Franklin Township City Zoning Code

Stacking Space. The applicant shall demonstrate to the Township that sufficient stacking space, with a minimum of 40 feet, will be provided on-site to prevent queuing traffic from backing up on the rights-of-way or otherwise interfere with the flow of local traffic.

Water Conservation.

Off-Street Parking. Where the operation of a gasoline service station includes a convenience store, car wash, or both, parking space requirements for a gasoline service station, convenience store and car wash, as set forth in § 27-1610, shall apply.

Setbacks.

Stacking Space. The applicant shall demonstrate to the Township that sufficient stacking space, with a minimum of 30 feet on each side of a pump island, will be provided on-site to prevent queuing traffic from backing up onto rights-of-way or otherwise interfere with the flow of local traffic.

Underground Tanks. Underground tanks shall be installed, operated and removed in accordance with applicable federal and state regulations.

All activities except those to be performed at the fuel pumps shall be performed within a completely enclosed building.

Paint spraying and body work are prohibited.

Lubrication, oil changes, tire changes and minor repairs are permitted, provided no more than two service bays shall be established or operated for these activities and all automobile parts and similar articles are stored within a building.

Outdoor storage shall not be permitted, except vehicles awaiting repairs may be stored outdoors for a maximum of five days.

Waste oil and other automotive waste products shall be disposed of as required by applicable federal, state, and local regulations. The applicant shall demonstrate to the Township that waste will be disposed of in accordance with these regulations.

The retirement community and accessory facilities shall be designed to serve its residents and their guests only.

The retirement community and accessory facilities shall be planned, developed and operated under the direction of a single owner or agent for the owner.

The retirement community shall provide individual dwelling units in any combination of single- or multiple-family dwellings and shall include a community center in which any of the following accessory uses may be permitted for the convenience of residents and their guests:

The maximum gross density within a retirement community shall be as specified for the underlying zoning district by the provisions of § 27-1611. The net density for this use is 4 1/2 dwelling units per acre. For the purposes of this section, three beds for patient, resident and/or staff person use provided within a medical facility shall be deemed the equivalent of one dwelling unit.

The minimum tract size for a retirement community shall be 25 contiguous acres.

A minimum of 55% of the total tract area shall be designated as and used exclusively for common open space. Ownership, maintenance, location, design and layout of common space shall be in accordance with the provisions under § 27-1611, Open Space Design, shall be used solely for recreational purposes or shall remain in its natural state.

There shall be a minimum of 100-foot setback from all tract boundaries in which no structures shall be located. The screening provisions under § 22-610 of Chapter 22, Subdivision and Land Development, shall be incorporated within setback areas.

The building height is restricted to 35 feet.

Impervious coverage/building coverage.

There shall be an additional one acre of land area provided for every 10 patient beds exceeding 50 patient beds.

The maximum gross density within a nursing home shall be five dwelling units to the acre. For purposes of this section, three beds for patient, resident and/or staff person use provided within a medical facility shall be deemed the equivalent of one dwelling unit:

There shall be a minimum common floor area of 2,000 square feet, plus a minimum of 250 square feet of habitable floor area for each bed.

Nursing homes shall be provided with parking facilities in accordance with § 27-1610.

Nursing home facilities shall be set back a minimum of 100 feet from any property line or street right-of-way line and shall be screened from adjacent properties in accordance with § 22-610 of Chapter 22, Subdivision and Land Development.

Nursing home facilities shall be licensed and operated in accordance with the Pennsylvania Department of Health. Licenses shall be clearly displayed and made available for inspection at all times. A license shall be obtained from the Department as a condition of issuing a use and occupancy permit by the Township.

A structural engineer, registered in the State of Pennsylvania, shall design and supervise the construction of the communications tower.

The engineer who designed and supervised the construction of the tower shall prepare a report documenting that the communications tower conforms to the standards set forth in this section and all other applicable codes and ordinances of Franklin Township.

Construction.

Fencing.

Height. The height of a tower shall be determined by the Board of Supervisors. In determining the height, the Board shall consider:

Lighting. The nighttime lighting of a tower shall be prohibited unless required by the FAA.

Setbacks.

Screening.

Exposure to radiation beyond an established threshold from certain types of radio transmitters has been found to be hazardous to human health by the U.S. Environmental Protection Agency. The National Institute of Occupational Safety and Health and the American National Standards Institute have adopted exposure standards. Radiation from any proposed tower shall not exceed established safe levels outside of the fenced area required in Subsection 4B, above, either at ground level or in any habitable structure above ground level. If adequate attenuation cannot be achieved through technological improvements or an increase in tower height, setbacks shall be increased to the extent necessary to ensure that unsafe levels of radiation do not extend beyond the boundaries of the property.

The emission of radio waves emanating from the tower shall not cause measurable radio interference with the reception or operation of AM radios, TV and FM reception, car or cellular or portable phones, heart pacemakers, garage door openers, remote control units for models and other radio-dependent devices in general use within the Township.

The applicant shall demonstrate to the Township that unsafe levels of radiation do not extend beyond the boundaries of the property from the ground level to the highest point of an adjacent habitable structure.

If the owner falls to provide proof of certified inspection by a licensed structural engineer, in accordance with Subsection 6 above, the Township may suspend or revoke the temporary permit and require the owner to cease operations.

The Township shall revoke the temporary permit upon immediate notice from the owner that tower operations are being ceased or abandoned.

Permitted by Conditional Use. Tower-based WCFs shall be permitted only in the ROW in nonresidential areas of arterial and collector roads and shall not be permitted on residential streets. Non-tower-based WCFs may be mounted on already existing structures and must be compatible in scale and proportion to the structure on which they are mounted. Both facilities shall be permitted by conditional use approval by the Board of Supervisors.

Gap in Coverage. An applicant for a tower-based and non-tower-based WCF must demonstrate that a significant gap in wireless coverage exists with respect to all wireless operators in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of tower- and non-tower-based WCFs in the ROW.

Co-Location. An application for a new tower-based WCF in the ROW shall not be approved unless the Township finds that the proposed wireless communications equipment cannot be accommodated on an existing structure, such as a utility pole or traffic light pole. Any application for approval of a tower-based WCF shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed tower, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.

Design Requirements.

Compensation for ROW Use. Every tower-based WCF in the ROW is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the ROW. Such compensation for ROW use shall be directly related to the Township's actual ROW management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other ROW management activities by the Township. The owner of each tower-based WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual ROW management fee for tower-based WCFs shall be determined by the Township and authorized by resolution of the Board of Supervisors and shall be based on the Township's actual ROW management costs as applied to such tower-based WCF.

Time, Place and Manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all tower-based WCFs in the ROW based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.[1]

Equipment Location. Tower-based WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists, or to otherwise inconvenience public use of the ROW as determined by the Township. In addition:

Additional Antennas. The WCF applicant shall allow other service providers to co-locate antennas on tower-based WCFs where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennas without obtaining the prior written approval of the Township.

Relocation or Removal of Facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of tower-based WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:

Co-Location. An application for approval of a non-tower-based structure shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed non-tower-based WCF unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing structure cannot be utilized.

Design Requirements.

Compensation for ROW Use. Every non-tower-based WCF in the ROW is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the ROW. Such compensation for ROW use shall be directly related to the Township's actual ROW management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other ROW management activities by the Township. The owner of each non-tower-based WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual ROW management fee for non-tower-based WCFs shall be determined by the Township and authorized by resolution of the Board of Supervisors and shall be based on the Township's actual ROW management costs as applied to such non-tower-based WCF.

Time, Place and Manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all non-tower WCFs in the ROW based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.[2]

Equipment Location. Non-tower-based WCF accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the ROW as determined by the Township. In addition:

Relocation or Removal of Facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:

Stacking Space. The applicant shall demonstrate to the Township that sufficient stacking space, with a minimum of 60 feet, shall be provided on-site to prevent queuing traffic from backing up onto rights-of-way or otherwise interfere with the flow of local traffic.

Fencing. A fence, with a minimum height of 10 feet, shall be provided around the property to secure the site and contain within its boundaries any debris resulting from the operation of the recycling facility.

Screening. Screening shall be provided, in accordance with § 22-610 of Chapter 22, Subdivision and Land Development, to visually separate the facility from adjacent land uses.

All operations including collection and storage shall be conducted within an enclosed building.

The applicant shall document the scope of operation to the Township including measures used to mitigate noise, fumes, dust and litter.

The recycling facility shall be regularly maintained, including immediate collection of stray debris.

The Township shall have the right to inspect the program at any time to insure compliance with the provisions of this chapter.

In the event the owner of a recycling facility fails to maintain the same in reasonable order and according to conditions of a development plan, the Township may serve written notice upon the owner of the recycling facility setting forth the failure and surroundings.

Notice shall demand that the deficiencies of maintenance be corrected within 30 days and shall establish the date and place of a hearing to be held on the delinquency. Such a hearing should take place within 14 days of the notice. Should the deficiencies set forth in the original notice or in the subsequent modifications fail to be corrected within the established 30 days, the Township may enter the recycling facility and maintain it for a period of one year. Such efforts shall not constitute a taking of the property nor vest in the public any right to use the same. The cost of maintenance by the Township shall be assessed ratably against the property.

Such assessments shall become a lien on the said properties and shall be perfected by filing in the Office of the Prothonotary of Chester County, Pennsylvania.

Setbacks.

Access. Access to sewage sludge storage facility shall be provided along a collector road or road designed to serve an industrial area.

Fencing. A fence with a minimum height of 10 feet shall be provided around the property to prevent trespassing.

Access to the truck freight terminal shall be provided along a collector road or road designed to serve an industrial area.

The applicant shall demonstrate to the Township that sufficient stacking space will be provided on-site to prevent queuing traffic from backing up on the rights-of-way or otherwise interfere with the flow of local traffic. At the minimum, slacking space shall be provided for an overflow of 25% of the number of trucks that can be accommodated in loading berths at any one time.

No-impact home-based businesses.

The home occupation which meets all of the following criteria is exempt from the requirements of this section.

The home occupation must be owned and operated by at least one resident of the dwelling. No more than two nonresidents of the dwelling may be employed or engaged in the home occupation.

The home occupation, including storage, shall not occupy more than 25% of the total floor area of the dwelling unit.

Excluding one sign described in Subsection 4D below, the residential appearance of the dwelling or premises shall not be altered and no evidence of the home occupation shall be visible from the outside.

One sign identifying the home occupation is permitted in accordance with Part 20 of this chapter.

The home occupation, including storage, shall be conducted wholly within the residence, one accessory building, or both. Sales, activities, materials and displays are prohibited in required yards.

The home occupation shall not produce noise, pollution, vibration, or heat and glare in accordance with § 27-1608.

Electrical or mechanical equipment that creates visible or audible interference in radio or television, receivers, causes fluctuations in line voltage outside the dwelling unit, or creates noise not normally associated with residential uses shall be prohibited.

The home occupation must not require the use of heavy equipment or vehicles, such as tractor trailers, farm or construction machinery and buses, other than that typically used for residential purposes.

No more than 12 clients or customers shall visit the home occupation each day.

In addition to the number of spaces required for the residence, one off-street parking space shall be provided for use by clients or customers.

No more than two deliveries from commercial suppliers shall be made each week, excluding normal postal services and parcel deliveries. Deliveries from commercial suppliers shall be made between the hours of 6:00 a.m. and 6:00 p.m.

Day-care homes that are licensed by the State of Pennsylvania and are in conformance with all standards included in this section are allowed as home occupations.

An application for a use and occupancy permit must be submitted to the Zoning Officer in accordance with § 27-2308 of this chapter.

In addition to the submittal requirements set forth in § 27-2308, Subsection 2, the applicant must submit a schematic drawing indicating the following:

The application for a use and occupancy permit shall be accompanied by the prevailing filing fee.

Upon receipt of the application, the Township shall notify all property owners within 500 feet of the proposed home occupation. The Township shall not take action for 30 days.

Within 35 days of notification and fee submittal, the Zoning Officer will notify the applicant of one of the following:

All home occupations being conducted on the effective date of this chapter shall have 30 days thereafter to apply for the use and occupancy permit. Such home occupations may be continued pending final determination of the application.

The arrangement shall satisfy the definition of family as established under this chapter.

The arrangement shall be provided with twenty-four-hour live-in supervision to ensure clients receive proper care and that the arrangement will function as a family unit.

The arrangement shall not generate noise or other disturbances incompatible with residential neighborhoods which may endanger the public health, safety and welfare of Township records.

The arrangement shall have a fenced in rear yard area.

The existing building may be reduced in size during conversion to a community living arrangement but shall not be enlarged except for the creation of fire escapes and outside stairways. Such additions shall be located at the rear of the building.

The arrangement shall comply with guidelines established by the Chester County Department of Mental Health/Intellectual and Developmental Disabilities.

A rooming house shall contain no less than three nor more than nine rooming units.

No more than one person shall be housed in each rooming unit.

Each rooming unit shall have a minimum of 200 square feet of habitable floor area.

For every three rooming units, there shall be a complete bathroom facility.

Each rooming house shall contain a communal kitchen with all facilities.

A minimum of one all-weather off-street parking space shall be provided per rooming unit.

A maximum of one additional dwelling unit may be within a principal structure; or

A maximum of one additional dwelling unit may be within a detached accessory structure.

A maximum of one additional dwelling unit shall be contained within the principal structure.

A maximum of one additional dwelling unit shall be located within a detached accessory structure.

The pool is intended and is to be used solely for the enjoyment of the occupants of the principal use of the property on which it is located.

The pool and any pool-related structure shall be set back from any property line a minimum of 10 feet.

The pool area of the entire property on which it is located shall be walled or fenced not less than four feet in height.

The pool shall be located in the side or rear yard of a lot.

The gross area of the tract to be developed shall not be less than 100 contiguous acres in the AR Residential District or in the LDR Residential District or in both of the districts or in the MDR, HDR or LI Districts, provided such use in these districts does not exceed in total 10% of the proposed golf course use.

The plan, as submitted, must receive approval as a conditional use according to the procedures set forth hereinafter regarding access, ingress, egress, parking, course layout, clubhouse facilities, lighting, buffering, signs and landscaping, environmental constraints and design standards. The term "golf course" is limited and is not intended to include miniature golf courses, golf driving ranges or other commercial activity related to the game of golf. Nothing herein is intended to prohibit the operation of a club with normal accessory uses to a golf club as exists at the time of the adoption of this chapter.

The applicant for the conditional use shall prepare and submit a study demonstrating the traffic uses on the road or roads wherein access to the golf facility is to be located, demonstrating that the nature and design of the access road or roads will be safe means of access within the standards as established by the Pennsylvania Department of Highways.

The applicant for the conditional use shall prepare and submit a study demonstrating that the parking facilities will be safe and adequate to serve the needs as reasonably anticipated under maximum conditions of the proposed functions and use of the property for golf course or golf facility.

The applicant for the conditional use shall prepare and submit schematic plans for the building construction of any clubhouse, locker room, storage facility, accessory uses and any other uses planned on the site including such items as tennis courts, swimming pools, pro shop, dining room, kitchen and other facilities. No such facilities shall contain any other commercial or business uses than those attached to such golf club use.

The applicant for the conditional use shall prepare and submit a study and report showing the proposed locations of the driveways, the fairways, greens, tees and demonstrate the design which will minimize the hazards and dangers to the surrounding highways and residential uses resulting from the proposed use.

The applicant for the conditional use shall prepare and submit a plan for any exterior lighting to take place on the site demonstrating that it will not create a hazard or a nuisance to any of the surrounding uses including surrounding highway use, a plan of buffering by landscaping or berms or other methods if any buffering is designed.

The applicant for the conditional use shall submit a proposal delineating the area of the site to be used for on-site or other sewage disposal system and the applicant shall also submit a plan for the water use and consumption on the site including the water availability and needs for domestic water and sprinkling systems to demonstrate that such uses will not adversely affect the surrounding property owner's water supply. If surface water and stream water is to be used for irrigation purposes, a study shall demonstrate the right of the applicant to remove such surface water or stream water for that use.

The applicant for conditional use shall submit a proposal for environmental constraints analysis for the site. Included in such a study shall be a survey of the existing environmental conditions on the site reporting: (1) field located streams, ponds or other water bodies; (2) name of the watershed and subwatershed, stream use and class designation; (3) field located wetlands including documentation of vegetation, soils and hydrology; (4) wetlands classifications; (5) calculated 100-year floodplain; (6) topography with slopes differentiated as 10% slopes, 11% to 19% slopes and more than 20% slopes; (7) existing land cover; and (8) location of significant plant and animal habitat.

The applicant for conditional use shall submit a proposal containing design standards. The design standards shall take into consideration those areas restricted from development because of the wetlands, floodplains and streams thereafter submitting a proposed layout of the golf course that would include the following: (1) tees, greens, fairways and practice range; (2) buildings; (3) roads and parking lots; (4) conceptual design for the management of stormwater runoff; and (5) location of irrigation wells and/or ponds. If any of the above facilities would require encroachment on streams, wetlands, floodplains, a request for a waiver to be extended by the Board of Supervisors must be made to meet the following conditions:

The applicant for conditional use shall submit a proposal containing stormwater management and water quality management plans. The plans shall consider the managing of stormwater runoff giving major consideration to the control of stream bank erosion and control of pollutants including pesticides, nutrients, metals and organic materials from roads, parking lots, greens and fairways. Design of stormwater management and water quality facilities shall be in accordance with the provisions of Chapter 19, Stormwater Management.

The applicant for conditional use shall submit a study of stream base flow depletion. Where irrigation wells are proposed, a stream depletion analysis should be made. An assessment of the impact of stream base flow reductions on in-stream habitat shall be made.

The applicant for conditional use shall submit a proposal which shall contain a study of ponds constructed for irrigation water supply or as a hazard shall address the following impacts:

The applicant for conditional use shall submit a proposal which shall contain a study of forest cover and significant habitats. This shall determine the percentage of the total site acreage that is forest cover. The design of the golf course should limit clearing of forest to 25% of the total forest acreage. If the design requires that more than 25% of the existing forest be cleared, then a reforestation program must be implemented to replace any coverage over the 25% clearing limit. Forestation in other parts of the watershed may be accepted to meet the percentage of forest cover requirements. A conceptual plan for the accomplishment of this requirement is a condition of the golf course approval.

The applicant for conditional use shall submit a proposal for an integrated pest management plan. The plan shall include:

Each applicant shall submit not less than four sets of conditional use development plans setting forth a description of the property in demonstration of compliance with the standards as established herein.

The development plan shall include a statement of the proposed use of the land and shall comply with all sketch plan requirements as set forth in Chapter 22, Subdivision and Land Development. The sketch plan itself shall show the property layout, topographical features, wetlands, floodplains and other environmentally sensitive areas, lot layouts, location of existing and proposed roads, driveways, structures, sewage fields and wells and shall contain an architectural rendition of the exterior of the proposed dwellings.

Upon receipt of the plans, they shall be referred to the Franklin Township Planning Commission, which shall review the plan within two regularly scheduled Planning Commission meetings. The Planning Commission shall submit its comments to the Board of Supervisors upon completion of the review. The applicant may revise the plans pursuant to the recommendation of the Planning Commission.

The applicant shall, within 30 days of the final meeting of the Planning Commission, submit the application and plans for conditional use to the Board of Supervisors requesting a formal conditional use hearing.

A conditional use hearing, a public hearing, shall take place within 30 days of receipt of the application unless otherwise agreed by the applicant and the Township Supervisors.

After the close of the conditional use hearing, the Supervisors shall rule upon the application within 45 days. The approval by the Township Supervisors may be conditioned upon the acceptance of specified changes. If conditions are imposed, the applicant must accept the conditions in writing within 45 days of the receipt of the decision to constitute approval. If the conditions are not accepted, the Township Supervisors shall have 45 days in which to detail the matter in which the applicant fails to meet the standards and criteria for approval. If the application is disapproved, the Supervisors shall detail the manner in which the applicant fails to meet the standards and criteria for approval as set forth in this chapter. If a stenographic record is taken of the conditional use hearings, the close shall take place 45 days after the stenographic record has been lodged with the Township.

In the event the conditional use plan has been given final approval, the zoning regulations otherwise applicable to the land and its uses as shown on the plan which without the conditional use would be contrary to the zoning regulations, such regulations shall not apply. All other sections of this chapter and Chapter 22, Subdivision and Land Development, not specifically addressed in the conditional use hearing shall continue to apply. In the event the conditional use plan or any part thereof which has been approved is subsequently abandoned or in the event the landowner fails to commence the development within five years of the date of approval, no development or further development shall take place on the property in the development plan until after the property is resubmitted for review and approval as if no approval had theretofore taken place.

The approval of the Township Supervisors may be conditioned upon approval or upon approval with conditions accepted after which the application shall be submitted as a preliminary plan according to Chapter 22, Subdivision and Land Development, for review and approval. If, during the course of preliminary or final subdivision or land development approval, it is determined that through an oversight a matter which required conditional use approval was neither submitted or considered by the Board of Supervisors, the applicant may request the Board of Supervisors to reopen the conditional use matter, whereupon the Board of Supervisors shall consider the request of the applicant and shall thereafter make its determination pursuant to the procedures as set forth herein. Upon the application for reconsideration of the conditional use, the applicant shall thereupon stipulate to a tolling of any times required for approval as set forth in § 508 of the Municipalities Planning Code, 53 P.S. § 10508.

A minimum of 50% of all farm products shall be grown and produced on the tract for which they are being offered for sale. Products which are processed in any manner prior to sale must be processed on the premises and must contain raw materials (excluding water) grown on the site in an amount equal to at least 50% of the end product's total volume. The Board of Supervisors may, for good cause shown, reduce or waive the minimum raw material requirement by granting the applicant a conditional use permit for a period of one year in accordance with the provisions of § 27-2313. No more than five such conditional use permits shall be used for any one premises or lot.

No more than 1% of a farm tract or four acres, whichever is less, shall be used for the sale of farm products.

Parking space for a minimum of three cars shall be provided on the tract to serve a sales area.

Sale of farm products shall be conducted from a portable stand dismantled at the end of each growing season or from a permanent building under the following conditions:

Building setback from any property lines: 50 feet.

Building setback from parking areas: 25 feet.

Distance between buildings:

Minimum Producing Crop Requirement:

Activities Permitted.

Events. A winery or brewery accessory to agriculture shall be permitted to hold indoor and outdoor events in accordance with the following standards:

Access.

Parking. A permanent designated parking area devoted to servicing customers and/or visitors to any winery or brewery accessory to agriculture shall be provided proximate to the building used for a winery or brewery accessory to agriculture. The designated parking area shall have no fewer than 10 parking spaces (unless more shall be required pursuant to § 27-1610, Subsection 2B, of this chapter), all of which shall be improved to a mud-free condition.

Limitation of Use. Any change or expansion of an existing permitted winery or brewery accessory to agriculture use shall only be permitted by conditional use.

Parking requirements as follows:

Ambient lighting created by any normal agricultural operation, from all sources, shall not exceed two footcandles of incident light or glare at the property line of adjacent residential uses or upon vehicular traffic and roadways. All outdoor lighting associated with a normal agricultural operation shall comply with § 27-1607, Subsection 1A and B, of this chapter.

No loading dock serving a normal agricultural operation structure shall be closer than 100 feet to a contiguous residential use, unless such setback is waived by the owner of the adjacent residential property.

Lot coverage for normal agricultural operations shall be limited to no more than 50% of the gross tract area.

Notwithstanding anything to the contrary in this chapter, normal agricultural operations shall comply with §§ 27-1504, 27-1509 and 27-1613 of this chapter.

Vehicular access and traffic controls. The Township may require an applicant to make improvements associated with a proposed access to a property at the applicant's expense, including the construction of deceleration lanes, traffic controls and increased driveway width, in order to accommodate the safe ingress and egress of emergency vehicles and other types of vehicles proposed to access the property as part of the use.