Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

Granaries, sawmills, and similar agriculturally related activities.

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s).

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

A solar energy system may be roof-mounted or ground-mounted.

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection A(10)(c) through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy systems shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[2] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electrical Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies.

The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturers and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

That a minimum of five contiguous acres be available for the project.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

Along all property lines adjacent to a residential use, screening shall be provided.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

The course shall be comprised of at least nine holes.

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

Minimum area occupied, maintained and operated as the golf course shall not be less than 100 contiguous acres for a nine-hole course or 180 contiguous acres for an eighteen-hole course. The area of any golf course shall be delineated on the conditional use plan and shall include the area of all greens, all tees, all fairways, typical and/or delineated rough areas, and cart path alignments necessary to reasonably play the course. Easements over private property may be included to allow errant ball retrieval (which easements shall not be included in the area of the golf course) and cart path alignment connections.

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

A clubhouse, pro shop, pool, pool house, driving range and tennis courts shall be permitted. New facilities and any extensions and additions to any such facilities in existence prior to the effective date of this provision shall be a minimum of 150 feet from any existing exterior perimeter property line of the proposed golf course or country club property.

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

No outdoor storage of maintenance equipment shall be permitted.

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

The applicant shall provide documentation, prepared by a professional engineer or geologist, that no well within the radius of influence, or, at a minimum, within 1/4 mile of any water source, will be adversely impacted by the water usage for the golf course(s).

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.

Golf cart crossings.

Signs and advertising structures.

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Any new country club or golf course involving expanded use facilities, or expansion of an existing country club or golf course to include expanded use facilities, shall be subject to setbacks of 150 feet where the expanded facilities are to be developed.

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

Any site shall occupy a lot area of not less than 10 acres and no building shall be erected within 100 feet of a public road or lot line.

The maximum length of any building shall not exceed 150 feet. Distance between buildings shall not be less than 25 feet.

There shall be a minimum of two points of ingress and egress.

All camps shall have a sewage disposal system and water supply system approved by the State Department of Environmental Protection.

Common open space. All trailer camps shall provide not less than 20% of the total land area for common open space purposes. Common open space shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located and easily accessible to all campers.

Lot size and park density. Each trailer lot shall be a minimum of 50 feet wide and 60 feet deep. The park density shall not exceed 15 trailers per gross acre.

Setback. No trailer, tent, building, etc. shall be located closer than 15 feet to any internal street.

The principal farming operation on which the farm market is proposed to be located shall contain a minimum of 20 acres.

The farm market building shall be of one-story and not exceed 3,000 square feet of floor area.

The farm market building shall be set back a minimum of 75 feet from the street right-of-way and be located no closer than 50 feet from the side and rear property lines.

Each application shall be accompanied with a report listing the products to be sold consistent with the farm market definition.

Along each property line which is adjacent to a residential district or existing residence, screening shall be provided as defined in this chapter.

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence, residential district or street.

Each application shall be accompanied with a plan as set forth in § 105-50A(7) and (8) indicating parking and circulation, and landscaping arrangements. Parking spaces as a minimum shall be provided at the rate of seven spaces per 1,000 square feet of floor area.

Each application for a land use permit shall include a parking and circulation plan design in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

A landscaping plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the installation of all landscaping and screening according to the approved landscaping plan. The proposed landscaping plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

Primary use of the building shall remain residential.

The quarters to be utilized by the guests and the occupants of the premises shall be in the principal residential structure. Separate structures, accessory buildings and garages are not permitted to be used as living units or sleeping rooms.

One off-street parking space shall be provided for each sleeping area designated for guests.

Serving of meals to overnight guests shall be limited to breakfast only.

Each room that is designated for guest occupancy must be provided with a smoke detector.

No exterior modification or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for operations living quarters only, necessary to accommodate the change of use to bed-and-breakfast inn.

No more than two signs shall be placed upon the premises of this use, unless such property fronts on more than one street, in which event two additional signs may be erected on each additional street frontage. The size of these signs shall not exceed 10 square feet in sign area for each sign.

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(8)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

The actual landfill area shall comply with the following minimum setback requirements:

The storage, maintenance and repair of motor vehicles and collection containers operated by the landfill for the collection and transport to the site of the landfill by its local hauling company involved in the collection of solid waste legally acceptable by the landfill shall be accepted as a use accessory to the landfill activities; provided, however, all such activities shall be subject to all of the terms and conditions otherwise applicable to the ownership and operation of the landfill itself.

Screening, as follows shall be provided by the owner along all of the property and street boundary lines separating the landfill from adjacent uses. If the proposed screening is to be in the form of vegetation, the following standards shall apply.

The following security measures shall be provided:

The landfill shall have an adequate number of employees to operate in accordance with Section 26, Chapter 75 of the State Solid Waste Managements Rules and Regulations.

The landfill shall have posted, in a conspicuous location, the days and hours of operation.

A washdown facility shall be provided to clean off refuse vehicles prior to their entry onto the public road. However, all mud or debris shall be kept off the public road and adjoining lands.

An operations plan shall be provided for all landfill operations which shall include the following:

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less shall be provided and include the following items:

A vicinity plan drawn at suitable scale shall be provided indicating the following:

The provisions of § 105-51E of this chapter relevant to performance standards procedures shall apply to sanitary landfill operations.

Surface mining operations shall include sandpits, gravel pits, peat bogs, removal of topsoil or rock, or the removal of any natural resource or mineral from the land or ground.

An individual, corporation or entity, proposing such activity shall verify compliance with the licensing requirements by the Pennsylvania Department of Environmental Protection.

The land shall be proven to contain mineral deposits of a demonstrable economic value.

Surface mining operations shall comply with the following minimum setback requirements:

Stockpiling shall not be conducted closer than 200 feet to any property line or public road.

All extraction, processing and stockpiling operations shall be screened as defined in this chapter and a plan of such screening shall be submitted to the Township prior to conditional use approval. If the proposed screening is to be in the form of vegetation, the following standards shall apply:

The following security measures shall be provided:

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less, shall be provided and include the following items:

A traffic circulation plan drawn at a suitable scale shall be provided indicating the following:

An operation plan shall be provided for all surface mining operations and shall include the following:

The provisions of § 105-51E of this chapter relevant to performance standards procedure shall apply to surface mining of sites.

Such facility with a tower shall be subject to minimum lot size of 60,000 square feet; minimum yard requirements of 50 feet to all property lines, and maximum height of a freestanding tower at 200 feet and of any building at 40 feet.

If the tower is attached to an existing structure or building, this facility shall be subject to a maximum height of 50 feet above this structure or building.

The following buffer plantings shall be located around the perimeter of the security fence:

An eight-foot-high security fence shall completely surround the tower (and guide wires if used) and equipment building.

The tower shall be designed and constructed to all applicable standards of the American National Standards Institute, ANSI/EIA 222-E manual, as amended.

A soil report complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA 222-E, as amended, shall be submitted to the Township Supervisors to document and verify the design specifications of the foundation for the tower and anchors for the guide wires if used.

Towers and antennae shall be designed to withstand wind gusts of at least 100 miles per hour.

An antenna may not be located on a building or structure that is listed on a national or state historic register or is in an existing or eligible historic district.

It shall be fully automated and unattended on a daily basis and shall be visited only for periodic maintenance and emergency repair.

Elevations of existing and proposed structures showing all dimensions for antennae, tower and equipment shall be presented.

Compliance with all federal and state laws and regulations concerning aviation safety shall be demonstrated consistent with § 105-15 of this chapter.

If this use is adjacent to a residential district or dwelling or public grounds and buildings, the setback from any property line shall be a distance of at least that equal to the height of the tower.

If this use is abandoned for a two-year period, the entire facility shall be removed.

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage animals for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a nutrient management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

Required setbacks.

Tower height.

Maximum sound levels.

Equipment certification.

Access limitations.

Accessory use prohibitions.

Abandonment.

Agricultural equipment sales and service facilities, subject to the following criteria:

For purposes of this § 105-6B(14), "facility" shall be the portion of the property being utilized for agricultural equipment sales and service and shall include the area of display as well as associated buildings and parking but shall not include any area(s) utilized for stormwater management.

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

Granaries, sawmills, and similar agriculturally related activities.

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s).

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

The primary purpose of the facility shall be to provide higher learning opportunities to the community.

The campus shall perpetually consist of two or more buildings on a minimum of 50 contiguous acres, which shall not be subdivided for the purpose of expanded uses identified herein.

The campus shall remain under single ownership.

The campus may provide the following amenities intended to primarily serve the student and staff population:

The following business activities (expanded uses) may be permitted on campus to supplement the primary educational use of the facility and, in that capacity, may provide products and/or services to the general public. In the event the primary higher learning campus closes or ceases to operate, all expanded use activities shall similarly cease operations. The lessor shall incorporate language to this effect into all lease agreements.

Expanded use activities shall be subject to a minimum setback of 150 feet from any exterior perimeter campus property line. Said setback shall apply to buildings, parking, and all other facilities and activities associated with the business use.

Expanded use activities shall comply in all respects with the screening, landscaping and lighting requirements of the Greene Township Subdivision and Land Development Ordinance.[4]

Cumulative square footage of floor space for all expanded use activities shall at no time exceed 50,000 square feet for every 50 acres of designated campus area.

Off-street parking and loading facilities for expanded use activities shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate.

Signs which display or otherwise indicate the availability of facilities and services of any expanded use shall not be visible beyond the boundary of the campus property.

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

Sidewalks and/or pedestrian paths shall be provided to safely and conveniently interconnect all facilities for a walkable campus. Adequate lighting and accessibility considerations shall be provided along said sidewalks and paths for security and safe passage of all pedestrians.

All campus facilities shall be connected to and served by centralized water and sanitary sewage systems.

Vehicular access shall be provided by a minimum of two full and direct points of access to a public road(s). Circulation within the campus, including design and construction of all vehicular thoroughfares, shall be subject to an approved parking and circulation plan per this chapter and shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.

Prior to locating on campus, each proposed expanded use shall submit an individual land use permit application to the Township Zoning Officer for review. Upon review, the Zoning Officer shall determine the applicability of the use per this section of the chapter and shall further determine whether any additional permits and/or documentation shall be required for approval prior to occupancy, including, but not limited to, a building permit, land development plan approval, and/or parking and circulation plan approval.

A solar energy system may be roof-mounted or ground-mounted.

There is no limit to the number of modules and arrays installed on each property that compromise a solar energy system, except for the restrictions contained herein in Subsection A(14)(c), through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy systems shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act of 1999, as amended,[6] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electrical Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturers and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with prevailing sign regulations.

Public input.

Easements.

That a minimum of five contiguous acres be available for the project.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

Along all property lines adjacent to a residential use, screening shall be provided.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

The course shall be comprised of at least nine holes.

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

Minimum area occupied, maintained and operated as the golf course shall not be less than 100 contiguous acres for a nine-hole course or 180 contiguous acres for an eighteen-hole course. The area of any golf course shall be delineated on the conditional use plan and shall include the area of all greens, all tees, all fairways, typical and/or delineated rough areas, and cart path alignments necessary to reasonably play the course. Easements over private property may be included to allow errant ball retrieval (which easements shall not be included in the area of the golf course) and cart path alignment connections.

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

A clubhouse, pro shop, pool, pool house, driving range and tennis courts shall be permitted. New facilities and any extensions and additions to any such facilities in existence prior to the effective date of this provision shall be a minimum of 150 feet from any existing exterior perimeter property line of the proposed golf course or country club property.

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

No outdoor storage of maintenance equipment shall be permitted.

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

The applicant shall provide documentation, prepared by a professional engineer or geologist, that no well within the radius of influence, or, at a minimum, within 1/4 mile of any water source, will be adversely impacted by the water usage for the golf course(s).

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.

Golf cart crossings.

Signs and advertising structures. Signs, displays and other indications of availability of facilities and services shall be erected so as not to be visible beyond the boundary of the country club or golf course property.

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Any new country club or golf course involving expanded use facilities, or expansion of an existing country club or golf course to include expanded use facilities, shall be subject to setbacks of 150 feet where the expanded facilities are to be developed.

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

Any site shall occupy a lot area of not less than 10 acres and no building shall be erected within 100 feet of a public road or lot line.

The maximum length of any building shall not exceed 150 feet. Distance between buildings shall not be less than 25 feet.

There shall be a minimum of two points of ingress and egress.

All camps shall have a sewage disposal system and water supply system approved by the Pennsylvania Department of Environmental Protection.

Common open space. All trailer camps shall provide not less than 20% of the total land area for common open space purposes. Common open space shall be so located as to be free of traffic hazards and should, where the topography permits be centrally located and easily accessible to all campers.

Lot size and park density. Each trailer lot shall be a minimum of 50 feet wide and 60 feet deep. The park density shall not exceed 15 trailers per gross acre.

Setback. No trailer, tent, building, etc. shall be located closer than 15 feet to any internal street.[9]

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast residing in the building as his/her principal residence.

Primary use of the building shall remain residential.

The quarters to be utilized by the guests and the occupants of the premises shall be in the principal residential structure. Separate structures, accessory buildings and garages are not permitted to be used as living units or sleeping rooms.

One off-street parking space shall be provided for each sleeping area designated for guests.

Serving of meals to overnight guests shall be limited to breakfast only.

Each room that is designated for guest occupancy must be provided with a smoke detector.

No exterior modifications or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for the operators living quarters only, necessary to accommodate the change or use to a bed-and-breakfast inn.

No more than two signs shall be placed upon the premises of this use, unless such property fronts on more than one street, in which event two additional signs may be erected on each additional street frontage. The size of these signs shall not exceed 10 square feet in sign area for each sign.

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(10)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

Surface mining operations shall include sandpits, gravel pits, peat bogs, removal of topsoil or rock, or the removal of any natural resource or mineral from the land or ground.

An individual, corporate or otherwise, proposing such activity shall verify compliance with the licensing requirements by the Pennsylvania Department of Environmental Protection.

The land shall be proven to contain mineral deposits of a demonstrable economic value.

Surface mining operations shall comply with the following minimum setback requirements:

Stockpiling shall not be conducted closer than 200 feet to any property line or public road.

All extraction, processing and stockpiling operations shall be screened as defined in this chapter and a plan of such screening shall be submitted to the Township prior to conditional use approval. If the proposed screening is to be in the form of vegetation, the following standards shall apply:

The following security measures shall be provided:

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less, shall be provided and include the following items:

A traffic circulation plan drawn at a suitable scale shall be provided indicating the following:

An operation plan shall be provided for all surface mining operations and shall include the following:

The provisions of § 105-51E of this chapter relevant to performance standards procedure shall apply to surface mining of sites.

The principal farming operation on which the farm market is proposed to be located shall contain a minimum of 20 acres.

The farm market building shall be one-story and not exceed 3,000 square feet of floor area.

The farm market building shall be setback a minimum of 75 feet from the street right-of-way and located no closer than 50 feet from the side and rear property lines.

Each application shall be accompanied with a report listing the products to be sold consistent with the farm market definition.

Along each property line which is adjacent to a residential district or existing residence, screening shall be provided as defined in this chapter.

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence, residential district or street.

Each application shall be accompanied with a plan as set forth in § 105-50A(7) and (8) indicating parking and circulation, and landscaping arrangements. Parking spaces as a minimum shall be provided at the rate of seven spaces per 1,000 square feet of floor area.

Each application for a land use or building permit shall include a parking and circulation plan designed in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

A landscaping plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the installation of all landscaping and screening according to the approved landscaping plan. The proposed landscaping plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)] or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities, which shall be designed and located to serve principally the residents of said community/complex:

The minimum lot size shall be 15 contiguous acres.

The maximum density shall be six dwelling and/or living units per acre of the gross site area, subject to the setback and coverage requirements of this chapter. In the calculation of overall site density, every five beds located within the skilled care center, nursing home or similar hospital situation shall equal one housing unit and shall be included in determining the total number of housing units allowed under the terms of this chapter.

A maximum of 15% of the gross site area shall be used for administrative and/or service facilities.

Every retirement community or retirement home complex shall reserve at least 40% of the gross site area for open space use or active and/or passive recreation.

No group of single-family attached units shall exceed five units. Variety in design and construction is encouraged to enhance appearance and identify units.

The campus shall primarily serve the needs of the retirement-aged person. At least one resident of each household unit shall be at least 55 years old, be the remaining spouse of a deceased resident who was at least 55 years old, or possess some handicap that can be treated within a setting like a retirement community.

The building coverage of the development in this district shall not exceed 40% of the gross site area.

Required setbacks shall be provided for the following uses and/or structures located in a retirement residential community or retirement complex.

Single-family detached, semidetached and attached dwellings shall be constructed no less than 10 feet apart on sides and 40 feet apart when the front or back of a unit faces another unit. Similarly, detached multifamily personal care or apartment buildings, skilled care medical facilities and nonresidential buildings or structures shall maintain an isolation distance of 20 feet from all other buildings or structures.

No building shall be higher than 40 feet in height and in no event shall any building exceed three stories.

Plans for all living and service facilities shall be approved by the applicable local and state agencies, including but not limited to the Department of Labor and Industry and the Department of Health.

The development shall have direct access to a public street or road.

Sidewalks and/or pedestrian paths shall be provided to interconnect all living units with the community service areas, parking lots, dining areas and health-care facilities to be utilized by the residents living therein. Sidewalks, or other forms of clearly marked pedestrian walkways, may be required elsewhere if deemed necessary for the safe and convenient movement of residents within the community. Furthermore, adequate lighting shall be provided along said walks and parking areas for the safe passage of residents and employees.

The design and construction of private streets located within the retirement residential communities or retirement home complexes shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.[10]

All commercial uses shall be strictly related and subordinate to the residential/medical character of the campus and shall serve principally the residents and employees of, or visitors to, the facility. Such uses shall be accessible only via the private street, sidewalk or pathway system of the campus and should be limited in size and scope to that necessary to serve campus residents.

Commercial, medical and recreational uses should be located for the convenience of the residents and designated to encourage pedestrian travel rather than the use of vehicles by residents.

Utilities. Every retirement residential facility or retirement living complex and every nonresidential use shall be supplied with public water and sewer facilities. All telephone, cable and electrical lines shall be installed underground.

Minimum off-street parking and loading requirements. Off-street parking shall be provided for in accordance with the Greene Township Zoning Ordinance.

Signs and advertising structures. Signs indicating the availability of personal service shops as identified in § 105-7B(10)(a)[7] shall only be erected on the interior of the buildings and shall not be visible from the exterior of any building.

Except for the provision of § 105-20A(2) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[11]

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

Granaries, sawmills, and similar agriculturally related activities.

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s).

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

The primary purpose of the facility shall be to provide higher learning opportunities to the community.

The campus shall perpetually consist of two or more buildings on a minimum of 50 contiguous acres, which shall not be subdivided for the purpose of expanded uses identified herein.

The campus shall remain under single ownership.

The campus may provide the following amenities intended to primarily serve the student and staff population:

The following business activities (expanded uses) may be permitted on campus to supplement the primary educational use of the facility and, in that capacity, may provide products and/or services to the general public. In the event the primary higher learning campus closes or ceases to operate, all expanded use activities shall similarly cease operations. The lessor shall incorporate language to this effect into all lease agreements.

Expanded use activities shall be subject to a minimum setback of 150 feet from any exterior perimeter campus property line. Said setback shall apply to buildings, parking, and all other facilities and activities associated with the business use.

Expanded use activities shall comply in all respects with the screening, landscaping and lighting requirements of the Greene Township Subdivision and Land Development Ordinance.[3]

Cumulative square footage of floor space for all expanded use activities shall at no time exceed 50,000 square feet for every 50 acres of designated campus area.

Off-street parking and loading facilities for expanded use activities shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate.

Signs which display or otherwise indicate the availability of facilities and services of any expanded use shall not be visible beyond the boundary of the campus property.

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

Sidewalks and/or pedestrian paths shall be provided to safely and conveniently interconnect all facilities for a walkable campus. Adequate lighting and accessibility considerations shall be provided along said sidewalks and paths for security and safe passage of all pedestrians.

All campus facilities shall be connected to and served by centralized water and sanitary sewage systems.

Vehicular access shall be provided by a minimum of two full and direct points of access to a public road(s). Circulation within the campus, including design and construction of all vehicular thoroughfares, shall be subject to an approved parking and circulation plan per this chapter and shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.

Prior to locating on campus, each proposed expanded use shall submit an individual land use permit application to the Township Zoning Officer for review. Upon review, the Zoning Officer shall determine the applicability of the use per this section of the chapter and shall further determine whether any additional permits and/or documentation shall be required for approval prior to occupancy, including, but not limited to, a building permit, land development plan approval, and/or parking and circulation plan approval.

A solar energy system may be roof-mounted or ground-mounted.

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection A(18)(c) through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy systems shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[5] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electrical Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturers and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

That a minimum of five contiguous acres be available for the project.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

Along all property lines adjacent to a residential use, screening shall be provided.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

The course shall be comprised of at least nine holes.

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

Minimum area occupied, maintained and operated as the golf course shall not be less than 100 contiguous acres for a nine-hole course or 180 contiguous acres for an eighteen-hole course. The area of any golf course shall be delineated on the conditional use plan and shall include the area of all greens, all tees, all fairways, typical and/or delineated rough areas, and cart path alignments necessary to reasonably play the course. Easements over private property may be included to allow errant ball retrieval (which easements shall not be included in the area of the golf course) and cart path alignment connections.

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

A clubhouse, pro shop, pool, pool house, driving range and tennis courts shall be permitted. New facilities and any extensions and additions to any such facilities in existence prior to the effective date of this provision shall be a minimum of 150 feet from any existing exterior perimeter property line of the proposed golf course or country club property.

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

No outdoor storage of maintenance equipment shall be permitted.

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

The applicant shall provide documentation, prepared by a professional engineer or geologist, that no well within the radius of influence, or, at a minimum, within 1/4 mile of any water source, will be adversely impacted by the water usage for the golf course(s).

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.

Golf cart crossings.

Signs and advertising structures. Signs, displays and other indications of availability of facilities and services shall be erected so as not to be visible beyond the boundary of the country club or golf course property.

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

Any new country club or golf course involving expanded use facilities, or expansion of an existing country club or golf course to include expanded use facilities, shall be subject to setbacks of 150 feet where the expanded facilities are to be developed.

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

Primary use of the building shall remain residential.

The quarters to be utilized by the guests and the occupants of the premises shall be in the principal residential structure. Separate structures, accessory buildings and garages are not permitted to be used as living units or sleeping rooms.

One off-street parking space shall be provided for each sleeping area designated for guests.

Serving of meals to overnight guests shall be limited to breakfast only.

Each room that is designated for guest occupancy must be provided with a smoke detector.

No exterior modification or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for the operators living quarters only, necessary to accommodate the change of use to a bed-and-breakfast inn.

No more than two signs shall be placed upon the premises of this use, unless such property fronts on more than one street, in which event two additional signs may be erected on each additional street frontage. The size of these signs shall not exceed 10 square feet in sign area for each sign.

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(7)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)]or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities which shall be designed and located to serve principally the residents of said community/complex:

The minimum lot size shall be 15 contiguous acres.

The maximum density shall be six dwelling and/or living units per acre of the gross site area, subject to the setback and coverage requirements of this chapter. In the calculation of overall site density, every five beds located within the skilled care center, nursing home or similar hospital situation shall equal one housing unit and shall be included in determining the total number of housing units allowed under the terms of this chapter.

A maximum of 15% of the gross site area shall be used for administrative and/or service facilities.

Every retirement community or retirement home complex shall reserve at least 40% of the gross site area for open space use or active and/or passive recreation.

No group of single-family attached units shall exceed five units. Variety in design and construction is encouraged to enhance appearance and identify units.

The campus shall primarily serve the needs of the retirement-aged person. At least one resident of each household unit shall be at least 55 years old, be the remaining spouse of a deceased resident who was at least 55 years old, or possess some handicap that can be treated within a setting like a retirement community.

The building coverage of the development in this district shall not exceed 40% of the gross site area.

Required setbacks shall be provided for the following uses and/or structures located in a retirement residential community or retirement complex.

Single-family detached, semidetached and attached dwellings shall be constructed no less than 10 feet apart on sides and 40 feet apart when the front or back of a unit faces another unit. Similarly, detached multifamily personal care or apartment buildings, skilled care medical facilities and nonresidential buildings or structures shall maintain an isolation distance of 20 feet from all other buildings or structures.

No building shall be higher than 40 feet in height and in no event shall any building exceed three stories.

Plans for all living and service facilities shall be approved by the applicable local and state agencies, including but not limited to the Department of Labor and Industry and the Department of Health.

The development shall have direct access to a public street or road.

Sidewalks and/or pedestrian paths shall be provided to interconnect all living units with the community service areas, parking lots, dining areas and health-care facilities to be utilized by the residents living therein. Sidewalks, or other forms of clearly marked pedestrian walkways, may be required elsewhere if deemed necessary for the safe and convenient movement of residents within the community. Furthermore, adequate lighting shall be provided along said walks and parking areas for the safe passage of residents and employees.

The design and construction of private streets located within the retirement residential communities or retirement home complexes shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.

All commercial uses shall be strictly related and subordinate to the residential/medical character of the campus and shall serve principally the residents and employees of, or visitors to, the facility. Such uses shall be accessible only via the private street, sidewalk or pathway system of the campus and should be limited in size and scope to that necessary to serve campus residents.

Commercial, medical and recreational uses should be located for the convenience of the residents and designated to encourage pedestrian travel rather than the use of vehicles by residents.

Utilities. Every retirement residential facility or retirement living complex and every nonresidential use shall be supplied with public water and sewer facilities. All telephone, cable and electrical lines shall be installed underground.

Minimum off-street parking and loading requirements. Off-street parking shall be provided for in accordance with the Greene Township Zoning Ordinance.

Signs and advertising structures. Signs indicating the availability of personal service shops as identified in § 105-7B(10)(a)[7] shall only be erected on the interior of the buildings and shall not be visible from the exterior of any building.

Except for the provision of §105-20A(2) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[8]

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

Granaries, sawmills, and similar agriculturally related activities.

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals including domestic cats and dogs, if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s). Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

Primary use of the building shall remain residential.

The quarters to be utilized by the guests and the occupants of the premises shall be in the principal residential structure. Separate structures, accessory buildings and garages are not permitted to be used as living units or sleeping rooms.

One off-street parking space shall be provided for each sleeping area designated for guests.

Serving of meals to overnight guests shall be limited to breakfast only.

Each room that is designated for guest occupancy must be provided with a smoke detector.

No exterior modifications or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for the operators living quarters only, necessary to accommodate the change of use to bed-and-breakfast inn.

No more than two signs shall be placed upon the premises of this use, unless such property fronts on more than one street, in which event two additional signs may be erected on each additional street frontage. The size of these signs shall not exceed 10 square feet in sign area for each sign.

A solar energy system may be roof-mounted or ground-mounted.

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection B(11)(c), (d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[3] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

A proposed neighborhood residential development (NRD) shall be a minimum of 20 acres of land area consisting of one or more contiguous parcels of land under single ownership.

A proposed NRD shall be connected to a public water supply system and a public sanitary sewer system.

A proposed NRD shall be developed according to a single plan that depicts a complete land development.

Tracts of land less than 20 acres can be considered for a NRD when contiguous with or directly across the street from an existing or approved NRD.

A proposed NRD shall be designed as a residential neighborhood with the following permitted uses:

The maximum residential density within a proposed NRD shall be five dwelling units per acre. The use of one or more design incentives can increase this density to a maximum of 10 dwelling units per acre. These incentives are listed below:

Lot area, yard, coverage and parking requirements shall be in accordance to § 105-19 for attached dwelling residences and § 105-20 for multifamily dwelling residences.

Open space requirements as follows:

Parking requirements are further regulated in accordance with § 105-29.

Landscaping requirements as follows:

The health care facility campus must be on a tract of ground under single ownership comprising not less than 50 contiguous acres. If different tracts are combined to compromise the fifty-acre campus, the tracts must be combined into a single tract. A master plan in recordable form which shall become mandatory and binding part of any conditional use approval shall be submitted as part of the conditional use application. The master plan shall show present and future proposed development of the campus.

No building area shall exceed 60,000 square feet per floor, and there shall not be more than three stories for each structure. In context of the size limitation referenced in this subsection, two or more buildings maintaining the twenty-foot separation for which provision is made in Subsection B(2)(c)[1] next following may be connected by an enclosed walkway subject to the following criteria:

The following minimum building spacing shall be required between structures:

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

Not less than 40% of the total campus area shall be in green space. Building setback areas shall be landscaped. Parking lots, loading areas, trash containers, electric transformers and junction boxes shall be screened. Except as provided in Subsection B(2)(f) following, parking lots may not be considered part of the open space requirement and shall not be provided in the required perimeter setback area.

The use of shared parking facilities is encouraged. As an incentive to provide shared parking facilities, in the case of developments which would provide more than 50 off-street parking spaces, the developer must set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105, but upon the request of the developer, if agreed by the Township as part of any conditional use approval, the developer may be permitted to set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105 but not be required to presently construct more than 75% of the required parking spaces. In the event the developer is permitted to presently construct fewer than the required parking spaces, the remainder of the parking area set aside must be kept free of all construction and be planted and maintained as a grassy area. The Township may require construction of the remaining parking spaces at any time by the then owner of the premises upon giving the owner not less than six months' advance written notice. In the event of the granting of the waiver herein described, the fact of the grant as well as the requirement that the owner maintain the space set aside as a level grass area and that the Township has reserved the right to require construction of the remaining parking spaces upon six months' notice to the owner of the site must be reflected in a note appearing on the subdivision or land development plans recorded. The area being set aside for possible future expansion of the parking facilities may come from the forty-percent green space area required by Subsection B(2)(e) next above, up to but not in excess of 15% of said area, thereby potentially reducing the forty-percent open space requirement to a net total of 25% of the total campus area.

In the event, after a period of one year from the date of issuance of an occupancy permit for a building, the parking facilities which have been constructed pursuant to Subsection B(2)(f) next above, the Board of Supervisors agrees that the actual constructed parking is sufficient for that building use, the excess parking set aside may be included in the calculation of parking facilities for any new building utilizing the same shared parking facilities, the land development plans for which are approved after the one-year anniversary date.

A helipad for the pickup and discharge of patients requiring emergency care and the landing/takeoff of helicopters shall be an accessory use to a health care facility use, provided that the flight path design shall not be over any residential development at an altitude of less than 1,000 feet. The permanent or temporary housing or siting of a helicopter on the campus is prohibited.

If a fifty-acre or greater campus is developed on one side of a public street, there may be established immediately adjacent but across the public street an additional campus compromised of a total area of not less than 25 acres. The twenty-five-acre area shall be under the same ownership as the adjacent fifty-acre campus and shall be subject to all other regulations applicable to the fifty-acre campus, except the conditions imposed by the Township as part of the conditional use approval shall be those particularly applicable to the twenty-five-acre development.

A combination of one canopy tree and six shrubs shall be installed every 30 feet as measured along the property line. Appropriate plant materials should be selected for particular soil and weather conditions in accordance with guidelines of the Pennsylvania Department of Agriculture and the American Society of Landscape Architects. A developer may propose and utilize such suitable alternate landscaping as may be agreed to by the Township as part of any conditional use approval.

Hotels, motels, tourist homes, (including bed-and-breakfast inns) restaurants, indoor commercial recreation facilities including pools, tennis or other court games, and exercise or spa type facilities and outdoor commercial recreation facilities including pools, tennis or other court games, driving ranges, golf courses, and exercise or playing field facilities.

Automotive, trailer, and mobile home sales and service, such as service stations, repair garages, new and used car dealers, excluding auto body shops:

Drive-in establishments.

Wholesaling and warehousing.

Shopping centers in accordance with the provisions of this chapter.

Retail business, such as variety stores, building materials and supply stores, apparel stores, drugstores, grocery stores, farm markets, eating establishments, antique shops, music shops, sporting goods stores, book, stationery, magazine, candy and tobacco shops and convenience stores.

Business services, such as banks, credit unions, loan companies and other financial institutions, real estate and insurance agencies, utility offices, government, business and professional offices, medical, dental or clinical facilities and veterinary clinics.

Personal services, such as barber shops, beauty salons, photographic studios, coin laundromats, tailor, dressmaking, millinery and dry-cleaning and laundry operations.

Repair services, such as radio, television, and appliance shops, plumbing shops, carpenter shops, upholstery shops, and shoe-repair shops.

Veterinary clinics, hospitals, kennels, animal care facilities.

Essential services and essential service facilities.

Agriculture and agriculturally related operations as follows:

Accessory uses customarily incidental to a permitted principal use.

Mini storage/self-storage facilities and storage.

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

Upon application for a land use or building permit, a report shall be submitted setting forth the reasons why such light manufacturing use is sufficiently compatible to the other uses permitted in the Highway Commercial District in terms of traffic generation, parking requirements and site demands. The report shall be subject to approval of the Township Supervisors before a building permit or land use permit is issued. The report shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

Light manufacturing uses shall not have a lot area in excess of 1.5 acres in this District.

Light manufacturing uses shall not be permitted in a Highway Commercial District if the proposed site adjoins a residential use or a residential district, unless such residential use or district is separated from the proposed site by a street or road.

Required setbacks.

Tower height.

Maximum sound levels.

Equipment certification.

Access limitations.

Accessory use prohibitions.

Abandonment.

A solar energy system may be roof-mounted or ground-mounted.

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection B(5)(c), (d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Solar energy commercial operations are prohibited as a principle use of land except within an industrial zoning district.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[1] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

Whenever a residential use is neither specifically permitted nor prohibited by this chapter, an application shall be referred by the Zoning Officer to the Zoning Hearing Board to hear and decide such request as a special exception. Authority to permit or deny the proposed use shall be subject to the following standards in addition to those outlined in § 105-57.1.

The burden of proof shall be upon the applicant to demonstrate that the proposed use meets the foregoing criteria and all other applicable regulations contained in this chapter including, but not limited to, those general special exception criteria and filing requirements found in § 105-57.1.

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

Granaries, sawmills, and similar agriculturally related activities.

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs, if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s). Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

Adult bookstores: establishments having a substantial or significant portion of their stock and trade in, or an establishment which, as one of its principal business purposes, offers for sale, books, films, video cassettes or magazines and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas.

Adult motion-picture theaters: buildings with capacities of 50 or more persons which have a principal business purpose of exhibiting, presenting or selling material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

Adult mini-motion picture theaters: buildings with capacities of less than 50 persons which have a principal business purpose of exhibiting, an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

The operation of any massage parlor in which the treatment of any person of the opposite sex is carried on, except upon the assigned order of a licensed physician, osteopath, chiropractor, or registered physical therapists. The requirements of this provision shall not apply to any treatments given in the residence of a patient, the office of a licensed physician, osteopath, registered physical therapist or chiropractor or in a regularly established and licensed hospital, extended care facility, convalescent facility, nursing home or other health care facility.

The operation of any business which involves, in whole or in part, the sale, lease, trade, gift or display for sale of any obscene materials.

Any premises to which the public, patrons or members are invited or admitted and which are so physically arranged as to provided booths, cubicles, rooms, studios, compartments or stalls separate from the common areas of the premises for the purpose of viewing adult-oriented motion pictures, or where an entertainer provides adult entertainment to a member of the public, a patron or a member.

An adult entertainment studio or any premises that are physically arranged and used as such, whether advertised or represented as an adult entertainment studio, rap studio, exotic dance studio, encounter studio, sensitivity studio, modeling studio or any other term of like import.

For the purpose of this chapter the term "adult entertainment" means:

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

Required setbacks.

Tower height.

Maximum sound levels.

Equipment certification.

Access limitations.

Accessory use prohibitions.

Abandonment.

A solar energy system may be roof mounted or ground mounted.

A solar energy system connected to the utility grid shall provide written authorization from the local utility company to the Township acknowledging and approving such connection.

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection C(9)(d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[3] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

The solar energy system shall comply with all applicable Township ordinances and codes so as to ensure the structural integrity of such solar energy system.

Before any construction can commence on any solar energy system, the property owner must acknowledge, in writing to the Township, that he/she is the responsible party for owning and maintaining the solar energy system.

If a ground-mounted solar energy system is removed, any earth disturbance as a result of the removal of the ground-mounted solar energy system shall be graded and reseeded.

If a ground-mounted solar energy system has been abandoned (meaning not having been in operation for a period of six months) or is defective or is deemed to be unsafe by the Township Building Code Official, the solar energy system shall be required to be repaired by the owner to meet federal, state and local safety standards or be removed by the property owner within the time period allowed by the Township Building Code Official. If the owner fails to remove or repair the defective or abandoned solar system, the Township may pursue a legal action to have the system removed at the owner's expense.

Public input.

Easements.

Whenever a nonresidential use is neither specifically permitted nor prohibited by this chapter, an application shall be referred by the Zoning Officer to the Zoning Hearing Board to hear and decide such request as a special exception. Authority to permit or deny the proposed use shall be subject to the following standards in addition to those outlined in § 105-57.1.

The burden of proof shall be upon the applicant to demonstrate that the proposed use meets the foregoing criteria and all other applicable regulations contained in this chapter including, but not limited to, those general special exception criteria and filing requirements found in § 105-57.1.

The buffer zone shall be measured from the District boundary line or a property line or right-of-way line, if not coexistent with the District boundary line.

A minimum buffer zone of 100 feet in width shall be provided along any common property line with a residential use or district (AR, R-1 and R-2 Districts).

The buffer zone shall be maintained and kept clean of debris, rubbish, weeds, and other unsightly features.

No building, structure, or physical improvement shall be permitted in the buffer zone except:

No less than the exterior half of the buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs per the vegetative screening requirements of § 85-40.1B(2) of the Township Code.