they are located. All temporary uses or structures which are proposed to be used as accessory uses or structures shall comply with the requirements of the zoning district for accessory structures.

Temporary uses or structures which are authorized for a particular event shall be removed within 48 hours after the completion of the event.

Temporary uses or structures which are proposed as principal uses or structures and which are accessible to the public shall provide sanitary facilities, unless such facilities already exist on the lot.

The minimum site required shall be one acre.

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

No vehicle or other merchandise displayed outdoors shall be less than five feet from any property line. No vehicle or equipment shall be parked on adjacent property or in any public street right-of-way.

No vehicle shall be displayed or offered for sale which does not have all of the mechanical and body components necessary for its safe and lawful operation.

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

The site shall not be located within 1,200 feet of any occupied dwelling, measured in a straight line along a public street from any site boundary to the nearest wall of any dwelling.

Ingress, egress and internal traffic circulation shall be designed to ensure safety and minimize congestion.

Site lighting shall be designed with cutoff luminaires that have a maximum cutoff angle of 60°. The maximum illumination at any property line shall be 0.2 footcandle. (See illustration in Appendix B.[9])

All property lines adjoining a residential use or zoning classification shall be screened by Buffer Area A, as defined by § 27-2103.1 of this chapter.

Off-street parking and loading shall be provided in accordance with the requirements of Part 22 of this chapter.

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

No repair of vehicles shall be permitted.

No shipping or receiving shall be permitted within 300 feet of a property in a residential zoning district between the hours of 6:00 p.m. and 7:00 a.m.

All operations shall comply with the performance standards of § 27-2102 of this chapter.

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

All activities shall take place indoors.

All minor repair work, vehicle washing, waxing, detailing, lubrication and installation of parts and accessories shall be performed within an enclosed building.

All car-washing areas shall discharge into public sanitary sewers.

All vehicle parts, dismantled vehicles and similar materials shall be stored within an enclosed building or totally screened from view by a solid or privacy fence.

All vehicles awaiting repair shall be stored on the lot in an approved storage area, and in no case shall said vehicles be stored on or obstruct access to a public right-of-way.

Canopies over gasoline pumps shall be subject to the requirements of § 2104.3G of this chapter.

All fuel, oil and similar substances shall be stored at least 25 feet from any property line.

The handling and disposal of motor oil, battery acid and any other substance regulated by federal statute and the Pennsylvania Department of Environmental Protection (PA DEP) shall be in accordance with all permits and requirements of that agency or its successor agency. Any suspension, revocation or violation of the PA DEP permits shall be a violation of this chapter and shall be subject to the enforcement provisions of § 27-2602 of this chapter.

Buffer Area B, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining a residential use or zoning classification.

The minimum lot area shall be five acres.

The applicant shall provide the Township Zoning Officer a detailed description of the proposed use in each of the following topics:

Retail sales shall not exceed 20% of the gross floor area.

Buffer Area A, as defined by § 27-2103.1 of this chapter, shall be provided along all property lines adjoining a residential use or zoning classification.

Retail sales shall not exceed 20% of the gross floor area.

Outdoor storage of materials is prohibited.

Any site which involves wholesale distribution shall have direct access to an arterial or collector street, as defined by this chapter.

All materials and equipment shall be stored within a completely enclosed structure or shall be limited to storage in the rear or side yard if screened from view from the street or adjacent residential properties by a six-foot hedge or opaque fence.

No shipping or receiving shall be permitted within 300 feet of property in a residential zoning district between the hours of 7:00 p.m. and 7:00 a.m.

All shipping and receiving facilities adjoining a residential use or zoning classification shall be screened by Bufferyard B, as defined by § 27-2103.1 of this chapter.

Wholesale sales shall not exceed 25% of the gross sales of the retail business.

The gross floor area devoted to wholesale warehousing shall not exceed the gross floor area devoted to the retail business.

The storage or handling of hazardous or potentially hazardous materials shall not be permitted.