The original function and purpose of the building was used for agricultural purposes.

No more than two storage uses shall be allowed on the farm parcel.

No mini storage units shall be permitted.

The building facade shall give no outward appearance of being utilized for purposes other than a dwelling or accessory farm building.

Building improvements shall comply with all applicable building code requirements.

Any such business shall be set back at least 250 feet from any school, day-care center, park or church. For purposes of this subsection, such setback shall be measured from the closed point on the lot where the adult-related business is located to the closest point on the lot where the school, day-care center, park or church is located.

The proposal shall comply with all and violate none of the requirements of the East Earl Township Adult Related Activities Ordinance No. 43.[1]

Off-street parking shall be provided in accordance with Article XIX herein. In addition, at least two parking spaces, or 5% of all parking spaces shall be designated as handicapped parking.

The facility shall be conducted and operated in accordance with applicable commonwealth laws and regulations in addition to other applicable provisions herein.

Standards for all age-restricted residential communities and CCRCs in addition to otherwise applicable provisions herein:

Special provisions for CCRC (in such zones where CCRCs are allowed under this chapter):

Where permitted, an agricultural support business may include any uses that are not incompatible with the agricultural use of the farm. Examples of incompatible uses include, without limitation, convenience stores, restaurants and taverns.

All agricultural support businesses shall comply with the following requirements:

Agritourism activities shall avoid undue impact to any prime agricultural soils.

No new buildings shall be permitted.

Proposed activities shall be located so that the amount of land capable of being used for agricultural production that is proposed to be converted is minimized.

The development of an agritourism use must be principally oriented around a farm (dwelling, barns, other buildings, and land) that existed as of the effective date of this chapter.

Any areas used for farming and/or the keeping of farm animals shall be subject to all the applicable regulations of the Agricultural (AG) District and the Conservation/Open Space (CO) District.

The subject property shall front along and provide vehicular access to a collector or arterial road as identified in § 450-121. In the alternative to the foregoing, an applicant may present evidence to otherwise demonstrate that vehicular access to and from the agritourism use shall be efficient, safe and effective with no material impacts on the Township road system, and/or with any negative impacts minimized by employment of specific steps and actions.

All buildings, structures, off-street parking and loading areas shall be set back at least 100 feet from any adjoining property lines and 300 feet from any adjoining residences or residentially zoned property.

The applicant shall furnish evidence of an approved means of potable water supply and sewage disposal to serve all proposed uses.

The applicant must provide for sufficient off-street parking spaces and off-street loading spaces for all of those uses proposed according to the off-street parking and loading provisions of this chapter. All off-street parking and/or loading areas shall be screened from adjoining residences and from adjoining roads. If, at any time after the opening of the facility, the Board of Supervisors determines that parking, loading or traffic backups are occurring on adjoining roads, and such are directly related to inadequate on-site facilities on the subject property, the Board of Supervisors can require the agritourism operator to revise and/or provide additional on-site parking and/or loading space. 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 agritourism use, 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 agritourism operator to revise the means of access to relieve traffic backups.

The applicant shall furnish evidence of the provision of adequate public safety services including trained volunteers and paid professionals, whether public or private.

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

The total retail display and sales area shall not exceed 2,000 square feet.

The applicant shall submit and continuously implement a working plan for the cleanup of litter and other debris.

The Zoning Hearing Board will approve the proposed use(s) only upon finding that the site and buildings provide for a logical location for such use(s).

The use shall be approved only if the applicant demonstrates that it can be effectively accommodated without adverse impact to adjoining uses due to hours of operation, noise, light, litter, dust, and pollution.

For any such activities planned or anticipated to have attendance of more than 200 persons at any one time during a day, and event plan addressing parking, proposed days of operation, ingress and egress, sanitation, and other public safety issues shall be filed annually with the Zoning Officer, servicing fire company, emergency medical service provider, and any local law enforcement agency at least 30 days prior to the start of any agritourism activity in the calendar year.

The apartment will be a complete and separate housekeeping unit to include separate cooking and bathroom facilities that can be isolated from the original unit.

Only one apartment will be created within a single-family detached dwelling unit.

The owner(s) of the residence in which the accessory unit is created shall occupy at least one of the dwelling units on the premises, except for bona fide temporary absences.

The accessory apartment shall be designed so that, to the degree feasible, the appearance of the building remains that of a single-family detached building. In general, any new entrances shall be located on the side or in the rear of the building, and any additions shall not increase the square footage of the original structure by more than 20%.

The design and size of the apartment conforms to all applicable state and Township standards/codes including, but not limited to, the Township's building code.[2]

Additions and alterations carried out in the last three years prior to application, which add more than the permissible 10% to the previous floor area of the existing single-family detached dwelling, shall not be considered in determining adequate space.

Under no circumstances shall the apartment be greater than 30% of the structure's total floor area nor greater than 800 square feet.

A minimum of 500 square feet of floor area shall be required.

Off-street parking shall be provided in accordance with Article XIX herein.

All accessory apartments shall be provided with a street number for emergency management purposes.

The proposed conversion shall conform to the regulations for the district in which it is located.

There shall be no exterior evidence of change in the building except as required by state or Township building or housing codes or regulations.

Fire escapes, where required, shall be in the rear of the building and shall not be located on any wall facing a street.

Off-street parking shall be provided in accordance with the provisions of Article XIX.

The plans for the conversion of said building shall be submitted to the Zoning Officer/Planning Commission for review as a permitted use, if considered a land development plan and shall be acted upon in accordance with the applicable Subdivision and Land Development Ordinance;[3] otherwise, it shall be considered a special exception and the plans forwarded to the Zoning Hearing Board for review.

No external modifications which would alter the residential character of the neighborhood, with the exception of fire escapes, are permitted.

All floors utilized by guests of the bed-and-breakfast establishment shall have an emergency escape access to ground level.

One off-street parking space shall be provided for each proposed rental unit or room, in addition to the required spaces for the existing dwelling.

One sign may be erected which shall be no larger than 12 square feet in size and which shall be no less than 10 feet from any property lines.

A bed-and-breakfast establishment shall not include more than five rooms for rent; and breakfast, if offered, shall be available only for registered overnight guests. No meals other than breakfast shall be served.

Not more than 10 adult guests may be accommodated at any one time. The length of stay per guest shall be limited to 15 days.

In the absence of public sewer facilities, the applicant shall provide written notice from the Township Sewage Enforcement Officer that the existing sanitary sewage facilities are adequate to treat the anticipated sewage or that a permit for a new or modified subsurface sewage disposal system has been issued.

The bed-and-breakfast establishment shall demonstrate adequate potable water supply for the intended use.

Where there is a bed-and-breakfast establishment on a lot, no boarding home shall be permitted.

Accommodations shall be limited to no more than 10 guest rooms for rent.

Not more than 20 guests may be accommodated at any one time.

Meals for compensation shall be provided only to boarding home guests. No cooking facilities shall be provided or permitted in the individual guest rooms.

Guest rooms shall contain a minimum of 200 square feet of habitable floor area per unit.

The minimum front, side, and rear yard setbacks shall be no less than 25 feet.

Off-street parking shall be provided in accordance with Article XIX herein, and shall be at least 25 feet from all property lines.

The applicant shall furnish evidence that systems for sanitary sewage disposal and water supply have been approved by the appropriate authorities.

No external modifications which would alter the residential character of the dwelling, with the exception of fire escapes or other building code requirements, are permitted.

Where there is a boarding home on a lot, no bed-and-breakfast establishment shall be permitted.

No monuments or other merchandise shall be placed in the front yard of a monument sales use.

Sufficient off-street parking shall be provided to prevent the blockage of traffic on adjacent streets.

The internal access drives within a cemetery shall provide for the safe movement of vehicles and shall provide safe points of ingress and egress.

All burial plots and facilities shall be located no closer than 10 feet from any abutting property. Burial plots shall not be located within the required front yard setback of the underlying zoning district.

A buffer yard/screen planting of no less than 10 feet in depth shall be maintained along all property lines and shall be placed in accordance with § 450-114 herein.

Off-street parking shall be provided in accordance with the provisions of Article XIX herein and shall be at least 25 feet from all property lines and the street right-of-way line.

The maximum lot area for any church in the Agricultural (AG) District shall be 10 acres. All activities of the church shall be limited to the subject parcel.

A side yard setback of 50 feet shall be maintained on each side.

Church-related residences which are located on the same parcel as the church shall be subject to the same standards for detached single-family dwellings in the underlying district.

Church-related educational or day-care facilities shall conform to the following:

Any other use not specified above shall be considered and reviewed as a principal use subject to all applicable related requirements.

The chief activity of such use shall not be one which is customarily carried on as a business, and the building and services shall be primarily for the use of members and their guests only. A dining room may be operated for the benefit of club members provided that no permanent sign advertising the sale of food or beverages will be permitted.

A buffer yard/screen planting of no less than five feet in depth shall be maintained along all property lines abutting a residential use or district.

Off-street parking shall be provided at least 25 feet from all street rights-of-way and adjoining residential properties.

Any outdoor recreational facilities shall be located at least 50 feet from any property line.

Satellite dish antennas. Satellite dish antennas shall be permitted by special exception as accessory structures, provided that:

Communication antennas. Other radio and television antennas, subject to licensing and/or regulation by the Federal Communications Commission, shall be permitted by special exception as accessory structures, provided that:

Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

An outdoor play area shall be located in the rear yard and be surrounded by a safety fence or natural barrier.

Outside play shall be limited to the hours between 8:00 a.m. and 7:00 p.m.

A buffer yard of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with § 450-114 herein. Said buffer yard shall be provided, in addition to required side and rear yards, and shall not be included in determining usable outdoor play area.

Off-street parking/loading and unloading areas shall be provided in accordance with Article XIX herein.

The total building coverage for the principal dwelling, the accessory structures, and the proposed dwelling together shall not exceed the maximum requirement of the prevailing zoning district.

The proposed dwelling shall be occupied by either an elderly, handicapped, or disabled individual related to the occupants of the principal dwelling by blood, marriage, or adoption, or by the caregiver for any of the above-mentioned individuals.

The proposed dwelling shall not be occupied by more than two people.

The applicant shall provide evidence that the proposed method of sewage disposal and water supply comply with Department of Environmental Protection requirements.

One off-street parking space shall be required for the proposed dwelling unit.

The proposed dwelling shall be located to the side or rear of the principal dwelling and shall be subject to all side and rear yard requirements of the prevailing zoning district.

If the proposed dwelling is a manufactured home, it shall be placed on the lot in accordance with the foundation and anchoring requirements of the Township Building Code.[4]

The proposed dwelling unit shall be provided with properly designed utility connections.

The applicant shall furnish proof of the filing of either a land development plan or an agreement with the East Earl Township Board of Supervisors for the proposed dwelling unit.

The proposed dwelling unit shall be removed within 90 days after it is no longer occupied by the individual who qualifies for the use.

Upon the proper installation of the proposed dwelling, the Zoning Officer shall issue a temporary zoning permit. This permit shall be reviewed during the month of January of each year until such time that the dwelling is to be removed. A fee, in an amount established by the Board of Supervisors, shall be paid by the landowner upon each renewal of the temporary building permit.

Where permitted, event facilities are encouraged, but not limited, to adaptively reuse existing structures.

When conducted as a principal use, event facilities may include such accessory uses and temporary structures as are required for the conducting of events. In such cases, accessory uses may include a single-family residence on the property, which is occupied by the owner/operator of the event facility or a caretaker employed by the facility owner/operator.

The event facility shall be provided with safe and efficient vehicular ingress and egress. A traffic management plan shall be prepared, submitted to the Zoning Hearing Board, and implemented as required by the Zoning Hearing Board. The Board may also require that parking and traffic attendants be provided by which to implement the traffic management plan.

At a minimum, parking shall be provided in accordance with § 450-138A(23). However, the Zoning Hearing Board may require additional parking above this standard; if so, the Zoning Hearing Board may, at its discretion, allow the additional parking to be provided as overflow, grass-surfaced parking.

The event facility shall be operated in conformance with all of the provisions of § 450-111 as they relate to the conduct of events. In particular, the Zoning Hearing Board shall consider and, at its discretion, may limit the impact of noise on surrounding properties (pursuant to § 450-111G).

Evidence must be provided to the Zoning Hearing Board that the event facility is or will be served by adequate water and sewer facilities as well as trash collection.

All event facilities must comply with applicable building codes and requirements.

The serving of food and beverages (including alcoholic beverages) is permitted, subject to the permitting and licensing requirements of governmental agencies having jurisdiction.

All event facilities shall comply with the lot area, lot width, setback, impervious coverage, and building height requirements as set forth in the underlying zoning district.

In considering an application for an event facility, the Board may consider and place limitations on:

A minimum of 100 square feet of usable outdoor play space and 40 square feet of usable indoor space must be provided for each child present at the facility, including resident children.

Outside play shall be limited to the rear yard of such facility during the hours of 8:00 a.m. and 7:00 p.m.

A buffer yard of no less than 10 feet in depth shall be established along rear and side lot lines in accordance with § 450-114 herein. Said buffer yard shall be provided, in addition to required side and rear yards, and shall not be including in determining usable outdoor play area.

Operators are responsible for compliance with all Pennsylvania Department of Public Welfare licensing/registration requirements and any other local, state or federal regulations.

Off-street parking/loading and unloading areas shall be provided in accordance with Article XIX herein.

Where permitted, farm-related occupations may include the following accessory uses when operated on a farm and where the farm uses continue to operate:

All farm-related occupations shall comply with the following requirements:

Forestry activities. In accordance with the requirements of Section 603(f) of the MPC,[6] forestry activities including the harvesting of timber, are hereby declared to be permitted as of right in all zoning districts within the Township subject to:

The cutting down and removal of five or more trees from a single lot or tract of land within the Township shall be subject to the requirements and procedures of the East Earl Township Timber Harvesting Ordinance, Ordinance No. 170 of 2011.[8]

Forestry activities shall be conducted in accordance with an erosion and sedimentation pollution control plan that is consistent with current acceptable practices to control runoff, erosion, stream siltation and soil stabilization.

The erosion and sedimentation pollution control plan shall be submitted to the Lancaster County Conservation District for their review and approval prior to initiating any earthmoving or timber-harvesting activities.

The erosion and sedimentation control plan, along with evidence of the review and approval of same by the Lancaster County Conservation District, shall be submitted to the Township prior to initiating any earthmoving or timber-harvesting activities.

All roads and trails developed as part of a timbering activity shall be dust stabilized when within 100 feet of any lot or street line.

Woodland preservation. The following provisions shall apply to woodlands, which for purposes of this section and this chapter shall be defined as a lot that is 1/2 acre or more in size containing five or more trees with trunk diameter three inches or more at the height of three feet above the ground on level:

A buffer yard/screen planting of no less than 10 feet in depth shall be maintained along rear and side lot lines abutting a residential use.

Off-street parking shall be provided in accordance with Article XIX herein.

Where permitted, game refuges shall provide for the protection, care, and feeding of animals while safeguarding the welfare of the Township and surrounding properties.

The entire refuge shall be surrounded by a fence of sufficient height by which to limit the movement of animals and prevent trespassing.

The owner/operator of the game refuge must demonstrate to the Zoning Hearing Board that he/she has the training, experience, and knowledge necessary to safely conduct the operations of the refuge and handle the animals therein.

The owner/operator shall also provide evidence that he/she has obtained all required federal, state, and local permits and licenses pertinent to the refuge and to the keeping of the animals therein.

Minimum lot areas:

No building shall be closer than 100 feet to any lot line.

Adequate off-street parking shall be provided.

The course shall not be designed to require a golf ball to be driven across any building, road, or parking lot.

All lighting facilities for night play shall be designed and located so as to not produce a glare or direct illumination onto abutting properties.

There shall be a minimum setback of 100 feet from the field of play to any adjacent residential structure.

Any points where the golf course crosses a road shall be signed warning motorists and pedestrians.

No outdoor storage of maintenance equipment or golf carts shall be permitted.

The minimum front, side, and rear yard setbacks shall be no less than 25 feet.

Off-street parking shall be provided in accordance with Article XIX herein.

The home occupation shall be carried on completely within the dwelling unit. Attached structures, including but not limited to garages, outbuildings, sheds, carports and enclosed or unenclosed walkways; or detached accessory structures, shall not be used for the home occupation.

No more than two home occupations shall be permitted per lot, or one home occupation where any farm-related occupation(s) or rural accessory business use(s) is also being undertaken.

Not more than person other than the occupants of the dwelling unit shall be employed.

Not more than 25% of the floor area of the principal dwelling unit shall be utilized for all home occupations. Additional space available in existing accessory structures may be utilized subject to approval in the applicable special exception approval.

Articles sold or offered for sale shall be limited to those produced on the premises, sold as part of a home party sales operation, bed-and-breakfast establishment or for a licensed distributorship conducted by the resident.

No more than one article offered for sale in accordance with Subsection A(29)(e) immediately above, shall be permitted to be displayed outside of the structure. Outdoor display shall be restricted to daylight hours and must be removed after dusk.

No traffic level shall be generated by any home occupation in greater volumes than would normally be expected in a residential neighborhood.

Deliveries from commercial suppliers may not be made more than once each week and the deliveries shall not restrict traffic circulation.

There shall be no other exterior indications of the home occupation or variation of the residential character of the main building.

The home occupation shall not cause any external effect associated with the home occupation, such as increased noise, excessive lighting, or offensive odor, which is incompatible with the characteristics of the residential district, or in violation of the provisions of any applicable code or ordinance.

A home occupation shall, under no circumstances, be interpreted to include a commercial stable or a kennel.

Off-street parking shall be provided in accordance with the provisions of Article XIX herein.

The facility, if accessory to a principal use, shall be located in a separate room, separate from other uses on the premises and from pedestrian circulation to and from such other uses.

Readily visible signs shall be installed, with their location, size and text shown in plans submitted as part of the application for special exception, prohibiting the use of amusement devices by persons under 16 years of age during normal school hours, and, where the premises are used primarily for the serving or consumption of alcohol, prohibiting the use of such amusements by persons under 21 years of age at all times.

Off-street parking shall be provided in accordance with Article XIX herein.

All properties for such use shall have a minimum size of 10 acres.

Any intensive agricultural facility shall comply with[9] all of the regulations and requirements of the Pennsylvania Nutrient Management Act, 3 P.S. § 450-114 et seq., as amended, and the regulations adopted pursuant thereto, 25 Pa. Code §§ 83.201 through 83.491, as may be amended (the "Nutrient Management Act"). An applicant for a special exception to utilize an intensive agricultural production facility shall provide the Zoning Hearing Board a copy of the completed nutrient management plan as required by the Nutrient Management Act at the time of his or her application. An applicant must provide the nutrient management plan of any farm or other facility upon which manure from the facility will be placed or utilized, in accordance with the Nutrient Management Act with his or her application.

Animal confinement areas, poultry houses, horse stalls, free stall barns or bedded pack animal housing systems shall meet the setback regulations as may be applicable and may not be within 250 feet of any lot line or adjoining property that is not owned by the owner of the intensive agricultural production facility, or within 500 feet of any other zoning district.

Manure storage facilities shall meet the setback requirements of the Nutrient Management Act. Earthen manure storage facilities are not permitted.

The intensive agricultural production facility, which shall include any animal confinement area, poultry house, horse stall, free stall barn, or bedded pack animal housing system or other animal concentration area, and any area that is used for parking or storage of vehicles used in the treatment, transport or application of manure, shall be screened from existing adjacent residential lots that are less than 1,000 feet away from the intensive agricultural production facility in accordance with § 450-114 of this chapter.

The applicant shall comply with Pennsylvania Domestic Animal Law[10] concerning the disposal of dead domestic animals.

Any farm or other facility receiving manure or other waste from any intensive agricultural production facility may be required to provide a nutrient balance sheet to the Zoning Officer.

No animal concentration area, animal confinement area or any poultry house, horse stall, free stall barn or bedded pack animal housing system may be located in any area defined as a floodplain by the governing East Earl Township Floodplain Ordinance.[11]

Agricultural nuisance disclaimer. The following disclaimer must be included in all recorded subdivision plans and the deeds for all lots created out of any real property that is or has been used as an intensive agricultural production facility, and shall be attached to all building permits for any structure created on these properties.

Intensive agricultural production facilities must comply with, in addition to the Nutrient Management Act, all other applicable state and federal laws and regulations including, but not limited to, the Pennsylvania Clean Streams Law[12] and the Pennsylvania Solid Waste Management Act.[13]

Notwithstanding any provision to the contrary, no intensive agricultural production facility may be maintained or operated in such a way as to endanger the health or safety of the community.

A fence shall be maintained around all areas in which animals are kept outside of buildings.

The minimum lot area requirement shall be two acres.

The outdoor junk storage area shall be completely enclosed by an eight-foot-high, sight-prohibitive fence which shall be set back at least 50 feet from all property lines.

All buildings used to store junk shall be wholly enclosed and setback at least 50 feet from all property lines.

No material shall be stored or stacked in a manner 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 property line shall be kept free of weeds and all scrub growth.

All junk shall be stored or arranged to permit access by firefighting equipment and to prevent the accumulation of water. Stormwater shall be drained in a manner which does not result in chemical residues being discharged from the site.

No oil, grease, tires, gasoline, or other similar material shall be burned at any time.

No garbage or organic waste shall be permitted to be stored in any junkyard.

No junkyard shall be located on lands with an average slope of greater than 5%.

All operations shall be screened from all rights-of-way and adjoining properties by a buffer yard and screen planting of no less than 20 feet in depth established along the perimeter lot line in accordance with applicable district regulations and § 450-114 herein.

The applicant shall be subject to the performance standards established in § 450-111 of this Zoning Ordinance.

All kennels shall be licensed by the Commonwealth of Pennsylvania, as applicable, and shall be constructed and maintained in accordance with the Pennsylvania Code, Title 7, Part II, Chapter 21 entitled, "General Provisions; Kennels; Licensure; Dog-Caused Damages," as amended.

All buildings in which animals are housed and all runs shall be located at least 200 feet from all lot lines. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at the lot line.

Outdoor runs may be provided if screening is provided in accordance with § 450-114 herein. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.

All buildings with outdoor runs shall be set back at least 200 feet from all lot lines.

Buildings shall be adequately soundproofed so that sound generated within the building cannot be perceived at the lot line.

Buildings that are fully enclosed without outdoor runs shall be set back a minimum of 50 feet; buildings adjoining a nonfarm parcel shall be set back 200 feet from the property line.

The Pennsylvania Department of Agriculture is responsible for inspecting kennels and licensing of kennels and the health and welfare of the animals.

The use shall be located on and, if allowed by PennDOT, gain direct access from major collector, minor arterial, or principal arterial streets/roadways, as defined in the § 450-121 of this chapter or a street in a proposed subdivision or land development plan which conforms to prevailing arterial or collector street design and improvement requirements.

The proposal shall conform to all applicable commercial and industrial performance standards listed in § 450-111 of the Zoning Ordinance.

In addition to the above requirements, outdoor storage areas shall comply with § 450-117 herein.

A manufactured home park shall be developed and approved in accordance with regulations as set forth herein and other applicable Township regulations.

Manufactured home lots shall be not less than 65 feet wide, measured at the minimum required setback line, nor less than 7,200 square feet in area, per manufactured home unit exclusive of streets and other public areas.

The minimum building setback line from the cartway line of a private street shall be 20 feet.

Detached accessory structures shall be located on the lot no closer than five feet from a manufactured home and shall comply with the required front, side and rear setback lines.

Lots shall be served by both DEP-approved community or public water supply and sanitary sewerage collection systems.

Not less than 10% of the total land area shall be provided for usable open space. Such space shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located and easily accessible to all park residents.

The minimum tract area for a manufactured home park shall be 10 acres.

The minimum side yard shall be five feet, provided that no manufactured home shall be within 20 feet of any other manufactured home or building on an adjacent lot.

The minimum rear yard shall be 15 feet.

The total area of all impervious surfaces shall not exceed 60% of the gross area of the manufactured home park.

Every manufactured home park shall have a structure designed and clearly identified as the office of the manufactured home park manager.

A parking area for recreational vehicles, boats, and other resident-owned accessory vehicles shall be provided. The parking area shall be paved, fenced, and shall be adequately lighted. Occupants of each manufactured home park shall also be provided with at least 150 cubic feet of enclosed storage space which shall be provided in a common storage building located in the manufactured home park.

Service and accessory buildings located in a manufactured home park shall be used only by the occupants of the park or their guests.

A clear sight triangle of 75 feet measured from the point of the center line intersections shall be kept free of all obstructions except at the intersection of a manufactured home park road with a public road, where the clear sight triangle shall be 100 feet.

There shall be a minimum grade of 0.75% and a maximum grade of 10% on all manufactured home park streets.

Lighting shall be provided along all access drives and in front of each manufactured home unit where a pedestal-type or similar lighting fixture shall be provided. The location and type of lighting shall be indicated on the land development plan.

Manufactured home spaces shall have access for ingress and egress only to private access drives and shall not exit onto public streets.

Additional parking shall be provided for visitors and for overflow situations at a rate of four parking spaces for every 10 manufactured home units.

All manufactured home parks shall provide pedestrian walks on both sides of the street which allow pedestrian access between individual homes, service and accessory buildings, and public rights-of-way.

All pedestrian walks shall have a minimum width of four feet except where a walk will provide access only to a group of homes not exceeding four in number, where they need be no more than three feet in width.

All pedestrian walks shall be constructed of hard-surfaced material and shall be maintained in their original condition at all times.

All pedestrian walks not located along access drives shall be provided with lighting units so spaced, equipped, and installed that will allow safe movement of pedestrians at night.

Screening, such as fences or natural growth, shall be provided along the property boundary line separating the manufactured home park from adjacent properties.

One street tree, containing a minimum trunk caliper of two inches measured three feet above the finished grade, shall be planted on each manufactured home space.

No terminal or part thereof shall be located within 200 feet of a floodplain or wetland, or within 300 feet of a residential use or district.

The terminal shall be located on and, if allowed by PennDOT, gain direct access from major collector, minor arterial, or principal arterial streets/roadways, as set forth in § 450-121 of this chapter, or a street in a proposed subdivision or land development plan which conforms to prevailing arterial or collector street design and improvement requirements. No direct point of access shall be provided from an arterial road. Point of access shall be designed in accordance with the applicable Subdivision and Land Development Ordinance.[14]

Buffer yard/screen plantings shall be required in accordance with § 450-114 herein.

All parking, loading, maneuvering and storage areas shall be paved and site drainage provided in accordance with design and improvement standards of the applicable Subdivision and Land Development Ordinance.[15]

The facility shall be constructed and operated in accordance with applicable commonwealth laws and regulations.

The minimum front, side, and rear yard setbacks shall be no less than 25 feet.

A buffer yard/screen planting shall be provided in accordance with § 450-114 herein.

Minimum requirements for development under the open space neighborhood option: each open space neighborhood shall meet the following minimum requirements.

Lot area.

Lot width. The minimum lot width shall be:

Setback regulations.

Open space requirements. A minimum of 30% of the open space neighborhood tract shall be devoted to common open space. Through the use of incentives offered in Subsection A(38)(f), the amount of common open space may be reduced. However, every open space neighborhood shall be designed to provide a minimum of 20% of the open space neighborhood tract as open space.

Common open space design incentives. Designs that incorporate one or more of the following elements shall qualify for reductions in the percentage of common open space required:

All vehicles and animals which are a part of the use or service being provided shall not be parked or otherwise left idle within the front yard.

The minimum lot area shall be two acres for any use which involves horses or any other form of livestock.

Adequate shelter shall be provided on the premises for all horses and any other form of livestock.

Any applicant proposing the use of livestock shall be required to prepare and implement a plan for the disposal of animal waste.

The required number of parking spaces shall be determined based upon a combination of the activities being proposed and the parking requirements of this chapter.

Those uses involving extensive outdoor activities shall provide sufficient screening and/or buffer plantings to mitigate visual and/or audible impacts ion adjoining properties.

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

Outside storage or display shall not occupy any part of the street right-of-way and no other area intended or designed for pedestrian use, required parking areas, nor required front yard.

Outside storage areas, excluding display areas, shall be screened from view from public streets pursuant to § 450-114, unless the applicant persuades the Zoning Hearing Board or Zoning Officer, as the case may be, that a different method of screening will achieve equal or better results under governing conditions.

Roadside produce stands and nurseries shall be exempted from outside storage limitations.

The facility shall be constructed, licensed and operated in accordance with applicable commonwealth laws and regulations. A copy of the commonwealth license shall be submitted to the Township prior to the Township's issuance of a use and occupancy permit.

No more than two persons at a time shall reside in any room designated for overnight visits.

The minimum front, side and rear yard setbacks shall be not less than 25 feet.

A buffer yard of no less than 10 feet in width shall be established along rear and side yards abutting residential uses.

Off-street parking shall be provided in accordance with Article XIX herein.

The minimum lot area for a campground shall be 10 acres.

All campsites shall have a setback of 50 feet from any side or rear property line and a minimum of 100 feet from any street right-of-way line. Remote and outback camping not located in specifically designated campsites shall not occur within 100 feet from and property line and street right-of-way line.

The maximum number of campsites within each campground shall not exceed 12 per acre, provided that a minimum of 3,000 square feet is reserved for each site.

A minimum of one automobile parking space shall be provided for each site, and such parking space shall not interfere with the vehicular movement along the internal access drives of the campground. Equivalent parking may be provided by a common parking compound. On-drive parallel parking shall not be permitted.

The internal access drive system shall have a minimum cartway width of 10 feet for each driving lane and shall be improved with any hard surface material acceptable to the Zoning Hearing Board. The Zoning Hearing Board may require additional cartway improvements for campgrounds proposing more than 50 sites when, in the judgment of the Zoning Hearing Board, such improvements are beneficial to the vehicular circulation and safety of the campground.

All playground and recreation areas shall be at least 100 feet from adjoining residential properties with the usage of these areas being limited to registered campers and their guests.

All campgrounds shall furnish centralized sanitary and garbage collection systems which shall be located at least 100 feet from adjoining residential properties and be appropriately screened.

Any accessory commercial and/or service facilities shall be located at least 100 feet from adjoining residential properties and shall be limited to serve only the needs of the registered campers and their guests. Direct access to these facilities from the public street is prohibited. Appropriate screening shall be provided for these facilities when they adjoin adjacent residential properties.

Campground identification signs shall not exceed 32 square feet in area and shall be at least 10 feet from any street right-of-way line and 25 feet from any adjacent property lines.

Active or passive recreation areas shall comprise at least 20% of the gross area of the campground.

All sanitary sewer and water supply facilities shall be subject to the approval of the appropriate authorities.

All lighting facilities shall be designed and located so as to not produce a glare or direct illumination onto abutting properties.

A buffer yard/screen planting of no less than 10 feet in depth shall be maintained along all property lines and shall be placed in accordance with § 450-114 herein.

Off-street parking shall be provided in accordance with the provisions of Article XIX herein.

All height, area, setback, and coverage standards within the applicable zoning district shall apply.

All off-street parking facilities shall be set back 25 feet and screened from adjoining property lines.

All structures shall be set back at least 100 feet from any adjoining land within a residential zone.

Recreational areas shall be provided for all educational facilities below the college level at a scale of 100 square feet per individual enrolled. Off-street parking areas shall not be utilized as recreational areas, and such recreation areas shall not be located within the front yard and must be set back at least 25 feet from all property lines. Outdoor recreation areas shall be screened from adjoining residentially zoned properties by means of fences, plantings, or decorative enclosures sufficient to screen activities from adjacent lots. Fencing shall be provided at all locations where public safety is at issue. Any vegetative materials located within the recreation area shall be non-harmful (i.e., thorny, poisonous, allergenic, etc.). All outdoor recreation areas shall provide a means of shade either by the planting of shade trees or the construction of pavilions. Enrollment, for the purposes of this section, shall be defined as the largest number of students on the site at any one time during a seven-day time period.

Passenger dropoff and pickup areas shall be provided and designed so that there is no cross-traffic pedestrian circulation.

Front yards shall be provided in accordance with the regulations of the district in which the facility is located. Side yards shall be a minimum of 10 feet.

Height restrictions shall be as required by the district regulations.

Unhoused equipment shall be enclosed within a chain link fence six feet in height topped with barbed wire.

When equipment is totally enclosed within a building, no fence or screen planting shall be required and the yards shall be maintained in accordance with the district in which the facility is located.

If adjacent to a residential district, screen plantings shall be required within side and rear yards in accordance with § 450-114 herein.

The external design of the building shall be in character with existing buildings in the respective district.

All access drives, parking areas, and loading zones shall conform to the requirements of Article XIX of the Zoning Ordinance.

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 structures and parking and loading facilities shall be screened from residentially zoned properties.

Commercial greenhouses and nurseries may be established as a part of this use, subject to the following:[16]

The maximum animal density for any riding school or horse boarding stable shall be two animals per acre.

Any structure used for the boarding of horses shall be set back at least 200 feet from all dwellings on adjoining properties.

All stables shall be maintained in a manner which minimizes odors perceptible at the property line.

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

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

The following rural accessory business uses shall be permitted only by special exception, with the exception of those listed under farm-related occupations in the Agricultural District, in which case shall be permitted by right and in accordance with Subsection A(47)(a)[3] below.

Not more than two rural accessory business uses, farm-related occupations or nonconforming uses per lot shall be permitted. The total number of employees and square footage limitations herein applies to the total for all businesses on the parcel, not to each business.

The rural accessory business use shall meet the following standards and conditions. All properties containing a rural accessory business shall comply with the following:

Rural accessory business use signs shall be in accordance with Article XVIII, Signs, herein.

To prevent on-street parking, the owner responsible for the rural accessory business use shall provide off-street parking in accordance with Article XIX.

Off-street loading facilities shall be in accordance with Article XIX. Deliveries shall not restrict traffic circulation.

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.

Rural accessory business uses shall meet the performance standards in accordance with § 450-111.

If the structure which houses the proposed rural accessory business use abuts a property line of a non-farm residential lot, buffer yards and screening shall be provided in accordance with § 450-114.

Spacing between new and existing structures within the farmstead or non-farm lot shall be in accordance with the below requirements:

The proposed use shall comply with the following Township environmental requirements:

A minimum lot area of five acres shall be required.

All power saws and machinery shall be secured against tampering and locked when not in use.

All machinery shall be located at least 200 feet from any adjacent property line with the exception that a minimum five-hundred-foot setback shall be required in locations where the property line abuts a non-farm parcel or a public road.

All materials temporarily or permanently stored on the property shall be in accordance with § 450-117 herein.

One off-street parking space shall be provided for each 25 storage units, plus one space per 250 square feet of office space.

Parking shall also be provided along the driving lanes adjacent to the building(s). These lanes shall be at least 26 feet wide when storage units open onto one side of the lane only, and at least 30 feet wide when storage units open onto both sides of the lane.

Additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area is screened from adjoining residential and/or residentially zoned property and adjoining roads and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, inoperative or unlicensed/unregistered vehicles.

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

The repair, construction or reconstruction of any boat, engine, motor vehicle or furniture is prohibited.

The applicant shall demonstrate how any door openings for any self-service unit facing any residential and/or residentially zoned property shall not have an adverse effect upon that property.

Self-service storage facilities shall not be used for any of the following:

The applicant shall adequately demonstrate that all self-service storage rental and/or use contracts specifically prohibit these uses.

A proposal to utilize an agricultural building for such use shall also conform with the following:

General requirements. Shopping centers and single retail stores in excess of 10,000 square feet of gross floor area are authorized as uses by conditional use approval in the Commercial Neighborhood (CN) or Commercial General (CG), subject to the following criteria. These uses present community-wide or regional impacts and must be carefully evaluated to insure that transportation systems, utilities and other public services are available to serve the proposed use. Design of such facilities must insure safe and convenient access and must minimize impact upon surrounding uses. Such facilities shall comply with the following requirements.

Permitted principal and accessory uses.

A minimum of 5.5 off-street parking spaces shall be provided for each 1,000 square feet of gross leasable floor area in a shopping center and for each 1,000 square feet of gross floor area in a store containing 50,000 or greater square feet of gross floor area. Off-street parking spaces shall not be located closer than 80 feet to any property line or street right-of-way line abutting land within a residential or mixed use zone.

Screening and landscaping of parking compounds shall comply with all requirements of Chapter 380, Subdivision and Land Development.

Standard straight curbs and pedestrian walkways shall be installed surrounding the perimeter of the parking areas and within all public rights-of-way abutting the parking areas according to the specifications of curbs and walkways in Chapter 380, Subdivision and Land Development.

A landscape buffer yard shall be provided along all side and rear property lines (except for necessary access drives) which shall be at least 80 feet in depth and along all street lines (except for necessary access drives), which shall be at least 50 feet in depth. The buffer yard shall be planted in ground cover; trees and shrubs and shall contain a landscape screen. The landscape screen shall consist of one row, staggered, of mixed evergreen and deciduous trees, which shall be at least eight feet in height when planted and shall be spaced not more than 10 feet apart on center and two rows, staggered, or mixed broad-leaf and needle evergreen shrubs, which shall be at least three feet in height when planted and shall be spaced not more than five feet apart on center. The trees shall be of such species so as to attain a height at maturity of not less than 20 feet. The shrubs shall be of such species as to provide continuous screening from the ground to a height of six feet at maturity. Deciduous plant materials shall comprise no more than 30% of the number of plants in the buffer. Trees shall be planted so that at maturity they shall not be closer than 10 feet to any property line. Drainage swales or easements shall not be placed in the buffers or screens shall be placed further toward the interior of the lot to accomplish the intent of this section.

All buffer areas and landscape screens shall be maintained and kept free of all structures, rubbish, and debris. Required plant material located in these areas which become diseased or dies shall be replaced by the property owner in order to maintain the requirements of this section.

Traffic control and access requirements.

The store or shopping center shall be connected to and use public water and public sewer. The applicant shall present evidence that sewer and water capacity have been obtained or reserved from the applicable provider.

Signage.

Lighting facilities for buildings, signs, access ways, and parking areas shall be provided and arranged in a manner which shall protect the highway and neighboring properties from glare or hazardous interference of any kind.

Establishments furnishing shopping carts or mobile baskets shall provide a definite area or areas on the site for the storage of said carts. Storage areas shall be clearly marked and designated for the storage of shopping carts. If such spaces are located within the parking areas, they shall not be counted toward the required minimum off-street parking.

The applicant shall submit stormwater management calculations and plans to demonstrate compliance with all applicable laws and regulations governing stormwater management.

If there is a change of tenant within a shopping center and no footprint change, an applicant need not obtain a special exception under this section; rather, such an applicant shall comply with requirements otherwise applicable in the underlying zoning district.

The solid waste disposal facility must be owned and operated by East Earl Township or an authority created by East Earl Township.

Not more than one active solid waste disposal facility shall be permitted within the Township at any one time.

The minimum lot area shall be 50 acres. Additionally, no facility shall be permitted to be located within the Flood Hazard Overlay, and no facility shall be permitted to be located on Class I or Class II agricultural soils or within an area designated as an essential watershed by the Township, or by any other municipal, state, or federal agency.

The maximum permitted height of any portion of the solid waste disposal operation, including any associated processing of solid waste, shall not exceed 35 feet above the ground level as it existed before development of the facility.

All solid waste processing operations within any solid waste disposal facility shall be conducted within a wholly enclosed building.

The minimum setback for all solid waste disposal areas shall be 500 feet from all property lines and zoning lines, or 1,500 feet from any existing dwelling unit not served by public water, whichever is greater. No building or structure shall be located within 200 feet of any property line and 500 feet of any land within a residential zone.

Any area used for the unloading, transfer, storage, 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 recommended whenever possible. In addition, such areas must also be completely enclosed by an eight-foot-high security fence, with no openings greater than two inches in any direction. Said fence shall be set back a minimum of 100 feet from all property lines and from all waste disposal areas. The security fence shall be visually hidden from view along its entire length by a planting screen of the kind and type meeting the requirements of § 450-114 pertaining to buffer yards.

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

The developer of the proposed facility shall submit a traffic study, prepared by a registered professional engineer experienced in traffic engineering, for approval by the Township. Said study shall indicate the effect the facility and all vehicular traffic generated by the facility will have on the street system within the Township and shall include information on the current traffic flows on this road system and projections of traffic generated by the proposed use. Where either the traffic study or the Comprehensive Plan of the Township indicates that a street, bridge, underpass or other street facility is deficient in any manner to adequately provide for the intended traffic, it shall be the responsibility of the developer to provide for the upgrading of such street, bridge, underpass, or other street facility as is necessary to alleviate the deficiency.

The facility shall be provided with access drives which shall originate from a public street and shall provide vehicular access to all unloading areas, treatment facilities, and on-site lagoon areas. Sufficiently long stacking lanes into the facility shall be provided so that vehicles waiting to be weighed will not back up onto public roads. Improvements to the existing roads shall be provided by the applicant to insure safe turning movements to and from the site and safe through movements on the existing road. Additionally, all access drives shall meet the following design standards:

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 means to prohibit access to the area at unauthorized times or locations.

Hazardous waste as identified by the Pennsylvania Department of Environmental Protection shall not be disposed of within the subject property.

The size of the working face of the facility shall be confined to an area no greater than can be easily compacted and covered daily with available equipment. The working face shall be completely compacted and covered prior to the ending of daily operations on each day.

The final soil cover shall be revegetated as soon as weather permits and seasonal conditions are suitable for establishment of the type of vegetation to be used. All disturbed areas within the facility shall be revegetated to the satisfaction of the Township. Revegetation procedures as published in the current "Agronomy Guide" of the College of Agriculture, Pennsylvania State University, may be utilized.

The final contours and landforms of the facility shall be similar to and compatible with the contours and landforms of adjacent land areas.

The application for a special exception shall be accompanied by a working plan to prevent the scattering of debris and litter as well as the cleanup of the same. This plan shall indicate that portable litter control fences be located in the immediate operating area, approximately 50 feet to 75 feet downwind from the working face of the facility. The portable fencing shall be constructed of wire mesh, snow fencing, or other suitable material for the control of blowing litter. Excessive winds or the nature of the solid waste may require additional litter control measures which shall be provided to the satisfaction of the Township. The entire facility shall be adequately policed and litter shall be collected routinely at no greater than weekly intervals from all fences, access drives, and planting screens. Litter shall not be permitted to be blown or otherwise deposited outside the property lines of the sanitary landfill.

The facility shall employ qualified facility operators responsible for supervising all unloading, processing, transfer, and deposition activities of solid waste.

Leak- and vector-proof containers shall be provided for the storage of any waste that cannot be used in any disposal process or material that is to be recycled. Such containers shall be designed to prevent their being carried by wind and/or water and shall be stored within a wholly enclosed building.

No more solid waste shall be stored on the property than what is necessary to keep the facility in constant operation; but in no circumstance shall such waste be stored for greater than 72 hours. The storage of solid waste as a result of a recycling facility administered in conjunction with a landfill operation shall be conducted in accordance with the provisions of Subsection A(52) of this section.

A contingency plan for the disposal of solid waste shall be submitted to the Township in the event of a facility shutdown.

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 Department of Environmental Protection regulations.

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

Except for minor water uses such as for office and administrative activities, 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. In addition, 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. The water feasibility shall be reviewed by the municipal engineer. A water system which does not provide an adequate supply of water for the proposed development, considering both quantity and quality, or does not provide for adequate groundwater recharge considering the water withdrawn by the proposed development shall not be approved by the municipality. A water feasibility study shall include the following information:

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

All facilities shall be operated and licensed in accordance with Pennsylvania Department of Environmental Protection rules and regulations.

All operations shall be screened from all rights-of-way and adjoining properties by a buffer yard and screen planting of no less than 10 feet in depth, established along lot lines in accordance with § 450-114 herein.

The site shall be maintained free of litter and other undesirable materials and cleaned of loose debris daily.

Outside storage of materials shall be in sturdy containers or enclosures that are covered, secured, and maintained in good condition. Storage containers for flammable material shall be constructed of nonflammable material. Outside storage, excluding truck trailers, shall not be visible above the height of the screen planting.

Front, side and rear yards shall be provided in accordance with the regulations of the district in which the facility is located.

Off-street loading spaces or berths shall be provided on site for three vehicles or the anticipated peak customer load, whichever is greater, to circulate and to deposit recyclable materials. All loading spaces and berths shall be designed in accordance with Article XIX herein.

Power-driven processing, including aluminum foil and can compacting, baling, plastic shredding, or other light processing activities necessary for efficient temporary storage and shipment of material, may be permitted in accordance with the performance standards of § 450-111 and other applicable standards established herein.

Containers provided for after-hours donation of recyclable materials shall be located at least 50 feet from any property zoned, occupied or planned for residential use; shall be of sturdy, rustproof construction; shall have sufficient capacity to accommodate materials collected; be secure from unauthorized entry or removal of materials; and be clearly marked to identify the type of materials that may be deposited within them.

All vacation rental house uses shall be conducted in single-family detached dwellings legally existing as of the effective date of this chapter.

Permit required. Where a vacation rental house use is allowed by permitted use, the property owner shall file an application with the Zoning Officer that shall contain the address of the house, phone number of the owner, and the following information. Where a vacation rental house use is allowed by special exception, the property owner shall file an application to the Zoning Hearing Board that contains, at a minimum, the same information and the following information:

The maximum duration of stay of any one renter shall be 30 days.

The owner shall notify the Township in writing that the use is discontinued.

Any additions, structural changes or renovations will require bringing the structure into compliance with UCC and ADA regulations.

The property owner shall be the primary enforcer of these regulations.

A first violation or complaint will result in a notice from the Zoning Officer. Further violations and/or complaints may cause the permit to be revoked.

All repair and paint work shall be performed within a structure.

Buffer yard/screen plantings shall be provided in accordance with § 450-114 herein.

No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the operation shall be permitted. Materials discarded as part of the service operation shall be contained within wholly enclosed dumpster equipment.

All exterior vehicle and material storage areas shall be screened from adjoining residential and residentially zoned property.

The storage of unlicensed vehicles on the property is prohibited.

All ventilation equipment associated with fuel storage tanks shall be at least 100 feet and oriented away from any adjoining residential property or residentially zoned property.

All vehicles shall be repaired and removed from the premises as promptly as possible. Any vehicle not receiving repair work within the preceding seven days shall be removed.

The demolition or storage of unlicensed or junked vehicles and any salvage activities are prohibited.

Vehicular garages shall be located on and, if allowed by PennDOT, gain direct access from major collector, minor arterial, or principal arterial streets/roadways, as defined § 450-121 of this chapter, or a street in a proposed subdivision or land development plan which conforms to prevailing arterial or collector street design and improvement requirements.

The vehicular garage use shall not include a convenience store.

All repair work shall be performed within a structure.

No outdoor storage of parts, equipment, lubricants, fuel, or other materials used or discarded as part of the service operation shall be permitted. Materials discarded as part of the service operation shall be contained within wholly enclosed dumpster equipment.

All exterior vehicle storage areas shall be screened from adjoining residential and residentially zoned property.

Stored and/or repaired vehicles shall remain no longer that 60 days from the date of arrival and shall be parked in side or rear yards. In case of a corner lot, parking may be permitted in the front yard of the side or lesser street.

All vehicles shall be repaired and removed from the premises as promptly as possible. Any vehicle not receiving repair work within the preceding seven days shall be removed. If a vehicle is stored at a service station due to an accident, it shall remain no longer than 60 days from the date of arrival unless respective parts are documented to be unavailable within such time period. Said documentation shall be provided to the Zoning Officer for approval.

The demolition or storage of unlicensed or junked vehicles and any salvage activities are prohibited.

No equipment above ground for the service of motor vehicles shall be closer than 25 feet to any side or rear property line.

Canopies shall be located no less than 10 feet from the right-of-way.

Fuel pumps shall be located at least 25 feet from any public right-of-way or 50 feet from the street center line, whichever is greater.

All ventilation equipment associated with fuel storage tanks shall be at least 100 feet and oriented away from any adjoining residential property or residentially zoned property.

No two driveways leading from a public street to such garage use shall be within 15 feet of each other at their intersection with the curb or street line.

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

Parking and vehicle access shall be so arranged that there will be no need for the motorists to back over sidewalks or into streets.

Animal boarding buildings that are not wholly enclosed and any outdoor animal pens, stalls, or runways shall be located within the rear yard.

Outdoor running areas shall be fenced in a manner which restricts access and provides for a full enclosure.

The owner/operator of the veterinary office shall be responsible to exercise suitable control over the animals and shall not allow a nuisance condition to be created in terms of excessive noise, dirt, or odor.

The applicant shall provide the Zoning Hearing Board or the Zoning Officer, as applicable, with a plan for the disposal of deceased animals by either controlled incinerator or to remove them from the premises in a sanitary manner within 24 hours of their death.

All animals shall be housed in an enclosed all-weather protective structure between the hours of 8:00 p.m. and 7:00 a.m. each day.

Geothermal energy systems. Open-loop geothermal systems shall not be permitted in the Township. Closed-loop geothermal systems shall be permitted in all zoning districts and shall be subject to the following regulations:

Small solar energy system. Small solar energy systems shall be permitted in all zoning districts as appurtenances to any building or as accessory structures and shall be subject to the following regulations:

Small wind energy system. Small wind energy systems shall be permitted in all zoning districts as accessory uses and accessory structures and shall be subject to the following regulations:

Small manure digesters.

Outdoor solid-fuel-burning appliances.

Large manure digesters. Large manure digesters shall be subject to the following regulations:

Large solar energy production facilities. Large solar energy production facilities shall be subject to the following regulations:

Large wind energy production facility. Large wind energy production facilities shall be subject to the following regulations: