In addition to the general criteria listed in §§ 215-124C and 215-133, the following sets forth standards that shall be applied to each individual special exception or conditional use. These standards must be satisfied prior to approval of any application for a special exception or conditional use. The applicant shall be required to demonstrate compliance with these standards and must furnish whatever evidence is necessary to demonstrate such compliance. All uses must comply with the standards expressed within the underlying zone, unless those standards expressed for each special exception or conditional use specify different standards; in such cases, the specific special exception or conditional use standards shall apply.

For the purposes of this Article IV, any required setbacks imposed upon special exceptions or conditional uses shall be measured from the boundary line of the site for which the special exception or conditional use is requested, regardless of whether or not this line corresponds to a property line or a lease line.

An adult-related facility shall not be permitted to be located within 1,000 feet of any other adult-related facility;

No adult-related facility shall be located within 1,000 feet of any rural or residentially zoned land;

No establishment shall be located within 1,000 feet of any parcel of land which contains any one or more of the following specified land uses:

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

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

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

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

Each entrance to the premises shall be posted with a notice specifying that persons under the age of 17 years are not permitted to enter therein and warning all other persons that they may be offended upon entry;

No adult-related facility may change to another adult-related facility, except upon approval of an additional conditional use;

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

No unlawful sexual activity or conduct shall be permitted; and

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

Minimum lot area: 30 acres for airports; three acres for heliports; 3,600 square feet for helipads;

All facilities shall be designed and operated in strict compliance with all applicable state and federal laws and regulations;

The applicant shall furnish evidence of the obtainment of a license from the Pennsylvania Department of Transportation, Bureau of Aviation, prior to the approval of the application;

No part of the take-off/landing strip and/or pad shall be located nearer than 300 feet from any property or street right-of-way line; and

A helipad shall only be used for the emergency transport by helicopter of patients from the scene of an emergency, or to and from other health care-related facilities. The helipad shall not include auxiliary facilities, such as fueling and maintenance equipment. In the event the helipad is located on the roof of a hospital, the minimum setback requirements for the applicable building shall supersede.

All activities shall take place within a completely enclosed building;

The applicant must furnish evidence as to how the use will be controlled so as to not constitute a nuisance due to noise or loitering outside the arcade;

A minimum of one parking space for each 80 square feet of gross leasable floor area shall be provided. In addition, any accessory uses (e.g., snack bar) shall also require parking to be provided in accordance with the schedule listed in § 215-38 of this chapter; and

A working plan for the cleanup of litter shall be furnished and implemented by the applicant.

Minimum lot area. Animal hospitals and kennels, 10 acres where any outdoor keeping of animals is proposed;

All portions of animal boarding buildings that are not completely enclosed, and any outdoor animal pens, stalls, or runways shall be located within the rear yard and shall be a minimum of 250 feet from all property lines, and 500 feet from any adjoining residential zone;

All outdoor pasture/recreation areas must be enclosed to prevent the escape of the animals; all such enclosures must be set back a minimum of 10 feet from all property lines;

The applicant shall furnish evidence of an effective means of animal waste disposal which shall be continuously implemented; and

Operation of kennels shall comply with the Dog Law, Act of December 7, 1982, P.L. 784, No. 225, as amended, 3 P.S. § 459-101 et seq., and all applicable regulations of the Department of Agriculture.

The subject property shall have a minimum width of 125 feet;

The subject property shall front on an arterial or collector road;

The subject property shall be set back at least 300 feet from any lot containing a school, day-care center, playground, library, hospital, nursing or rest home; however, the establishment of any of the foregoing uses within 300 feet of the subject property shall not create a nonconformity for the automobile filling station;

The outdoor storage of motor vehicles (whether capable of movement or not) for more than one month is prohibited;

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

No outdoor storage of auto parts shall be permitted;

Access driveways shall be a minimum of 30 feet wide and separated by 75 feet from one another if located along the same frontage as measured from edge to edge;

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

The applicant shall furnish evidence that the use of materials and disposal of wastes will be accomplished in a manner that complies with state and federal regulations; and

The applicant shall furnish evidence that the siting of underground fuel storage tanks is in compliance with state and federal regulations.

All service and/or repair activities shall be conducted within a completely enclosed building;

All uses involving drive-through service shall provide sufficient on-site stacking lanes to prevent vehicle backups on adjoining roads;

No outdoor storage of parts, equipment, lubricants, or other materials used or discarded, as part of the service or repair operation, shall be permitted;

All exterior vehicular storage areas shall be screened and set back from adjoining residentially zoned properties and roads by at least 25 feet;

All exterior vehicular storage areas shall be covered in an all-weather, dust-free surface;

Any ventilation equipment outlets associated with work areas shall not be directed toward any adjoining residentially zoned property;

All vehicles shall be repaired and removed promptly from the premises;

The demolition or junking of vehicles is prohibited. Unlicensed, unregistered or uninspected vehicles or parts thereof shall be removed from the site within two weeks of arrival; and

The applicant shall furnish evidence that the use of materials and disposal of wastes will be accomplished in a manner that complies with state and federal regulations.

No modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted;

All floors above or below grade accommodating nine or more guests shall have two means of escape to ground level, at least one of which shall be a fire escape or stair tower;

One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit;

All parking areas shall be set back a minimum of 25 feet from all property lines;

One sign, not to exceed six square feet, shall be permitted;

Meals may be offered only to registered overnight guests;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used; and

The applicant shall furnish proof of approval from the Pennsylvania Department of Labor and Industry.

No billboard shall be located within 100 feet of another billboard; all billboards shall be a minimum of 50 feet from all side and rear property lines

All billboards shall be set back at least 10 feet from any street right-of-way lines in zones where they are permitted;

All billboards shall be set back at least 500 feet from any land located within a residential zone;

No billboard shall obstruct the view of motorists on adjoining roads, or the view of adjoining commercial or industrial uses, which depend upon visibility for identification;

No billboard shall exceed an overall size of 300 square feet on both faces or, in other words, 150 feet on each face, nor exceed 20 feet in height above the highway, street or road surface, and no more than two double-faces panels may be attached to the same structure;

All properties upon which a billboard is erected shall be regularly maintained so as not to create a nuisance by means of weeds, litter or vector habitation; and

Anything herein to the contrary notwithstanding, all billboards shall be consistent with the provisions of § 215-41 of this chapter and shall also require a permit issued by the Township for installation and use.

The following minimum lot area requirements shall be provided:

The applicant shall furnish evidence that approved systems for sewage disposal and water supply shall be used;

If a conversion, no modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted;

All floors above and below grade accommodating nine or more guests shall have two means of escape to ground level, at least one of which shall be a fire escape or stair tower;

One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit;

All parking areas shall be set back a minimum of 25 feet from all property lines;

One sign, not to exceed six square feet, shall be permitted; and

The applicant shall furnish evidence of approvals granted by the Pennsylvania Department of Labor and Industry.

The clearing or cutting of mature trees shall be limited to that which is required to accommodate the use;

The applicant shall furnish evidence that approved systems for sewage disposal and water supply shall be used;

All cabin groupings shall provide for a complete system of interior pathways;

A minimum of 50% of the gross area of the site shall be devoted to outdoor active or passive recreation facilities. This area may include any required stormwater management facilities. Responsibility for maintenance of recreation areas shall be with the landowner;

Centralized garbage collection facilities shall be set back a minimum of 100 feet from any property line and screened from adjoining residentially zoned properties, as specified in § 215-40 of this chapter;

During operation, every cabin grouping shall have an office within which shall be located the person responsible for operation of the cabin grouping;

One parking space shall be provided for each cabin in a common parking compound. The parking compound shall be set back at least 30 feet from any adjoining residentially zoned land;

All lighting shall be arranged and shielded so that no glare or direct illumination shall be cast upon adjacent properties or public streets;

One sign not to exceed 32 square feet shall be permitted; and

The following table and its footnotes list design standards for cabin groupings:

Minimum lot area: 10 acres;

Each campsite shall be at least 1,500 square feet in size and shall either provide parking space for one automobile or recreational vehicle which will not interfere with the convenient and safe movement of traffic, or equivalent parking shall be provided in a common parking compound;

All campsites and parking compounds shall be located at least 50 feet from any side or rear property line and at least 100 feet from any public street line;

An internal road system shall be provided, as specified in § 215-37 of this chapter;

All outdoor play areas shall be set back 100 feet from any property line and screened from adjoining residentially zoned properties. Such outdoor play areas shall be used exclusively by registered guests and their visitors;

All campgrounds shall furnish centralized sanitary and garbage collection facilities that shall be set back a minimum of 100 feet from any property line. Such facilities shall be screened from adjoining residentially zoned properties, as specified in § 215-40 of this chapter;

Any accessory retail or service commercial uses shall be set back a minimum of 100 feet from any property line. Such accessory commercial uses shall be solely designed and constructed to serve the campground's registered guests and their visitors. Any parking spaces provided for these commercial uses shall only have vehicular access from the campground's internal road rather than the public street. All accessory commercial uses and related parking shall be screened from adjoining residentially zoned parcels;

All campgrounds containing more than 100 campsites shall have vehicular access to an arterial or collector street as identified in § 215-42;

One sign, not to exceed 32 square feet, shall be permitted. Any reference to accessory commercial or recreational facilities shall remain secondary in size to the reference of the principal campground use;

A minimum of 30% of the gross area of the campground shall be devoted to active or passive recreational facilities. Responsibility for maintenance of the recreation area shall be with the landowner;

During operation, every campground shall have an office within which shall be located the person responsible for operation of the campground;

All water facilities, sewage disposal systems, restrooms, solid waste disposal and vector control shall be approved and maintained in accordance with the requirements of the PA DEP; and

All lighting shall be arranged and shielded so that no glare or direct illumination shall be cast upon adjacent properties or public streets.

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used;

The facility shall utilize a regenerative and recycled water system;

Each washing bay shall provide a fifty-foot-long on-site stacking lane;

All structures housing washing apparatuses shall be set back 100 feet from any street right-of-way line, 50 feet from any rear property line, and 25 feet from any side lot line;

Trash receptacles shall be provided and routinely emptied to prevent the scattering of litter, and the applicant shall furnish and implement a working plan for the cleanup of litter and debris; and

The subject property shall front on an arterial or collector road.

Minimum lot area: five acres;

All burial plots or structures shall be located at least 50 feet from any property lines and the street right-of-way;

The applicant shall furnish evidence that water supplies of surrounding properties will not be contaminated by burial activity within the proposed cemetery;

No burial plots or facilities are permitted in floodplain or flood fringe areas; and

The applicant shall furnish evidence of the obtainment of a license from the Pennsylvania Department of State, Bureau of Professional and Occupational Affairs, prior to the approval of the application.

House of worship:

Church-related residences (rectories and convents):

Church-related educational or day-care centers:

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized.

If the subject property contains more than two acres, it shall front on an arterial or collector road;

Those uses involving extensive outdoor activities shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties;

Any structures exceeding the maximum permitted height may be permitted so long as they are set back from all property lines at least the horizontal distance equal to their height, plus an additional 50 feet. Furthermore, such structures shall not be used for occupancy;

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized;

The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, noise, light, litter, dust and pollution;

Required parking will be determined based upon a combination of the types of activities proposed and the schedule listed in § 215-38. In addition, the Board of Supervisors may require an unimproved grassed overflow parking area to be provided for peak use periods. Such overflow parking areas shall be accessible only from the interior driveways of the permanent parking lot. Overflow parking areas shall contain fencing to prevent vehicles from crossing adjoining properties or directly accessing adjoining roads;

Any booths or other structures used for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle backups on adjoining roads during peak arrival periods. Any other collection of fees (roaming parking lot attendants) shall be conducted in a manner to prevent vehicle backups on adjoining roads. If at any time after the opening of the commercial recreation facility, the Board of Supervisors determine that traffic backups are occurring on adjoining roads, and such backups are directly related to the means of access to the subject property, the Board of Supervisors can require the applicant to revise means of access to relieve the undue congestion;

Any outside pedestrian waiting lines shall be provided with a means of shade; and

In the case of an amusement or theme park over 10 acres in size, a traffic impact study shall be prepared by a professional traffic engineer, according to § 215-45 of this chapter. Such study shall demonstrate that the proposed use will generate only that traffic normally generated by the type of use, or that any abnormal traffic generated will not threaten safety.

Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site; and

Any outdoor activity areas shall be located in the side or rear yards, set back 25 feet from all property lines, and screened from adjoining residentially zoned properties. Any outdoor activity areas intended for the use of persons under 18 years of age shall be completely enclosed by a minimum four-foot-high fence. Any vegetative materials located within the outdoor activity area shall be of a nonharmful type (not poisonous, thorny, allergenic, etc.). All outdoor activity areas shall provide a means of shade, such as a shade tree(s) or pavilion(s).

The applicant must demonstrate that the proposed location is necessary for the efficient operation of the system;

All structures shall be set back from each property line a minimum distance equal to its height;

All towers shall be completely enclosed by an eight-foot-high fence and self-locking gate;

All ground-mounted satellite dish antennas that are used to transmit video format data shall be completely enclosed by an eight-foot-high nonclimbable fence that includes signage warning of dangerous radiation levels. Any gates within the fence shall be locked when unattended; and

The applicant shall furnish expert testimony regarding the construction methods or other measures used to prevent the toppling of any structure onto adjoining properties and/or roads, and the wind-borne scattering of ice onto adjoining properties and/or roads.

An outdoor play area shall be provided at a rate of 65 square feet per individual enrolled. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a four-foot-high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall be of a nonharmful type (not poisonous, thorny, allergenic, etc.) All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s);

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized;

Enrollment shall be defined as the largest number of students and/or children under day-care supervision at any one time during a seven-day period;

Passenger dropoff and pickup areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site; and

One off-street parking space shall be provided for each six individuals or fraction thereof enrolled.

Unless located within a shopping center or mall, the subject property shall front on an arterial or collector road;

Exterior trash receptacles shall be provided and routinely emptied so as to prevent the scattering of litter. All applications shall include a description of a working plan for the cleanup of litter;

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized;

Any exterior speaker/microphone system shall be arranged and/or screened to prevent objectionable noise impact on adjoining properties;

All exterior seating/play areas shall be completely enclosed by a three-foot-high fence; and

No part of the subject property shall be located within 200 feet of any residentially zoned land.

All activities shall be conducted within a completely enclosed building;

During operation or plant cleanup and maintenance, all windows and doors on walls facing adjoining residential zones shall be kept closed;

Any exhaust ventilation equipment shall be directed away from adjoining residentially zoned property;

Self-service laundromats shall require one off-street parking space for each two washing machines; other laundry-related uses shall provide one off-street parking space for each 400 square feet of gross floor area; and

The applicant shall furnish evidence that the use of materials and disposal of wastes will be accomplished in a manner that complies with state and federal regulations.

The elder cottage shall be occupied by no more than two people, at least one of whom must be both related to the occupants of the principal dwelling by blood, marriage or adoption, and is either 50 years of age or older, or handicapped, or disabled;

The elder cottage shall be of portable construction and may not exceed 900 square feet of floor area;

The minimum lot requirement for the applicable zone shall be met as though the use were on an individual lot;

The total building coverage for the principal dwelling, any existing accessory structures and the elder cottage together shall not exceed the maximum lot coverage requirement for the respective zone;

The elder cottage shall be installed and located only in the side or rear yards, and shall adhere to all side and rear yard setback requirements for principal uses;

The applicant shall furnish evidence that an approved system of water supply and sewage disposal will be utilized;

A minimum of one all-weather, off-street parking space, with unrestricted ingress and egress to the street, shall be provided for the elder cottage, in addition to that required for the principal dwelling;

Upon the proper installation of the elder cottage, the Zoning Officer shall issue a temporary zoning permit. Such permit shall be reviewed every 12 months until such time as the elder cottage is required to be removed. A fee in the amount to be set by the Board of Supervisors shall be paid by the landowner upon each renewal of the temporary zoning permit. Such fee shall be based upon the cost and the annual review of the permit; and

At such time as the elder cottage is no longer occupied by a person who qualifies for the use, it shall either be removed from the property within three months, used for another approved accessory use (e.g., temporary farmworker housing, farm occupation or rural occupation), or subdivided or made subject to a land development plan.

For the purposes of this section, farm occupations may involve any one of a wide range of uses, so long as it remains secondary to and compatible with the active farm use;

Information shall be provided describing the nature of the farm occupation, materials used in the process and waste products generated;

Evidence shall be provided indicating that the use of materials and disposal of wastes associated with the farm occupation is in compliance with§ 215-44 of this chapter and will be accomplished in a manner that complies with state and federal regulations;

No more than the equivalent of three nonresidents shall be employed by the farm occupation, and at least one owner of the farm occupation must either reside on the site or be a partner in the farm business;

The use must be conducted within one completely enclosed building. Where practicable, the farm occupation shall be conducted within an existing farm building. However, any new building constructed for use by the farm occupation shall be located behind the farm's principal buildings, or must be no less than 100 feet from any adjoining roads or properties;

Any new building constructed for use by the farm occupation shall be of a design so that it can be readily converted to agricultural use, or removed, if the farm occupation is discontinued;

No part of a farm occupation shall be located within 100 feet of any side or rear lot line, nor 300 feet of any land within a residential zone. Such distances shall be measured as a straight line between the closest points of any physical improvement associated with the farm occupation and the property/zoning line;

The farm occupation shall occupy no more than 2,000 square feet of gross floor area, nor more than one acre of lot area. However, any access drive serving the farm occupation and the farm shall not be calculated as land serving the farm occupation; and

No more than 50% of the land devoted to a farm occupation shall be covered by buildings, structures, parking or loading areas, or any other impervious surfaces.

The applicant must provide evidence that the proposed use is important to farming; all activities and services should be directed at meeting the needs of those engaged in farming. The facility should be directed at either providing goods and services needed to farm, or distributing or producing goods produced on the farm. Some examples of farm-related businesses include, but need not be limited to:

The farm-related business shall occupy no more than two acres. The applicant shall show that the size of the site is the minimum needed to conduct the farm-related business;

The design of a farm-related business shall be governed by the design standards for the GC Zone as listed in § 215-18, except as follows:

The length of any on-site access drive(s) shall be sufficient to allow the stacking of delivery and/or customer vehicles. Furthermore, any use that potentially involves the movement of vehicles through mud and/or manure shall provide a paved apron of at least 50 feet from the street right-of-way. In addition, another fifty-foot gravel section shall be located just beyond the paved apron;

Any outdoor storage of supplies, materials and products shall be screened from adjoining roads and properties. The display of farm equipment for sale shall be excluded from this provision;

One sign, not to exceed 32 square feet, shall be permitted;

A farm-related business may take place on the principal farm lot or on a separate lot which may be subdivided from the principal farm lot.

The applicant shall furnish evidence that the use of materials and disposal of wastes will be accomplished in a manner which complies with state and federal regulations;

Parking shall be provided in accordance with § 215-38 of this chapter. Such parking shall be sufficient to prevent traffic backups onto adjoining roads; and

No vehicular access to the site shall be from an arterial road.

In no case shall the golf course or driving range design permit or encourage a golf ball to be driven across any building, building lot, parking lot, street, access drive, or driveway;

Golf courses and driving ranges shall be graded so as to discharge stormwater runoff and shall be adequately protected from an exposed soil condition;

Golf course path crossings. The golf course design shall minimize golf path crossings of streets, access drives and driveways. Easily identifiable golf paths must be provided for crossings of streets, access drives or driveways. The golf course design shall both discourage random crossing and require use of the golf path crossings of streets, access drives and driveways. Golf path crossings shall conform with the following:

All golf course buildings shall be set back 75 feet from any adjoining roads and 100 feet from adjoining residential structures or parcels;

Golf courses may include the following accessory uses, provided such uses are reasonably sized, and located so as to provide incidental service to the golf course employees and users:

All outdoor storage of maintenance equipment and/or golf carts shall be set back at least 100 feet and screened from adjoining residential structures and roads;

All dumpsters and off-street parking and/or loading areas shall be screened from adjoining or nearby residences. In addition, all off-street loading and dumpsters shall be screened from adjoining roads; and

The applicant shall furnish evidence that water supplies of surrounding properties will not be contaminated by pesticide application to the golf course grounds.

An outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a four-foot-high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall be of a nonharmful type (not poisonous, thorny allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s); and

Two off-street parking spaces shall be provided on site. Passenger dropoff and pickup areas shall be provided and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.

Minimum lot area: two acres;

Off-street parking shall be provided as required by the combination of elements comprising the health club, including accessory uses;

All outdoor recreation facilities shall be set back at least 50 feet from the street right-of-way line, 25 feet from all other lot lines, and 100 feet from any residentially zoned properties;

Any accessory eating or retail use shall not be directly accessible without passing through the main clubhouse building; and

All lighting of outdoor recreation areas shall be arranged to prevent glare on adjoining properties and streets.

All uses involving drive-through service shall provide sufficient on-site stacking lanes to prevent vehicle backups on adjoining roads;

No outdoor storage of parts, equipment, lubricants, or other materials used or discarded as part of the service or repair operation shall be permitted;

All work areas, exterior vehicular storage and/or display areas shall be screened and set back from adjoining residentially zoned properties and roads by at least 75 feet;

All work areas, exterior storage and/or display areas shall be covered in an all-weather, dust-free surface;

Any ventilation equipment outlets associated with work areas shall not be directed toward any adjoining residentially zoned property;

All vehicles and machinery shall be repaired and removed promptly from the premises; and

The demolition or junking of vehicles or machinery is prohibited.

The applicant shall provide the following:

If the subject property contains more than two acres, it shall front along an arterial or collector road;

The retail sales area shall be all areas open for public display, including but not limited to shelves, racks, bins, stalls, tables, and booths, plus any adjoining aisles or walkways from which consumers can inspect items for sale. The retail sales area shall include both interior and exterior areas as listed above;

Off-street parking shall be provided at the rate of one space for each 200 square feet of interior retail sales area, plus one space for each 500 square feet of exterior retail sales area;

All exterior retail sales areas shall include a dust-free surface and a completely enclosed six-foot-high fence and gate;

All exterior storage and retail sales areas (exclusive of nursery and garden stock) shall be screened from adjoining roads and properties;

The applicant shall furnish expert evidence that any exterior amplified public address system and/or exterior lighting has been arranged and designed so as to prevent objectionable impact off the site;

Any drilling, cutting, sawing, mixing, crushing or some other preparation of building materials, plus any testing or repair of motorized equipment shall be conducted within a completely enclosed building; and

If the subject property contains more than two acres, the applicant shall submit a traffic impact study as governed by § 215-45 of this chapter.

The use shall be clearly incidental to the primary use of the premises as a dwelling for living purposes;

No more than the equivalent of two full-time persons, at least one of whom shall be a resident of the dwelling, may be engaged in the home occupation use;

No more than one home occupation may be located in any dwelling unit;

The home occupation shall not alter the appearance of the building as a dwelling unit;

No mechanical equipment shall be employed in a home occupation, other than that customarily utilized for hobby or domestic purposes;

No sales of any goods or merchandise shall occur on the premises, other than those goods or merchandise which are produced on the premises, with the exception of sales which are incidental to services rendered;

No manufacturing shall occur on the premises other than the products of customary hobbies and fabrication of garments by a seamstress;

Home occupations shall be limited to not more than 25% of the habitable floor area of the dwelling unit;

No accessory building or structure shall be utilized as a home occupation, except that an accessory building or structure may be used as storage area for the home occupation, provided that said area shall be included in the total area permitted for a home occupation use, and further, that no such accessory building or structure shall be accessible to the public for business purposes;

In addition to the required parking spaces for the dwelling unit, one parking space per nonresident employee, plus one parking space per potential patron on site at one time, shall be provided and designed in accordance with the provisions of § 215-38 of this chapter; and

The applicant shall submit evidence of all applicable state approvals.

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used;

The following accessory uses may be approved as part of the conditional use application:

The above accessory uses (aside from outdoor recreational uses) shall be physically attached to the main hotel building, except as provided in § 215-79F;

All hotels shall be separated by at least 1,000 feet from any other existing hotel facility, as measured from the nearest property line;

The subject property shall front on an arterial or collector road; and

One freestanding restaurant, tavern or nightclub shall be permitted on the same lot as a principal hotel, subject to the following:

All off-street parking shall be set back at least 30 feet from any adjoining residentially zoned land;

Outdoor recreation/activity areas shall be set back at least 50 feet from all property lines;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used;

Where overnight facilities are provided, one parking space shall be provided for each guest sleeping room or each three bunks, plus one per employee; and

One sign, not to exceed 32 square feet, shall be permitted.

Minimum lot area: 20 acres;

Any area used for the housing, keeping, feeding and watering of poultry and/or livestock shall be set back at least 300 feet from all property lines and at least 500 feet from any residential zone. These setbacks shall not apply to the outdoor running of livestock for grazing purposes only;

The applicant shall furnish qualified evidence that the proposed use has an approved manure management plan that complies with the Pennsylvania Nutrient Management Act of 1993.[1] All subsequent operations on the site shall be required to strictly adhere to an approved manure management plan; and

The applicant shall furnish evidence from the United States Natural Resources Conservation Service that the proposed use has an approved conservation plan;

Commercial stockyards and feedlots must submit a working plan for the removal of deceased animals, which shall be continuously implemented by the applicant. In no case shall any deceased animals remain on the site for more than 24 hours;

All access drives for commercial stockyards and feedlots onto the site shall be paved with shale or stone for a distance of at least 100 feet from the street right-of-way line;

Adequate off-street parking and loading areas for commercial stockyards and feedlots must be provided. No parking or loading/unloading shall be permitted on or along any public road; and

Commercial stockyards and feedlots shall require a traffic impact study prepared in accordance with § 215-45 of this chapter. Such study shall demonstrate that the proposed use will generate only that traffic normally generated by the type of use, or that any abnormal traffic generated will not threaten safety.

Minimum lot area: 10 acres;

The outdoor area devoted to the storage of junk shall be completely enclosed by an eight-foot-high, sight-tight fence which shall be set back at least 50 feet from all property lines and 300 feet from residentially zoned properties;

The setback area between the fence and the lot lines shall be kept free of weeds and all scrub growth;

All completely enclosed buildings used to store junk shall be set back at least 50 feet from all property lines;

No material may be stored or stacked so that it is visible from adjoining properties and roads;

All additional federal and state laws shall be satisfied;

All junk shall be stored or arranged so as to permit access by firefighting equipment and to prevent the accumulation of water, and with no junk piled to a height greater than eight feet;

No material shall be burned at any time;

Any junkyard shall be maintained in such a manner as to cause no public or private nuisance, nor to cause any offensive or noxious sounds or odors, nor to cause the breeding or harboring of rats, flies, or other vectors; and

No junkyard shall be located on land with a slope in excess of 5%.

All public and/or private, jails, prisons and correctional facilities or the like including federal, state and county jails, prisons, and juvenile detention facilities shall comply with all applicable federal, state and local regulations and laws regarding such facilities.

No public and/or private jail, prison and/or correctional facilities or the like shall be located within 500 feet of a residential zoned district.

The minimum lot area of any public and/or private jail, prison and/or correctional facility or the like shall be five acres. The minimum lot area of any public and/or private jail, prison and/or correctional facility or the like shall be five acres.

Any building or structure, including any fence or wall, shall be set back at least 75 feet from all public rights-of-way and all property lines.

Only the processing of waste generated within the HC Zone in which the facility is located is permitted;

All processing and storage of waste shall be conducted within a completely enclosed building;

All storage of waste shall be in a manner that is leakproof and vector-proof;

No storage of waste shall exceed seven days in length;

The incinerator shall be set back at least a distance equal to its height from all lot lines; and

The applicant shall provide evidence that the ultimate disposition of wastes will be accomplished in a manner that complies with all applicable state and federal standards and regulations.

Parking shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 26 feet wide when cubicles open onto one side of the lane only, and at least 30 feet wide when cubicles open onto both sides of the lane;

Required parking spaces may not be rented as, or used for, vehicular storage. However, additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area is screened from adjoining residentially zoned land and adjoining roads, and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles;

All storage shall be kept within an enclosed building, except that the storage of flammable, highly combustible, explosive or hazardous chemicals shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying upon such fuels shall be stored only in an external storage area as described above;

An on-site manager shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval and all applicable ordinances. Any dwelling for a resident manager shall comply with all of those requirements listed within the High-Density Residential Zone (HDR), and shall be entitled to all residential accessory uses provided in said zone;

Because of the danger from fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited; and

Mini warehouses shall be used solely for the dead storage of property.

Minimum mobile home park area: five acres;

Maximum density: five units per acre;

Minimum mobile home lot area: at least 4,250 square feet;

Minimum required setbacks: Each mobile home lot shall have a minimum front yard of 25 feet, rear yard of 25 feet, and two side yards of 10 feet each. In no case shall the distance between any two mobile homes be less than 20 feet (these setbacks shall also apply to mobile home park office, service, utility, or other buildings);

Mobile home parks shall be limited to sites having direct access to an arterial road;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used;

Each mobile home shall be placed on a four-inch thick poured concrete pad over a six-inch stone base, the length and width of which shall be at least equal to the length and width of the mobile home it is to support. Each pad shall include properly designed utility connections. Protective skirting shall be placed around the area between the pad and the floor level of each mobile home so as to prevent that area from forming a harborage for rodents, to allow the creation of a fire hazard, or to expose unsightly conditions;

Each mobile home shall be provided with a minimum of two paved parking spaces containing at least 180 square feet of bituminous or concrete surface, which shall be located on the mobile home lot. If on-street parking is not provided, one additional off-street parking space per unit shall be provided in a common visitor parking compound. Such visitor parking compounds shall be sized, arranged, and located so that the spaces are within 300 feet walking distance to any unit served. Access to all parking spaces shall be limited to interior roads of the mobile home park; in no case shall access to such parking spaces be provided from adjoining public roads;

Interior mobile home park roads shall be constructed according to § 215-37 of this chapter;

Individual mobile home owners may install accessory or storage sheds and exterior patio areas. Any such facilities so installed shall not intrude into any required front, side, or rear yard, and, in every case, shall substantially conform in style, quality, and color to the existing mobile homes. Attachments to mobile homes in the form of sheds and lean-tos are prohibited;

Every mobile home park shall contain a structure designed and clearly identified as the office of the mobile home park manager;

Service and accessory buildings intended solely for the use of mobile home park residents and which are shown on an approved plan may be erected in a mobile home park;

There shall be a minimum of 30% of the gross acreage of the mobile home park devoted to active and/or passive common recreational facilities. This area may include any required stormwater management facilities. Responsibility for maintenance of the recreational areas shall be with the landowner and/or the operator. Should the landowner and/or the operator neglect to maintain the designated recreational areas as depicted on the plan, the Township may then maintain said areas and assess the landowner for any costs incurred;

All mobile home parks shall be provided with a perimeter landscape buffer strip that is at least 50 feet wide. Such width shall be measured from adjoining property and rights-of-way lines; and

A visual screen shall be placed along the mobile home park boundaries that adjoin other residentially zoned properties. Such screen can consist of sight-tight fencing, vegetative materials, or earthen berms that are so arranged to effectively block the views from ground level on adjoining properties. Screening shall be provided between ground level and at least a height of six feet. If sight-tight fencing is used, it shall not encompass more than 50% of the total surface area of the required screen.

No part of the subject property shall be located within 600 feet of any residentially zoned land;

The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter;

The applicant shall furnish expert evidence as to how the use will be controlled so as not to constitute a nuisance due to noise or loitering outside the building; and

A working plan for the cleanup of litter shall be furnished and implemented by the applicant.

Minimum lot area.

The following lists minimum setbacks (from all property lines) imposed upon the placement of any structure used to house noncommercial livestock, and manure storage facilities:

All structures used to house noncommercial livestock shall be prohibited from placement in the front yard;

All outdoor pasture/recreation areas shall be enclosed with fencing to prevent the escape of the animals; such fencing must be set back at least 10 feet from all property lines; and

All animal wastes shall be properly stored and disposed of so as not to be objectionable at the site's property line. All animals, their housing and their outdoor pasture/recreation areas shall be properly maintained so as not to become a nuisance to adjoining properties.

Minimum lot area: two acres;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be utilized;

Off-street parking lots and loading areas shall be screened from adjoining residentially zoned lands, in accordance with § 215-40 of this chapter;

No more than 27 care beds per acre shall be permitted, excluding the staff of the facility.

All principal waste handling facilities for municipal or residual wastes, as defined by the PA DEP, shall be operated by the Mifflin County Solid Waste Management Authority;

Any processing and/or treatment of waste (including but not limited to incineration, composting, shredding, compaction, material separation, refuse derived fuel, pyrolysis, etc.) shall be conducted within a completely enclosed building;

No refuse shall be deposited or stored, and no building or structure shall be located within 300 feet of any property line nor 500 feet of any land within a residential zone;

Any external area used for the unloading, transfer, storage, or deposition of refuse must be completely screened from view at the property line. (The use of an earthen berm is encouraged where practicable.) In addition, such areas must also be completely enclosed by an eight-foot-high fence, with no openings greater than two inches in any direction;

The applicant must demonstrate compliance (through a written statement) and continue to comply with all applicable state and federal standards and regulations;

The use shall be screened from all adjoining residentially zoned properties;

All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting to be weighed will not back up onto public roads;

All access drives onto the site shall be paved for a distance of at least 200 feet from the street right-of-way line. In addition, if portions of on-site access drives are unpaved, than a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels;

Access to the site shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized dumping, all areas of the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations;

Hazardous waste as described by the PA DEP shall not be disposed of within the proposed area;

Litter control shall be exercised to prevent the scattering of wind-borne debris, and a working plan for the cleanup of litter shall be submitted to the Township;

The unloading, processing, transfer, and deposition of septage and/or solid waste shall be continuously supervised by a qualified facility operator;

Any waste that cannot be used in any disposal process/or material that is to be recycled shall be stored in leakproof and vector-proof containers. Such containers shall be designed to prevent their being carried by wind or water. These containers shall be stored within a completely enclosed building;

All storage of septage and/or solid waste shall be indoors in a manner that is leakproof and vector-proof. During normal operation, no more solid waste shall be stored on the property than is needed to keep the facility in constant operation; but, in no event for more than 72 hours;

A contingency plan for the disposal of solid waste during a facility shutdown shall be submitted to the Township;

Leachate from the septage and/or solid waste shall be disposed of in a manner in compliance with any applicable state and federal laws or regulations. If leachate is to be discharged to a municipal sewage facility, pretreatment shall be required and appropriate permits shall be obtained from the applicable agencies and authorities. In no event shall leachate be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with the Department of Environmental Protection's regulations;

All structures shall be set back from adjoining property lines at least a distance equal to their height;

The applicant shall provide an analysis of the physical conditions of the primary road system serving the proposed use. The analysis shall include information on the current traffic flows on this road system, and projections of traffic generated by the proposed use. Improvements to the road shall be provided by the applicant to insure safe turning movements to and from the site and safe through movement on the existing road;

A minimum one-hundred-foot wide landscape strip shall be located along all property lines. No structures, storage, parking, or any other related activity or operation shall be permitted within this landscape strip. Any fences or other screening erected on the site must not be located within this landscape strip;

The applicant shall furnish expert testimony regarding emergency preparedness measures provided and/or otherwise available to respond to potential hazards regarding the spill of waste materials during disposal to and from the site, and potential hazards regarding firefighting of waste materials upon the site; and

No principal waste handling facility shall be located within one mile of another, as measured in a straight line between closest property lines.

All private clubs shall front on or have access to an arterial or collector road;

All off-street parking shall be provided as required by § 215-38 of this chapter, and is to be set back 30 feet from any adjoining residential lot lines;

Outdoor recreation/activity areas shall be set back at least 50 feet from any property line;

One sign, not to exceed 32 square feet, shall be permitted;

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized; and

The applicant must furnish evidence as to how the use will be controlled so as not to constitute a nuisance due to noise or loitering outside of the clubhouse, or glare of lighting on adjoining properties and streets.

The following height, area, front yard setback and coverage standards shall apply:

The maximum permitted height of the building which may be used as additional floor space for public or private school purposes may be permitted to exceed 45 feet, but not to exceed 60 feet, provided that it is found that:

Cupolas or towers used solely for ornamental purposes at a height above the roofline, in any case not to exceed 30 feet above the roofline, are permitted, provided that:

All off-street parking lots shall be set back 25 feet from all adjoining property and street lines, and screened in accordance with § 215-40 of this chapter;

All buildings shall be set back at least 40 feet from any adjoining land within a residential zone;

If education is offered below the college level, an outdoor play area shall be provided at a rate of 65 to 70 square feet of play space per child using the space at any one time. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be screened from adjoining residentially zoned properties. Harmful (poisonous, thorny, allergenic, etc.) vegetative materials shall not be located within outdoor play areas. All outdoor play areas must provide shade by means such as shade tree(s) or pavilion(s);

Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site; and

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized.

General — quarry operations:

Site plan requirements. As a part of each application the applicant shall furnish an accurately surveyed site plan on a scale no less than 1:2,400, showing the location of the tract or tracts of land to be affected by the operation. The surveyed site plan shall be certified by a registered professional engineer or a registered professional land surveyor with assistance from experts in related fields and shall include the following:

Minimum lot area: 50 acres;

A fence measuring at least eight feet in height must enclose the area of actual quarrying. If a chain-link fence is used, then said fence shall include a vegetative screen that is provided along the outside of the fence, away from the quarry;

Setbacks. The following table identifies minimum setbacks imposed upon specific features of the quarry and other extractive-related uses from adjoining and/or nearby uses:

Access. Vehicular access shall be so arranged as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties. Access drives used by trucks shall only intersect with collector or arterial roads, as identified on the Official Zoning Map;

Traffic impact. The applicant shall furnish a traffic impact study prepared by a professional traffic engineer, as outlined in § 215-45 of this chapter. Such study shall demonstrate that the proposed use will generate only that traffic normally generated by the type of use, or that any abnormal traffic generated will not threaten safety;

Reclamation. The applicant shall demonstrate compliance with Section 7(c) of the Pennsylvania Act No. 219 of 1984, as may be amended.[1] The applicant shall provide a detailed description of the proposed use of the site, once reclamation has been completed, including a description of any zoning and/or subdivision approvals or remedies that would be necessary to accommodate the proposed use. Finally, the applicant shall provide written notification to the Township within 30 days whenever a change in the reclamation plan is proposed to the PA DEP;

Screening. Where the proposed use adjoins a residential zone, an existing residence and/or a public road, screening shall be provided. Such screening shall be comprised of an earthen berm at least 10 feet in height. Such berm shall be located on the quarry site and placed so as to maximize the berm's ability to absorb and/or block views of and/or noise, dust, smoke, etc., generated by the proposed use. The berm shall be completely covered and maintained in an approved vegetative ground cover. In addition, a landscape screen located outside the required fence shall consist of evergreen shrubs and trees arranged to form both a low level and a high level screen within a strip of land with a minimum width of 10 feet. The high level screen shall consist of evergreen trees of not less than five feet in height at the time of planting that shall be planted at intervals of not more than 10 feet. The low level screen shall consist of evergreen shrubs of not less than three feet in height at the time of planting that shall be planted at intervals of not more than five feet. The landscape screen shall be permanently maintained;

Operations progress report. Within 90 days after commencement of surface mining operations and each year thereafter, the operator shall file an operations and progress report with the Zoning Officer setting forth all of the following:

Such facilities shall be sufficiently enclosed to prevent the scattering of debris;

The materials collected shall be removed at regular intervals; and

In addition, in the VC Zone, the following criteria shall apply:

All operations, including collection, shall be conducted within a completely enclosed building;

There shall be no outdoor storage of materials processed, used, or generated by the operation;

The applicant shall explain the scope of operation, and offer expert testimony regarding the measures used to mitigate problems associated with noise, fumes, dust, and litter; and

The applicant will be required to assure regular maintenance of the site to immediately collect stray debris.

Minimum lot area: 10 acres;

The clearing and cutting of mature trees shall be limited to that which is required to accommodate the use;

The applicant shall furnish evidence that approved systems for sewage disposal and water supply shall be used;

A minimum of 50% of the gross area of the site shall be devoted to outdoor active or passive recreation facilities. This area may include any required stormwater management facilities. Responsibility for maintenance of recreation areas shall be within the landowner;

One parking space shall be provided for each guest sleeping room (resort) or each three bunks (retreat), and one per each employee on the two largest shifts. Such parking shall be provided in a common parking compound, which shall be set back at least 30 feet from any adjoining residentially zoned land;

All lighting shall be arranged and shielded so that no glare or direct illumination shall be cast upon adjacent properties or public streets;

All outdoor active recreation facilities shall be set back at least 50 feet from all property lines; and

One sign, containing no more than 32 square feet, shall be permitted.

Retail sale and/or rental businesses shall comprise less than 3,600 square feet;

Retail sale and/or rental of goods shall be limited to the following items:

The applicant shall furnish evidence of an approved means of sewage disposal and water supply.

A retirement village shall contain a minimum of five acres;

All retirement villages shall be served by public water and public sanitary facilities;

At least one resident of each dwelling unit shall be required to be 50 years of age or older, or possess a disability that can be treated within the Health Care Zone;

Maximum density shall be eight units per acre; dwelling units shall otherwise be subject to the requirements of the High-Density Residential Zone;

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

There shall be a minimum of 30% of the gross acreage of the retirement village devoted to active and/or passive common recreational facilities. This area may include any required stormwater management facilities. Responsibility for maintenance of the recreational areas shall be within the landowner and/or the operator;

Service and accessory buildings intended solely for the use of retirement village residents, and which are shown on an approved plan, may be erected in a retirement village; and

All retirement villages shall provide interconnected sidewalks permitting pedestrian access between individual dwelling units, service and accessory buildings, recreation areas, and parking areas.

Minimum lot area: 10 acres;

Any structure used for the boarding of horses shall be set back at least 200 feet from any property line;

All stables shall be maintained so as to minimize odors perceptible at the property line;

All outdoor training, show, riding, boarding, or pasture areas shall be enclosed by a minimum four-foot-high fence, which is located at least 25 feet from all property lines;

One sign, not to exceed 32 square feet, shall be permitted;

All parking compounds and unimproved overflow parking areas shall be set back at least 10 feet from adjoining lot lines. Unimproved overflow parking areas shall also provide a fence delineating such occasional parking facilities and preventing the parking and/or movement of vehicles across neighboring properties.

Only one rural occupation may be conducted on the same property as the owner's principal residence;

A rural occupation shall only be conducted within one completely enclosed outbuilding that satisfies at least one of the following:

In no case shall any new rural occupation building be constructed before the owner resides on the subject property. In addition, rural occupations may only be conducted so long as the sole owner of the business resides on the site;

In no case shall the required maximum lot coverage be exceeded by those impervious surfaces associated with the principal residence, rural occupation and/or other accessory uses;

All off-street parking and loading spaces shall be screened from adjoining roads and properties;

No outdoor storage or display shall be permitted, except that one commercial truck of not more than 11,000 pounds gross vehicle weight may be parked behind the principal residence so long as it is screened from adjoining roads and properties;

One nonilluminated sign not exceeding six square feet shall be permitted and must be set back a distance at least equal to its height from every lot line;

Vehicular access to the rural occupation shall be limited to the same driveway connection with the public street that serves the principal residence. No additional roadway connections shall be permitted;

The maximum number of employees that do not reside on the site shall be equal to two full-time positions. For the purposes of this section, "employees" shall be defined as those involved in the on-site conduct of the rural occupation;

Rural occupations shall only be conducted between the hours of 6:00 a.m. and 9:00 p.m.;

No manufacturing, mechanical, or industrial use shall be permitted which causes any noise, odor, glare, fume, smoke, dust, vibration, electromagnetic interference, or other hazard that is noticeable at or beyond the line of the nearest residential lot. No use that requires application or permitting by the PA DEP for the handling of hazardous waste or other substances shall be permitted, except for the treatment of wastewater generated on the site;

Any area devoted to retail sales display shall be limited to 20% of the overall size of the rural occupation;

The applicant shall furnish evidence that an approved means of sewage disposal shall be utilized, and further that such means is part of the same system in use for the principal residence; and

Evidence shall be provided indicating that the use of all materials and disposal of wastes will be accomplished in a manner that complies with state and federal regulations.

Vehicular access to the sawmill shall be via a minimum twelve-foot wide shale or stone access drive that includes a fifty-foot shale or stone apron adjacent to the street;

All aspects of the sawmill operation (except access drives) shall be set back no less than 200 feet from all property lines, and 500 feet from any residentially zoned property;

One sign, not to exceed 32 square feet, shall be permitted; and

All sawmill by-products shall be routinely disposed of in accordance with law.

Shooting range operations:

A development plan shall identify the safety fan for each firing range. The safety fan shall include the area necessary to contain all projectiles, including direct fire and ricochet. The safety fan configuration shall be based upon qualified expert testimony regarding the trajectory of the bullet and the design effectiveness of berms, overhead baffles, or other safety barriers to contain projectiles to the safety fan;

The firing range, including the entire safety fan, shall be enclosed with a six-foot-high nonclimbable fence or shale bank to prevent unauthorized entry into the area. Range caution signs with eight-inch tall, red letters on a white background shall be posted at a maximum of one-hundred-foot intervals around the range perimeter. Signs shall read "Shooting Range Area Keep Out!";

All surfaces located within the safety fan, including the backstop, overhead baffles, berms, and range floor, shall be free of hardened surfaces, such as rocks or other ricochet-producing materials;

All shooting range facilities, including buildings, parking, firing range, and safety fan shall be set back a minimum of 100 feet from property lines and the street right-of-way;

Off-street parking facilities shall be provided with a ratio of 1 1/2 spaces per firing station, but not less than one space for each four seats; and

No part of a shooting range property shall be located within 1/4 mile of any land within a residential zone.

Minimum lot size: two acres;

Minimum lot width: 200 feet;

Maximum lot coverage: 70%;

The subject property shall front on an arterial or collector road, and all access drives shall be set back at least 200 feet from the nearest intersection of any two street right-of-way lines;

All parking lots shall be constructed and maintained with a paved surface of concrete or bituminous materials;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used; and

A traffic study shall be submitted by the applicant in accordance with § 215-45 of this chapter. Such study shall demonstrate that the proposed use will generate only that traffic normally generated by the type of use, or that any abnormal traffic generated will not threaten safety.

In addition to the design requirements applicable to single-family detached dwellings in § 215-12 of this chapter, every single-family detached dwelling and seasonal dwelling unit (not farm dwellings) proposed within the Agricultural Zone shall be set back according to the following chart. Required setback distances shall be measured as a straight line from the specified use to the closest property line of the proposed dwelling. Where an existing property line does not permit the required setback to be met on the applicable neighboring property, it must be met on the applicant's property, in addition to the applicable yard setback requirement;

Satisfaction of objectives:

The applicant shall be required to submit a statement that he/she has read and understands § 215-12 of this chapter.

Any processing, loading, storage, and packaging operations must be conducted within a completely enclosed building that is leakproof and vector-proof;

The applicant must demonstrate compliance (through a written statement) and continue to comply with all applicable state and federal standards and regulations;

The use shall be screened from all roads and adjoining properties;

All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting to be weighed or loaded/unloaded will not back up onto public roads;

All driveways onto the site must be paved for a distance of at least 100 feet from the street right-of-way line. In addition, a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels;

The unloading, processing and transfer of spent mushroom compost shall be continuously supervised by a qualified facility operator;

Any leachate shall be disposed of in a manner in compliance with any applicable state and federal laws or regulations. If leachate is to be discharged to a municipal sewage facility, appropriate permits shall be obtained from the applicable agencies and authorities. In no event shall leachate be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with the PA DEP regulations;

A minimum one-hundred-foot wide buffer strip shall be located along all property lines. No structures, storage, parking, or any other related activity or operation shall be permitted within this buffer strip. Any fences or other screening erected on the site must not be located within this buffer strip;

The applicant shall provide an analysis of the physical conditions of the primary road system serving the proposed use. The analysis shall include information on the current traffic flows on this road system, and projections of traffic generated by the proposed use. Improvements to the road shall be provided by the applicant to insure safe turning movements to and from the site and safe through movement on the existing road; and

Any structure used for the storage, loading, processing and/or packaging of spent mushroom compost shall be set back at least 100 feet from all property lines, and 500 feet from any residentially zoned properties. In addition, any ventilation outlets must be oriented away from any land within an adjoining residential zone.

Public sewer and public water shall be provided;

Maximum density: five units per acre;

Minimum lot area: 2,000 square feet per unit;

Maximum lot coverage: 50%;

Minimum lot width: 20 feet per unit;

Minimum required setbacks. All townhouse buildings shall be set back at least 25 feet from any perimeter boundary of the development site. In those instances where more than one townhouse building is located on the same lot, the following separation distances shall be provided between each building:

No townhouse building shall contain more than six units. For each townhouse building containing more than four units, no more than 60% of such units shall have the same front yard setback; the minimum variation of setback shall be two feet.

Access shall be via an arterial road; and

The applicant shall furnish a traffic study prepared by a professional traffic engineer, in accordance with § 215-45 of this chapter. Such study shall demonstrate that the proposed use will generate only that traffic normally generated by the type of use, or that any abnormal traffic generated will not threaten safety.

The applicant shall furnish evidence that an approved system of water supply and sewage disposal will be utilized;

No extensions or modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted;

All floors above grade shall have direct means of escape to ground level; and

Four off-street parking spaces shall be provided.

Any maintenance, repair, rebuilding, testing or construction of mechanical devices shall be conducted within a completely enclosed building;

No outdoor storage shall be permitted;

The applicant shall furnish evidence that approved systems of sewage disposal and water supply will be utilized; and

All ventilation outlets shall be located at least 100 feet and oriented away from adjoining residentially zoned properties.

The applicant shall provide the following:

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

The retail sales area shall be set back at least 50 feet from all property lines, and shall be calculated as part of the maximum permitted lot coverage, regardless of its surface treatment;

Off-street parking shall be provided at the rate of one space per each 200 square feet of retail sales area, and shall be designed and used in accordance with § 215-38 of this chapter;

Off-street loading shall be calculated upon the retail sales area described above and according to the schedule listed in § 215-39 of this chapter;

All outdoor displays and sales of merchandise shall cease no less than one hour prior to sunset;

Any exterior amplified public address system shall be arranged and designed so as to prevent objectionable impact on adjoining properties; and

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