Applications for conditional uses, when listed as permissible by this chapter shall be approved or denied by the Board of Supervisors in accordance with the standards and criteria of this Part.

Conditional uses are unique and their effect on the surrounding environment cannot be determined in advance of the use being proposed for a particular location. At the time of application, a review of the location, design, configuration, and potential impact of the proposed use shall be conducted by the Planning Commission by comparing the use to established development standards and design guidelines. This review shall determine whether the proposed use addresses the general and specific standards and criteria identified in this chapter and whether it should be permitted, by weighing the public need for, and the benefit to be derived from, the use, against the impact which it may cause.

Application Procedure.

Application Content.

Expiration of Approval. The grant of a conditional use shall expire one year after the date of the Board of Supervisors written decision unless: (A) the applicant has applied for and obtained a building permit and commenced construction; or (B) in a case where the conditional use does not require the issuance of a building permit, the applicant has applied for and obtained an occupancy permit and has commenced the use which is the subject of the conditional use approval. Expiration of the conditional use approval under this section shall require the applicant to re-apply for conditional use approval.

General Standards and Criteria. The proposed use, development, or request shall comply with the following general standards and criteria, which are in addition to any other requirements in this chapter for a specific type of use, development, or request:

Express Standards and Criteria. The proposed use, development, or request shall comply with the express standards and criteria applicable to the proposed use, development, or request specifically referenced in this Part.

Persons or owners who intend to open an adult oriented business must obtain from the Township a license to operate such an enterprise pursuant to the Adult Oriented Business Ordinance [Chapter 13, Part 2] of the Township and must pay to the Township an investigation fee as may be set from time to time by resolution of the Board of Supervisors. In addition, such persons or owners must supply to the Township detailed information as to the ownership and financing as required pursuant to the Adult Oriented Business Ordinance [Chapter 13, Part 2].

No adult oriented business shall operate within 300 feet of a preexisting school, hospital, nursing home, group residence, institutional facility, park, church, an establishment which is licensed to and does sell alcoholic beverages, or other adult oriented business.

An adult oriented business shall be initially licensed, where it has met the requirements set forth in the Adult Oriented Business Ordinance [Chapter 13, Part 2] through December 31 of the year in which the license is issued. For each year thereafter that the adult oriented business intends to continue as an adult oriented business, it must seek from the Township a renewal of the license. The lack of a valid license at any time shall be a proper basis for the Township to deny or revoke an occupancy permit for an adult, oriented business.

Any adult oriented business found to be in violation of this chapter shall be subject to the enforcement penalties of Part 22 of this chapter and the Adult Oriented Business Ordinance [Chapter 13, Part 2).

The movement of livestock and/or poultry shall be limited by a fence or other method of enclosure.

No other structure or use, except an agricultural accessory structure, shall be permitted within the site during the period of continued agricultural use.

Roadside stands offering for sale only the products produced on the premises shall be permitted and there shall be a minimum of 10 off-street parking spaces provided for roadside stands.

Any agricultural accessory building shall be located at least 50 feet from any residential lot line.

In the SC Special Conservation District, the following additional criteria shall apply:

The movement of livestock and/or poultry shall be limited by a fence or other method of enclosure.

No other structure or use, except a single-family dwelling and agricultural accessory structures, shall be permitted within the site during the period of continued agricultural use.

Roadside stands offering for sale only the products produced on the premises shall be permitted and there shall be a minimum of 10 off-street parking spaces provided for roadside stands.

Any agricultural accessory building shall be located at least 50 feet from any residential lot line.

In the RM Residential Moderate Density District, the following additional criteria shall apply:

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

All authorized repair work, car washing, lubrication and installation of parts and accessories shall be conducted within a completely enclosed building.

Individual parking spaces for automobiles undergoing repair or that have undergone repair must be arranged so that each space has access to and from an unobstructed paved area.

All vehicle parts and accessories, dismantled vehicles and similar materials shall be stored within a completely enclosed building.

The storage of an inoperable vehicle shall be limited to 14 days.

Light fixtures for the illumination of parking and service areas shall be designed to minimize illumination levels to zero footcandles when measured from an adjacent lot line.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Ten feet of yard setback with landscape buffering a minimum of three feet in height for parking and six feet in height for loading areas shall be provided to protect the surrounding neighborhood from inappropriate light and other disturbances.

All authorized repair work, car washing, lubrication and installation of parts and accessories shall be conducted within a completely enclosed building.

All vehicle parts, dismantled vehicles and similar materials shall be stored within a completely enclosed building.

A minimum of one tree per 10 parking spaces shall be planted within a lot's parking area(s) to minimize the impacts of heat and glare from paving.

Individual parking spaces for automobiles undergoing repair or that have undergone repair must be arranged so that each space has access to and from an unobstructed paved area.

The storage of an inoperable vehicle shall be limited to five days.

Automobile rental facilities shall have a maximum of two points of ingress and egress to a public street. Shared access to adjacent facilities shall be encouraged when feasible.

Light fixtures for the illumination of parking and service areas shall be designed to minimize illumination levels to zero footcandles when measured from an adjacent lot line.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Location.

Size and Height. A billboard shall have a maximum allowable gross sign surface area of 450 square feet per sign face. This surface area shall be permitted provided that all of the following additional requirements are met:

Maintenance.

Liability Insurance. The applicant for a sign permit to erect a billboard shall provide a certificate of insurance for public liability and property damage which holds the Township harmless. The amount of insurance to be maintained shall be determined and adjusted from time to time by resolution of the Board of Supervisors. The insurance certificate shall contain a clause stating that the insurance shall not be canceled or reduced without first giving 30 days notice to the Township.

Permits. Upon approval of the conditional use for a billboard, the owner of the billboard shall submit an application for a sign permit to the Township. Such application shall include:

Nonconforming Billboards. Any billboard which does not conform to the requirements of this section shall not be enlarged or moved unless in conformance with all provisions of this section.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

A minimum twenty-foot bufferyard shall be planted between the business park development and any adjacent residential use.

A minimum of one tree per 10 parking spaces shall be planted within a lot's parking area(s) to minimize the impacts of heat and glare from paving.

The location and orientation of loading and service areas shall be coordinated to minimize conflicts of vehicular and pedestrian circulation.

Outdoor storage and/or loading shall not be visible from the primary entrance of a business park use or from any lot line shared with a residential use.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from appropriate dust and other disturbances.

An additional 10 feet of yard setback with landscape buffering a minimum of six feet in height for off-street parking and loading areas shall be provided.

Any outdoor storage conducted on the lot shall comply with the regulations for outdoor storage as defined in § 27-1544.

A cargo facility shall have one point of ingress and egress to an arterial or collector street.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids shall be permitted.

The owner(s) and operator(s) of such facilities shall be responsible for the conduct and safety of employees or visitors and shall be available to respond to inquiries and promptly quell any disturbances caused by employees and visitors.

A minimum site of 10 acres shall be required, unless part of a worship site, in which case the minimum size shall be five acres.

A stormwater management plan shall be submitted with the application to show existing and proposed runoff characteristics.

Ingress, egress and internal circulation shall be designed to ensure safety and minimize impact on local roads. Said internal roadways shall be paved with a minimum tar and chip surface. The applicant shall demonstrate that the granting of the proposed use shall not significantly increase traffic congestion on adjacent roadways.

All property lines adjoining a residential use or residential zoning boundary shall be screened by Bufferyard three as required by § 27-1626.3.C.

Parking for principal structures such as chapels or mausoleums shall be provided in accordance with the requirements of Part 18 (Off-Street Parking and Loading) of this chapter.

The facility shall be licensed by the Department of Public Welfare. Proof of this valid license shall be provided to the Township prior to the Township's issuance of a zoning occupancy permit for the use. Copies of this valid license shall also accompany the annual operating report to be filed with the responsible police department and Township fire departments.

A minimum area for indoor play shall be provided at a ratio of 40 square feet per child.

A minimum area for outdoor play shall be provided at a ratio of 65 square feet per child using the outdoor play area. Long, linear configurations shall be avoided to assure the functionality of the space as an outdoor play area. The outdoor play area shall also:

Safe vehicular access and areas for discharging and picking up children shall be provided.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.

Side and rear yards shall be maintained in accordance with Bufferyard 1 as defined in § 27-1626.3.A.

A commercial school shall have one point of ingress/egress to a collector or arterial road.

Light fixtures for the illumination of parking and service areas shall be designed to minimize illumination levels to zero footcandles when measured from an adjacent lot line.

At no time shall any training activities and/or supply materials be permitted to be stored outdoors.

The owner(s) and operator(s) of a commercial school shall be responsible for the conduct and safety of the members, visitors or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the members, visitors and guests.

The applicant shall demonstrate that it is licensed by the Federal Communications Commission to operate a communications tower and communications antenna, as applicable.

The applicant shall demonstrate that the proposed communications tower and communications antenna proposed to be mounted thereon comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.

A communications tower shall comply with all applicable Federal Aviation Administration, Commonwealth Bureau of Aviation, and applicable airport zoning regulations.

Any applicant proposing construction of a new communications tower shall demonstrate that a good faith effort has been made to obtain permission to mount the communications antenna on an existing building, structure or communications tower. A good faith effort shall require that all owners of potentially suitable building, structure, or communications tower within a 1/4 mile radius of the proposed communications tower site be contacted and that one or more of the following reasons for not selecting such building, structure, or communication tower apply:

Access shall be provided to the communications tower and communications equipment building in accordance with the standards of Part 6 of the Subdivision and Land Development Ordinance [Chapter 22]; provided, however, an unmanned communications tower shall be provided with access from the right-of-way of a public street or private street, which is constructed and maintained to the requirements of § 22-604 of the Subdivision and Land Development Ordinance [Chapter 22], via an access road that is at least 12 feet in width and improved with non-impervious surface material and otherwise of a design acceptable to the Township Engineer. Except as provided in this subsection, the standards, requirements and restrictions of Part 6 of the Subdivision and Land Development Ordinance [Chapter 22] shall apply regardless of whether or not the communications tower and/or communications equipment building is considered to constitute a subdivision or land development.

The applicant shall demonstrate that the proposed height of the communications tower is the minimum height necessary to perform its function. For any proposed communications tower with a height in excess of 100 feet, the applicant shall deposit with the Township an engineering review deposit as may be deemed appropriate by the Township Engineer, which deposit shall be in addition to any other required application and/or engineering fees. This deposit shall be used by the Township to retain an independent, certified engineer knowledgeable in the field of communications towers to review the application and to express an opinion as to the minimum height necessary for the proposed communications tower to perform its function. In the event that the fees actually incurred for said engineering review exceed the amount of the deposit, the applicant shall tender payment of the balance owed. In the event that the fees actually incurred for said engineering review are less than the amount of the deposit, the balance shall be refunded and/or credited to the applicant.

The foundation and base of any communications tower shall be set back from any lot lines (including lease parcel lines), occupied buildings and public streets, a distance equivalent to the height of the proposed communications tower.

The maximum height of any communications tower shall be 198 feet. Regardless of height, all communications towers shall remain subject to the setback requirements of subsection .7 above.

There shall be a maximum of one communications tower per lot, regardless of lease lines.

The base of a communications tower shall be landscaped so as to screen the foundation and base and communications equipment building from abutting properties.

The communications equipment building shall comply with the required yard and minimum yard requirements of the applicable zoning district for an accessory use, provided that the building footprint of the communication equipment building is equal to or less than 100 square feet. If the building footprint of the communication equipment building is greater than 100 square feet, the building shall comply with the required yard and minimum yard regulations of the applicable zoning district for principal uses.

The applicant shall submit certification from a Pennsylvania registered professional engineer that any proposed communications tower will be designed and constructed in accordance with the current "structural standards for steel antenna towers and antenna supporting structures" published by the Electrical Industrial Association/Telecommunications Industry Association and applicable Township building codes.

The applicant shall submit a copy of its current Federal Communications Commission license; the name, address and emergency telephone number for the operator of the communications tower; and a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the communications tower and any communications antenna located thereon.

All guy wires associated with a guyed communication tower shall be clearly marked so as to be visible at all times and shall be located within a fenced enclosure.

The site of a communications tower shall be secured by a fence with a minimum height of four feet and a maximum height of eight feet and containing only self-latching gates to limit accessibility by the general public.

No signs or lights shall be mounted on a communications tower, except as may be required by the Federal Communications Commission, Federal Aviation Administration or other governmental agency which has jurisdiction.

A communications tower shall be protected and maintained in accordance with the requirements of applicable Township building and property maintenance codes and other applicable Township ordinances.

If a communications tower remains unused for a period of 12 consecutive months, the owner or operator shall dismantle and remove the communications tower within six months of the expiration of such twelve-month period.

Two off street parking spaces shall be provided within the fenced area.

All tower structures shall be fitted with anti-climbing devices as recommended by the tower manufacturer for the type of installation proposed.

The lot on which the communications tower is located shall comply with the lot, yard and bulk requirements of the zoning district in which the lot is located and § 27-1618.4 of this chapter.

Communications towers shall obtain subdivision and land development plan approval from the Township as required by the Subdivision and Land Development Ordinance [Chapter 22].

The installation of additional antennas on an existing communications tower shall not require conditional use approval provided that the communications tower is structurally designed to hold the additional weight of the additional antennas.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The maximum structure height shall be 60 feet.

There shall be adequate provision for ingress and egress to all parking and loading spaces designed for use by employees, customers, delivery services, sales people and/or the general public. Where a parking or loading area does not abut on a public right-of-way, or private alley or access, there shall be provided an access drive of not less than 12 feet in width per directional lane of traffic; and not less than 16 feet in width in all cases where the access is to storage areas or required loading and unloading spaces.

Collective free-standing signs, commonly known as "pylon signs," shall be permitted at the primary entrance to such shopping center and shall not exceed 200 square feet in area. Such free-standing sign shall identify the name of the shopping center, major tenants, and may include a theater panel listing current attractions, advertising of special events in the shopping center and advertising of public affairs or public events in the community. Exterior signs for retail units or anchor stores shall be permitted but shall be limited in size to not more than 10% of the total area of the wall surface on which the sign is mounted. No department store may have more than two such signs. Exterior signs for commercial outparcels, other than anchor stores in such shopping centers, shall be permitted on the exterior face of the building and shall be limited in size to no more than 10% of the total area of the wall surface on which the sign is mounted. Two such signs shall be permitted per use.

No part of any self-supporting business sign shall exceed the established or proposed height of the principal structure.

Directional traffic control signs are permitted and shall comply with the regulations of the Federal Highway Administration and PennDOT.

In the case of an automotive service use, all repairs shall be conducted in an enclosed building.

All driveways and parking areas shall be paved.

There shall be no parking of motor vehicles, trucks, tractors or trailers except for the purpose of being serviced and for minor repairs, limited to a period of eight hours, unless garaged.

Convenience stores when provided in conjunction with automobile repair shall accommodate, on site, parking in compliance with the ratios for general retail uses.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

An applicant shall apply for all applicable Federal, State and County permits prior to filing the conditional use application. Copies of all such application materials shall be submitted with the conditional use application. No correctional institution use shall be initiated until all applicable Federal, State and County permits have been obtained for the subject facility and proof of such permits have been provided to the Township.

Parking facilities for staff and visitors shall be in accordance with Part 18 of this chapter (Off-Street Parking and Loading).

All parking areas shall be screened from view from public or private streets.

Lighting shall be required throughout the property for safety purposes. Such lighting shall be oriented away from adjacent properties and shall be zero foot-candles of illumination at the property boundary line.

All structures shall be a minimum of 150 feet from all property lines.

Such use shall not be located within 500 feet of any residential zoning district or residential use.

All lots shall have a minimum size of 10 acres.

Access shall be from arterial or collector streets only.

An evacuation plan shall be submitted for review and approval by the responsible police department and Township emergency service providers.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.

An additional 10 feet of yard setback with landscape buffering a minimum of six feet in height for off-street parking and loading areas shall be provided to protect the surrounding neighborhood from inappropriate light and other disturbances.

A country club/golf course's hours of operation and activities must be appropriately scheduled to protect the surrounding neighborhood from detrimental noise, disturbance or interruption.

The owner(s) and operator(s) of a country club/golf course shall be responsible for the conduct and safety of the members, visitors or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the members, visitors and guests.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids is permitted.

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

A country club/golf course must provide a Bufferyard 1 as detailed in § 27-1626.3.A.

The facility shall be licensed by the Department of Public Welfare, or other appropriate State agency. Proof of this valid license shall be provided to the Township prior to the Township's issuance of a zoning occupancy permit for the use. Copies of this valid license shall also accompany the annual operating report to be filed with the responsible police department and Township fire departments.

A facility which provides child care shall provide a minimum area for indoor play at a ratio of 40 square feet per child.

A facility which provides child care shall provide a minimum area for outdoor play at a ratio of 65 square feet per child using the outdoor play area. Long, linear configurations shall be avoided to assure the functionality of the space as an outdoor play area. The outdoor play area shall also:

Safe vehicular access and areas for discharging and picking up facility attendees shall be provided.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Drive-through activities on a lot shall be arranged to minimize physical and visual disturbances on adjacent lots.

Vehicle circulation shall be designed to maximize pedestrian and vehicle safety.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Loading areas shall not be visible from a public right-of-way or an adjacent residence. A landscaped bufferyard a minimum of 25 feet in width shall be provided adjacent to all existing residences. Bufferyards shall be landscaped with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers. Grass, sod, lawn and turf shall not be considered an acceptable plant for use within landscaped bufferyards.

Outdoor storage of foods and/or materials shall not be permitted.

The building height of a flex space facility shall be compatible with the height of buildings on adjacent lots.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study is required. The traffic impact study shall comply with § 27-1628 of this chapter.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Fuel sales, as defined by this chapter, shall be permitted only when accessory to a principal use identified as a permitted use or conditional use in the subject zoning district under this chapter.

A canopy over the fuel dispensers shall be permitted, provided that:

Off-street parking for the facility shall comply with Part 18 of this chapter.

Hours of operation must be appropriately scheduled to protect the surrounding neighborhood from detrimental noise, disturbance or interruption.

Fuel dispensers shall be located at least: (a) 20 feet from the edge of any street right-of-way; and (b) 40 feet from the center line of the right-of-way of any public street.

All fuel and other flammable substances shall be stored at least 25 feet from any lot line.

The minimum lot area for the facility shall be 20,000 square feet.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Lighting levels visible from an adjacent lot line of a residential use or residential zoning district shall be reduced to at least half of the maximum permitted footcandles between 10:00 p.m. and 6:00 a.m., prevailing time. As part of its decision, the Board of Supervisors may further regulate outdoor lighting for the facility in order to prevent adverse impacts on adjoining properties.

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

All off-street parking shall be provided on the lot.

Exterior lighting for parking areas shall be reduced to half power after 11:00 p.m.

Off-street parking shall be screened with landscaped bufferyard, fence or wall with a maximum height of six feet with a minimum opacity of 80%.

Building and parking setbacks shall be consistent with surrounding development.

All rooms available for funerals and viewing shall be located with the lot's principal building.

Dumpsters shall be located in the rear yard setback and shall be screened with a landscaped bufferyard, fence or wall with a maximum height of eight feet.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The by-products of the processing activities shall not be considered hazardous materials as defined by the Allegheny County Health Department and the Federal Emergency Management Agency.

Storage of all hazardous materials used to process or manufacture products shall comply with all County, State and Federal standards for use and removal:

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Parking facilities shall be provided at a ratio of one for each full-time staff members on peak shift and one additional stall for every two patients.

A hospital's height shall not exceed 75 feet.

Safe vehicular access and areas for discharging and picking up patients shall be provided.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

The facility shall have one point of ingress and egress to an arterial road.

All interior driveways and parking areas shall be paved with a material to reduce dust.

An inventory of toxic, corrosive, flammable, carcinogenic or, explosive materials, chemicals, liquids, gases or solids shall be updated annually and filed with the local fire department and the Allegheny County Emergency Management.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system to the site at the cost of the landowner and/or developer.

The number of residents shall be limited to no more than 14 persons, excluding supervisory adults and the children of supervisory adults.

Minimum lot area and yard setbacks shall be as described for the zoning district wherein the property is located. However, these dimensions may be reduced by the Board of Supervisors when the building proposed to house such a facility is an existing building which has been established as appropriate for such an institution through a pre-existing use.

The applicant shall file a detailed statement of intent describing the proposed use of the dwelling or building, which statement shall detail the proposed number and nature of the anticipated occupants.

Where applicable, a license or certification shall be obtained from the Commonwealth of Pennsylvania or County prior to the issuance of a certificate of occupancy. In the event that an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Board of Supervisors that the proposal satisfies a demonstrated need and will be conducted in a responsible manner without detriment to surrounding properties.

The operator of the institutional facility shall provide to the Board of Supervisors, the responsible police department and Township emergency service providers a floor plan, drawn to scale, clearly delineating all rooms or sleeping areas, all points of ingress and egress to the facility and the interior circulation plan indicating the flow of traffic on the site and primary point or points of vehicular access.

A change in ownership or operators of the facility shall constitute a new use requiring conditional use approval as outlined in this section.

The use and building(s) shall comply with the current Township Building Code, as amended from time to time.

In order to prevent the concentration of such uses in a neighborhood and to avoid impacting existing residences, no institutional facility shall be located within 1,000 feet of another institutional facility or nursing home, as measured from lot line to lot line.

Persons who intend to operate a junkyard must obtain from the Township a license and such other approvals pursuant to Chapter 13, Part 4, of the Frazer Township Code of Ordinances, Junkyards, as amended.

The use and development of the subject property shall comply with all requirements of Chapter 13, Part 4, of the Frazer Township Code of Ordinances, Junkyards, as amended.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

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

No garbage, organic water, petroleum products or hazardous waste should be stored, buried or disposed of on the premises.

The manner of storage of junk shall be arranged in such a fashion that aisles of a minimum width of 25 feet between rows of junk are maintained in order to facilitate access for firefighting purposes and to prevent the accumulation of stagnant water.

Junkyards shall comply with Part 16 (Performance Standards) of this chapter.

No junk shall be stored or accumulated and no structure shall be constructed within 100 feet of any existing residential lot or within 40 feet of any property line or public right-of-way.

The site shall have one primary entrance and one primary exit.

The fence required by Chapter 13, Part 4, of the Frazer Township Code of Ordinances, Junkyards, as amended, shall be supplemented with screening material which creates a visual barrier that is 100% opaque. Grass, sod, lawn or turf shall not be considered an acceptable plant for use within any landscaped bufferyards.

The manner of storage of junk shall be arranged in such a fashion that it shall not be higher than the adjacent fence.

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

Any junkyard found to be in violation of this chapter shall be subject, to the enforcement penalties of Part 22 of this chapter and Chapter 13, Part 4, of the Frazer Township Code of Ordinances, Junkyards, as amended.

Such uses shall be located at least 100 feet from all property lines. All outdoor kennel facilities including, but not limited to, runs, pens, coops and similar facilities, shall have a minimum setback of 200 feet from all property lines.

The minimum lot area required for the use shall be five acres.

The kennel shall be located within a completely enclosed building and shall be soundproofed to minimize noise impact on adjacent properties.

All outdoor kennel facilities (including, but not limited to, runs, pens, coops and similar facilities) shall be:

The kennel shall be licensed by the Commonwealth of Pennsylvania, and compliance with all applicable rules and regulations of the Commonwealth of Pennsylvania and Allegheny County Health Department shall be maintained.

At no time shall the animals be permitted to run loose on the property other than in a completely enclosed area as described in § 27-1533.4 above.

This use shall be subject to periodic inspections to insure compliance with the conditions of approval.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The maximum building height shall be 60 feet.

There shall be adequate provision for ingress and egress to all parking and loading spaces designed for use by employees, customers, delivery services, sales people and/or the general public. Where a parking or loading area does not abut on a public right-of-way, or private alley or access, there shall be provided an access drive of not less than 12 feet in width per directional lane of traffic; and not less than 16 feet in width in all cases where the access is to storage areas or required loading and unloading spaces.

Directional traffic control signs are permitted and shall comply with the regulations of the Federal Highway Administration and PennDOT.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The facility and use shall be licensed by the appropriate departments and/or agencies of the Commonwealth of Pennsylvania. Said valid license and all appropriate documentation shall be submitted to the Township.

The facility and use shall be conducted in a manner that does not violate any provisions of this chapter or any other Federal, State, County, Township statute, law, regulations, ordinance and/or resolution.

The facility and use shall be staffed during all hours of operation by personnel licensed by the Pennsylvania Department of Health.

The applicant shall provide a community impact analysis consisting of the following information:

Side and rear bufferyards shall be maintained in accordance with Bufferyard 1 as defined in § 27-1626.3.A.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

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

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

Mineral removal shall be prohibited in watersheds or rivers or streams now or hereafter designated by the Pennsylvania Fish Commission as a Wilderness Trout Stream, by the DEP as part of the Scenic Rivers System or designated under the Federal Wild and Scenic Rivers Act.

No mineral removal shall be conducted within: (A) 300 feet of any public or private building, school, church, community or institutional building, commercial building, public park or private recreation area; (B) 100 feet of the outside right-of-way line of any public or private street, except where access roads or haulage roads join the right-of-way line and where the appropriate State or Federal agency having jurisdiction over the conduct of mineral removal operations shall permit it in accordance with the law; (C) 100 feet of a cemetery; and/or (D) 300 feet of an occupied dwelling, unless the consent of the owner has been obtained in advance of the filing of the application for zoning approval.

No mineral removal shall be conducted which will adversely affect any publicly owned park or places included in the National Register of Historic Sites, unless approved by the governmental agency with jurisdiction over the park or historic site.

The applicant shall present expert testimony to demonstrate that the proposed mineral removal operation will not adversely affect any of the following:

The applicant shall present expert testimony to demonstrate that the use of explosives, if proposed, shall not cause injury to any adjacent structures or shall not substantially diminish underground water resources.

If blasting is to be undertaken, seismographs shall be placed on the site of the operation as required by the Pennsylvania Department of Environmental Protection during all times when blasting is performed which shall be monitored by an independent engineering consultant whose credentials are acceptable to the Township and whose fee is paid by the applicant.

The applicant shall provide reclamation plans for the site that demonstrate that the condition of the land after the operation is completed will allow economically and ecologically productive uses of the type permitted in the district in which the site is located. Acceptance of the reclamation plan shall not constitute approval of any aspect of any future development plan.

The applicant shall show the proposed routes of all trucks to be utilized for hauling and the estimated weights of those trucks as part of a traffic impact study performed in compliance with the provisions of the Subdivision and Land Development Ordinance [Chapter 22]. The applicant shall show evidence of compliance with designated weight limits on State, County and Township roads and shall design the hauling routes for the mineral removal operation to minimize the impact on local streets within the Township. The designated hauling route shall be subject to approval by the Township. In order to exceed the Township's street and/or bridge weight limits, the applicant must provide financial security for the streets and/or bridges included in the designated hauling route and execute a road maintenance agreement, as required by § 15-305 of Chapter 15 of the Frazer Township Code of Ordinances, Motor Vehicles and Traffic, as amended.

The operator shall post a bond in favor of the Township and in a form and amount acceptable to the Township prior to beginning operations to guarantee restoration of Township streets which may be damaged during the mineral removal operations.

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

The applicant shall comply with all applicable State and Federal regulations and shall show evidence of obtaining the required State and Federal permits, including proof of insurability, before initiating any work and shall maintain the required permits throughout the duration of all operations. Any suspension or revocation of the required State or Federal permits shall constitute a violation of this chapter.

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

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

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

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Applications for mixed use development in the YRO District including residential uses, shall be submitted in accordance with the Township Planned Residential Development Regulations contained at Part 14 of this chapter.

To ensure public health and safety, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public health and safety, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Each dwelling unit shall have at least two off-street parking spaces.

Each multi-family structure shall provide one additional visitor parking space, off-street, within 200 feet of the structure.

Areas of the property not occupied by a structure or parking area shall be landscaped and maintained as per the provisions of § 27-1627.

Structures within 75 feet of the perimeter property line shall be screened from the adjacent property(ies), such buffer to be a minimum of six feet in height.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The nightclub operations shall cease between the hours of 2:00 a.m. and 7:00 a.m. prevailing time (unless more restrictive nonoperating hours are established by the Board of Supervisors in its conditional use decision), and the establishment shall not be open to the public during those hours.

The owner and operator of the facility shall provide private security at a ratio of one private security guard for every 25 guests, unless another ratio is established by the Board of Supervisors in its conditional use decision.

All nightclub operations shall be conducted within an enclosed building, and all doors and windows shall remain closed during the hours that the nightclub is open for operation.

The facility entrances and exits (excluding emergency exits) which face adjacent residential dwellings and/or residential zoned properties shall have a vestibule with a second door to minimize noise impacts to adjacent residential dwellings and properties.

No nightclub shall be permitted within 500 feet of an adult oriented business and/or another nightclub, as measured from lot line to lot line.

The nightclub operations shall not cause or create a nuisance including, but not limited to, excessive noise levels.

The owner and operator shall provide the Township, the police department and the Township volunteer fire departments with a floor plan of the facility drawn to scale and which clearly delineates all rooms and improvements, all points of ingress and egress within the facility, and all emergency exits and an interior circulation plan indicating the flow of traffic on the site and primary point or points of vehicular access.

To ensure public health and safety, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum lot area required for a nursing home shall be one acre.

The applicant shall file a detailed statement of intent describing the proposed use of the dwelling or building, which statement shall detail the proposed number and nature of the anticipated occupants.

Where applicable, a license or certification shall be obtained from the Commonwealth of Pennsylvania or County prior to the issuance of a certificate of occupancy. In the event that an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Board of Supervisors that the proposal satisfies a demonstrated need and will be conducted in a responsible manner without detriment to surrounding properties.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Safe vehicular access and areas for discharging and picking up patients shall be provided.

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

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Any article or material authorized to be stored outside an enclosed structure shall be buffered by six-foot high opaque fencing, planting, earthen mounds or existing topography to assure that it cannot be seen from adjoining public streets or adjacent residential uses or residentially zoned properties and to assure no adverse effect on adjacent properties.

No outdoor storage shall be permitted in the required yard and setback areas.

Toxic or volatile chemicals shall not be stored outside an enclosed structure.

All organic rubbish or waste materials shall be stored in airtight vermin-proof containers.

Outdoor storage shall not include operable and/or inoperable vehicles including, but not limited to, automobiles, buses, motorcycles and similar machines.

Outdoor storage shall not be visible from the primary entrance of any commercial use.

Access driveways to outdoor storage shall be paved with a minimum of two inches of slag or stone.

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Primary facades and entries shall front adjacent roads or public walkways.

Lot lines shall provide a ten-foot wide landscaped bufferyard. Bufferyards shall be planted with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground cover.

The location and orientation of loading and service areas shall be coordinated to minimize conflicts of vehicular and pedestrian circulation.

Buildings and structures shall be designed to minimize conflicts between uses.

Loading areas shall not be visible from any office use.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Applications for quadplexes in the YRO District shall be submitted in accordance with the Township Planned Residential Development Regulations contained at Part 14 of this chapter.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Recreation facility uses are specifically limited to the following:

Any such use shall comply with the requirements of the Subdivision and Land Development Ordinance [Chapter 22].

Lighting shall be oriented away from adjacent properties and shall not exceed one-foot candle of illumination at the property lot line. The maximum height of freestanding exterior lighting standards shall not exceed 20 feet.

No such use shall generate noise in excess of 75 dB(A) at the lot line between the hours of 10:00 p.m. and 7:00 a.m., prevailing time. For purposes of this section, this noise reduction shall be measured from any lot line of property owned by a person or entity other than the owner of the subject recreation facility. Outdoor speakers shall be not be used between the hours of 10:00 p.m. and 7:00 a.m., prevailing time, unless another time period is established by the Board of Supervisors as part of its conditional use decision. The volume and direction of the outdoor speakers shall be regulated to minimize impact on adjacent properties.

In addition to the requirements of the underlying zoning district in which the recreation facility is proposed to be located, a recreation facility shall also comply with the requirements of Part 16 of this chapter (Supplemental Regulations), Part 17 (Signs) and Part 18 (Off-Street Parking and Loading).

The use shall have frontage on and direct vehicular access to an arterial or collector street, as defined by the Subdivision and Land Development Ordinance [Chapter 22].

Adequate sanitary facilities shall be provided that are available for public use.

The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide adequate access for emergency vehicles.

Any outdoor facility within 300 feet of an existing dwelling shall cease operations by no later than 10:00 p.m., prevailing time, unless another time period is established by the Board of Supervisors as part of its conditional use decision.

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

The location of buildings and structures shall be designed to minimize impact on adjacent residential properties.

Any recreation facility in existence in the Township prior to January 10, 2008, may continue and shall not be required to comply with the requirements of this § 27-1549 to the extent of the scope of nature of the use existing as of that date. Any such facility may be expanded without having to obtain conditional use approval pursuant to § 27-1549 provided said expansion:

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

Loading areas shall not be visible from a public right-of-way or an adjacent residence. A landscaped bufferyard of a minimum of 25 feet in width shall be provided adjacent to all existing residences. Bufferyards shall be landscaped with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers. Grass, sod, lawn or turf shall not be considered an acceptable plant for use within landscaped bufferyards.

Outdoor storage of foods and/or materials shall not be permitted.

The building height of a research and development facility shall be compatible with the height of buildings on adjacent lots.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

Separate conditional use approval for the restaurant(s) in a resort facility shall not be required provided that the subject restaurant(s) comply with the requirements of § 27-1552 of this chapter, regarding specific conditional use criteria for restaurants.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

No less than 75% of the floor area to which the customer has access shall be devoted to sit-down dining tables.

The operator, business and use shall comply with any and all Federal, State, County and Township laws, statutes, ordinances and regulations.

The operator, business and use shall obtain and maintain all necessary Federal, State, County and Township permits and approvals.

No portion of the facility shall be used for a dance floor except in the portion of the facility utilized for a banquet facility (subject to the requirements set forth below).

Live entertainment shall be prohibited, unless provided in a portion of the facility utilized for a banquet facility (subject to the requirements set forth below) or as specifically permitted by the Board's conditional use decision for an individual development. For purposes of this subsection, television viewing of sporting events shall not be considered live entertainment.

Restaurants with a drive-through facility shall comply with the following requirements:

A portion of the restaurant may be utilized for a banquet facility provided that the banquet facility complies with the following requirements:

A portion of the restaurant may be used for an amusement arcade provided that the amusement arcade complies with the following requirements:

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

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

Lot lines shall provide a fifteen-foot wide landscaped bufferyard. Bufferyards shall be planted with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers.

A minimum eight-foot fence with a self-latching gate shall be placed on the interior side of each bufferyard. The fence shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque.

The maximum building height shall be 20 feet.

The minimum distance from the end of any storage building to the end of any adjacent storage building shall be 20 feet.

The maximum length of any storage building shall be 200 feet.

The maximum size of any storage unit shall be 14 feet wide, 40 feet deep and one story and no more than 20 feet in height. If storage units are placed back-to-back, the maximum width of the building shall not exceed 40 feet.

No outdoor storage shall be permitted on the lot.

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

No business activity other than rental of storage units shall be conducted on the premises.

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

The design of the storage building shall be sealed by an architect.

No signs shall be placed on the buildings or on their rooftops.

One business identification sign shall be permitted which complies with the requirements of this chapter for the zoning district in which the use is located.

No hazardous materials or substances shall be permitted to be stored in the storage buildings other than those permitted by Township regulations. Both the landlord and the tenants of the storage buildings shall be responsible for the prevention of the storage of hazardous materials or substances in the storage buildings that would be beyond the allowance of the Township Construction Code [Chapter 5, Part 1].

A minimum of one fire hydrant shall be provided within 500 feet of each building utilized for a self-storage facility subject to the approval of the number and location of hydrants by the Township, and the facility shall otherwise comply with the Township Construction Code [Chapter 5, Part 1].

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

Buildings shall be so situated or screened so that the visibility of access doors is minimized from adjacent streets.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required only if the proposed development satisfies one of the criteria under § 27-1628.1 of this chapter.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yards(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

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

Lot lines shall provide a landscape bufferyard to the extent required by this chapter. Bufferyards shall be planted with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers and shall otherwise comply with the requirements of this chapter.

A fence, with a minimum height of eight feet and a self-latching gate, shall be placed on the interior side of each bufferyard. The design of the fence shall compliment the building(s) on the subject property.

The maximum building height shall be 20 feet.

The minimum distance from the end of any storage building to the end of any adjacent storage building shall be 20 feet.

The maximum length of any storage building shall be 200 feet.

The maximum size of any storage unit shall be 14 feet wide, 40 feet deep and one story and no more than 20 feet in height. If storage units are placed back-to-back, the maximum width of the building shall not exceed 40 feet.

No outdoor storage shall be permitted on the lot.

No illegal goods or materials shall be stored on the lot.

The clear sight triangle requirements of § 27-1604 of this chapter shall be complied with.

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

No business activity other than rental of storage units shall be conducted on the premises.

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

The design of the storage building shall be sealed by an architect.

No signs shall be placed on the buildings or on their rooftops.

One business identification sign, in the form of a ground sign, shall be permitted on the lot, provided that such sign complies with the requirements of this chapter for the zoning district in which the use is located.

No hazardous materials or substances shall be permitted to be stored in the storage buildings other than those permitted by the Township Construction Code [Chapter 5, Part 1]. Both the landlord and the tenants of the storage buildings shall be responsible for the prevention of the storage of hazardous materials or substances in the storage buildings that would be beyond the allowance of the Township Construction Code [Chapter 5, Part 1].

A minimum of one fire hydrant shall be provided within 500 feet of each building utilized for self-storage facility limited subject to the approval of the number and location of hydrants by the Township, and the facility shall otherwise comply with the Township Construction Code [Chapter 5, Part 1].

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

Buildings shall be so situated or screened so that access doors are not facing adjacent streets.

To ensure public safety and health, the site shall be served by and connected to a public water system at the cost of the landowner and/or developer.

Lighting levels visible from an adjacent lot line of a residential use or residential zoning district shall be reduced to at least half of the maximum permitted footcandles between 10:00 p.m. and 6:00 a.m., prevailing time. As part of its decision, the Board of Supervisors may further regulate outdoor lighting for the facility in order to prevent adverse impacts on adjoining properties.

A self-storage facility limited shall be provided as an incentive conditional use in the CPO Corridor Perimeter Overlay District and YRO Yutes Run Overlay District, provided the following criteria are met:

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The minimum front and/or side yard setbacks shall be increased 15 feet from that which is defined by this chapter when such yard(s) abut(s) Yutes Run Road, Butler Logan Road and/or Riddle Run Road.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood and/or land uses from inappropriate dust and other disturbances.

University/college shall have a maximum of two points of ingress/egress to a collector or arterial road.

Light fixtures for the illumination of parking and service areas shall be designed to minimize illumination levels to zero footcandles when measured from an adjacent lot line. Lighting levels shall be reduced by 1/2 their standard operating power between 11:00 p.m. and 6:00 a.m.

At no time shall any training activities and/or supply materials be permitted to be stored outdoors.

For parking demands greater than 300 automobiles, additional setbacks, screening and buffering of off-street parking and loading areas may be required to be provided in order to protect the surrounding neighborhood from inappropriate noise, dust, light and other disturbances.

The owner and operator of the facility shall incorporate best management practices (BMPs) for erosion and sedimentation control as described in the DEP Erosion and Sediment Pollution Control Program Manual (March 2012, as amended), and stormwater management as described in the DEP Stormwater Best Management Practices Manual (December 2006, as amended) in order to minimize nonpoint pollution from the activity. The applicant shall submit a report describing the BMPs that will be used on the site and notify the Township whenever a change is made to those BMPs. Whenever a change is made to the BMPs used on the site, the owner and operator shall certify that the new BMPs provide equal or greater pollution prevention protection than the former management practice.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from appropriate dust and other disturbances.

An additional 10 feet of yard setback with landscape buffering a minimum of six feet in height for off-street parking and loading areas shall be provided.

Any outdoor storage conducted on the lot shall comply with the regulations for outdoor storage as defined in § 27-1544.

A warehouse shall have one point of ingress and egress to an arterial or collector street.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids shall be permitted.

The owner(s) and operator(s) of such facilities shall be responsible for the conduct and safety of employees or visitors and shall be available to respond to inquiries and promptly quell any disturbances caused by employees and visitors.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

A traffic impact study as specified in § 27-1628 of this chapter shall be required.

The ground surface of off-street parking and loading spaces shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from appropriate dust and other disturbances.

An additional 10 feet of yard setback with landscape buffering a minimum of six feet in height for off-street parking and loading areas shall be provided.

Any outdoor storage conducted on the lot shall comply with the regulations for outdoor storage as defined in § 27-1544.

A wholesale facility shall have one point of ingress and egress to an arterial or collector street.

No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids shall be permitted.

The owner(s) and operator(s) of such facilities shall be responsible for the conduct and safety of employees or visitors and shall be available to respond to inquiries and promptly quell any disturbances caused by employees and visitors.

To ensure public safety and health, the site shall be served by and connected to a public sewer system and public water system at the cost of the landowner and/or developer.

In addition to all other required application materials, the applicant shall provide the Township with a narrative describing the proposed wind farm, including: an overview of the project; the project location; the approximate generating capacity of the wind farm; the number, representative types and height of the windmills to be constructed, including their generating capacity, dimensions and respective manufacturers, and a description of ancillary features.

The applicant shall provide a copy of the application materials to the Township emergency service providers, including the responsible police department, Township-designated emergency medical services provider and the volunteer fire departments located within the Township. Prior to the issuance of a building permit for the wind farm, the applicant shall provide the Township with an emergency response plan for the wind farm that has been developed with and approved by the above emergency service providers. The applicant shall coordinate implementation of this emergency response plan for the wind farm with the above emergency service providers.

The applicant shall demonstrate that it is received all necessary Federal, State, County and licenses, permits and approvals to operate a wind farm and related windmills.

The design of the wind farm and related windmills shall conform to applicable industry standards, including those of the American National Standards Institute. The applicant shall submit certificates of design compliance obtained by the equipment manufacturers from Underwriters Laboratories, Det Norske Veritas, Germanishcer Lloyd Wind Energies, and/or other similar certifying organizations.

The wind farm and related windmills shall comply with the Township Construction Code [Chapter 5, Part 1].

All wind farm facilities shall be equipped with a redundant braking system. This includes both aerodynamic overspeed controls (including variable pitch, tip and other similar systems) and mechanical brakes. Mechanical brakes shall be operated in a fail-safe mode. Stall regulation shall not be considered a sufficient braking system for overspeed protection.

All electrical components of the wind farm shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards. Any electrical equipment associated with a wind farm shall be located under the sweep area of a windmill blade.

The exterior surface of any visible components of a wind farm shall be nonreflective, and of a nonobtrusive and neutral color (such as white or off-white). Windmills and related facilities of a wind farm located within one mile of each other must be of uniform design, including tower type, color, number of blades, and direction of blade rotation.

Windmills shall be of monopole construction to the greatest extent possible. If monopole construction is not possible, then a windmill must be of freestanding construction to the greatest extent possible. If monopole or freestanding construction is not possible, then a windmill may be guyed.

No signs or lights shall be mounted on a wind farm facility or related windmill, except: (A) those required by the Federal Aviation Administration or other governmental agency which has jurisdiction; and (B) a clearly visible warning sign concerning voltage must be placed at the base of all pad-mounted transformers and substations. Visible, reflective, colored objects, such as flags, reflectors, or tape shall be placed on the anchor points of any guy wires and along the guy wires up to a height of 15 feet from ground level.

All on-site electric and other utility lines associated with a wind farm shall be buried underground.

Windmills shall not be climbable up to 15 feet above ground level. All windmills shall be fitted with any anti-climbing devices recommended by the windmill manufacturer for the type of installation proposed. All access doors to windmills and electrical equipment shall be locked or fenced, as appropriate, to prevent entry by nonauthorized persons.

The minimum lot size for a wind farm shall be five acres.

The applicant shall demonstrate that the proposed height of the proposed windmill(s) is the minimum structure height necessary to perform its function. The maximum structure height of a windmill shall be 100 feet, measured from ground level to the highest point of the blade and/or structure; provided, however, that such height may be increased by no more than an additional 100 feet as long as an independent, certified engineer retained as provided herein expresses an opinion that the additional height is necessary for the proposed windmill(s) to perform its function. Regardless of height, all windmills shall remain subject to the setback requirements contained in this section.

The blade of a windmill shall be located at least 30 feet above the adjacent ground level.

The wind farm, windmills and related facilities shall comply with the following setback requirements. For the purposes of this section, "nonparticipating landowner" shall mean any landowner except those on whose property all or a portion of a wind farm is located, and "occupied building" shall mean a residential dwelling, school, hospital, place of worship, public library or other building used for public gathering that is occupied or in use when the conditional use application is filed.

Windmills shall be separated from each other by a sufficient distance so that one windmill does not interfere with another windmill.

All equipment buildings and electrical/mechanical equipment related to the wind farm shall comply with the yard, setback, height and other requirements and restrictions applicable to a principal structure located in the same zoning district and shall be enclosed with a six-foot fence. The exterior of this fenced area shall be landscaped so as to screen the equipment building and electrical/mechanical equipment from abutting properties.

Audible sound and noise from a wind farm and its related facilities shall not exceed 60 dBA, as measured at the exterior of any occupied building or a nonparticipating landowner's property. Methods of measuring and reporting acoustic emissions from wind farms and windmills shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1, latest edition, titled Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier, as amended and revised.

The owner and operator of the wind farm shall take such reasonable steps as are necessary to prevent, mitigate and eliminate windmill shadow flicker on occupied buildings and the property of nonparticipating landowners.

The owner and operator of the wind farm shall take such reasonable steps as are necessary to prevent, mitigate and eliminate any disruption or loss of radio, telephone, television or similar signals.

The applicant, owner and/or operator of the wind farm shall maintain a current general liability insurance policy covering bodily injury and property damage with limits of at least $1,000,000 per occurrence and $1,000,000 in aggregate covering the wind farm and all facilities related thereto. A certificate of insurance evidencing this general liability insurance coverage shall be submitted to the Township in a form acceptable to the Township Solicitor.

If a wind farm or individual windmill remains unused for a period of 12 consecutive months, then the owner and operator shall, at its expense, dismantle and remove the wind farm or subject windmill within six months of the expiration of such twelve-month period. The owner and operator shall also comply with the following requirements:

Any physical modification to an existing and permitted wind farm that materially alters the size, type and number of windmills or other equipment, except a like-kind replacement, shall require the developer to apply for and obtain conditional use approval.

Access to the wind farm shall be provided in accordance with the standards of Part 6 of the Subdivision and Land Development Ordinance [Chapter 22]. The standards, requirements and restrictions of Part 6 of the Subdivision and Land Development Ordinance [Chapter 22] shall apply regardless of whether or not the wind farm, windmill(s) and/or related facilities are considered to constitute a subdivision and/or land development.

The applicant shall demonstrate the number of off-street parking requirements needed for the wind farm by providing the Township with a traffic/parking study prepared by a qualified traffic/parking engineer demonstrating the need for off-street parking based upon specific accepted engineering principles and manuals.

The proposed use will not endanger the public health, safety or welfare if located where proposed, and that the use will not deteriorate the environment or generate nuisance conditions such as traffic congestion, noise, dust, smoke, glare or vibration.

The proposed use meets all applicable dimensional and lot and yard regulations for the I Industrial District, all other express standards and criteria for comparable uses, and any requirements of this chapter for the I Industrial District.

The proposed use is harmony with the area in which it is proposed.

The proposed use is an appropriate use on the proposed site.

The proposed use is in compliance with all other standards of this chapter and all other Township ordinances.

The applicant shall establish compliance with the following criteria and any other applicable provisions of Part 15 of this chapter, as well as § 27-1623 ("Performance Standards") of the Frazer Township Code of Ordinances, except to the extent that those provisions conflict with the Pennsylvania Oil and Gas Act, 58 Pa.C.S.A. § 2301 et seq.

Natural Gas Compressor Stations shall be located a minimum of 750 feet from the nearest existing building or 200 feet from the nearest lot line, whichever is greater, unless waived by all owner(s) of the building(s) or the owner(s) adjoining lot(s) located within the applicable minimum distance.

The noise level of a Natural Gas Compressor Station shall not exceed a noise standard of 60dbA at the nearest property line or the applicable standard imposed by Federal law, whichever is less.

The applicant shall comply with all provisions of the Oil and Gas Act.

Any provision or part thereof contained herein which conflicts with the Oil and Gas Act shall be inapplicable only to the extent of such conflict.

The applicant shall establish compliance with the following criteria and any other applicable provisions of Part 15 of this chapter, as well as § 27-1623 ("Performance Standards") of the Frazer Township Code of Ordinances, except to the extent that those provisions conflict with the Pennsylvania Oil and Gas Act, 58 Pa.C.S.A. § 2301 et seq.

Natural Gas Processing Plants shall be located a minimum of 750 feet from the nearest existing building or 200 feet from the nearest lot line, whichever is greater, unless waived by all owner(s) of the building(s) or the owner(s) adjoining lot(s) located within the applicable minimum distance.

The noise level of a Natural Gas Processing Plant shall not exceed a noise standard of 60dbA at the nearest property line or the applicable standard imposed by Federal law, whichever is less.

The applicant shall comply with all provisions of the Oil and Gas Act.

Any provision or part thereof contained herein which conflicts with the Oil and Gas Act shall be inapplicable only to the extent of such conflict.