Applicability. It is the intent of this article to provide special controls and regulations for particular uses that are permitted by right, special exception, or conditional use within the various zones established in this chapter. All uses must comply with the standards expressed within the underlying zone and all other applicable sections of this chapter, unless those standards expressed within this article differ; in such case, the specific standards listed within this article shall apply.

Permitted uses. For uses permitted by right, these standards must be satisfied prior to approval of any application for a land development (when applicable) and/or a zoning permit. The applicant shall be required to demonstrate compliance with these standards and must furnish whatever evidence is necessary to demonstrate such compliance.

Special exceptions. For uses permitted by special exception, in addition to the general criteria listed in § 220-142C(2) which are hereby specifically incorporated herein, this article sets forth standards that shall be applied to each respective special exception. These standards must be satisfied prior to approval of any application for a special exception by the Zoning Hearing Board. The applicant shall be required to demonstrate compliance with these general criteria and specific standards and must furnish whatever evidence is necessary to demonstrate such compliance.

Conditional uses. For uses permitted by conditional use, in addition to the general criteria listed in § 220-151B which are hereby specifically incorporated herein, this article sets forth standards that shall be applied to each respective conditional use. These standards must be satisfied prior to approval of any application for a conditional use by the Board of Supervisors. The applicant shall be required to demonstrate compliance with these general criteria and specific standards and must furnish whatever evidence is necessary to demonstrate such compliance.

Setback measurements. For the purposes of this Article IV, any required setbacks imposed upon any use, building and/or structure, shall be measured from the boundary line of the site for which the proposed use, building and/or structure is requested, regardless of whether or not this line corresponds to a property line or a lease line.

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

No adult-related use shall be located within 600 feet of any land within the (R, R-1, R-2, R-3, MHP, or VO) Zones;

No establishment shall be located within 600 feet of any parcel of land which contains any one or more of the following specified land uses:

The distance between any two adult-related uses shall be measured in a straight line, without regard to intervening structures from the closest point on the exterior parcel line of each use. The distance between any adult-related use 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 parcel line of the adult-related use 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 use 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 sale materials, merchandise or film shall be visible from outside of the building or structure;

No sign shall be erected upon the premises 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 use may change to another adult-related use, 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 use may be located within one building and no adult-related use is permitted within a shopping center or planned center.

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 acquisition of a license from the Pennsylvania Department of Transportation, Bureau of Aviation, prior to the approval of the conditional use application; and

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

Amusement and/or theme parks may include any of the following uses, provided that each use is sized, designed and located to only serve employees and guests of the park; relies upon the circulation and parking facilities of the park; has signage that is oriented to those employees and guests of the park, except as permitted in § 220-45 of this chapter; and is owned, operated and maintained by the park:

Special review process. Prior to the issuance of a zoning permit for any of those uses permitted under § 220-64A, the applicant must comply with the following two-stage review process:

Minimum lot area requirement. Unless otherwise specified, the permitted uses shall have a minimum lot size of 25 acres. For the purposes of this section, a "use" can include several businesses that are developed in a coordinated fashion (e.g., joint parking lots, access drives, loading areas, landscaping, signage, etc.) that functions as one development site and satisfies all of those requirements imposed upon this zone;

Minimum lot width: 500 feet;

Minimum lot depth. 1,000 feet;

Off-street parking.

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 determines 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;

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, unless there is qualified evidence that there is sufficient emergency rescue capabilities available for the desired height from the "first-due" fire company;

The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, litter, dust, and pollution. All noise and lighting shall comply with § 220-48 of this chapter;

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

An amusement/theme park shall be permitted to construct one interchange business sign as per § 220-45B of this chapter, if the subject property abuts an interchange of Routes I-76 or PA 222; and

Any use involving the keeping of wild and/or dangerous animals shall require the submission of qualified expert testimony that demonstrates sufficient care for, and containment of, such animals.

All activities shall take place within a completely enclosed building;

The applicant must furnish evidence as to how the use will be controlled 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 one parking space per two seats, plus one parking space for each two employees; and

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

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

Any site used for the sale, parking and/or storage of more than 150 vehicles shall front solely upon collector or arterial roads;

All exterior areas used for the sale, parking and/or storage of automobiles shall be completely enclosed by a six-foot-high fence, which shall be subject to the zone's setback requirements imposed upon off-street parking lots;

Access drives shall be governed by § 194-28 of Chapter 194, Subdivision and Land Development, for a distance of 100 feet from the edge of the street right-of-way. Beyond this, all areas used for vehicle sales, parking or storage shall not be governed by § 194-30 of Chapter 194, Subdivision and Land Development; however, all areas shall include a nonpaved, all-weather, dust-free surface;

Vehicles may be parked and/or stored in a horizontally stacked configuration; however, no vehicles shall be located more than 100 feet from a minimum eighteen-foot-wide on-site access drive;

All lighting shall be designed and constructed so as to comply with § 220-48 of this chapter;

In addition to the preceding requirements, automobile auctions shall comply with the following:

A traffic impact report shall be prepared in accordance with § 220-50 of this chapter.

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

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

The subject property shall be set back at least 300 feet from any lot containing a school, day-care facility, playground, library, hospital, or nursing, rest or retirement home;

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

Any parts removed from repaired vehicles shall not remain on the site longer than seven days;

All structures (including gasoline pump islands, but not permitted signs) and machinery shall be set back at least 50 feet from any street right-of-way line;

No outdoor storage of auto parts shall be permitted;

Access driveways shall be a minimum of 28 feet wide and separated by 100 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 residential properties; and

The applicant shall furnish evidence of how the storage and disposal of materials will be accomplished in a manner that complies with all applicable state and federal regulations.

The subject property shall have a minimum lot size of one acre and have a minimum lot width of 200 feet as measured at the street line and the building setback line;

There shall be no portable office trailers or accessory sheds used for sales offices;

Any site used for the sale, parking and/or storage of more than 150 automobiles, boats, pieces of farm machinery, recreational vehicles and/or trailers shall be located adjacent to an arterial road;

All exterior areas used for the display of automobiles, boats, farm machinery, recreational vehicles and/or trailers shall be subject to the minimum front yard setback requirements imposed upon off-street parking spaces;

Automobiles, boats, farm machinery, recreational vehicles and/or trailers shall not be displayed for sale, or stored for service on an existing sidewalk, or within any street or alley right-of-way;

No automobile, boat, farm machinery, recreational vehicle and/or trailer shall be displayed on an elevated stand, stone pile, dirt pile, or any similar elevated structure;

Access drives shall be governed by § 194-28 of Chapter 194, Subdivision and Land Development;

All vehicular parking and areas for the display of automobiles, boats, farm machinery, recreational vehicles and/or trailers shall comply with § 194-30 of the East Cocalico Township Subdivision and Land Development Ordinance;

All lighting shall be designed and constructed so as to comply with § 220-48 of this chapter;

Any exterior, amplified public address system shall be arranged and designed so as to comply with § 220-48 of this chapter;

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

The sales area shall be set back at least 25 feet from all side and/or rear property lines, and shall be calculated as part of the maximum permitted lot coverage, regardless of its surface treatment;

All exterior display and storage areas for automobiles, boats, farm machinery, recreational vehicles and/or trailers shall be screened from adjoining properties within the (R-1), (R-2), (R-3), (MHP) and (VO) Zones;

Banners, streamers, ribbons, pennants, or other similar materials shall not be permitted to be located on any building, structure (including signs) or on the premises;

The storage and/or display of automobiles, boats, farm machinery, recreational vehicles and/or trailers on the property without current inspection is prohibited, for those vehicles requiring such inspection;

Exterior trash receptacles shall be provided amid any outdoor 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;

The servicing of automobiles, boats, farm machinery, recreational vehicles and/or trailers shall be confined within a completely enclosed building;

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

Any ventilation equipment outlets associated with the service work area(s) shall not be directed toward any adjoining property within the (R), (R-1), (R-2), (R-3), (MHP) and/or (VO) Zones that is within 100 feet of such ventilation equipment outlets;

All automobiles, boats, farm machinery, recreational vehicles and/or trailers shall be repaired and removed from the premises promptly;

The demolition or junking of automobiles, boats, farm machinery, recreational vehicles and/or trailers is prohibited; and

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

Bed-and-breakfasts shall only be permitted to occupy buildings that have no less than 3,000 square feet on the effective date of this chapter. No additions to add habitable floor area after the effective date of this chapter will be eligible for bed-and-breakfast use. No modifications to the external appearance of the building (except fire escapes) which would alter its residential character, shall be permitted;

All floors above the second story and/or below grade shall have a permanently affixed direct means of escape to ground level;

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

Within the (A, C and R) Zones, all off-street parking areas shall be set back a minimum of 25 feet from all property lines, and within the (R-1, R-2, R-3, and VO) Zones, they shall be set back at least 10 feet;

A bed-and-breakfast may erect one sign no larger than 12 square feet in size. Such sign must be set back 10 feet from all lot lines;

Meals shall 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;

The applicant shall furnish proof of any needed land development approvals and approval from the Pennsylvania Department of Labor and Industry; and

All bed-and-breakfasts shall have a full-time manager on the site.

Billboards within the (C) Zone must be located and oriented to traffic conveyed upon I-76 and/or PA Route 222;

No billboard shall be located within 1,000 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 35 feet from any street right-of-way lines;

All billboards shall be set back at least 100 feet from any land within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones;

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; and

No billboard shall exceed an overall size of 300 square feet, nor exceed 25 feet in height.

Within the (A, R, C, and R-2) Zones, boardinghouses are permitted by special exception;

Minimum lot area: one acre;

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

Within the (A) Zone, boardinghouses shall only occupy dwellings that had at least 3,500 square feet on the effective date of this chapter. No modifications to the external appearance of the building (except fire escapes), which would alter its residential character, shall be permitted;

All floors above the second story and/or below grade shall have a permanently affixed direct means of escape to ground level;

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

Within the (A, C and R) Zones, all parking areas shall be set back a minimum of 25 feet and be screened from all property lines, and within the (R-2) Zone, they shall be set back a minimum of 10 feet and be screened from all property lines;

Meals shall be offered only to registered tenants; and

All uses must comply with Pennsylvania Department of Labor and Industry requirements.

Minimum lot area: five acres;

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

No more than 15 campsites per acre within a campground is permitted, and each campsite shall either provide parking space which will not interfere with the convenient and safe movement of traffic, or equivalent parking shall be provided in a common parking area;

An internal road system shall be provided in accordance with § 194-25 of Chapter 194, Subdivision and Land Development;

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/recycling 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;

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 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 direct vehicular access to an arterial or collector street, as identified on the Official Zoning Map;

A campground may construct one freestanding or attached sign containing no more than 32 square feet. Any reference to accessory commercial or recreational facilities shall remain secondary in size to the reference of the principal campground use. Such sign shall be set back at least 10 feet from the street right-of-way line, and at least 25 feet from adjoining lot lines;

A minimum of 20% of the gross area of the campground shall be devoted to active and passive recreational facilities. Responsibility for maintenance of the recreation area shall be with the landowner. Should the landowner neglect to maintain the recreation area, the Board of Supervisors shall then maintain the area, and shall assess the landowner for any costs incurred;

Every campground shall have an office in which shall be located the person responsible for operation of the campground. Such person shall maintain a daily registration log of tenants; such registration log shall be maintained for each calendar year;

All water facilities, sewage disposal systems, rest rooms, solid waste disposal, and vector control shall be approved and maintained in accordance with the requirements of the Pennsylvania Department of Environmental Protection (PA DEP);

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

Occupancy of a camp site by the same tenant shall be limited to no more than 181 days during any calendar year;

Upon the proper installation of the campground, the Zoning Officer shall issue a temporary use and occupancy permit. Such permit shall be reviewed every 12 months. 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 use and occupancy permit. Such fee shall be based upon the cost of the annual review of the permit;

Prior to the issuance of renewal of a certificate of use and occupancy, the owner of a campground shall file with, and receive approval by, the Board of Supervisors of a set of campground regulations;

Upon due notice, the Zoning Officer may revoke a certificate of use and occupancy for failure by the owner to enforce such regulations, or for the violation of this chapter or other provisions, and the same shall not be reinstated or renewed until satisfactory guarantees of future enforcement are provided; and

All campgrounds must obtain and maintain a permit from the Pennsylvania Department of Health.

Public sewer and water facilities shall be utilized and gray water recycling is required;

For automatic and self-service car washes, each washing bay shall provide a minimum one-hundred-foot-long on-site stacking lane which precedes the washing process. For full-service car washes, such on-site stacking shall be a minimum of 300 feet per lane;

For full service car washes, a post-washing drying area shall be provided for no less than six vehicles per washing 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 20 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;

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

The applicant shall demonstrate adequate provision for the collection and disposal of greases and wastes; and

Despite regulations to the contrary contained within § 220-21E of this chapter, car washes need not share access drives nor off-street parking spaces.

House of worship.

Church-related residences (rectories and convents).

Church-related educational or day-care facilities.

Cemeteries.

All off-street parking shall be provided between the front face of the building and a point 25 feet from the right-of-way line of adjoining road(s). Parking compounds will also be screened and set back 30 feet from any adjoining residential lot lines;

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

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

All height, area, setback, and coverage standards within the underlying zone shall apply;

All buildings shall be set back at least 100 feet from any adjoining land within a (R, R-1, R-2, R-3, MHP, or VO) Zone;

If education is offered below the college level, an outdoor play area shall be provided, at a rate of 100 square feet per individual enrolled. 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 completely enclosed by a minimum four-foot-high fence and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play area shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s); "enrollment" shall be defined as the largest number of students on the site at any one time during a seven-day period; and

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

Only single-family detached dwellings that existed on the effective date of this chapter may be converted to include a commercial shop, salon or office. Such commercial uses shall be limited to that area of the first floor of the building as it existed on the effective date of this chapter;

The applicant shall furnish evidence that any alterations, improvements or other modifications proposed to the building will be accomplished in a manner that complements its residential character;

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

The applicant shall obtain any necessary land development approvals;

All commercial off-street parking and/or loading areas shall be screened from adjoining residences and roads; and

One sign shall be permitted which is no larger than six square feet and is affixed to the building.

An outdoor play area shall be provided, at a rate of 100 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 minimum four-foot-high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s);

"Enrollment" shall be defined as the largest number of persons under day-care supervision at any one time during a seven-day period;

Passenger "drop-off" 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; and

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

The site must front on, and have sole vehicular access to, PA Route 272;

The use must have been in existence on the effective date of this chapter;

Except for livestock raised on the property, no livestock shall be stored nor transported to or from the site;

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

All exterior storage of vehicles used in the hauling operation shall be set back at least 50 feet from adjoining street lines and property lines, and shall be covered in an all-weather and dust-free surface; and

The storage of junked vehicles and/or equipment is prohibited.

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

Those uses involving outdoor activities shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties. All uses must comply with § 220-48 of this chapter;

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 qualified 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 the types of activities proposed and the schedule listed in § 220-42 of this chapter. In addition, the Board 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 determines 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; and

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

Purposes and findings of fact.

General requirements for non-tower wireless communications facilities.

General and specific requirements for all tower-based wireless communications facilities.

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

A minimum of one parking space for each 75 square feet of gross floor area shall be provided. In addition, any accessory uses shall also require those spaces required by § 220-42C(2) of this chapter;

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

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

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

The subject property shall be set back at least 300 feet from any lot containing a school, day-care facility, playground, library, hospital, or nursing, rest or retirement home;

All structures (including gasoline pump islands, but not permitted signs) and machinery shall be set back at least 50 feet from any street right-of-way line;

Access driveways shall be a minimum of 28 feet wide and separated by 100 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 properties within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones;

All automated teller machines shall be located, or contain convenient parking spaces, so that the on-site movement of vehicles will not be hampered by those cars belonging to persons using the automated teller machines;

Any exterior microphone/speaker system and external lighting shall be arranged and/or screened to comply with those regulations contained within § 220-48 of this chapter; and

The applicant is required to demonstrate compliance with all applicable state requirements imposed upon the proposed use.

Convention centers may include any of the following uses, provided such uses are primarily sized, located and designed as one integrated development (e.g., shared parking, signage, access, lighting, stormwater management, etc.) to serve those persons or groups of persons attending the convention center, and not the general public:

Minimum required lot area: 10 acres;

All uses shall be served by both public sewer and public water utilities;

The subject property shall provide a suitable means of vehicular access that conveniently connects to an arterial road;

Required parking will be determined based upon a combination of the types of activities proposed, and the schedule listed in § 220-42 of this chapter. In addition, an unimproved, grassed, overflow parking area to be provided for peak use periods shall be required. 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. Soil erosion, sedimentation and stormwater runoff shall be controlled in accordance with all applicable laws and regulations. If, at any time after the opening of the facility, the Board of Supervisors determines that traffic backups are occurring on adjoining roads, and such backups are directly related to the lack of on-site parking, the Board of Supervisors can require the applicant to revise and/or provide additional on-site parking space;

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 opening, the Township determines that traffic backups are occurring on adjoining roads, and such backups are directly related to the means of access to the subject property, the Township can require the applicant to revise means to relieve the undue congestion;

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

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. Any noise or light generated on the site must comply with § 220-48 of this chapter;

Those uses involving extensive outdoor activities and/or display shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties and roads. No outdoor storage is permitted;

A traffic impact report shall be prepared in accordance with § 220-50 of this chapter;

Any exterior public address system shall be designed and operated so that the audible levels of any messages conveyed over the system will not exceed the ambient noise levels of the use, as measured at each of the property lines;

The convention center is eligible to utilize signage applicable to shopping centers, as listed in § 220-45B of this chapter; and

All uses within the convention center shall be linked with sidewalks and/or pathways to facilitate safe and efficient pedestrian movements.

The subject property shall provide for a suitable means of vehicular access that conveniently connects with an arterial road;

Exterior trash/recycling 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;

All drive-through-window lanes shall be separated from the parking lot's interior driveways and shall provide at least 200 feet of on-site stacking per lane, preceding the food order location;

Any exterior speaker/microphone and lighting systems shall be arranged and/or screened to comply with § 220-48 of this chapter;

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

No part of the subject property shall be located within 200 feet of any land within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones.

The elder cottage may not exceed 900 square feet of floor area, except that an existing accessory structure may be converted for this use, but only during its qualified occupancy;

The total building coverage for the principal dwelling, any existing accessory structures and the elder cottage together shall not exceed the maximum requirement for the zoning district in which the elder cottage is located;

The elder cottage shall be occupied by either an elderly (55 years or older) or challenged (mentally, physically, emotionally) person related to the occupants of the principal dwelling by blood, marriage or adoption;

The elder cottage shall be occupied by a maximum of two people;

Utilities.

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;

Any new 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;

Any new elder cottage shall be removed from that property within 90 days after it is no longer occupied by a person who qualifies for the use, and any existing accessory structures must revert to a permitted use; and

Upon the proper installation of the elder cottage, the Zoning Officer shall issue a temporary use and occupancy 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 use and occupancy permit. Such fee shall be based upon the cost of the annual review of the permit.

For each farm (as defined herein) existing on the effective date of this chapter, only two farm occupations may be established per farm;

All farm occupations must be established upon, and remain accessory to, the principal agricultural use of the subject property. This section is not intended to restrict the income generated by a farm occupation. If the subject property ceases to be used for agriculture, then the farm occupation must also cease;

Farm occupations may involve any one of a wide range of uses, so long as it is compatible with the primary agricultural use of the land. The applicant must demonstrate that the farm occupation is compatible with the rural setting and will not create nuisances for nearby residences and other uses;

For farm parcels of up to 50 acres in size, while the farm occupation is in operation, non-farm-related subdivisions will not be permitted. The purpose of this provision is to limit the conversion of farmland to nonagricultural uses;

No more than the equivalent of four full-time, nonresident employees of the farm parcel shall be employed by the farm occupations;

Each farm occupation shall occupy an area no greater than a maximum of 4,000 square feet of gross floor area;

The maximum lot coverage, as specified in the underlying Agricultural Zone, shall include the proposed farm occupation;

In no case shall the maximum acreage devoted to up to two farm occupations (including the structure, parking, storage, and driveway if separate) exceed more than one acre;

Where practicable, farm occupations shall be conducted within an existing farm building. However, any building constructed for use by the farm occupation shall be:

Any building constructed for the use of the farm occupation shall be of a nature that it can be converted to agricultural use or removed from the property if the farm occupation is discontinued. The structure should blend in with the surrounding agricultural setting;

No farm occupation shall be located within 200 feet of any adjacent (R, R-1, R-2, R-3, MHP, and/or VO) Zone. Such distances shall be measured as a straight line between the closest points of any structure, or any other physical improvement of the farm occupation and the zone boundary line;

Off-street parking shall be provided per the schedule of required parking spaces contained in § 220-42C(2) of this chapter. The applicant shall demonstrate that sufficient parking for the anticipated demands of the farm occupation has been provided;

Any outdoor storage of supplies, materials or products shall be located behind the building in which the farm occupation is located. Such outdoor storage shall also be screened from adjoining roads and properties;

Outdoor advertising signs for the farm occupation shall be regulated in accordance with the sign regulations contained in § 220-45 of this chapter. However, no such sign shall exceed 10 square feet in total area; and

The Zoning Hearing Board may also attach such other reasonable conditions as deemed appropriate.

The applicant must provide evidence that the proposed use is important to local farming and is specifically sized to primarily serve local users. All activities and services should be directed at meeting the needs of those engaged in local farming. The facility should be directed at providing materials and services needed to farm, rather than the distribution of goods produced on the farm. Some examples of farm-related businesses (if suitably sized) include, but need not be limited to:

Uses shall have a minimum lot size of one acre. A farm-related business shall occupy no more than three acres;

The design of a farm-related business shall be governed by the design standards for the Industrial Zone as listed in § 220-23, except as follows:

Road classification must be appropriate for the expected type of volume of road traffic that will be generated by the proposed use, as determined by a traffic impact report, as required by § 220-50 of this chapter;

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 shall be permitted for a farm-related business; such sign shall not exceed 32 square feet in total area;

Vegetative screening must be provided in accordance with § 220-45 of this chapter, when a farm-related business abuts any property used principally for residential purposes. Certain pieces of apparatus used for farm-related businesses, which create noxious dust, odor, light, or noise, shall require greater setbacks and vegetative screening, as determined by the Zoning Hearing Board; and

Any building constructed for use by the farm-related business (unless uniquely suited to that business), shall be of a type so that it can be converted to agricultural use, in the event the farm-related business is discontinued (e.g., barn or shed).

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 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;

Off-street loading shall be calculated upon the retail sales area described above and according to the schedule listed in § 220-43 of this chapter;

All outdoor display and sales of merchandise shall be completely enclosed within a minimum four-foot-high fence and shall begin no earlier than 4:00 a.m., and be completed no later than official sunset;

Any exterior amplified public address system and lighting shall be arranged and designed so as to comply with § 220-48 of this chapter;

Exterior trash and recycling 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;

Vendors are permitted to park and remain with their vehicles overnight no earlier than one day prior, nor later than the next day after, the conduct of a sale. Such parking shall only occur within designated areas that are enclosed within a minimum four-foot-high fence; and

A traffic impact report shall be prepared in accordance with § 220-50 of this chapter.

Public sewer and water facilities shall be utilized;

Sufficient off-street parking shall be provided to prevent traffic backups onto adjoining roads;

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

The applicant shall furnish expert testimony that the disposal of human remains, and related chemicals and materials, shall be in accordance with applicable laws and standards.

Minimum lot area: 30 acres;

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:

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

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

Golf paths. Golf paths shall be graded so as to discharge stormwater runoff. Surface conditions of paths shall be adequately protected from an exposed soil condition. 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:

An outdoor play area shall be provided, at a rate of 100 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 minimum four-foot-high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s);

"Enrollment" shall be defined as the largest number of persons under day-care supervision at any one time during a seven-day period;

Passenger "drop-off" 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;

One off-street parking space shall be provided for each six persons enrolled, or fraction thereof; and

Within the (A) Zone the site of a group day care shall not exceed two acres in area.

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, and 25 feet from all other lot lines;

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 designed and arranged to comply with § 220-48 of this chapter.

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;

All exterior storage and/or display areas shall be screened from adjoining residentially zoned properties. All exterior storage/display areas shall be set back at least 50 feet from adjoining street lines, and shall be covered in an all-weather, dust-free surface;

The storage of junked vehicles, boats, machinery, trucks, tractor trailers, mobile homes, and heavy equipment vehicles on the property is prohibited;

Any ventilation equipment outlets associated with the service work area(s) shall not be directed toward any adjoining property within the (R), (R-1), (R-2), (R-3), (MHP) and/or (VO) Zones that is within 100 feet of such ventilation equipment outlets; and

All vehicles, tractor trailers and machinery shall be repaired and removed promptly from the premises.

Heavy equipment service and repair facilities (but not sales) are permitted by special exception in the C-1 District on properties that have a minimum lot area of five acres and have frontage and access to an arterial or major collector road.

Heavy equipment service and repair facilities located within the C-1 District shall also satisfy any applicable requirements of § 220-69 (related to automobile, boat, farm machinery, recreational vehicle and trailer sales, service and/or repair facilities).

All outdoor storage and display areas (exclusive of nursery and garden stock) shall be screened from adjoining roads and properties;

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 minimum six-foot-high fence;

All exterior storage and retail sales area (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 comply with § 220-48 of this chapter;

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;

The applicant shall submit a traffic impact report, as governed by § 220-50 of this chapter; and

The applicant shall submit a working plan for the collection, recycling and disposal of litter and wastes.

Only single-family, detached and semi-detached dwellings may contain a home occupation;

No more than two nonresident employees shall be permitted;

Such occupations shall be incidental or secondary to the use of the property as a residence and are limited to those occupations customarily conducted within a dwelling unit;

At least two off-street parking spaces in addition to those required of residence units shall be required. Such parking spaces shall be screened from adjoining properties;

No goods shall be visible from the outside of the dwelling;

The area used for the practice of a home occupation shall occupy no more than 25% of the total floor area of the dwelling unit or 500 square feet, whichever is less. All home occupation activities shall be conducted within the dwelling building;

No manufacturing, repairing, or other mechanical work shall be performed in any open area. Such activity shall be conducted in such a way that no noise, odor, vibration, electromagnetic interference, or smoke shall be noticeable at or beyond the property line;

No external storage of materials or products shall be permitted. No storage in accessory structures or attached garages shall be permitted;

The exterior appearance of the structure or premises is constructed and maintained as a residential dwelling; and

One nonilluminated sign, not to exceed two square feet in display area, shall be permitted.

Minimum lot area: five acres;

The subject property shall have frontage along an arterial or collector road;

Adequate provision shall be made for a system of roads sufficient to accommodate predictable vehicular traffic and to ensure safe and efficient vehicular access for emergency management equipment;

Emergency entrances shall be located on a building wall which faces away from adjoining residentially zoned properties, or separated by at least 300 feet from residentially zoned properties;

The applicant shall submit a traffic impact report, as governed by § 220-50 of this chapter;

Public sewer and public water utilities shall be utilized;

Adequate provision shall be made for the collection, disposal and recycling of garbage, trash, and medical and hazardous waste;

Where more than one of the uses enumerated in § 220-97I below are proposed, either at one time or separately over time, integrated site function and design shall be required, consistent with the creation of a campus-like environment;

Permitted uses:

Specific requirements for selected accessory uses.

Maximum permitted height: 60 feet for hospitals, provided all structures are set back a horizontal distance equal to their height from each property line and street right-of-way line; 35 feet for all other uses.

Both public sewer and public water shall be utilized;

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;

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

Minimum required lot area: 10 acres;

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 observation towers or ski lifts 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, unless there is qualified evidence that there is adequate emergency rescue capabilities available from the "first-due" fire company;

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. The applicant must also demonstrate, with qualified expertise, compliance with applicable requirements of § 220-48 of this chapter;

Required parking will be determined based upon a combination of the types of activities proposed and the schedule listed in § 220-42. 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 determines 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;

A traffic impact report shall be prepared in accordance with § 220-50 of this chapter;

Any use involving the discharge of firearms shall require approval under § 220-120 of this chapter; and

The use may construct one billboard in accordance with the regulations contained in § 220-71 of this chapter.

Any building or area used for the housing, feeding, watering, or running of livestock or poultry shall be set back at least 500 feet from:

Any building or area used for the housing, feeding, watering, or running of livestock or poultry shall be set back at least 500 feet from any land within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones;

The applicant shall submit a copy of an approved nutrient management plan for the proposed use, which has been reviewed and approved by the appropriate reviewing agency. All subsequent operations and activities shall be conducted in accordance with such plans. If, at any time, the nutrient management plan is amended, the applicant must again submit the amended plan to the Zoning Officer;

The applicant shall furnish evidence from the Lancaster County Conservation District that the proposed use has an approved conservation plan. All subsequent operations and activities shall be conducted in accordance with such conservation plan. If, at any time, the conservation plan is amended, the applicant must again furnish evidence from the Lancaster County Conservation District that the amended plan has been approved;

The applicant shall submit, abide by and demonstrate a working knowledge of written qualified evidence describing those methods that will be employed to:

Any exhaust or ventilation fans employed shall be oriented and directed away from the closest residence that is not that of the operator. If said fans are within 1,000 feet of the closest residence that is not that of the operator, then the applicant shall construct a dispersion buffer between the exhaust of the fan and that residence(s). Such dispersion buffer shall include a vegetative berm that will effectively disperse or redirect fan exhaust so that no direct exhaust velocity is perceptible at the property line;

Any driveway or access drive providing for vehicular access to the proposed use shall maintain a fifty-foot-wide radius for all turns and intersections;

Any on-site manure storage facilities shall comply with the requirements of § 220-12B(8)(b);

All buildings used for the housing of livestock shall be fitted with a solid concrete slab or slotted floor; and

The applicant may conduct a roadside stand operation within one of the permanent buildings, but such use shall be limited to no more than 250 square feet of display area.

Any property adjoining or within 75 feet of an unenclosed watercourse that has been previously inventoried within the Township as depicted on the East Cocalico Township Historic and Riparian Buffer Overlay Zones Map[1] shall provide a riparian buffer in accordance with § 220-29 of this chapter.

Minimum lot area: 50 acres;

Maximum permitted lot coverage: 30%, including all impervious surfaces;

If applicable, the applicant shall submit written evidence from the appropriate review that the proposed use has an approved nutrient management plan. All subsequent operations and activities shall be conducted in accordance with such plans. If, at any time, the nutrient management plan is amended, the applicant must again submit written evidence of plan approval to the Zoning Officer;

The applicant shall furnish evidence from the Lancaster County Conservation District that the proposed use has an approved conservation plan. All subsequent operations and activities shall be conducted in accordance with such conservation plan. If, at any time, the conservation plan is amended, the applicant must again furnish evidence from the Lancaster County Conservation District that the amended plan has been approved;

The applicant shall abide by, and demonstrate a working knowledge of, those methods that will be employed to comply with the above-required nutrient management plan and conservation plan;

If greenhouses, or other buildings with substantially clear or translucent surfaces, are used, the applicant shall submit information that demonstrates compliance with § 220-48B of this chapter;

Any exhaust or ventilation fans employed shall be oriented and directed away from the closest residence that is not that of the operator. If said fans are within 1,000 feet of the closest subject property line, then the applicant shall construct a dispersion buffer. Such dispersion buffer shall include a vegetative berm that will effectively disperse or redirect fan exhaust so that no direct exhaust velocity is perceptible at any of the subject property lines;

Any driveway or access drive providing for vehicular access to the proposed use shall be paved and shall maintain a fifty-foot-wide radius for all turns and intersections;

Any on-site waste storage facilities shall comply with the requirements of § 220-12B(8)(b) of this chapter;

While a commercial produce operation exists, no subdivision or land development that would create an additional principal dwelling unit shall be permitted on the subject property, except that subject to the limitations of § 220-12E; additional dwellings may be created for family members of the farm owner or for someone who is involved in the day-to-day farm operations;

Water supply.

Should the proposed use not make use of public water, and require more than 100,000 gallons of water per day, the applicant shall furnish written evidence of approval from the Susquehanna Valley River Basin Commission;

All commercial produce operations must comply with applicable stormwater management regulations of Chapter 194, Subdivision and Land Development;

The applicant shall be required to obtain an approved land development under Chapter 194, Subdivision and Land Development;

The applicant shall be required to submit a traffic impact report in accordance with § 220-50 of this chapter;

The applicant shall be required to submit a written qualified plan for the removal of all buildings and the reclamation of all topsoil in the event of discontinuance of the commercial produce operation. If the site is graded during construction and operation of the commercial produce operation, all topsoil shall remain on the site in a manner which makes it conveniently accessible for reclamation. Should the applicant not adequately guarantee the removal of such buildings and reclamation of topsoil upon discontinuance of the commercial produce operation at his/her expense, the conditional use shall be denied;

The site shall include one off-street parking space for each employee during the largest work shift;

The applicant may conduct a roadside stand operation within one of the permanent buildings, but such use shall be limited to no more than 250 square feet of display area;

All buildings and storage/processing structures shall be set back at least 100 feet from adjoining roads and properties, and all off-street parking and loading spaces, outdoor storage areas and dumpsters shall be set back at least 50 feet and screened from adjoining roads and properties; and

One sign, as provided for in § 220-45B, shall be permitted.

Any property adjoining or within 75 feet of an unenclosed watercourse that has been previously inventoried within the Township as depicted on the East Cocalico Township Historic and Riparian Buffer Overlay Zones Map[1] shall provide a riparian buffer in accordance with § 220-29 of this chapter.

Minimum lot area: two acres;

The outdoor area devoted to the storage of junk shall be completely enclosed by a ten-foot-high, sight-tight fence which shall be set back at least 100 feet from all property lines;

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;

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

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

No open burning of oil, grease, tires, gasoline, or other similar material shall be permitted 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;

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

All vehicles shall have all fuels and lubricants drained and property disposed of prior to storage on the site.

The following lists minimum required lot sizes and required setbacks based upon the number of animals kept:

The applicant shall explain those measures that will ensure that the proposed use will comply with the noise regulations listed in § 220-48A of this chapter;

The applicant must furnish a plan for the storage and disposal of deceased animals within 24 hours of an animal's death;

The applicant must demonstrate evidence of compliance with the PA Dog Law;

All outdoor running areas shall be enclosed to prevent the escape of the animals; all such enclosures shall be a minimum of 10 feet from all property lines; and

The applicant must explain measures to be used to ensure that all animal wastes shall be regularly cleaned up and properly disposed of to prevent odors and unsanitary conditions.

The applicant shall submit a traffic impact report in accordance with § 220-50 of this chapter;

The applicant shall present qualified expert evidence as to how the use will provide for the expected demand for needed, off-street parking spaces for the proposed use. In addition, the applicant shall present evidence of the ability to provide additional off-street parking spaces, if demand increases. The applicant shall also present credible evidence that the number of "oversized," off-street, parking spaces provided for public transportation vehicles will be adequate to accommodate the expected demand generated by patrons. Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicle backups onto adjoining roads during peak arrival periods;

The subject property shall have a minimum of 200 feet of road frontage along an arterial road;

The subject property shall be located no closer than 200 feet from any (R, R-1, R-2, R-3, MHP, or VO) Zones and/or property containing a school, day-care facility, park, playground, library, hospital, nursing, rest or retirement home, or medical residential campus;

All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 50 feet from any street right-of-way line;

Access driveways shall be a minimum of 24 feet, and a maximum of 35 feet, wide. All access drives onto the same road shall be set back at least 150 feet from one another, as measured from closest points of cartway edges;

Trash and recycling receptacles shall be provided amid off-street parking areas which shall be routinely emptied. Furthermore, a working plan for the regular cleanup of litter shall be furnished and continuously implemented by the applicant;

All vehicle service and/or repair activities shall be conducted within a completely enclosed building. No outdoor storage of parts, equipment, lubricants, fuels, or other materials used or discarded in any service or repair operations, shall be permitted;

The outdoor storage of unlicensed and uninspected vehicles is prohibited;

The applicant shall submit qualified evidence that the proposed use will comply with applicable air quality standards;

The demolition or junking of vehicles is prohibited. Demolished vehicles and/or parts thereof shall be removed within 30 days after arrival;

Any exterior public address system shall be designed and operated so that the audible levels of any messages conveyed over the system will not exceed the ambient noise levels of the use, as measured at each of the property lines; and

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

The campus shall primarily serve the needs of retirement-aged persons. At least one resident of each household shall be at least 55 years old, or possess some handicap that can be treated within a setting like the medical residential campus;

The campus shall achieve a balanced residential/medical environment which cannot be achieved through the use of conventional zoning techniques;

Residences shall be functionally, physically and architecturally integrated with medical service and recreational activity centers;

Commercial, medical and recreational uses shall be grouped together and located near the populations being served;

The minimum land area devoted to the campus shall be 25 contiguous acres;

The site shall front on and have access to a collector or arterial road;

All buildings or structures containing nonresidential use(s), off-street parking lots and loading areas shall be set back at least 50 feet from all lot lines of the campus property;

The maximum permitted overall density is 10 dwelling units per acre. For purposes of this section, any two care beds associated with a medical use shall constitute one dwelling unit. No more than 50% of the total number of permitted dwelling units shall consist of care beds. For the purposes of this section, "care beds" shall be defined as any bed where a resident of the medical residential campus may sleep that is not part of a dwelling unit upon which the maximum permitted density is computed. Examples of care beds would include, but not be limited to, those associated with medical and/or nursing care, or those associated with assisted living quarters;

All buildings or structures used solely for residential purposes shall be set back at least 50 feet from all lot lines of the campus property;

The maximum permitted height is 50 feet, provided that, for that portion of building height exceeding 35 feet, the minimum required setback from the closest property line shall be 50 feet;

No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or other impervious surfaces;

Each off-street parking lot shall provide at least 20% of the total parking spaces as those designed for the physically challenged. Furthermore, such parking spaces shall be located throughout the campus in such a manner to be conveniently accessible to the buildings/uses for which they are required;

Only those uses which provide a harmonious, balanced mix of medical, residential, limited commercial, and recreational uses, primarily serving campus residents, and public, quasi-public and medical services for the off-campus retirement-aged community, will be permitted. Uses may include, but need not be limited to, the following:

The applicant must comply with all state requirements at all times.

Off-street parking spaces shall be provided according to the schedule listed in § 220-42C(2) of this chapter;

Parking shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 30 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, internal and external storage area may be provided for the storage of privately owned vehicles, travel trailers and/or boats, so long as any external storage area is screened from adjoining land within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones, and adjoining roads, and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the outdoor storage of partially dismantled, wrecked, inoperative, unlicensed, or uninspected vehicles;

The storage of flammable, highly combustible, explosive, or hazardous chemicals is prohibited, unless contained within the fuel tanks of vehicles;

A resident manager may live on the site. A manager, resident or not, shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval and all applicable ordinances. The actual dwelling of the resident manager shall comply with all of those requirements listed within the (R-2) Zone, and shall be entitled to all residential accessory uses provided in this chapter;

No door openings for any mini-warehouse storage unit shall be constructed facing any property within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones; and

These units shall be used solely for dead storage and no processing, manufacturing, sales, research and development testing, service and repair, or other nonstorage activities shall be permitted.

The minimum area devoted to a mixed residential development shall be 50 acres;

All units contained within a cluster development shall be served by public sewer and public water utilities;

Required mixture of uses. The proposed development must include at least three of the following permitted housing unit types within their designated ratios:

The maximum permitted density of the development shall not exceed 2.5 dwelling units per acre;

Required common open space.

Maintenance and ownership of common open space. An essential element of the mixed residential development application is a written description and plan for the disposition of ownership of common open space land, designating those areas to be offered for dedication, or to be owned by the specific form of organization proposed.

In addition to those accessory structures and uses customarily incidental to residential uses, the mixed residential development may also include a management/sales office for the conduct of development business and affairs, and structures to house equipment used solely in the maintenance of the mixed residential development;

The layout of a mixed residential development shall provide a network of common pedestrian paths that link neighborhoods within the proposed development and connect with common open spaces, community facilities and other nearby uses of the Township. All common pedestrian paths shall consist of an all-weather, durable surface that is at least four feet wide;

Maximum permitted coverage. No more than 30% of the total acreage of the mixed residential development shall be covered by impervious materials;

Lot design requirements. See the following table.[1]

In addition to the preceding standards, townhouses shall comply with the following:

In addition to the standards listed in § 220-107J, multiple-family dwellings shall comply with the following:

No more than 20% of the total area of the development shall be covered by buildings;

The minimum distance between a single-family detached dwelling or single-family semidetached dwelling and any other building shall be 30 feet;

A fifty-foot-wide landscaped buffer yard, in which no buildings or parking areas are permitted, shall be established along all exterior boundary lines of the development and along all roads which the development abuts;

Minimum front yard building setback shall be 25 feet, which is to be measured from the ultimate right-of-way line;

Two off-street parking spaces shall be provided for each dwelling unit. No more than 65 parking spaces shall be accommodated in any one parking lot, and all parking lots shall conform with § 220-42 of this chapter. Entrances to, and exits onto, a street from the common parking lots shall be located a minimum of 50 feet from curblines of the nearest intersecting street, or such greater distance as may be required by Chapter 194, Subdivision and Land Development. The number of entrances and exits onto a street from common parking lots shall be minimized. Access drives to common parking lots shall be located a minimum of 20 feet from all dwelling units, internal streets, streets abutting the development, and tract boundaries. Common parking lots shall be located a minimum of 15 feet from all dwelling units, internal streets, streets abutting the development, and tract boundaries. Parking lots shall be designed to prevent through traffic to other parking areas. Common parking areas for townhouses or apartments shall not be designed or located to require cars to back into streets in order to leave the parking areas. All dead-end parking lots shall provide adequate areas into which cars parked in the end stalls of the lots may back. Entrance- and exit-ways to parking areas shall have a minimum width of 12 feet for each lane of traffic entering or leaving the areas. All parking lots shall be appropriately landscaped from adjoining properties;

Exterior storage areas for trash and rubbish shall be completely screened from view on three sides, and all trash, rubbish and recyclables shall be contained in covered, vermin-proof containers;

A sketch plan shall be submitted with the conditional use application which shall contain all information required by Chapter 194, Subdivision and Land Development;

The developer shall comply with the Pennsylvania Uniform Condominium Act, with respect to any portion of the tract that is developed with condominiums. A draft of the proposed form of declaration of condominium shall be submitted to the Township at the time of submission of the application for approval of the final plan, with respect to the portion of the tract on which the condominium is proposed to be built;

A traffic impact report, in accordance with § 220-50 of this chapter, shall be submitted with the conditional use application. All developers shall be responsible to construct road or traffic control facilities to accommodate their respective development; and

Whenever there is a conflict between the requirements of this § 220-107 and the other standards of this chapter or Chapter 194, Subdivision and Land Development, the requirements of this § 220-107 shall apply.

The minimum parcel size for any mobile home park development shall be 10 acres;

The maximum number of mobile home units shall be limited to five per acre;

Each single mobile home lot shall contain no less than 6,000 square feet, and be at least 60 feet wide;

No mobile home lot shall be within 25 feet of a park boundary, nor within 50 feet of an outside street right-of-way. This area shall constitute the mobile home park boundary area;

No mobile home park office or service building shall be located within 30 feet of a park boundary or an outside street right-of-way; nor within 30 feet of the right-of-way of an interior park street, or the paved edge of a common parking area or common walkway; nor within 30 feet of an adjacent structure or mobile home;

Each mobile home shall have a minimum front yard of 30 feet, rear yard of 25 feet, and two sides of 15 feet each. In no case shall the distance between any two mobile homes be less than 30 feet;

A paved on-site walkway of a minimum width of four feet shall be provided to each mobile home unit from an adjacent street;

Streets, curbs and sidewalks shall be constructed to Township standards for private streets;

All roads in the park shall be private access drives, shall be lighted and shall be paved with a bituminous or concrete surface at least 28 feet wide;

Each mobile home lot shall abut on a park access drive with access to such access drive. Access to all mobile home lots shall not be from public streets or highways;

Each mobile home space shall contain no more than one mobile home, nor more than one family;

No less than 10% of the total mobile home park area shall be set aside for recreation and open space purposes. Such area may not include any of the required mobile home park boundary area. No service buildings or offices may be constructed within the required recreation and open space area;

Each mobile home stand shall have attachments for waste disposal, water supply facilities and electrical service, and such facilities shall be properly connected to an approved method of sewage disposal, and water and electrical supply;

Protective skirting shall be placed around the area between the stand surface and the floor level of each mobile home so as to prevent that area from forming a harborage for rodents, creating a fire hazard, or exposing unsightly conditions;

No recreation vehicle, travel or vacation trailer or other form of temporary living unit shall be placed upon any mobile home stand or used as a dwelling within the mobile home park;

Service and accessory buildings.

Each mobile home shall be provided with a minimum of two paved parking spaces which shall be located on the mobile home space. 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 those units served;

Each mobile home shall be placed on a six-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. Every mobile home shall be anchored to the mobile home pad where it is located, prior to the unit being occupied, and no more than seven days from the arrival of the mobile home. The anchoring system shall be designed by a registered professional engineer to prevent tilting of the unit, and resist a minimum wind velocity of 90 miles per hour;

All mobile home parks shall be screened from adjoining properties and roads. Screening methods shall be described and graphically depicted as part of the conditional use application; and

The applicant shall demonstrate compliance with § 220-18J of the (MHP) Zone.

No part of the subject property shall be located within 200 feet of any land within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones;

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

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

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 lands within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones;

No more than 18 occupants per acre shall be permitted, excluding the staff of the facility.

An off-track betting parlor shall not be permitted to be located within 1,000 feet of any other off-track betting parlor;

No off-track betting parlor shall be located within 1,000 feet of any residentially zoned land;

No off-track betting parlor 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 off-track betting parlors 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 off-track betting parlor 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 off-track betting parlor to the closest point on the property line of said land use;

No more than one off-track betting parlor may be located within one building, shopping center or planned center;

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 to not constitute a nuisance due to noise or loitering outside the building;

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

Off-street parking shall be provided at the rate of one space per each 65 square feet of gross floor area, including related dining, restaurant and snack bar areas; and

All off-track betting parlors shall comply with the Pennsylvania Horse and/or Harness Racing Commission's Rules and Regulations pertaining to nonprimary locations, as defined therein.

The processing facility is located on the same lot and accessory to the principal agricultural use of the site;

Except in the case of butchering of game animals, a majority of the materials to be processed have been grown or raised on the subject property; the remainder of materials have been grown or raised within the Township;

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

Evidence shall be provided indicating that the disposal of materials and wastes associated with the operation will be accomplished in a manner that complies with state and federal regulations. Such evidence shall, at a minimum, include copies of contracts with waste haulers licensed to operate within Lancaster County, which have been contracted to dispose of the materials and wastes used, or generated on-site, as identified in § 220-113C above. The zoning permit for this use shall remain valid only so long as such contracts remain in effect and all materials and wastes are property disposed of on a regular basis. Should the nature of the farm occupation change in the future, such that the materials used, or wastes generated, changes significantly, either in type or amount, the owner of the farm operation shall so inform the Zoning Officer, and shall provide additional evidence demonstrating continued compliance with the requirements of this section;

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

Any new building constructed for the use 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 the use shall be located within 300 feet of any adjoining land within an (R) Zone and any land within the (R-1, R-2, R-3, MHP, and/or VO) Zones. Such distances shall be measured as a straight line between the closest points of any physical improvement associated with the use and the zoning line;

Any sign shall require a permit, as set forth in § 220-45 of this chapter, and shall not exceed 10 square feet in size;

Except in the case of game animals, no butchering, slaughtering or rendering uses shall be permitted;

No retail sales of the products shall be permitted;

No noxious odor, dust, glare, vibration, or noise shall be perceptible at the property lines; and

All off-street parking and loading areas shall be screened from adjoining roads and properties.

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.

The display and sale of items not grown on the premises shall be incidental to the nursery operation. The display area for these items shall not exceed 25% of the total gross display and sales area on the subject property. The display, sale, or repair of motorized nursery or garden equipment shall not be permitted;

All outdoor display areas shall be set back at least 25 feet from the street right-of-way line;

All structural improvements (including parking and loading facilities, but not including a freestanding sign) shall be screened from adjoining properties within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones; and

One freestanding or attached sign may be permitted advertising the business. Such sign shall not exceed 12 square feet in size and must be set back at least 10 feet from all lot lines.

Minimum lot area: 10 acres;

Any structure used for the boarding of horses shall be set back at least 100 feet from any property line;

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

All outdoor training or show facilities or areas shall be set back 100 feet from all property lines;

All outdoor training, show, riding, boarding, or pasture areas shall be enclosed by a minimum four-foot-high fence, which will be located at least 10 feet from all property lines; and

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 environment or movement of vehicles across neighboring properties.

Only one rural occupation may be conducted on the same property as the owner's principal residence, and shall not exceed the area of the principal residence's ground floor or 1,000 square feet, whichever is the lesser;

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 12 square feet shall be permitted and must be set back a distance at least equal to its height from every lot line;

No rural occupation and its principal dwelling shall generate more than 20 vehicle trips (including, but not limited to, horse and buggies) per day to or from the site. The applicant shall furnish testimony regarding the expected numbers of vehicle trips associated with the proposed use;

Vehicular access to the rural occupation shall be limited to the same driveway connection with the public street that serves the principal residence; however, in no case shall any new driveway be closer than 15 feet from any side or rear lot line. No additional roadway connections shall be permitted;

The maximum number of employees who 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 rural occupation shall be conducted on Sundays;

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 wastewater treatment;

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 disposal of all materials and wastes will be accomplished in a manner that complies with state and federal regulations. Such evidence shall, at a minimum, include copies of contracts with waste haulers licensed to operate within the county, which have been contracted to dispose of the materials and wastes used, or generated, on-site or some other legal means of disposal. The zoning permit for this use shall remain valid, only so long as such contracts remain in effect and all materials and wastes are properly disposed of on a regular basis. Should the nature of the rural occupation change in the future, such that the materials used, or wastes generated, changes significantly, either in type or amount, the owner of the rural occupation shall so inform the Zoning Officer, and shall provide additional evidence demonstrating continued compliance with the requirements of this section.

No material shall be deposited or stored, and no building or structure shall be located, within 200 feet of any property line and 500 feet of any land within an (R, R-1, R-2, R-3, MHP, and/or VO) Zone;

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

All access drives shall connect with an arterial or collector road and shall be paved for a distance of at least 100 feet from the street right-of-way line. In addition, if portions of on-site access drives are unpaved, then a one-hundred-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. The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site; and

Litter control shall be exercised to prevent the scattering of windborne debris, and a working plan for the cleanup of litter shall be submitted.

Any processing, loading, storage, and packaging operations must be conducted within a completely enclosed building that is leak- 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:

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 one-hundred-fifty-foot long gravel section of driveway shall be placed just beyond the preceding one-hundred-foot paved section, to help collect any mud that may have attached to a vehicle's wheels;

The unloading, processing and transfer of septage and spent mushroom compost shall be continuously supervised by a qualified facility operator, and such area shall be screened from all roads and adjoining properties;

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;

Water supply.

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 300 feet from all property lines, and 500 feet from any properties within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones. In addition, any ventilation outlets must be oriented away from any land within said zones.

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 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!";

Range flags shall be displayed during all shooting activities. Range flags shall be located in a manner visible from entrance drives, target areas, range floor, and the perimeter of the safety fan;

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 the property line and street right-of-way;

The applicant shall present credible evidence that the sounds of shooting in the nearest residential zone do not exceed the ambient noise level;

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 an (R, R-1, R-2, R-3, MHP, and/or VO) Zone.

Shopping centers may contain any of those uses permitted under the definition contained within § 220-11C of this chapter. However, any individual use permitted by conditional use or special exception shall be required to demonstrate compliance with its respective applicable specific criteria listed elsewhere in this Article IV as part of the application for the shopping center. The initial approval of the shopping center shall require conditional use review. For freestanding pad sites, the applicant may choose to identify proposed building envelopes and a list of potential uses to be applied to each pad site respectively as an alternative to the specific identification of each use; however, in reviewing such pad sites the Township will consider the worst case scenario of building site envelope and potential uses when evaluating the conditional use application. Any subsequent substitution of use within the shopping center shall be permitted by right so long as the proposed use is permitted by right within the respective zone and does not require amendment of the site plan approved by the original conditional use. Future uses to be substituted that require separate special exception or conditional use approval shall follow such review and approval processes. Future uses that require amendment of the site plan shall require conditional use approval under § 220-151 of this chapter.

Regional shopping centers shall front on an arterial road and local shopping centers shall front along an arterial or collector road. Regional shopping centers are permitted only one vehicular access location along each road frontage with the primary vehicular access drive intersecting with Colonel Howard and Pepperidge Farm Boulevards. The main access drive through a regional shopping center shall be designed to facilitate a smooth flow of traffic through the site between Colonel Howard Boulevard and Reamstown Road. Drive-through lanes for any use contained within the shopping center shall connect only to internal access drives and parking lots. Access drives serving all shopping centers shall be set back at least 200 feet from the intersection of any street right-of-way lines along the same side of the street.

In addition to vehicular access to the property, the applicant shall be required to design and construct pedestrian linkages with any nearby areas, even if they are not yet developed. Such pedestrian linkages shall be located so as to provide safe and convenient access to the shopping center from the nearby areas.

Unless deferred by the Board of Supervisors, all shopping centers must provide an improved bus stop which would be conveniently accessible for patrons who would travel to and from the site by bus. Such bus stop must be provided even if current bus service is unavailable along the subject property. Such bus stop shall include a shelter, seating, a waste receptacle, and at least one shade tree.

Regional shopping centers must integrate a designated location for a minimum of 60 park-and-ride off-street parking spaces that is readily-identifiable and conveniently accessible to passing motorists. Such park-and-ride spaces can include those spaces required to serve the regional shopping center and shall be designed, signed, lighted and maintained in accordance with § 194-30 of the Subdivision and Land Development Ordinance.

The applicant's site plan shall clearly depict the proposed locations and dimensions of all on-site circulation improvements, which must demonstrate safe vehicular and pedestrian movements both upon and abutting the subject property.

A traffic impact report shall be submitted by the applicant, in accordance with § 220-50 of this chapter.

Both public sewer and public water utilities shall be required. However, the Board of Supervisors may permit the interim use of on-lot water supply for regional shopping centers when:

The following tabulates required off-street parking and loading and interior landscaping standards for shopping centers:

Within shopping centers, off-street loading spaces for freestanding restaurants that contain less than 10,000 square feet may be located upon required off-street parking spaces, provided the use of such off-street parking spaces for loading purposes does, not interfere with vehicular circulation within the shopping center's parking lot and the applicant demonstrates that the use of such off-street parking spaces for loading purposes will occur only when the freestanding restaurant is closed to business.

Within shopping centers, off-street parking lots shall provide for rectangular-shaped parking spaces that are at least nine feet wide by 18 feet long.

The proposed shopping center design shall comply with the applicable regulations contained within the following table:

The applicant shall submit a sign plan that demonstrates compliance with all applicable regulations of § 220-45 of this chapter. Once approved as part of the conditional use review, any subsequent substitution of sign that does not increase the size and/or alter the location of signs permitted on the originally approved sign plan is permitted by right. Future signs that would alter the size and/or location of signs will require shall require conditional use approval.

The applicant shall submit written expert evidence that demonstrates compliance with the light and glare requirements of § 220-48B of this chapter.

The applicant shall submit a landscape plan prepared by a landscape architect registered within the Commonwealth of Pennsylvania that demonstrates compliance with all applicable provisions of this chapter and the Subdivision and Land Development Ordinance (Chapter 194). Such plans shall include but not be limited to details depicting:

Applicants of shopping centers are encouraged to design and construct buildings that complement the Township's developing landscape. To that effect, the Township offers an optional set of architectural design standards that are tied with the granting of a density bonus. In this case, applicants may opt to obtain a prescribed increase in permitted lot coverage in return for the use of the following specific architectural design guidelines. A developer desiring to obtain such approval shall, when making application for approval for a shopping center, also make application for approval under this section. The Board of Supervisors shall consider both requests simultaneously. These optional standards may only be applied to the proposed use upon approval by the Board of Supervisors and written acceptance by the applicant of all requirements of this section, and any valid conditions of approval attached by the Board of Supervisors.

For regional shopping centers, the Board of Supervisors may permit the modification of the design standards contained within this § 220-121 in order to encourage the use of efficient and innovative design; no modification of design shall apply to any other section of the Zoning Ordinance and/or the SLDO outside of that contained within this § 220-121. A developer desiring to obtain such approval shall, when making application for approval for a shopping center, also make application for approval under this section. The Board of Supervisors shall consider both requests simultaneously. Any modification of the design standards shall be subject to the following standards:

Local planned centers may contain any of those uses permitted within its respective zone under the definition contained within § 220-11C of this chapter. However, any use permitted by conditional use or special exception shall be required to obtain its respective approval prior to application for the local planned center zoning permit. The initial approval of the planned center shall require zoning permit review. For freestanding pad sites, the applicant may choose to identify proposed building envelopes and a list of potential uses to be applied to each pad site respectively as an alternative to the specific identification of each use; however, in reviewing such pad sites the Township will consider the worst case scenario of building site envelope and potential uses when evaluating the zoning permit application. Any subsequent substitution of use within the planned center shall be permitted by right so long as the proposed use is permitted by right within the respective zone. Future uses to be substituted that require separate special exception or conditional use approval shall follow such review and approval processes. Future uses that require amendment of the site plan shall require zoning permit approval under § 220-148 of this chapter and/or any land development approvals as may be required.

Regional planned centers may contain any of those uses permitted within its respective zone under the definition contained within § 220-11C of this chapter. However, any individual use permitted by conditional use or special exception shall be required to demonstrate compliance with its respective applicable specific criteria listed elsewhere in this Article IV as part of the application for the regional planned center special exception. The initial approval of the planned center shall require special exception review. For freestanding pad sites, the applicant may choose to identify proposed building envelopes and a list of potential uses to be applied to each pad site respectively as an alternative to the specific identification of each use; however, in reviewing such pad sites the Township will consider the worst case scenario of building site envelope and potential uses when evaluating the special exception application. Any subsequent substitution of use within the planned center shall be permitted by right so long as the proposed use is permitted by right within the respective zone and does not require amendment of the site plan approved by the original special exception. Future uses to be substituted that require separate special exception or conditional use approval shall follow such review and approval processes. Future uses that require amendment of the site plan shall require special exception approval under § 220-142C of this chapter.

Regional planned centers with greater than 60,000 square feet shall front on an arterial road and are permitted the equivalent of only one two-way vehicular access location along each road frontage; however, one-way ins and outs are permitted in addition to the single two-way intersection. Drive-through lanes for any use contained within the planned center shall connect only to internal access drives and parking lots. Access drives serving all planned centers shall be set back at least 200 feet from the intersection of any street right-of-way lines along the same side of the street.

In addition to vehicular access to the property, the applicant shall be required to design and construct pedestrian linkages with any nearby areas, even if they are not yet developed. Such pedestrian linkages shall be located so as to provide safe and convenient access to the planned center from the nearby areas.

The applicant's site plan shall clearly depict the proposed locations and dimensions of all on-site circulation improvements which must demonstrate safe vehicular and pedestrian movements both upon and abutting the subject property.

For regional planned centers, a traffic impact report shall be submitted by the applicant, in accordance with § 220-50 of this Chapter.

Both public sewer and public water utilities shall be required.

The following tabulates required interior landscaping standards for planned centers:

Within planned centers, off-street loading spaces for freestanding restaurants that contain less than 10,000 square feet may be located upon required off-street parking spaces, provided the use of such off-street parking spaces for loading purposes does not interfere with vehicular circulation within the planned center's parking lot and the applicant demonstrates that the use of such off-street parking spaces for loading purposes will occur only when the freestanding restaurant is closed to business.

Within planned centers, off-street parking spaces shall be provided in accordance with § 220-42C(2) of this chapter; however, § 220-42C(3)(b) shall apply. Off-street parking lots shall provide for rectangular-shaped parking spaces that are at least nine feet wide by 18 feet long. Off-street loading spaces shall be provided in accordance with § 220-43F of this chapter.

The proposed planned center design shall comply with the applicable regulations contained within the following table:

The applicant shall submit a sign plan that demonstrates compliance with all applicable regulations of § 220-45 of this chapter. Any subsequent substitution of a sign originally approved for a regional planned center that does not increase the size and/or alter the location of signs permitted on the originally approved sign plan is permitted by right. Future signs that would alter the size and/or location of signs within a regional planned center shall require special exception approval.

For regional planned centers, the applicant shall submit written expert evidence that demonstrates compliance with the light and glare requirements of § 220-48B of this chapter; however, all planned centers must comply with § 220-48B of this chapter.

For regional planned centers, the applicant shall submit a landscape plan prepared by a landscape architect registered within the Commonwealth of Pennsylvania that demonstrates compliance with all applicable provisions of this chapter and the SLDO (Chapter 194); however, all planned centers must comply with all applicable provisions of this chapter and the SLDO (Chapter 194). Such landscape plans shall include but not be limited to details depicting:

Applicants of planned centers are encouraged to design and construct buildings that complement the Township's developing landscape. To that effect, the Township offers an optional set of architectural design standards that are tied with the granting of a density bonus for regional planned centers. In this case, applicants may opt to obtain a prescribed increase in permitted lot coverage in return for the use of the following specific architectural design guidelines. A developer desiring to obtain such approval shall, when making application for approval for a regional planned center, also make application for approval under this section. The Zoning Hearing Board shall consider both requests simultaneously. These optional standards may only be applied to the proposed use upon approval by the Zoning Hearing Board and written acceptance by the applicant of all requirements of this section, and any valid conditions of approval attached by the Zoning Hearing Board:

For regional planned centers, the Zoning Hearing Board may permit the modification of the design standards contained within this § 220-121.1 in order to encourage the use of efficient and innovative design; no modification of design shall apply to any other section of the Zoning Ordinance and/or the SLDO outside of that contained within this § 220-121.1. A developer desiring to obtain such approval shall, when making application for approval for a planned center, also make application for approval under this section. The Zoning Hearing Board shall consider both requests simultaneously. Any modification of the design standards shall be subject to the following standards:

Minimum lot area: five acres;

The subject site shall have access to a collector or arterial road;

Public sewer and public water facilities shall be utilized;

All aspects of the slaughtering, processing, rendering, and packaging operation, excepting the unloading and holding of live animals, shall be conducted within a completely enclosed building;

All live animals held outside shall be within secure holding pens or runways, sufficiently large to accommodate all animals without crowding, and not located within the front yard;

The applicant shall furnish a working plan for animal containment and for the recovery of escaped animals which minimizes the potential for animals to enter traffic or cross property lines, and which shall be continuously implemented;

All animal wastes shall be regularly cleaned up and properly disposed of, so as not to be objectionable at the site's property line;

The unloading of live animals from trucks into holding pens and their movement into the plant shall be continuously supervised by a qualified operator, whose responsibility it shall also be to immediately identify and appropriately dispatch any obviously ill or injured animals;

The unloading of live animals and their movement into the plant shall be conducted in an orderly and calm manner so as to minimize noise levels;

The loading and unloading of trucks shall be restricted to the hours between 6:00 a.m. and 10:00 p.m.;

No exterior animal holding pens and/or areas devoted to loading/unloading of animals shall be located within 200 feet of any property line, nor 500 feet of any land within an (R, R-1, R-2, R-3, MHP, and/or VO) Zone;

All animal holding pens and/or areas used for the loading/unloading of animals shall be screened from all adjoining properties and shall include a minimum fifty-foot-wide landscape strip;

Sewer and water lines shall not meet within or beneath the plant, and shall further be designed and installed to minimize the potential for leakage and contamination, by maximizing the separation distance between lines and laying sewer lines at greater depth than water lines;

Where wastewater pretreatment is required by the EPA or local authority, wastewater shall be kept completely covered at all times to reduce the potential for release of odors. In no event shall wastewater be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with PA DEP regulations;

Public water supplies shall be tested for water potability prior to approval, and annually thereafter, the results of which shall be regularly submitted to the USDA;

All unusable animal by-products shall be stored indoors in leak- and vector-proof containers. In the case of slaughtering or processing operations which do not do their own rendering, the applicant shall provide evidence of a written contract with a rendering operation for the daily disposal of such waste products. In no case shall any waste products remain on the site for more than 24 hours;

The applicant must demonstrate written compliance with, and continue to comply with, all applicable local, state and federal standards and regulations;

The use shall provide sufficiently long stacking lanes and on-site loading/unloading areas, so that trucks waiting to be loaded/unloaded will not back up onto public roads. No parking or loading/unloading shall be permitted on or along any public road;

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 major collector or arterial roads;

All access drives onto the site shall have a paved minimum thirty-five-foot-wide cartway for a distance of at least 100 feet from the street right-of-way. In addition, if portions of on-site access drives are unpaved, then a one-hundred-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; and

The applicant shall furnish a traffic impact report prepared by a professional traffic engineer in accordance with § 220-50 of this chapter.

Any processing of solid 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 200 feet of any property line, and 500 feet of any land within an (R, R-1, R-2, R-3, MHP, and/or VO) Zone;

Any area used for the unloading, transfer, processing, incineration, or deposition of refuse must be completely screened from ground-level 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 roads and adjoining 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 driveways onto the site shall be paved for a distance of at least 200 feet from the street right-of-way line. In addition, a fifty-foot long gravel section of driveway should 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 the 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 windborne debris, and a working plan for the cleanup of litter shall be submitted;

The unloading, processing, transfer, and deposition of 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 leak- 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 solid waste shall be indoors in a manner that is leak- 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;

Leachate from the 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, 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's regulations;

All structures shall be set back at least a distance equal to their height;

Water supply.

A traffic impact report shall be provided in accordance with § 220-50 of this chapter; and

A minimum fifty-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 a traffic impact report, prepared by a professional traffic engineer, in accordance with § 220-50 of this chapter;

The subject property shall have a minimum of 300 feet of road frontage along an arterial and/or collector road;

The subject property shall be located no closer than 500 feet from any (R, R-1, R-2, R-3, MHP, and/or VO) Zone and/or property containing a school, day-care facility, park, playground, library, hospital, nursing, rest or retirement home, or medical residential campus;

All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 50 feet from any street right-of-way line. Unless the fuel pump islands are set back 200 feet from the street line, they shall be designed so that, when fueling, trucks must be parallel to street;

Access driveways shall be a minimum of 28 feet, and a maximum of 35 feet wide. All access drives onto the same road shall be set back at least 150 feet from one another, as measured from closest points of cartway edges;

Off-street parking shall be provided at a rate equal to that required for each of the respective uses comprising the truck stop. Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicle backups onto adjoining roads during peak arrival periods;

All vehicle service and/or repair activities shall be conducted within a completely enclosed building. Outdoor storage of parts, equipment, lubricants, fuels, or other materials used or discarded in any service or repair operations must be screened from adjoining roads and properties;

The outdoor storage of unlicensed and/or uninspected vehicles is prohibited;

The demolition or junking of vehicles and machinery is prohibited. Demolished vehicles and/or parts thereof shall be removed within 30 days after arrival;

Any exterior public address system shall be designed and operated so that the audible levels of any messages conveyed over the system will not exceed the ambient noise levels of the use, as measured at each of the property lines; and

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

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

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

Each unit shall have direct means of escape to ground level;

Four off-street parking spaces shall be provided; and

Two-family conversions shall only be permitted within single-family detached dwellings that contained at least 3,000 square feet of habitable floor area on the effective date of this chapter.

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

The subject property shall be located no closer than 500 feet from any (R, R-1, R-2, R-3, MHP, and/or VO) Zone and/or property containing a school, day-care facility, park, playground, library, hospital, nursing, rest or retirement home, or medical residential campus unless the applicant complies with all of the following requirements;

All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 50 feet from any street right-of-way;

Access driveways shall be a minimum of 28 feet, and a maximum of 35 feet wide. All access drives onto the same road shall be set back at least 150 feet from one another, as measured from closest points of cartway edges;

Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicle backups onto adjoining roads during peak arrival periods;

All vehicle service and/or repair activities shall be conducted within a completely enclosed building. No outdoor storage of parts, equipment, lubricants, fuels, or other materials used or discarded in any service or repair operations, shall be permitted;

The outdoor storage of unlicensed and/or uninspected vehicles is prohibited;

The demolition or junking of vehicles and machinery is prohibited. Demolished vehicles and/or parts thereof shall be removed within 30 days after arrival; and

The applicant shall designate and reserve sufficient space on the site to accommodate staged or queued vehicles awaiting loading/unloading at a rate of no less than 5% of the projected maximum number of trips per day.

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 one-hundred-foot paved section, to help collect any mud that may have attached to a vehicle's wheels;

The unloading, processing and transfer of compost shall be continuously supervised by a qualified facility operator and said areas shall be screened from adjoining properties used for residential purposes;

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;

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 area or structure used for the storage, loading, processing and/or packaging of compost shall be set back at least 100 feet from all property lines, and 500 feet from any properties within the (R, R-1, R-2, R-3, MHP, and/or VO) Zones. In addition, any ventilation outlets must be oriented away from any land within said zones.

The minimum required lot area shall be 100 acres;

As part of the site planning process for this use, the applicant shall be required to prepare a detailed natural and cultural features inventory of the site. Then, the applicant shall demonstrate how the protection of each of the following features contained on the site is accomplished through the design of the proposed use:

No building, off-street parking lot or loading area, athletic field or court, playground, picnic pavilion, campsite, dumpster or other similar structure shall be located within 100 feet of a property line; except that one entrance sign may be located within 50 feet of the front property line at the vehicular entrance to the site;

An unlimited number of on-site directional and information signs are permitted, provided such signs reasonably relate to the number and scale of facilities contained on the site. Such signs shall be limited to no more than 10 square feet of total sign area, with a maximum permitted height of 10 feet;

No more than 15 campsites per acre within a campground is permitted, and each campsite shall either provide parking space which will not interfere with the convenient and safe movement of traffic, or equivalent parking shall be provided in a common parking area;

An internal road system shall be provided in accordance with § 194-25 of Chapter 194, Subdivision and Land Development;

All campgrounds shall furnish centralized sanitary and garbage collection/recycling facilities that shall be screened from adjoining residentially zoned properties;

Every worship retreat camp shall have an office in which shall be located the person responsible for operation of the facility. Such person shall maintain a registration log of guests and staff on the site;

All water facilities, sewage disposal systems, rest rooms, solid waste disposal, and vector control shall be approved and maintained in accordance with the requirements of the Pennsylvania Department of Environmental Protection (PA DEP);

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

Occupancy of a campsite by the same guest shall be limited to no more than 181 days during any calendar year;

The proposed use must obtain and maintain a permit from the Pennsylvania Department of Health, if required by the state;

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

The applicant shall furnish qualified 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. All uses must comply with § 220-48 of this chapter;

The applicant shall provide for adequate safety signs to warn pedestrians and motorists of trail crossings; and

Required parking will be determined based upon the types of activities proposed and the schedule listed in § 220-42 of this chapter. In addition, if warranted by the conduct of special events or community gatherings, the Board may require an unimproved/grassed overflow parking area for peak use periods. Such overflow parking areas shall be accessible only from the interior access drives. Overflow parking areas may also require fencing to prevent vehicles from crossing adjoining properties.

The purpose of this section is to enable local volunteer fire and ambulance companies that serve areas within East Cocalico Township to conduct limited businesses and other activities that assist in their fundraising and service to the community. These uses can be permanent businesses or temporary events. The types of uses and activities permitted have not been specifically listed so that creativity and innovation can lead to better fundraising potential. However, applicants will be required to demonstrate by credible evidence that the proposed use:

The building may be expanded beyond the footprint that existed on October 6, 2008, as long as such expansion meets all setback requirements of the underlying zoning district and complies with § 220-129.1G regulating lot coverage. If the building is nonconforming as to a setback, then the building may be extended along the same nonconforming setback(s) line as long as no new nonconformities are created.

Uses shall be limited to those permitted by right within its respective zone as listed in Article II of this chapter;

Each use must be served by both public sewer and public water;

Each use must satisfy the current number of required off-street parking spaces as listed in § 220-42C(2) of this chapter; however, § 220-42C(3)(b) shall apply;

The current number of required off-street loading spaces as listed in § 220-43F of this chapter shall be provided on the site;

Each use must satisfy the current outdoor sign requirements as listed in § 220-45 of this chapter, except that no more than one freestanding sign shall be permitted for the entire site. Such freestanding sign shall not exceed 100 square feet in area or 20 feet in height. In addition, no more than one freestanding temporary sign shall be permitted upon the site at any one time;

The lot coverage may not be expanded beyond that existing on October 6, 2008; the lot coverage approved via the most recent land development review after October 6, 2008; or, in compliance with the current lot coverage requirements of the property's respective zone;

Vehicular access to the site shall be limited to that existing or that approved via the most recent land development review process. Each principal use shall be guaranteed unrestricted vehicular access. Configurations relying upon shared access shall require the implementation of a joint use access drive agreement recorded in a form acceptable to the Township Solicitor;

Each principal use must comply with the current landscaping and screening requirements as listed in § 220-44 of this chapter;

Each principal use must comply with the current requirements for waste products as listed in its respective zone; and

Outdoor storage shall be regulated as listed in its respective zone.

Any building or structure, including but not limited to parking facilities, screening, lighting and other site conditions, that lawfully existed on October 6, 2008, may be continued, although it is not in conformity with the regulations specified by this chapter, as long as there is no increase or expansion in the existing nonconformities.

All power generation facilities that rely upon "municipal and residual wastes," as defined by the PA DEP, shall be operated by the Lancaster County Solid Waste Management Authority.

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

No materials or waste shall be deposited, stored or disposed of, and no building or structure shall be located, within 200 feet of any property line, and 500 feet of any adjoining land within the (R-1, R-2, R-3, MHP, VO and MR) Zones.

Any external area used for the unloading, transfer, storage, or deposition of material or waste 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 a minimum 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 land within the (R-1, R-2, R-3, MHP, VO and MR) Zones.

All uses shall provide sufficiently long stacking lanes into the facility so that waiting vehicles 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, then 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. 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.

The unloading, processing, treatment, transfer, and disposal of material/waste shall be continuously supervised by a qualified facility operator.

Any waste that is to be recycled shall be stored in leak- and vectorproof 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 material or waste shall be indoors in a manner that is leak- and vectorproof. During normal operation, no more 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 waste during a facility shutdown shall be submitted to the Township.

All structures shall be set back at least a distance equal to their height.

The applicant shall submit an analysis of raw water needs (groundwater or surface water) from either private or public sources, indicating quantity of water required. If the source is from a municipal system, the applicant shall submit documentation that the public authority will supply the water needed.

If the facility is to rely upon nonpublic sources of water, a water feasibility study will be provided to enable the municipality to evaluate the impact of the proposed development on the groundwater supply and on existing wells. The purpose of the study will be to determine if there is an adequate supply of water for the proposed development and to estimate the impact of the new development on existing wells in the vicinity. No use shall be approved without sufficient water and/or for a use that poses adverse impact on existing wells in the vicinity. A water feasibility study shall include the following minimum information:

The applicant shall provide a qualified traffic impact report in accordance with § 220-50 of this chapter.

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

Power generation systems may be erected as detached structures or attached to a building, provided that the structural components of such systems (along with other site improvements) do not exceed the maximum permitted lot coverage requirements of the (I-1) Zone.

Power generation systems may be erected as detached structures or attached to a building, provided that the structural components of such systems comply with all applicable setbacks of the (I-1) Zone.

The following provisions shall specifically apply to geothermal systems:

Aboveground power generation systems shall be clear-coated, transparent, and/or be designed with a nonobtrusive color such as white, off-white or gray with flat finishes. All such facilities shall not be artificially lighted, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety.

On-site electrical transmission and power lines connected to or associated with the energy system that are not contained within a building shall be located underground.

Clearly visible warning signs concerning voltage must be placed at the base of all aboveground transformers and substations. Visible, reflective, colored objects, such as flags, reflectors, or tape, shall be placed on the anchor points of guy wires and along the guy wires up to a height of 10 feet from the ground.

The applicant shall provide written evidence that the proposed power generation system shall comply with the noise standards listed in § 220-48A of this chapter. A manufacturer's certificate of specification may be used to demonstrate compliance with this standard.

The applicant shall make reasonable efforts to avoid any disruption or loss of radio, telephone, television or similar signals and shall mitigate any harm caused by the power generation system.

The applicant shall provide written evidence from the Township Fire Official that the proposed use can be adequately protected and that, if necessary, a suitable emergency response plan has been implemented to serve the proposed use.

The design and installation of the power generation system shall conform to applicable industry standards, including those of the American National Standards Institute and the Uniform Construction Code, and be subject to all applicable permit requirements thereof as well as all other applicable laws, codes and regulations.

In addition to those materials required in § 220-148B of this chapter for a building permit, applicants for power generation facilities shall be required to submit:

The applicant shall submit a written plan for the removal of the power generation system once it is no longer operational in accordance with the following:

The applicant shall prepare and submit a narrative and mapping describing the proposed wind and/or solar farm, including:

The applicant shall demonstrate with credible expert evidence that:

Audible sound from a wind and/or solar farm shall comply with the noise standards listed in § 220-48A of this chapter. A manufacturer's certificate of specification may be used to demonstrate compliance with this standard.

The surface area of a ground-mounted solar energy system, regardless of the mounted angle of any solar panels, shall be considered part of and calculated in the lot coverage of the lot on which the system is located. The surface area of a ground-mounted solar energy system and/or a ground-mounted wind energy system shall not exceed 30% of maximum lot coverage of the lot. For panels that self-adjust, the lot coverage of each solar panel shall be calculated at that angle with the greatest horizontal exposure.

The applicant shall make reasonable efforts to minimize shadow flicker and to avoid any disruption or loss of radio, telephone, television or similar signals. The applicant shall mitigate any such harm caused by the wind and/or solar farm on any adjoining property.

The applicant shall maintain a current general liability policy covering bodily injury and property damage with limits of at least $2,000,000 per occurrence and $2,000,000 in the aggregate. Certificates of insurance coverage shall be made available to the Township each year that the wind and/or solar farm operates.

All owners of a wind and/or solar farm shall maintain the facility in a safe condition and good repair at all times. Whenever any system becomes structurally unsafe or endangers the safety of the structure or premises, or endangers the public safety, the Zoning Officer shall give written notice to the owner of the premises on which the system is located that such system shall be made safe or removed. The disposal of such systems shall comply with all applicable Township, county, state, and federal regulations.

The applicant shall be responsible for the decommissioning of the wind and/or solar farm in accordance with the following requirements:

The applicant shall be required to submit written verification that the Township Fire Official has reviewed the proposed plans and the proposed solar farm shall be arranged to provide for fire lanes at acceptable intervals and of sufficient width to ensure adequate fire protection.

All owners of property upon which a wind and/or solar farm is installed shall be required to acknowledge in writing to the Township that the approval of the wind and/or solar farm shall not and does not create in the property owner, its, his, her or their successors and assigns in title, or create in the property itself: