Hanover City Zoning Code

An accessory dwelling unit shall be permitted only as an accessory use to an owner-occupied single-family dwelling.

Only one accessory dwelling unit shall be allowed per principal dwelling.

An accessory dwelling unit shall meet the definition of dwelling, including a floor area of at least 500 square feet, and shall be no more than 50% of the principal dwelling's gross floor area.

An accessory dwelling unit shall comply with all applicable building codes.

An accessory dwelling unit may be located within or attached to the principal dwelling, or within an accessory building. An accessory dwelling unit shall have an exterior entrance separate from the entrance to the principal dwelling.

An accessory dwelling unit shall house not more than two individuals.

An Accessory dwelling unit within an accessory building may extend up to two stories or 25 ft in height.

An adult book store/video store facility shall not be located within 1,000 feet of any other adult facility. Said distance shall be measured from lot line of one facility to the nearest lot line of the other facility.

Said facility shall not be permitted to be located within 1,000 feet of any public or private school, day care facility, public recreation facility, or any place of worship/assembly; nor be closer than 500 feet from a residence.

No materials, merchandise, film, or service offered for sale, rent, lease, loan or for view shall be exhibited, displayed or graphically represented outside of a building or structure.

Any building or structure used and occupied as said facility shall be windowless or have an opaque covering over all windows or doors of any area in which materials, merchandise, film, service or entertainment are exhibited or displayed and no sale materials, merchandise, film or offered items of service or entertainment shall be visible from outside the structure.

No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise, film, service or entertainment offered therein.

A maximum of two vehicle driveway entrances/exits shall be permitted per lot; each driveway shall be no wider than 24 feet as it crosses the lot line. Other than driveways, the lot frontage shall consist of full-height curbing and sidewalks and/or landscaped buffer of at least five feet in depth.

A landscaped buffer with a minimum of 10 feet of depth shall be provided on side and rear lot lines.

Fuel pumps shall be at least 25 feet from an existing street right-of-way.

Fuel pumps shall be covered by an unenclosed canopy and lit via downlighting. Canopies shall not be internally illuminated.

A traffic impact study (see Article VI, Vehicle Traffic Impacts) shall be required to be submitted where the proposed development, according to the institute of Transportation Engineers (ITE) standards, will generate 100 trips in addition to the adjacent roadways' peak hour volumes.

A use that is primarily intended to serve trucks with three or more axles shall be required to have a minimum lot area of three acres, and all areas used for fueling and servicing shall be set back a minimum of 100 feet from all existing residential lot lines and residential zoning district boundaries.

All major repair and paint work shall be performed within an enclosed building.

All reasonable provisions shall be made to prevent or minimize noise, odor, vibration, light or electrical interference to adjacent lots.

Outdoor storage of motor vehicles shall only be behind the front yard line and shall be no closer than 20 feet from any abutting lot line of a residential use.

Outdoor storage of auto parts and junk shall be prohibited.

Any vehicle that is not operable or does not have current registration shall not be stored in view of public streets or a residential use for a total of more than 10 days.

Service bay doors should not face abutting dwellings.

A use that is primarily intended to serve trucks with three or more axles shall be required to have a minimum lot area of three acres, and all areas used for repairs and servicing shall be set back a minimum of 100 feet from all existing residential lot lines and residential zoning boundaries.

Automobile inventory shall be aligned and displayed in an orderly fashion so that circulation for fire safety can be maintained at all times.

All outdoor display areas adjacent to a residence or residential zoning district shall have exterior lighting reduced to at least 50% luminosity after 10:00 p.m.

Where an automobile display area abuts a Residential district, it shall include a landscaped buffer of at least five feet in depth along the shared lot line.

Landscaping requirements:

A delivery plan, reviewed by the Borough Engineer, shall demonstrate adequate delivery and associated circulation areas that do not conflict with existing Borough development and circulation patterns.

The use shall have direct ingress/egress to an arterial road.

All related repair and service work, car washing and lubrication shall be conducted within a completely enclosed building.

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

All fuel, oil and other flammable substances shall be stored at least 20 feet from any property line.

Hazardous fluids shall be disposed of in accordance with regulations of appropriate regulatory agencies.

The minimum lot area shall be 10 acres.

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

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

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

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

The premises shall be enclosed by an opaque perimeter wall or fence not less than eight feet in height supported on steel posts with a self-latching gate. The fence shall be located to the rear of a 25-foot-wide landscaped buffer along the front property line, and a 15-foot-wide landscaped buffer on all other property lines. Buffers shall be planted with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and groundcovers.

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

The owner(s) and operator(s) of a automobile junkyard shall incorporate Best Management Practices as outlined in the Pennsylvania Handbook of Best Management Practices for Developing Areas to minimize negative impacts of erosion, siltation and surface water and groundwater contamination.

The owner and/or manager of the bed-and-breakfast shall reside in the same structure as the use.

No more than 10 bedrooms may be available or used for a single bed-and-breakfast use.

Each guest room shall be limited to two guests, unless children under the age of 16 years are accompanying the guests, and in no instance shall the total number of guests exceed 30.

Service meals shall be limited to breakfast and only to overnight guests of the facility.

Signs shall conform to all sign regulations for the zoning district.

Any conditions imposed upon the establishment related to proximity from any specified land uses shall be set forth by Title 47, the Pennsylvania Liquor Code, as amended,⁹ and the Pennsylvania Liquor Control Board.

To minimize conflicts and promote public health and safety, the storage of pallets, loading-related equipment and production-related materials shall be contained within an enclosed and covered structure that is connected to the principal building.

The establishment shall not have a drive-through facility.

Any outdoor seating areas shall be fully enclosed by fencing or landscaping, shall comply with all standards as required by the Pennsylvania Liquor Control Board, and shall only be only accessible through the interior of the facility.

Liquid waste (process wastewater) from the beverage production operation shall be handled separately from domestic liquid waste and shall be in compliance with applicable discharge requirements.

Facility design must be in accordance with the most current version of the Biosafety in Microbiological and Biomedical Laboratories published by the U.S. Department of Health and Human Services Centers for Disease Control and Prevention and National Institutes of Health (CDC/NIH).

Facilities for the treatment, proper handling, and disposal of biomedical waste must be provided.

A boarding house shall require a minimum lot size of 6,000 square feet.

A boarding house shall be limited to a maximum of 10 rentable spaces and may also include a dwelling for an owner-occupant.

Each rentable space shall include a minimum of 150 square feet.

Each individual rental space shall be limited to a maximum of two persons.

The boarding house shall meet all applicable building codes, including requirements for egress, as well as adequate kitchen, bathroom, and utilities for the number of anticipated occupants.

Applicants shall include floor plans along with a site plan and other required information.

Exterior signs are not permitted.

On-lot traffic circulation channels and parking areas shall be clearly marked.

Adequate provision shall be made for the proper and convenient disposal of refuse.

Centralized sewage disposal facilities and centralized water supply facilities shall be provided.

Water from the car wash operation shall not flow onto sidewalks or streets, to prevent hazards from ice.

New construction, reconstruction, or expansion of at least 50% in area or intensity, shall require a wash water reclamation and recycling system to be installed.

The lot shall be enclosed with permanent fencing and/or wall a minimum of eight feet in height and at least 90% opacity.

A 20-foot landscaped buffer shall be provided along any lot line abutting a residential use or district.

In Mixed-Use (MU) districts, convenience stores shall not be open between 10:00 p.m. and 7:00 a.m.

Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.

Outdoor storage shall not be permitted on a lot with a crematorium.

The facility shall be licensed as such by the Commonwealth of Pennsylvania.

Ingress and egress to the site shall be designed to assure safe drop-off and pick up. All drop-off locations shall be designed so as to not interfere with the free flow of traffic on adjacent streets.

Exterior open space or play areas shall be provided, being usable and accessible only for patrons, at a minimum ratio of 100 square feet per child or adult patron. Outdoor open space shall be secured by a fence, at least four feet in height, with a self-latching gate. The outdoor space shall include shaded areas large enough to accommodate all patrons. Outdoor play areas that adjoin residential uses shall be screened by evergreen plantings or opaque fencing. Other lot and area requirements within the Zoning District in which the day care center is proposed shall also apply.

Interior space shall be provided per regulations of the Pennsylvania Department of Welfare.

Depending on traffic and/or adjoining use of the premises, a fence with approved height and strength may be required along the lot's perimeter for the protection of patrons.

Drop boxes shall be permitted as accessory uses, only to a principal commercial use in a Mixed Use or Industrial district or a non-residential principal use in a Residential district.

Drop boxes shall be located only on lots of at least 10,000 square feet in area.

The number of drop boxes shall be limited to two per property.

Drop boxes shall be considered an accessory structure and shall adhere to any regulations concerning the location of accessory structures.

Drop boxes shall not be larger than seven feet tall, six feet wide, and six feet long.

Installation of a drop box shall require written permission of the property owner. This permission shall be made available to the Borough for review upon request.

Drop boxes shall display the following information on the exterior of the box: name and telephone or cell phone number of the owner/operator; the types of items sought for donation; and a statement prohibiting liquids, food or other perishable items, or dumping.

Drop boxes shall not have junk or trash left outside the boxes for more than 24 hours. Drop boxes shall be emptied within 48 hours following a property owner's request.

A drive-thru window or the like shall not be located in a front yard.

For uses serving food or beverages through a drive-through facility, a minimum of five stacking spaces shall be provided for each drive-thru lane.

Stacking shall not interfere with the normal traffic flow within the lot nor shall it cause the stopping of vehicles on any public right-of-way.

For uses serving food or beverages through a drive-through facility, one outdoor menu board, with a maximum sign area of 20 square feet, beyond the signs normally permitted.

Setbacks and landscaping. Active recreation uses shall not be located within 15 feet of a lot line or within required setback areas. Landscaped buffers of 10 feet in depth shall be required along any lot line adjacent to a lot in a Residential district.

Impervious coverage. Impervious coverage, including structures, parking lots, impervious playing surfaces, and buildings, shall not exceed 60% of the lot.

Lighting. Outdoor lighting shall meet requirements in Article VI.

Hours of operation. Lots within Residential districts, or adjacent to Residential districts, shall schedule hours of operation to minimize noise, lighting, traffic, and other negative impacts. Operating hours for the purpose of this section shall mean the period of time that the outdoor recreational or entertainment activity is occurring.

Fencing. Pools shall be surrounded by a fence at least eight feet in height, the entrance to which shall be kept locked when attendant is not present; and shall be constructed in accordance with all applicable building codes and state requirements. Tennis courts shall be protected by a permanent fence 10 feet in height. Fencing shall be used for other activities to protect from errant balls, or other objects.

Loading and unloading shall not be visible from a public right-of-way.

Each dwelling or apartment shall meet zoning and building code requirements of a dwelling unit.

The minimum lot size shall be two acres.

The maximum impervious coverage shall be 70%.

A maximum of 10 contiguous townhouse units shall be permitted in an individual terrace. The maximum length of a single garden apartment building shall be 200 feet.

A 10-foot wide fire/emergency clear space shall be provided around the perimeter of each building or terrace of townhouses. Topography or other characteristics of the site or the development that might affect the use of emergency equipment between buildings may require a greater separation of structures.

A private outdoor area in the form of a private yard, patio or balcony, but not including a driveway, shall be provided for each townhouse, immediately abutting that dwelling.

For any garden apartment or townhouse development involving 50 or more dwelling units, a minimum of 10% of the total land area shall be dedicated to passive and active recreational purposes appropriate for the anticipated ages of residents.

A landscaped buffer of at least 10 feet in depth shall be required along side and rear lot lines.

Any mailboxes provided within the street right-of-way shall be clustered together in an orderly arrangement or structure. Individual freestanding mailboxes of non-coordinated types at the curb side are discouraged.

All private streets and accessways serving more than five dwelling units, but not including parking courts, shall be built to Borough construction standards for public streets.

Common trash receptacles shall be provided in locations that are convenient for residents and for collection, but located at least 50 feet from nearest residential unit. Trash receptacles shall be enclosed by a fence or wall with a minimum height of eight feet and a minimum opacity of 80%.

Maximum height of lighting for outdoor parking areas and roadways shall be 20 feet.

Parking areas with more than 10 or more spaces shall require two trees to be planted (two inch caliper at a height of one foot from grade) for each 10 spaces.

The Applicant of said use shall file a detailed statement of intent with the Council describing the proposed use. The statement shall identify how said use satisfies a demonstrative need and shall be conducted in a responsible manner without detriment to the surrounding lots and neighborhood.

A Group Care Facility shall include no more than six residents in a residential district and a maximum of 15 residents in any other district.

24-hour supervision of residents by a facility employee approved by the Pennsylvania Department of Public Welfare shall be required.

The minimum lot size shall be 1/2 acre.

A minimum of 10% of the lot shall be developed for passive recreation, including outdoor sitting areas and pedestrian or wheelchair pathway.

Any medical or counseling services provided shall occur on the lot only for residents and up to two nonresidents.

Parking areas shall be screened from view of neighboring lots or those directly across the street from the lot.

Any facility with six or more residents shall not be located within 1,000 feet of another facility with six or more residents.

Emergency facilities shall be located to minimize conflicts of circulation, parking, loading and delivery between surrounding land uses.

Access drives shall be located to take maximum advantage of sight distances for motorists and shall be as remote as possible from street intersections.

Home occupation.

Home occupation.

A hotel/motel shall require a minimum lot size of 6,000 square feet.

Each rental unit shall include a minimum of 150 square feet.

Each rental unit shall have its own toilet and bathing or shower facilities.

The hotel/motel shall meet all applicable building codes, including requirements for egress, as well as adequate facilities and utilities for the number of anticipated occupants.

An auditorium, restaurant, tavern, pool under 3,000 square feet in area, and/or gift shop operated in connection shall be permitted as a clearly accessory use to a principal hotel or motel use.

All parking areas located adjacent to existing residences shall reduce exterior lights to half power after 9:00 p.m.

A hotel or motel structure within the PD district shall be located at least 60 feet from any adjacent Residential zoning district.

The minimum lot area for an incinerator shall be 50 acres.

An inventory of toxic corrosive flammable carcinogenic and explosive materials, chemicals, liquids, gases or solids shall be filed annually with the local fire department and 911 Service.

The perimeter of an incinerator including outdoor storage areas, delivery areas and/or loading areas shall be screened from adjoining properties. All screens shall have minimum height of eight feet and shall be constructed as earth berms, 15-foot wide landscape buffer yards, fences or walls with a minimum opacity of 80%.

An incinerator shall have one point of ingress and egress.

Incinerators shall operate between 5:00 a.m. and 10:00 p.m. No deliveries or operations shall be permitted prior to 5:00 a.m. or after 10:00 p.m.

Such uses shall be located at least 200 feet from any lot line adjoining an existing residential lot and at least 100 feet from any other lot line or public right-of-way as defined by this chapter.

No incinerator should be located within 500 feet of an existing public or parochial school, hospital, nursing home, day care center, place of assembly/worship, public playground and public or private park.

Such uses shall be located at least 100 feet from any property line adjoining an existing residential lot or residential zoning district.

Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at an adjacent residential lot line.

Outdoor animal runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence with a self-latching gate and shall be screened by a six-foot high compact hedge or 90% opaque fence on all sides which are visible from an existing residential lot or a public right-of-way.

Animals shall not be permitted to use outdoor runs from 9:00 p.m. to 8:00 a.m. At no time shall the animals be permitted to run loose on the lot other than in a completely enclosed area.

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

Manufactured dwellings shall be placed on a permanent foundation and anchored to resist flotation, collapse, or lateral movement. Skirting shall be used to conceal anchoring.

Manufactured dwellings shall be elevated so that the lowest floor of the manufactured home is 1 1/2 feet or more above the elevation of the 100-year flood.

Manufactured dwellings shall be installed in accordance with the manufacturers' installation instructions as provided by the manufacturer.

Any outdoor storage conducted on the lot shall comply with Borough standards.

Hours of operation and activities must be appropriately scheduled to protect the operation of the surrounding neighborhood from detrimental noise, dust, odor, vibration, light or other disturbance or interruption.

An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemical, liquids, gases or solids stored and/or used on site shall be available upon request.

The use shall obtain a permit and approval from the Pennsylvania Department of Health and the user shall provide a copy of that approval to the Township.

A medical marijuana dispensary may not be located within 1,000 feet of the property line of a public, private or parochial school or a day-care center.

The use shall be conducted in an indoor, enclosed, permanent, and secure building. The use shall not be located inside the same physical space or area of another commercial use. The use shall not have a drive-through or outdoor seating. Produces shall not be administered or consumed on site. The user shall implement appropriate security and surveillance measures as required by the Pennsylvania Department of Health.

The use shall obtain a permit and approval from the Pennsylvania Department of Health and the user shall provide a copy of that approval to the Township.

Growing and processing of medical marijuana shall be limited to wholesale products for sale to another medical marijuana facility. Retail sales of medical marijuana, including the operation of a medical marijuana dispensary, on the same property as the growing and processing operation is prohibited.

Medical marijuana may only be grown and processed in an indoor, enclosed, and secure building which includes security and surveillance features required by the Department of Health. Solid or liquid waste byproduct or waste remnants generated from the operation shall also be stored in an enclosed secured building until picked up for transportation to a facility authorized to accept such waste.

Lot size. A mobile home park shall require a minimum lot size of 10 acres.

Setbacks. Minimum building setback lines shall be not less than 30 feet from the edge of the street right-of-way. Where applicable, side and rear building setbacks lines of at least 10 feet shall be established.

Park perimeter buffer strips. All mobile homes, auxiliary park buildings and other park structures shall be located at least 35 feet from the mobile home park boundary lines. The minimum buffer strip may be reduced to 25 feet if a suitable perimeter screening of plantings or fencing is provided and approved by the Borough.

Dwelling site spacing. Each individual dwelling site shall have a minimum width of 40 feet for a single unit mobile home or 65 feet for a double-unit mobile home. Mobile homes shall be located at least 20 feet from each other and 50 feet from any auxiliary park buildings and any repair, maintenance or storage areas of buildings.

Foundations. Each mobile home lot shall be provided with a permanent frost-free foundation and each lot will have available adequate provisions, such as anchor bolts and tie-down straps, to assure that each mobile home has available to it a means of securing the home to its site. Skirting shall be provided for each unit to hide foundation ties.

Internal street requirements. Each mobile homes shall abut an internal circulatory street, and shall not have direct access to a public right-of-way. The internal street system within a Mobile Home Park shall be designed and constructed according to standards defined by the Hanover Subdivision and Land Development Ordinance.[1]

Water and sewer systems. Water supply and sewage disposal system connections shall be provided to each Mobile Home lot within a Mobile Home Park. In addition, the mobile home park shall meet all requirements of the Hanover Subdivision and Land Development Ordinance with regard to said water and sewer systems.

Grading and ground cover requirements. The ground surface in all parts of each mobile home park shall be graded, covered in a manner to prevent erosion, and shall drain stormwater in accordance with Hanover Subdivision and Land Development Ordinance regulations.

Recreation and open space requirements. A minimum of 10% of the gross area of the mobile home park shall be provided for recreational space. This recreational space shall be suitable for varied outdoor recreational uses. The Applicant will present assurances related to the responsibilities for land ownership, the construction and/or purchase of facilities or other features, and the perpetual maintenance of the above.

Sidewalks. All mobile home parks shall provide a sidewalks along any adjacent public streets.

Guest parking. Guest parking shall be provided in a common off-street parking area at the ratio of one parking space for every three mobile home dwellings.

Waste screening. All dumpster areas shall be screened from all lots and public rights-of-way. All screens shall be a minimum of eight feet high and shall have a minimum opacity of 80%.

An eight-foot high wall fence or wall of at least 80% opacity shall be constructed around the perimeter of any storage areas if equipment and/or materials are not contained within an enclosed building/area.

The ground surface of off-street parking shall be paved with bituminous, brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances. Loading and equipment storage areas shall, at a minimum, be paved with crushed limestone aggregate.

A minimum of 10% of the site shall be developed for passive recreation. This area shall include outdoor sitting areas and pedestrian or wheelchair pathway.

Access drives shall be located to take maximum advantage of sight distances for motorists and shall be as remote as possible from street intersections.

Parking areas shall be screened from view of neighboring houses or those directly across the street from the lot.

Guests of residents shall not occupy the facility for more than 14 consecutive nights in a 30-day period.

Accessory uses. For Places of Worship, the following accessory uses are permitted:

Landscaping. Landscaped buffers of five feet in depth shall be required along any lot line adjacent to a lot in a Residential district.

Impervious surfaces. In Residential Districts, maximum impervious coverage shall be 80%.

Scope. This section shall apply to any structure or other improvement to be constructed, including the extension or replacement or existing facilities by any public utility, as defined by existing state law, except common or contract carriers.

Hearing. No special exception permit shall be issued until the Zoning Hearing Board, after a public hearing, decides that the extension or replacement of an existing facility or the construction of a new facility is reasonably necessary for convenience or welfare of the public, except by a preemption by the State Public Utility Commission.

Area and bulk. All public utility uses and buildings shall comply with the area and bulk regulations and other regulations specified for the zoning district in which such structure or use is located, except by preemption by the State Public Utility Commission.

Hazardous facilities. Nothing in this section shall be construed to prejudice any rights of the municipality to obtain an injunction restricting the construction of facility which shall create a danger to the public safety or obtaining such other relief as may be appropriate.

Exemption. This chapter shall not apply to the construction, operation and maintenance of public utility distribution and transmission or collection systems, or an existing or proposed structure or building, or extension thereof, used or to be used by a public utility corporation, if upon petition of the corporation, the Pennsylvania Public Utility Commission shall, after a public hearing, decide that the present or proposed situation of the building in question is reasonably necessary for the convenience or welfare of the public. It shall be the responsibility of the Pennsylvania Public Utility Commission to ensure that both the corporation and the Borough of Hanover have notice of the hearing and are granted as opportunity to appear, present witnesses, cross-examine witnesses presented by other parties, and otherwise exercise the rights of a party to the proceedings. Structures permitted for these systems shall be necessary to the distribution and transmission or collection and shall be in harmony, as much as possible, with the uses permitted in the zone where said building or structure is located.

The use shall be conducted within a completely enclosed building.

All materials shall be kept in appropriate containers, with appropriate sanitary measures to prevent the attraction of insects or rodents and to avoid any fire hazards.

Such facility shall have adequate provision for serving by trucks and for off-street parking. Vehicular drop-off areas shall be located a minimum of 60 feet from any intersection or driveway and shall not conflict with residential parking.

The reviewing entity shall determine that such use will not create detrimental impacts on the surrounding properties, taking into consideration probable traffic generation, truck routes, hours of operation, and noise generation.

A 20-foot landscaped buffer shall be provided along any lot line abutting a residential use or district.

The use shall include no processing other than collection, sorting and routine cleaning. No burning or landfilling shall occur.

Setbacks and landscaping. Active recreation uses shall not be located within 15 feet of a lot line or within required setback areas. Landscaped buffers of 10 feet in depth shall be required along any lot line adjacent to a lot in a Residential district.

Impervious coverage. Impervious coverage, including structures, parking lots, impervious playing surfaces, and buildings, shall not exceed 60% of the lot.

Landscaping. Landscaped buffers of five feet in depth shall be required along any lot line adjacent to a lot in a Residential district.

Playgrounds. Recreational areas shall be located no closer than 10 feet to an abutting street or other lot lines. Playgrounds intended for children under age 10 shall be fenced if adjacent to a street right-of-way.

Trash, radioactive or highly toxic substances, garbage, refuse, explosive or flammable materials, hazardous substances, animals, animal carcasses or similar items shall not be stored.

Nothing shall be stored in interior traffic aisles, off-street parking areas, loading areas or accessways.

Major repairs of boats, vehicles, trailers, lawn mowers or any similar equipment shall not be permitted.

No building shall be longer than 200 feet. All buildings shall be separated from each other by a minimum distance of 15 feet.

A traffic impact study (see Article VI Vehicle Traffic Impacts)[1] shall be prepared for any proposed shopping center, mall, or plaza with 50,000 square feet or more of gross floor area.

The minimum sight distance from any proposed commercial driveway to points in the left and right traveling lanes shall be measured from a pointe 10 feet back from the pavement. The developer is responsible for having sight distance information certified by a registered, professional engineer or surveyor, or, if the developer does not provide such information, shall reimburse the Borough of Hanover for the cost of obtaining all necessary information.

All shopping centers, malls and plazas shall have no more than one driveway for each 125 feet of lot frontage. No driveway shall be closer than 50 feet from any other driveway.

Parking areas shall not be permitted within 10 feet of the road right-of-way. This setback area shall be landscaped with suitable plants or other decorative landscape materials which will be resistant to damage from road de-icing chemicals.

The general siting of buildings and location of any service roads and common driveways of all shopping centers, malls and plazas shall be designed to enable adjacent properties the opportunity to connect into the circulation system of the shopping center, mall or plaza should future development occur.

Loading areas shall be provided to the rear of the principal structure.

A 12-foot wide fire/emergency clear space shall be provided around the perimeter of each building.

Subdivision of shopping centers, malls and plazas. Subdivision of shopping centers, malls and plazas into lots not less than 1/2 acre is permitted, provided all the requirements of this section are met for the entire site. In addition, the following standards shall be required:

All solid waste storage, disposal and incineration shall be at least 100 feet from any public street or exterior lot line.

All areas to be used for the storage, disposal or incineration of solid waste shall be a minimum of 200 feet from any residential district or publicly owned park, or any existing residential use that the applicant does not have an option to buy or the banks of any nonintermittent creek or river.

Any burning or incineration shall be carried out in a completely enclosed incinerator approved by DEP. Any material to be incinerated that is to be stored for more than three hours shall be stored in an enclosed structure.

The site shall be selected and designed by a registered professional engineer with proven experience in solid waste disposal planning and operation. The operation and day-to-day maintenance of the solid waste disposal area shall comply with all applicable state and federal regulations.

Open dumps and open burning of refuse is prohibited.

The applicant shall prove to the satisfaction of the deciding body that the existing street network can handle the additional truck traffic, especially without bringing trash-hauling trucks through or alongside existing residential or residentially zoned areas.

The applicant shall prove to the satisfaction of the deciding body that the proposed use would not significantly impact negatively on dwellings or neighborhoods.

The applicant shall prove to the satisfaction of the deciding body that the use would not be a hazard to groundwater quality, create noxious smells off of the tract or violate the performance standards of Article VI. The deciding body, upon the advice of the Borough Engineer, may require a sanitary landfill to include a double liner and a system to collect and treat leachate and methane.

A chain link or other approved fence with a minimum height of eight feet shall surround active solid waste disposal areas to prevent the scattering of litter and to keep out children. Earthen berms or evergreen screening shall be used to prevent the landfill operations from being visible from an expressway or arterial streets or dwellings.

Health hazards. Any facility shall be operated in such a manner as to prevent the attraction, harborage or breeding of insects, rodents or vectors.

Attendant. An attendant shall be present during all periods of operation or dumping.

Gates. Secure gates, fences, earth mounds and/or dense vegetation shall prevent unauthorized access.

Emergency access. The operator of the use shall cooperate fully with local emergency services. This should include practice exercises on the site and the provision of all information needed by the emergency services to determine potential hazards. Adequate means of emergency access shall be provided.

Hours of operation. Applicants are requested to agree to limit the hours of operation to between 7:00 a.m. and 9:00 p.m.

Litter. The operator shall regularly police the area of the facility and surrounding streets to collect litter that may escape from the facility or trucks.

Radioactive and infectious materials. No radioactive or infectious materials may be stored, disposed of or incinerated. Infectious materials are defined as medical wastes used or created in the treatment of persons or animals with seriously contagious diseases.

Staging. No area larger than 40 acres shall be approved as a new or expanded disposal area for a sanitary landfill in any calendar year.

State requirements. Nothing in this chapter is intended to supersede any state requirements. It is the intent of this chapter that when similar issues are regulated on both the Borough and state levels, that the stricter requirement shall apply for each aspect, unless it is determined that an individual state regulation preempts Borough regulation in some aspect.

The applicant shall enter into an agreement with the Borough specifying the types and frequencies of environmental monitoring that will be put into place while the use is under way and after any underground use area is closed.

A leachate treatment system or a recycling collection or processing center may be accessory uses.

Maximum tonnage. Any resource recovery facility or solid waste transfer facility shall have a maximum capacity of 300 tons per day for treating, sorting and/or disposing of solid waste.

Purpose. The purpose is to encourage innovative designs for residential uses or a combination of residential uses and/or nonresidential uses based on traditional neighborhood development goals stated in the Pennsylvania Municipalities Planning Code.

Multiple lots and uses. Uses are limited to individual or combinations of uses as permitted in Article III. A development may consist of multiple lots and multiple principal structures on individual lots.

Layout. New developments shall meet the following requirements:

Rear alleys or side streets should be used to access parking spaces or garages. Off-street parking spaces and garages shall not be located in front of buildings. Area and Bulk Requirements. The following area and bulk requirements shall apply to lots or structures within a traditional neighborhood development:

Administration.

Only the planting, raising, harvest, storage, and sale of fruit and vegetable matter for human consumption shall be permitted. Animal husbandry or production of animal-based products shall not be permitted, with the exception of apiaries and apiary-related products.

While in-ground agriculture may occur within any portion of a lot, all structures associated with urban agriculture (fences, hoop houses, greenhouses, coolers, hydroponic setups, etc.) shall meet the area and bulk requirements of the zoning district.

Storage of solid waste, explosive or flammable materials, hazardous or highly toxic substances, radioactive substances, animals, animal carcasses or similar items shall not be permitted.

Outdoor storage of foods and/or materials which create odors or attract animals shall not be permitted.

Warehouse uses shall be located not closer than 200 feet from any abutting property that is in a different zoning district.

A landscaped buffer of at least 15 feet in depth shall be required along any lot line adjacent to a Residential district.

Purposes. The purposes of this chapter include a desire to establish reliable standards for the siting, design, permitting, construction, operation, inspection, maintenance, repair, modification, removal and replacement of wireless communications facilities in recognition of the federal Telecommunications Act of 1996, Pub. L. No. 104-104, 110 Stat. 56 (1996); the federal Middle Class Tax Relief and Job Creation Act of 2012 (Spectrum Act) Pub. L. No. 112-96, 126 Stat. 156 (2012), and FCC regulations promulgated thereunder by the Federal Communications Commission (FCC), including the FCC's Report and Order of October 21, 2014, FCC 14-153 (rel. Oct. 21, 2014); and the Pennsylvania Wireless Broadband Collocation Act (Act 191 of 2012), 53 P.S. § 11702.1 et seq. in the Borough of Hanover ("Borough). Moreover, the Borough desires to plan and accommodate for the managed deployment of infrastructure that is necessary to accommodate the wireless communications needs of the Borough's residents, businesses and emergency service providers. While the Borough recognizes the benefit of wireless communications facilities in providing high quality communications service and enhancement to its residents, businesses and emergency service providers, the Borough also recognizes that it has an obligation to protect public safety through the standards set forth in the following provisions.

Definitions. The definitions found herein apply only to Wireless Communications Facilities and the regulations found in this article:

Zoning District Regulations for Wireless Communications Facilities (WCF).

Bulk and Area Requirements. Charts A and B, establishing lot, yard, height and other requirements pursuant to § 370-305, are amended to reflect the following requirements in the applicable zoning districts to which each chart pertains:

Design, Construction and Operations.

Aesthetics, landscaping, and screening.

Replacement, collocation, or modification.

Permit requirements.

Discontinuation, abandonment and removal.

Reimbursement for right-of-way use. In addition to permit application fees, every Tower-Based WCF in the right-of-way is subject to the Borough's right to impose annually a fair and reasonable fee to be paid for use and occupancy of the right-of-way. Such annual fee shall be directly related to the Borough's costs of owning, maintaining, managing the right-of-way and to the loss of use to the Borough of that portion of the right-of-way consumed by the WCF.

Special exception criteria and procedures. The Applications for special exception approval for Tower-Based WCF shall, in addition to meeting other applicable requirements of this article, meet the following criteria:

A separate short-term rental license is required for each dwelling unit for a two-family, or multi-family dwelling; a separate license shall be required for each dwelling unit being rented as a short-term rental. Short-Term Rental licenses shall be renewed on an annual basis and with any change in ownership of the dwelling. A zoning permit is required for each parcel where a short-term rental is proposed.

The maximum number of short-term rental units that can be separately rented in a multi-family dwelling with more than three units shall be 40%.

The short-term rental shall not provide meals or retail sales/rental of merchandise, equipment, or services for compensation (either directly or indirectly) in Residential Zoning Districts.

The length of stay per transient occupant shall be limited to a maximum of 30 days.

Short-term rentals in any property within a Residential Zoned Property located outside of the Short-Term Rental Overlay (STRO) shall be owner occupied. Short-term rentals in any property within a Residential Zoned Property located inside of the Short-Term Rental Overlay (STRO) are not required to be owner occupied. Further, if while the property is operating as a short-term rental, and the owner is not within 30 miles of the property, the applicant shall designate a local contact person who shall have access and authority to assume management of the short-term rental unit and take remedial measures. An owner who resides within the Borough or within 30 miles of the short-term rental unit may designate himself/herself as the local contact person.

The local contact person shall respond to the Borough or to a police officer after being notified by such official of the existence of a violation of this chapter or any disturbance requiring immediate remedy or abatement. If the local contact person is not the owner, the local contact person shall immediately advise the owner of any notification of a violation. There shall be a local contact person available at all times the short-term rental unit is operated. The owner may change the local contact person only after written notice to the Zoning Officer.

Short-term rentals shall not exceed the number of transient occupants of two persons per dedicated bedroom plus two additional persons excluding children under the age of three.

On-site parking required. Each short-term rental that is all or part of a single-family dwelling unit, up to four bedrooms shall provide at least one vehicle parking space in the garage, driveway, or other on-site parking area for each bedroom plus at least two additional vehicle parking spaces (to account for additional short-term tenants who may drive separately). Short term rental units with more than four bedrooms shall provide at least three additional on-site vehicle parking spaces.

Each short-term rental that is all or part of a unit within a multifamily building shall comply with these requirements. The parking required by this section shall be available for use by the short-term tenants while the short-term rental is occupied by such tenants. All parking must comply with § 370-511, "Parking and loading requirements."

Occupants must adhere to all the Borough's nuisance ordinances and shall not engage in disorderly conduct or disturb the peace and quiet of any nearby neighborhood or person by loud, unusual, or excessive noise, offensive conduct, public indecency, threatening or fighting or creating a physically offensive condition. The renters shall sign a binding document that requires they acknowledge and agree to adhere to those minimum standards. A copy of the signed agreement shall be made available to the Borough's Zoning Officer when requested.

The commencement of short-term rental activity of a dwelling unit (or units) shall be considered a "Change of Use" of the property and shall not occur without the property owner first applying for, and receiving, a zoning permit from the Borough for such change in use, followed by or in conjunction with an application for and approval of a short-term rental license.

Upon receipt of zoning approval for a short-term rental, the applicant shall submit, as part of a short-term rental license application, the following:

There shall be no occupancy of recreational vehicles, camper trailers, and in tents at the short-term rental. There is to be no overnight sleeping of occupants or guests of the short-term rental outside of the dwelling unit.

The applicant shall prepare and present to the Borough (with the Change of Use or License process) a copy of a notice or notices which shall be prominently and continuously posted at the short-term rental unit which shall contain all of the following information:

Short-Term Rental shall be permitted in those Zoning Districts as noted on the appropriate Use Table(s).

A Single-Family Dwelling, attached or detached, in existence at the time of adoption or this Zoning Ordinance, may be converted to a duplex or multi-family use, provided the following conditions are met: