Hellam Township City Zoning Code

In addition to the general criteria for uses within a particular zone established in Article II and general regulations for uses established in Article III, this Article IV sets forth standards that shall be applied to each individual use identified herein. The standards of this Article IV must be satisfied before approval of any application for a special exception, conditional use, or zoning permit, as applicable. The criteria for special exceptions and conditional uses in this Article IV shall be in addition to the general criteria for special exceptions and conditional uses set forth in Articles VI or VII, as applicable. The applicant shall be required to demonstrate compliance with all applicable standards and shall furnish whatever evidence is necessary to demonstrate such compliance.

All uses identified in Article IV must comply with the general regulations for the zone in which the use is to be located unless different standards are established by this article; if different standards are established by this article, these different standards for the use shall apply in addition to any other general regulations which are not inconsistent with Article IV.

For the purposes of this Article IV, any required setbacks shall be measured from the boundary line of the site for which the special exception, conditional use or zoning permit is requested, regardless of whether or not this line corresponds to a property line or lease line.

Nothing within this section shall be interpreted to include a recreation facility as defined herein;

Passive recreation uses (e.g., benches, walkways, picnic pavilions and tables, etc.) shall be permitted within 25 feet of any lot line;

Active recreation uses (e.g., playgrounds, athletic courts, ball fields, fitness trails, swimming pools, etc.) shall be set back at least 50 feet from any lot line, and at least 100 feet from any land within the R Zone; and

The applicant shall offer testimony that the proposed use will be designed, maintained and operated so as not to be detrimental to the use of adjoining or nearby properties due to hours of operation, noise, light, litter and off-street parking.

An adult-related use shall not be permitted to be located within 1,000 feet of any other adult-related use.

No adult-related use shall be located within 600 feet of any zoning district boundary line.

No adult-related use shall be located within 600 feet of any parcel of land which contains any one or more of the following specified land uses:

The distance between any two adult entertainment establishments shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior property line of each establishment. The distance between any adult entertainment establishment and any land use specified above shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior property line of the adult entertainment establishment to the closest point on the property line of said land use. The distance between any adult entertainment establishment and the zoning district boundary line shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior property line of the adult entertainment establishment to the closest point on the zoning district boundary line.

No materials, merchandise, or film offered for sale, rent, lease, loan, or for view upon the premises shall be exhibited or displayed outside of a building or structure.

Any building or structure used and occupied as an adult-related use shall be windowless, or have an opaque covering over all windows or doors of any area in which materials, merchandise, or film are exhibited or displayed, and no sale materials, merchandise, or film shall be visible from outside of the building or structure.

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

Each entrance to the premises shall be posted with a notice specifying that persons under the age of 18 years are not permitted to enter therein and warning all other persons that they may be offended upon entry.

No adult-related use may change to another adult-related use, except upon approval of an additional special exception.

The use shall not create an enticement for minors because of its proximity to nearby uses where minors may congregate.

No unlawful sexual activity or conduct shall be permitted.

No more than one adult-related use may be located within one building or shopping center.

The use must comply with all applicable regulations pertaining to an agricultural use;

The outward appearance and impact upon the community must be comparable to a normal agricultural use; and

The applicant must furnish detailed information regarding the disposal of any hazardous wastes and/or by-products.

Minimum lot area: 30 acres for airports and five acres for heliports;

All facilities shall be designed and operated in strict compliance with all applicable state and federal laws and regulations;

The applicant shall furnish evidence of the obtainment of a license from the Pennsylvania Department of Transportation, Bureau of Aviation, prior to the approval of the conditional use application; and

No part of the takeoff/landing strip and/or pad shall be located nearer than 300 feet from any property line, nor within 1,000 feet of any existing residential use.

All activities shall take place within a completely enclosed building;

The applicant must furnish evidence as to how the use will be controlled so as to not constitute a nuisance due to noise or loitering outside the arcade;

A plan for the cleanup of litter shall be furnished and implemented by the applicant.

Minimum lot area. Unless animals are kept inside at all times, each site shall contain at least five acres; otherwise, the minimum lot area requirement of the applicable zone shall apply;

All animal boarding buildings that are not completely enclosed, and any outdoor animal pens, stalls or runways shall be located within the rear yard and screened from adjoining properties, and shall be a minimum of 100 feet from all property lines;

All outdoor pasture areas shall be enclosed to prevent the escape of animals, all such enclosures shall be set back a minimum of 10 feet from all property lines; and

The applicant shall furnish evidence of effective means of animal and veterinary waste collection and disposal which shall be implemented.

The subject property shall have a minimum width of 125 feet;

The subject property shall front on an arterial or major collector road;

All structures (including underground tanks) shall be located at least 300 feet from the closest point on the exterior lot line of any lot containing a school, day-care facility, park, playground, library, hospital or nursing, rest or retirement home;

The outdoor storage of motor vehicles (whether capable of movement or not) for more than one month is prohibited;

All structures (including air compressors, kiosks, canopies, gasoline pump islands, but not permitted signs) shall be set back at least 30 feet from any street right-of-way line;

No outdoor storage of auto parts shall be permitted;

All ventilation equipment associated with fuel storage tanks shall be set back 100 feet and oriented away from any adjoining residence; and

The applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations.

All drive-through lanes and automated teller machines shall be located, or contain convenient parking spaces, so that the off-site movement of vehicles will not be hampered.

Each drive-through lane shall have a minimum of 200 feet of on-site stacking preceding the window or automated teller machine.

Any exterior microphone/speaker system shall be designed, arranged, and operated so as to prevent objectionable noise impact on adjoining properties.

Bed-and-breakfasts shall only be permitted within single-family detached dwellings that existed on September 10, 1996;

Any modifications to the external appearance of the building (except fire escapes) shall complement its residential character;

All floors above or below grade shall have a permanently affixed direct means of escape to ground level;

All parking areas shall be set back a minimum of 25 feet from all property lines and shall be screened from adjoining lots and streets;

Meals shall be offered only to registered overnight guests;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used; and

The applicant shall furnish proof of any needed land development approvals and approval from the Pennsylvania Department of Labor and Industry.

No billboard shall be located within 1,000 feet of another billboard.

No billboard shall be permitted within 1,000 feet of the edge of the street right-of-way of any intersecting public street or within 1,000 feet from the beginning or ending of an entrance or exit ramp. The distance between billboards shall be measured along the nearest edge of the pavement between points directly opposite the signs along the same side of the traveled way.

All billboards shall be a minimum of 50 feet from the street right-of-way line and all other property lines.

All billboards shall be set back at least 100 feet from any land within any zone other than that within which the billboard is located.

No billboard shall obstruct the view of motorists on adjoining roads or the view of adjoining commercial or industrial uses which depend upon visibility for identification.

No billboard shall exceed an overall size of 300 square feet nor exceed 35 feet in height.

All properties upon which a billboard is erected shall be regularly maintained so as not to create a nuisance by means of weeds or litter.

The minimum lot area requirements shall be 10,000 square feet plus 500 square feet additional lot area per boarder (up to 10 boarders).

The applicant shall furnish evidence that public water and sewer service shall be used.

No modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted.

All floors above and/or below grade shall have a permanently affixed direct means of escape to ground level.

The applicant shall furnish proof of any needed land development approvals and approval from the PA Department of Labor and Industry.

Purpose. The business park is intended to provide for the orderly and integrated development of a business campus consisting of mixed industrial uses and accessory commercial facilities which exist for the primary purpose of serving business park occupants.

Site criteria.

Permitted accessory commercial uses. The following uses are permitted as accessory commercial uses in a business park:

Other requirements. Except to the extent specifically modified by this section, all business park development, and all individual lots and structures to be created and/or developed as part of a business park, shall comply with all other applicable requirements of this chapter.

The minimum lot size for all campgrounds shall be 50 acres;

In no case shall there be more than 10 campsites per acre within the campground;

All campsites shall be located at least 100 feet from any side or rear property line and at least 100 feet from any street line;

All outdoor play areas shall be set back 100 feet from any property line and screened from adjoining properties. All outdoor play areas shall be used exclusively by registered guests and their visitors;

A fifty-foot-wide landscaped buffer planting strip C shall be provided adjacent to all property lines. Street trees shall be provided along all public road right-of-way lines. Landscaping shall be provided in accordance with the requirements of Ch. 280, Landscaping.

All campgrounds shall furnish centralized completely enclosed sanitary and garbage collection facilities that are leakproof and vermin-proof that shall be set back a minimum of 200 feet from any property line and shall be screened;

Any accessory retail or accessory commercial uses shall be set back a minimum of 200 feet from any property line. Such accessory retail or commercial uses shall be solely designed and constructed to serve the campground's registered guests and their visitors. Any parking spaces provided for these retail or commercial uses shall have vehicular access from the campground's internal road rather than the public street. All accessory retail and commercial uses and related parking spaces shall be screened from adjoining properties;

Any reference to accessory commercial or recreational facilities in the campground signage shall remain secondary in size to the reference to the principal campground use;

A minimum of 20% of the gross area of the campground shall be devoted to active and passive recreational facilities;

Every campground shall have an office and a public phone. The public phone shall be accessible 24 hours per day, and the office shall be staffed 24 hours per day;

All water facilities, sewage disposal systems, rest rooms, solid waste disposal and vermin control shall be approved and maintained in accordance with the requirements of the PA DEP;

All lighting shall be arranged and shielded so that no glare of direct illumination shall be cast upon adjacent properties or public streets;

All campgrounds containing more than 100 campsites shall have vehicular access to an arterial or collector street as identified in this chapter;

An internal road system shall be provided. The improved cartway width of one-way access drives shall be at least 12 feet, and the improved cartway width of two-way access drives shall be at least 20 feet. On-drive parallel parking shall not be permitted;

Roads and accessways shall be provided in such a manner so that ingress and egress for each campsite lot can be had without encroaching or entering upon any other campsite lot;

The minimum area of a campsite shall be 2,500 square feet and shall be so dimensioned, improved, and arranged that when occupied no part of any unit including accessory attachments shall be within 10 feet of any designated campsite lot line;

Each campsite may be occupied only by one recreational vehicle or one trailer or one camper or one tent; or two tents; or one recreational vehicle and one tent; or one trailer and one tent; or one camper and one tent, and shall have one stabilized parking space large enough for at least one RV and one automobile;

No permanent structures shall be permitted on any campsite other than fireplaces;

No recreational vehicle may be parked within a campground for more than 90 consecutive days. No recreational vehicle which has been parked in a campground may return to that campground for a period of at least 90 days;

No persons shall be permitted to permanently reside on any campsite; and

A fire prevention and protection plan approved by the local fire chief having jurisdiction shall be submitted with application.

Public sewer and public water facilities shall be utilized and gray water recycling is required.

For automatic and self-service car washes, each washing bay shall provide a minimum one-hundred-foot long on-site stacking lane which precedes the washing process. For full-service car washes, such on-site stacking shall be a minimum of 300 feet per bay;

For full-service car washes, a post-washing drying area shall be provided for no less than six vehicles per washing bay;

All structures housing washing apparatuses shall be constructed to eliminate all noise exceeding 60 dBA as measured at the property line, and set back 100 feet from any street right-of-way line, 50 feet from any rear property line, and 20 feet from any side lot line. The structure shall be screened to prevent lighting from cars or the structure to shine upon adjoining properties;

Trash receptacles shall be provided and routinely emptied to prevent the scattering of litter, and the applicant shall furnish and implement a working plan for the cleanup of litter and debris;

The subject property shall front on an arterial or major collector road; and

The applicant shall demonstrate adequate provision for the collection and disposal of greases and wastes.

The building and parking area of any Casino, category 4, shall not be located within 500 feet of any residential zone, and no Casino, category 4, building and parking area shall be located within 500 feet of any building the use of which is principally residential.

No Casino, category 4, shall be located within 500 feet of any building which contains, is used for or is associated with any one or more of the following specified land uses:

The lot or property line of any casino, category 4, shall not be located within 5,000 feet of the lot or property line of another casino.

The distance between any two casinos shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of each establishment. The distance between any casino and any building which contains, is used for or is associated with any land use specified above shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior of the building of such establishment to the closest point on the exterior of the building which contains, is used for or is associated with any said land uses.

All noise levels shall not exceed 65 dba as measured at the property line.

All lighting shall be dark-sky friendly and be consistent with Chapter 283 of the Hellam Township Code of Ordinances. Methods of minimizing the overflow of lighting onto the surrounding community should be utilized.

The casino, category 4, will be controlled so as not to constitute a nuisance due to loitering outside the building; the applicant shall furnish expert evidence as to how this will be accomplished. In no event shall loitering be permitted outside any such establishment.

A litter control plan shall be established, maintained and paid for by the applicant and/or property owner to ensure that neither the property where the use is being conducted nor adjoining properties will be littered. The proposed plan shall be furnished as part of the application. Trash receptacles shall be provided and routinely emptied to prevent the scattering of litter, and the applicant shall furnish and implement a working plan for the cleanup of litter and debris.

The applicant shall submit a land development application and plan in accordance with the requirements of Chapter 430, Subdivision and Land Development Ordinance.

The casino, category 4, shall not create an atmosphere of enticement for minors.

The casino, category 4, shall comply with all laws, rules and regulations of the United States of America, the Commonwealth of Pennsylvania, and Hellam Township.

All casinos, category 4, shall comply with the minimum lot area, impervious coverage and yard requirements, for uses in the Commercial/Industrial and/or Interchange Zoning Districts.

The maximum permitted height for a casino, category 4, and associated accessory structures shall not exceed 60 feet.

All structures on the subject property shall be screened from any adjacent residential use. Screening shall meet the requirements of Chapter 430, Subdivision and Land Development.

All casinos, category 4, shall utilize public water and sewer.

For cemeteries exceeding two acres in size, the applicant must demonstrate that the proposed location does not consist of prime farmland;

All burial plots or structures shall be located at least 20 feet from any property line or street line;

Assurances must be provided that water supplies of surrounding properties will not be contaminated by burial activity within the proposed cemetery; and

No burial plots or facilities are permitted in floodplain or flood fringe areas.

House of worship.

Church-related residences (rectories and convents).

Church-related educational or day-care facilities. Church-related educational or day-care facilities are permitted as provided in Article II herein and subject to the following criteria:

Cemeteries.

No individual lot within the commercial convenience center shall contain less than one acre nor be less than 150 feet wide.

A commercial convenience center shall include a combination of at least three of the following uses:

No commercial convenience center shall exceed two acres in size.

All buildings, structures, parking lots, off-street loading areas, signs, dumpsters, and access drives associated with a commercial convenience center shall be set back at least 100 feet and provide a fifty-foot-wide landscape buffer planting strip C from any adjoining property within the R or RA Zones or any residential use. All landscaping must be in accordance with the requirements of Ch. 280, Landscaping.

No more than two access drives shall provide vehicular access to a commercial convenience center. All access shall comply with the provisions of Article III.

Street trees shall be provided along any street frontage in accordance with Ch. 280, Landscaping.

Commercial convenience centers shall be linked to surrounding zone development by safe and convenient walkways.

Commercial convenience centers shall be linked to surrounding zone development by sidewalks meeting the requirements of Chapter 430, Subdivision and Land Development.

The applicant shall provide a detailed description of the proposed use in each of the following topics and a complete land development application shall be submitted to the Township once the special exception application has been approved:

The maximum lit size shall be two acres and the total maximum building area shall not exceed with 8,000 square feet.

A traffic impact report shall be prepared by a professional traffic engineer, according to the requirements of Chapter 430, Subdivision and Land Development.

Retail sales shall not exceed 20% of the floor area.

Outdoor storage of materials is prohibited, unless located in the rear yard and a minimum of 30 feet from all property lines consisting of a thirty-foot-wide landscape buffer planting strip B in accordance with the requirements of Ch. 280, Landscaping. The maximum area of outdoor storage shall be 750 square feet.

A thirty-foot-wide landscaped buffer planting strip B shall be provided from any loading/unloading dock area that adjoins any residential zoning district and/or existing dwelling in accordance with the requirements of Ch. 280, Landscaping.

Convention centers may include any of the following uses, provided such uses are primarily sized, located and designed as one integrated development:

Minimum required lot area: 10 acres.

All uses shall be served by both public sewer and public water utilities.

Required parking will be determined based upon a combination of the types of activities proposed and the schedule listed in Article III of this chapter. In addition, an unimproved grassed overflow parking area shall be provided for peak use. If, at any time after the opening of the facility, the Supervisors determine that traffic backups are occurring on adjoining roads, and such backups are directly related to the lack of on-site parking, the Supervisors can require the applicant to revise and/or provide additional on-site parking space.

Any booths or other structures used for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle backups on adjoining roads during peak arrival periods. Any other collection of fees (roaming parking lot attendants) shall be conducted in a manner to prevent vehicle backups on adjoining roads If, at any time after opening, the Township determines that traffic backups are occurring on adjoining roads, and such backups are directly related to the means of access to the subject property, the Township can require the applicant to revise means to relieve the undue congestion.

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

Those uses involving extensive outdoor activities and/or display shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties and roads. No outdoor storage is permitted.

A traffic impact report shall be prepared by a professional traffic engineer, according to requirements of Chapter 430, Subdivision and Land Development.

No exterior public address system shall be permitted.

All uses within the convention center shall be linked with sidewalks and/or pathways to facilitate safe and efficient pedestrian movements.

Outdoor play areas. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard. Additionally, outdoor play areas shall be located and designed so as not to disrupt normal activities of adjoining uses permitted within the Zone and/or neighborhood. Outdoor play areas shall be completely enclosed by a minimum four-foot high fence and screened from adjoining residentially zoned properties;

Enrollment shall be defined as the largest number of persons and/or children under day-care supervision at any one time during a seven-day period;

Passenger dropoff and pickup areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site;

All commercial day-care facilities shall obtain and maintain proper licensure from the Commonwealth of Pennsylvania; and

The applicant shall demonstrate that adequate safeguards are provided to protect students from nearby industrial activities and uses.

All family day-care facilities shall furnish a valid registration certificate for the proposed use, issued by the PA Department of Public Welfare, if required;

Outdoor play areas shall not be located within the front yard nor any vehicle parking lot. Outdoor play areas shall be set back at least five feet and screened from any adjoining residentially zoned property. A minimum four-foot-high fence shall completely enclose the outdoor play area;

Passenger dropoff and pickup areas shall be provided on site and arranged so that passengers do not have to cross traffic lanes on or adjacent to the site.

Public sewer and water shall be used;

All activities shall be conducted within a completely enclosed building;

During operation or plant cleanup and maintenance, all windows and doors on walls facing adjoining residential zones shall be kept closed; and

Any exhaust ventilation equipment shall be directed away from adjoining residentially zoned property.

The venue shall be owned and operated by the owners of the property.

Event structures and/or tenting and/or canopies, including parking and driveway, shall be at least 50 feet from any side or rear property line in the MU-1, MU-2, C/I and I Zones and at least 250 feet from any side or rear property line in the RA Zone.

Event structures and/or tenting and/or canopies and parking lot shall be set back at least 50 feet from the street right-of-way in the MU-1, MU-2, C/I and I Zones and 250 feet in RA Zone.

All lighting shall be dark sky friendly and be consistent with Chapter 283 of the Hellam Township Code of Ordinances. Methods of minimizing the overflow of lighting onto the surrounding community should be utilized.

Tenting and/or canopies for events shall be temporary in nature.

Event capacities will not exceed one person per 20 square feet of gross floor area. Event capacities are also regulated by the most recent International Fire Code. The more strict capacity shall have precedence.

The applicant shall furnish evidence that adequate water supply and sewage disposal can be provided. If public sanitary sewer is not available, then the on-site sewage disposal system shall be designed and sized to accommodate the proposed facility.

Facilities with a capacity of 100 or more people shall have direct vehicular access to an arterial or collector highway.

Any building, structure, tenting, canopies or parking area of an event venue shall not be located within 100 feet in MU-1 and MU-2, C/I and I Zones and 250 feet in the RA Zone of any building the use of which is principally residential.

The subject property shall be screened from any adjacent residential use. Screening shall meet the requirements of Chapter 430, Subdivision and Land Development.

Only food for events may be prepared on site. No restaurant facilities are permitted. No catering to outside businesses/people/events is permitted.

All appropriate state licenses shall be obtained for including, but not limited to, serving alcoholic beverages and food preparation.

The applicant shall furnish evidence that the proposed use will not be louder than 65 db when measured at the property line.

All events must end by 10:00 p.m. in the RA Zone with no time limitation in the MU-1, MU-2, C/I, and I Zones.

Event venues are permitted only as an accessory use to the principal use of the property in the RA Zone and cannot exceed two acres for entire facility use, which includes structures and/or tents and/or canopies and parking.

All lighting shall be dark-sky friendly and be consistent with Chapter 283 of the Hellam Township Code of Ordinances. Methods of minimizing the overflow of lighting onto the surrounding community should be utilized.

No more than the equivalent of two full-time nonresidents shall be employed by the secondary farm occupation, and at least one owner/operator of the secondary farm occupation must reside on the site;

The use must be conducted within one completely enclosed building. Where practicable, the secondary farm occupation shall be conducted within an existing farm building. However, any new building constructed for use by the secondary farm occupation shall be located behind the farm's principal buildings, or located no less than 100 feet of any side or rear lot line, nor less than 300 feet of any adjoining land within a residential zone. Such distances shall be measured as a straight line between the closest points of any physical improvement associated with the secondary farm occupation and the property/zoning line.

Any new building constructed for use by the secondary farm occupation shall be of a design so that it can be readily converted to agricultural use, or removed, if the secondary farm occupation is discontinued;

The applicant shall furnish evidence that the proposed use will not be louder than 65 db when measured at the property line.

The secondary farm occupation shall occupy no more than one acre of lot area; however, any access drive serving the secondary farm occupation and the farm shall not be calculated as land serving the secondary farm occupation; and

No more than 50% of the land devoted to a secondary farm occupation shall be covered by buildings, structures, parking or loading areas, or any other impervious surfaces.

The retail sales area shall be considered to be that of the smallest rectangle, or other regular geometric shape which encompasses all display stands, booths, tables or stalls, plus any adjoining aisles and/or walkways from which consumers can inspect items for sale. The retail sales shall include all indoor and/or outdoor areas as listed above;

The retail sales area shall be set back at least 50 feet from all property lines, and shall be calculated as part of the maximum permitted lot coverage, regardless of its surface treatment;

All outdoor display and sales of merchandise shall not begin prior to one hour before official sunrise and shall cease no later than one hour after official sunset;

No exterior amplified public address system shall be permitted;

The applicant shall be required to demonstrate adequacy of sewage disposal and water supply; and

Exterior trash receptacles shall be provided amid any outdoor retail sales area. Such trash receptacles shall be routinely emptied so as to prevent the scattering of litter and debris. All applications shall include a description of a working plan for the cleanup of litter.

The applicant must provide evidence that the proposed use is important to local farming and is specifically sized to primarily serve local users. All activities and services shall be directed at meeting the needs of those engaged in local farming. The facility shall be directed at providing materials and services needed to farm, rather than the distribution of goods produced on the farm. Some examples of farm-related businesses (if suitably sized) include, but need not be limited to:

The farm-related business shall occupy no less than one acre and no more than two acres. The applicant shall show that the size of the site is the minimum needed to conduct the farm-related business;

The design of a farm-related business shall be governed by the design standards for the Commercial/Industrial Zone, as listed in Article II of this chapter;

The length of any on-site access drive(s) shall be sufficient to allow the stacking of delivery and/or customer vehicles. Furthermore, any use that potentially involves the movement of vehicles through mud and/or manure shall provide a paved apron of at least 50 feet from the street right-of-way. In addition, another fifty-foot gravel section shall be located just beyond the paved apron;

Any outdoor storage of supplies, materials and products shall be screened from adjoining roads and properties. The display of farm equipment for sale shall be excluded from this provision; and

Any building constructed for use by the farm-related business (unless uniquely suited to that business) shall be of a type so that it can be converted to agricultural use in the event the farm-related business is discontinued (e.g., barn or shed).

In no case shall the golf course design permit or encourage a golf ball to be driven across any building, building lot, parking lot, street, access drive, or driveway;

Golf cart paths shall not be permitted to cross any public road at grade;

All buildings shall be set back 75 feet from any adjoining roads and 100 feet from adjoining residential structures or parcels;

Golf courses may include the following accessory uses, provided such uses are reasonably sized, and located so as to provide incidental service to the golf course employees and users:

All outdoor storage of maintenance equipment and/or golf carts shall be set back at least 100 feet and screened from adjoining residential properties and roads; and

All dumpsters and off-street parking and/or loading areas shall be screened from adjoining or nearby residences. In addition, all off-street loading and dumpsters shall be screened from adjoining roads.

Off-street parking shall be provided as required by the combination of elements comprising the health club, including accessory uses;

All outdoor recreation facilities shall be set back at least 50 feet from the street right-of-way line (subject to the requirements of § 490-43), at least 25 feet from all other lot lines, and at least 100 feet from any residentially zoned properties; and

Any accessory eating facilities, or retail use, shall not be directly accessible without passing through the main clubhouse building.

Minimum lot area: five acres.

The subject property shall have direct access to an arterial road.

Adequate provision shall be made for a system of roads sufficient to accommodate predictable vehicular traffic and to ensure safe and efficient vehicular access for emergency management equipment.

The applicant shall provide an overall landscaping plan for the health care campuses, nursing homes, and hospitals which attempts to incorporate and utilize existing natural features and preserves and promotes native species. A fifty-foot-wide landscape buffer planting strip C shall also be submitted with the landscaping plan and shall address buffering of adjoining residential dwellings or appropriate sensitive areas in accordance with the requirements of Ch. 280, Landscaping.

Emergency entrances shall be located on a building wall which faces away from adjoining residentially zoned properties or adjacent residential use or is separated by at least 300 feet from residentially zoned properties or adjacent residential use.

The applicant shall submit a traffic impact report prepared in accordance with Article IV of Chapter 430, Subdivision and Land Development.

Public sewer and public water utilities shall be utilized.

Materials and waste handling. If requested by the Township, all health care-related uses shall furnish information regarding materials and waste handling, including:

Where more than one of the uses enumerated in Subsection J below are proposed either at one time or separately over time, integrated site function and design shall be required consistent with the creation of a campus-like environment.

Permitted uses:

Specific requirements for selected accessory uses.

The applicant shall furnish a description of the effect of the proposed use on the delivery of ambulance service. This description shall include a letter from the agency responsible for ambulance service in the site's vicinity. Such letter shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use, and any suggestions that might enhance ambulance service. Should it be determined that the proposed use would overburden local ambulance service, the Township may attach conditions of approval that seek to assure adequate levels of service.

The retail sales area shall be all areas open for public display, including but not limited to shelves, racks, bins, stalls, tables, and booths, plus any adjoining aisles or walkways from which consumers can inspect items for sale. The retail sales area shall include both interior and exterior areas as listed above;

All exterior retail sales areas shall include a dust-free surface and a completely enclosed minimum six-foot-high fence and gate;

All exterior storage and retail sales areas (exclusive of nursery and garden stock) shall be located within a side and/or rear yard, and shall be screened from adjoining roads and properties;

No exterior public address system shall be permitted;

Any drilling, cutting, sawing, mixing, crushing or some other preparation of building materials, plus any testing or repair of motorized equipment shall be conducted within a completely enclosed building; and

The applicant shall submit a traffic impact report as governed by Article IV of Chapter 430, Subdivision and Land Development.

The use shall be clearly incidental to the primary use of the premises as a dwelling for living purposes;

Only a person who is a resident of the dwelling may be engaged in the home occupation use;

No more than one home occupation may be located in any dwelling unit;

The home occupation shall not alter the appearance of the building as a dwelling unit;

Any mechanical equipment employed in a home occupation shall be inaudible at the property line;

No sales of any goods or merchandise shall occur on the premises, other than those goods or merchandise which are produced on the premises;

Any proposed manufacturing, other than the products of customary hobbies and fabrication of garments by a seamstress shall, if requested, provide written evidence that the storage, use and disposal of materials and wastes shall be accomplished in a manner that complies with all applicable federal, state, and county requirements;

No goods shall be displayed so as to be visible from the exterior of the premises;

Home occupations shall be limited to not more than 30% of the floor area of the dwelling unit, or 500 square feet, whichever is less;

Within the R Zone, no accessory building or structure shall be utilized for any aspect of a home occupation; and

The applicant shall submit evidence of all applicable state approvals

Minimum lot area: five acres.

Both public sewer and public water shall be utilized.

The following accessory uses may be approved as part of the application:

The above accessory uses (aside from outdoor recreational uses) shall be physically attached to the main hotel building except that one freestanding restaurant, tavern or nightclub shall be permitted on the same lot as a principal hotel, subject to the following:

Minimum lot area: 10 acres;

The outdoor area devoted to the storage of junk shall be completely enclosed by an eight-foot high, sight-tight fence which shall be set back at least 50 feet from all property lines and 100 feet from residentially zoned properties;

Provide a twenty-foot-wide landscape buffer planting strip D in accordance with the requirements of Ch. 280, Landscaping.

The setback area between the fence and the lot lines shall be kept free of weeds and all scrub growth;

All completely enclosed buildings used to store junk shall be set back at least 50 feet from all property lines;

No material may be stored or stacked so that it is visible from adjoining properties and roads;

All additional federal and state laws shall be satisfied;

All junk shall be stored or arranged so as to permit access by fire-fighting equipment and to prevent the accumulation of water, and with no junk piled to a height greater than eight feet;

No material shall be burned at any time;

Any junkyard shall be maintained in such a manner as to cause no public or private nuisance, nor to cause any offensive or noxious sounds or odors, nor to cause the breeding or harboring of rats, flies, or other vectors; and

No junkyard shall be located on land with a slope in excess of 5%.

The applicant shall provide a detailed written description of the proposed use in each of the following topics:

The applicant shall be required to demonstrate compliance with Chapter 380, Sewers, Article III, Land Application of Sewage Sludge, as may be amended; and

The land application of sludge shall be confined to areas that are, and remain, actively involved in the regular cultivation of crops, including, but not limited to, sod.

The applicant shall provide the following information:

Large-scale solar energy facilities shall be considered land development.

Dimensional requirements.

Signage.

All ground-mounted large solar energy facilities shall be enclosed by a fence, barrier or other appropriate means to prevent or restrict unauthorized persons or vehicles from entering the property.

Proof that the design of the large solar energy system conforms to the applicable industry standards, including those of the ANSI, Underwriters' Laboratories (UL), the ASTM, or other similar certifying organizations, and shall comply with the Building Code and with all other applicable fire and life safety requirements. The manufacturer's specifications shall be submitted as part of the application.

All solar energy system installations must be certified by a professional firm from a list of approved solar electric installers provided on the Pennsylvania Sunshine Program website operated by the Pennsylvania Department of Environmental Protection or from the North American Board of Certified Energy Practitioners.

On-site transmission and power lines shall, to the maximum extent practicable, be placed underground.

Ground-mounted solar energy systems shall not be placed within any legal easement or right-of-way location, or be placed within any stormwater conveyance system or in any other manner that would alter or impede stormwater runoff from collecting in a constructed stormwater conveyance system.

The owner of the large solar energy production facility shall be required to provide a certificate of insurance to the Township providing evidence of liability insurance of not less than $1,000,000 and naming the Township as an additional insured on the policy or policies of the owner and/or lessee.

At the time of issuance of the permit for the construction of the large solar energy production facility, the owner shall provide financial security in form and amount acceptable to the Township to secure the expense of dismantling and removing said structures.

Any change in ownership of the property shall be registered with the Township within 30 days of said change in ownership.

Vegetative screening.

Decommissioning.

Public sewer and water shall be used.

All activities shall be conducted within a completely enclosed building.

Any exhaust ventilation equipment shall be directed away from adjoining residential use or residentially zoned property.

The applicant shall offer testimony that the proposed use will be controlled so as to not constitute a nuisance due to noise or loitering inside and outside the building which may require a security surveillance plan indicating the method(s) to be implemented to ensure the safety of patrons and nearby property owners.

The applicant shall provide a detailed written description of the proposed use in each of the following topics:

Any use requiring more than domestic water supply and/or residential sewage disposal requires public sewer and water.

Public sewer and water shall be used.

Any accessory services, including laboratories and pharmacies for the use of patients visiting medical practitioners in the clinic, may be permitted as part of the clinic facility, subject to the following specific conditions:

The campus shall primarily serve the needs of retirement-aged persons. At least one resident of each household shall be at least 50 years old, or possess some handicap that can be treated within a setting like the medical residential campus;

The campus shall achieve a balanced residential/medical environmental which cannot be achieved through the use of conventional zoning techniques;

Residences shall be functionally, physically, and architecturally integrated with medical service and recreational activity centers;

Commercial, medical, and recreational uses shall be grouped together and located near the populations being served;

The minimum land area devoted to the campus shall be 10 contiguous acres;

The site shall have direct access to a major collector or arterial road;

All buildings or structures containing nonresidential use(s), off-street parking lots and loading areas shall be set back at least 75 feet from all adjoining residentially zoned land, and 50 feet from all lot lines of the campus property;

The maximum permitted overall density shall not exceed the maximum permitted density of the zone in which the facility is to be located. Transferable development rights may be used as provided in Articles III and VIII herein For purposes of this section, each 1.5 care beds associated with a medical use shall constitute one dwelling unit. No less than 50% and no more than 15% of the total number of permitted dwelling units shall consist of care beds;

All buildings or structures used solely for residential purposes shall be set back at least 50 feet from all lot lines of the campus property;

The maximum permitted height shall be equal to that which is permitted within the underlying zone. The maximum height may be increased to 60 feet, provided one development right is used for each dwelling unit in excess of the height permitted by the underlying zone, provided that an additional two feet of required building setback shall be provided for each one foot of height for that portion of building height exceeding 35 feet. Furthermore, any building with floor space exceeding 35 feet in height shall require the applicant to obtain a letter from the Township Emergency Management Coordinator indicating that adequate provision has been made for fire fighting and rescue activities;

Each off-street parking lot shall provide at least 20% of the total parking spaces as those designed for the physically handicapped. Furthermore, such parking spaces shall be located throughout the campus in such a manner to be conveniently accessible to the buildings/uses for which they are required;

Only those uses which provide a harmonious, balanced mix of medical, residential, limited commercial and recreational uses, primarily serving campus residents, and public, quasi-public and medical services for the off-campus retirement-aged community will be permitted. Uses may include, but need not be limited to the following:

The applicant shall furnish a description of the effect of the proposed use on the delivery of ambulance service. This description shall include a letter from the agency responsible for ambulance service in the site's vicinity. Such letter shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use, and any suggestions that might enhance ambulance service. Should it be determined that the proposed use would overburden local ambulance service, the Township may attach conditions of approval that seek to assure adequate levels of service.

Mini warehouses are permitted as provided in Article II herein and subject to the following criteria:

The applicant shall adequately demonstrate that all mini warehouses rental and/or use contracts shall specifically prohibit these uses.

All service and/or repair activities shall be conducted within a completely enclosed building;

All uses involving drive-through service shall provide sufficient on-site stacking lanes to prevent vehicles backing up on adjoining roads;

Any outdoor storage areas for parts, equipment, lubricants, fuel, or other materials capable of leaching shall have an impervious surface with diking and a cover sufficient to prevent the collection of rainwater and the runoff of contaminants. Such storage shall not include waste materials and oils;

All exterior storage areas shall be subject to lot coverage requirements and screened from adjoining residentially zoned properties and roads;

Except for the storage and display of vehicles for sale, the storage of unlicensed vehicles is prohibited;

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directed toward any adjoining residentially zoned property;

All vehicles and machinery shall be repaired and removed from the premises promptly;

The demolition or junking of vehicles and machinery is prohibited. Demolished vehicles or parts thereof shall be removed from the site within two weeks of arrival;

The applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations; and

All motor vehicle sales and service facilities shall comply with the provisions of Chapter 283, Lighting, Outdoor.

Minimum lot area: two acres.

All units must be connected to public sewer and public water systems.

Minimum required setbacks: All structures and dumpsters shall be set back at least 50 feet from every property line. Off-street parking and loading shall be set back at least 25 feet from every property line. Interior building setbacks shall be as follows:

At least 30% of any multiple-family dwelling development site shall be devoted to common open space in addition to the open space required by Chapter 430, Subdivision and Land Development. Such required open space shall be in addition to any dedicated parklands and/or fees-in-lieu thereof. The location, design, ownership and maintenance of such common open space shall be subject to the requirements of Section 319[1] of this chapter.

No part of the subject property shall be located within 100 feet of any R Zone, nor within 300 feet of any residential use;

The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, light, and/or litter;

All structures on the subject property shall provide a fifty-foot-wide landscape buffer planting strip C from any adjacent residential use in accordance with the requirements of Ch. 280, Landscaping.

The applicant shall furnish expert evidence as to how the use will be controlled so as to not constitute a nuisance due to noise or loitering outside the building; and

A working plan for the cleanup of litter shall be furnished and implemented by the applicant.

An off-track betting parlor shall not be permitted to be located within 1,000 feet of any other off-track betting parlor;

No off-track betting parlor shall be located within 600 feet of any R Zone;

No off-track betting parlor shall be located within 600 feet of any parcel of land which contains any one or more of the following specified land uses:

The distance between any two off-track betting parlors shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of each establishment. The distance between any off-track betting parlor and any land use specified above shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior property line of the off-track betting parlor to the closest point on the property line of said land use;

No more than one off-track betting parlor may be located within one building or shopping center;

The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter;

The applicant shall furnish expert evidence as to how the use will be controlled so as to not constitute a nuisance due to noise or loitering outside the building;

A working plan for the cleanup of litter shall be furnished and implemented by the applicant;

Off-street parking shall be provided at the rate of one space per each 65 square feet of gross floor area, including related dining, restaurant and snack bar areas; and

All off-track betting parlors shall comply with the Pennsylvania Horse and/or Harness Racing Commission's rules and regulations pertaining to nonprimary locations, as defined therein.

The site shall contain at least two acres;

All parking areas shall be set back a minimum of 25 feet from all property lines, and shall be screened from adjoining lots and streets;

The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be utilized;

At least 10% of required parking spaces shall be designed for handicapped persons;

The maximum overall density shall not exceed the maximum permitted density of the zone in which the facility is located. Transferable development rights may be used, as provided in Articles III and VIII herein, to increase the maximum density to 10 dwelling units per acre. For the purposes of this section, each 1.5 care beds shall constitute one dwelling unit; and

Facilities with more than 0.75 care beds/acre shall require connection to public water and sewer facilities.

Passenger dropoff and pickup areas shall be provided on site and arranged so that passengers do not have to cross traffic lanes on or adjacent to the site.

No individual lot within the commercial convenience center shall contain less than one acre nor be less than 150 feet wide.

A planned commercial center shall include a combination of at least three of the following uses:

All buildings, structures, parking lots, off-street loading areas, signs, dumpsters and access drives associated with a commercial convenience center shall be set back at least 100 feet and screened by a fifty-foot-wide landscape buffer planting strip C from any adjoining property within the R or R-A Zones or any residential use, in accordance with the requirements of Ch. 280, Landscaping.

A traffic impact report shall be prepared by a professional traffic engineer, according to the requirements of Chapter 430, Subdivision and Land Development.

No more than two access drives shall provide vehicular access to a commercial convenience center. All access shall comply with the provisions of Article III.

Both public sewer and public water utilities shall be required.

The following tabulates required off-site parking and loading and interior landscaping standards for planned commercial centers.

No more than two access drives shall provide vehicular access to a Planned Commercial Center. All access shall comply with the provisions of Article III.

All private clubs shall front on and have access to a public road;

All off-street parking shall be provided as required by Article III of this chapter, and is to be set back 30 feet from any adjoining residential lot lines;

Outdoor recreation/activity areas shall be set back at least 50 feet from any property line;

A fifty-foot-wide landscape buffer planting strip C shall be provided along any adjoining residentially zoned property, in accordance with the requirements of Ch. 280, Landscaping;

The applicant must furnish evidence as to how the use will be controlled so as not to constitute a nuisance due to noise or loitering outside of the clubhouse, or glare of lighting on adjoining properties and street; and

The applicant shall furnish evidence that approved systems for sewage disposal and water supply will be utilized.

No butchering, slaughtering or rendering uses shall be permitted;

All processing activities shall be conducted within a completely enclosed building; and

No noxious odor, dust, glare, vibration, or noise shall be perceptible at the property lines.

Applicant shall demonstrate that adequate water and sewer service is available.

The applicant shall submit a traffic impact report in accordance with Article IV of Chapter 430, Subdivision and Land Development;

The applicant shall present qualified expert evidence as to how the use will provide for the expected demand for needed, off-street parking spaces for the proposed use. In addition, the applicant shall present evidence of the ability to provide additional off-street parking spaces, if demand increases. The applicant shall also present credible evidence that the stacking area provided for public transportation vehicles will be adequate to accommodate the expected demand generated by patrons. Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicles backing up onto adjoining roads during peak arrival periods;

The subject property shall have a minimum of 300 feet of road frontage along an arterial or major collector road;

All structures shall be set back at least 50 feet from any street right-of-way line;

Trash receptacles shall be provided amid off-street parking areas that shall be routinely emptied. Furthermore, a working plan for the regular cleanup of litter shall be furnished and continuously implemented by the applicant;

Any exterior public address system shall be designed, arranged, and operated so as to prevent objectionable impact on adjoining parcels.

General: quarry operations:

Site plan requirements. As a part of each application, the applicant shall furnish an accurately surveyed site plan on a scale no less than 1:2,400, showing the location of the tract or tracts of land to be affected by the operation. The surveyed site plan shall be certified by a registered professional engineer or a registered professional land surveyor with assistance from experts in related fields and shall include the following:

Minimum lot area: 100 acres.

Fencing. A fence measuring at least eight feet in height must enclose the area of actual quarrying. If a chain link fence is used, then said fence shall include a vegetative screen that is provided along the outside of the fence, away from the quarry.

Setback. The following table identifies minimum setbacks imposed upon specific features of the quarry and other extractive-related uses from adjoining and/or nearby uses:

Access. Vehicular access shall be so arranged as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties. Access drives used by trucks shall only intersect with major collector or arterial roads.

Traffic impact. The applicant shall furnish a traffic impact report prepared by a professional traffic engineer, as outlined in Article IV of Chapter 430, Subdivision and Land Development.

Reclamation. The applicant shall demonstrate compliance with Section 7(c) of the Pennsylvania Act No. 1984-219,[1] as may be amended. The applicant shall provide a detailed description of the proposed use of the site, once reclamation has been completed, including a description of any zoning and/or subdivision approvals or remedies that would be necessary to accommodate the proposed use. Finally, the applicant shall provide written notification to the Township within 30 days, whenever a change in the reclamation plan is proposed to the PA DEP.

Screening. Where the proposed use adjoins a residential zone, an existing residence and/or a public road, screening shall be provided. Such screening shall be comprised of an earthen berm at least 10 feet in height. Such berm shall be located on the quarry site and placed so as to maximize the berm's ability to absorb and/or block views of and the noise, dust, smoke, etc. generated by the proposed use. The berm shall be completely covered and maintained in an approved vegetative ground cover. In addition, a landscape screen shall consist of evergreen shrubs and trees arranged to form both a low-level and a high-level screen within a strip of land with a minimum width of 10 feet. The high-level screen shall consist of evergreen trees of not less than five feet in height at the time of planting that shall be planted at intervals of not more than 10 feet. The low-level screen shall consist of evergreen shrubs of not less than three feet in height at the time of planting that shall be planted at intervals of not more than five feet. The landscape screen shall be permanently maintained.

Operations progress report. Within 90 days after commencement of surface mining operations, and each year thereafter, the operator shall file an operations progress report with the Zoning Officer setting forth all of the following:

Water supply.

Those uses involving extensive outdoor activities shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties;

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

Required parking will be determined based upon a combination of the types of activities proposed and the schedule listed in Article III of this chapter; and

Any booths or other structures used for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle backups on adjoining roads during peak arrival periods. Any other collection of fees (roaming parking lot attendants) shall be conducted in a manner to prevent vehicle backups on adjoining roads. If, at any time after the opening of the commercial recreation facility, the Township determines that traffic backups are occurring on adjoining roads, and such backups are directly related to the means of access to the subject property, the Township can require the applicant to revise means of access to relieve the undue congestion.

This use shall not be bound by the requirements for recycling processing facilities;

All materials shall be kept in closed containers, with appropriate sanitary measures and frequent enough emptying to prevent the attraction of insects or rodents and to avoid fire hazards;

Adequate provision shall be made for movement of trucks if needed and for off-street parking;

A twenty-foot-wide landscape buffer planting strip D shall be provided between this use and any abutting residential use in accordance with the requirements of Ch. 280, Landscaping.

This use may constitute a principal use or an accessory use (including an accessory use to a commercial use, an industrial use, a public or private primary or secondary school, a house of worship or a Township or municipal use) subject to the limitations of this section;

Materials to be collected shall be of the same character as the following materials: paper, fabric, cardboard, plastic, metal, aluminum, and glass. No garbage shall be stored as part of the use, except for that generated on-site and that accidentally collected with recyclables. Only materials clearly being actively collected for recycling may be stored on-site; and

The use shall only include the following operations collection, sorting, baling, loading, weighing, routine cleaning, and closely similar work. No burning or land filling shall occur. No mechanical operations shall routinely occur at the site other than operations such as baling cardboard.

There shall be no outdoor storage of materials processed, used or generated by the facility;

The applicant shall offer expert testimony to demonstrate adequate provisions will be taken to prevent the attraction of insects or rodents and to avoid fire hazards, and measures used to mitigate problems associated with noise, dust, fumes, and litter;

Loading and unloading facilities shall not be located on any side of the building facing a residential use;

A twenty-foot-wide landscape buffer planting strip D shall be provided between this use and any abutting residential use in accordance with the requirements of Ch. 280, Landscaping.

No garbage shall be stored as part of the use, except for that generated on-site and that accidentally collected with recyclables. Only paper, glass, plastics, and metals which are clearly capable of being recycled, may be processed on-site;

All operations, including collection, shall be conducted within a completely enclosed building;

No burning or land filling shall occur;

Except within the C/I Zone, the use shall not include the collection or pressing of pieces of metal that have a weight greater than 50 pounds;

The use shall include the storage of a maximum of 50 tons of materials on the site if the use is within a within 500 feet of an existing residential use.

The applicant shall demonstrate that adequate water supply and sewage disposal can be provided.

The applicant shall present a plan for control of litter for restaurants with exterior seating.

Exterior trash receptacles shall be provided and routinely emptied so as to prevent the scattering of litter. All applications shall include a description of a working plan for the cleanup of litter;

Any exterior speaker/microphone system shall be arranged and/or screened to prevent objectionable noise impact on adjoining properties;

All exterior seating/play areas shall be completely enclosed by a minimum three-foot high fence;

No part of the subject property shall be located within 200 feet of any R or R-A Zone;

A twenty-foot-wide landscape buffer planting strip D shall be provided between this use and any abutting residential use in accordance with the requirements of Ch. 280, Landscaping; and

Each drive-through lane shall have a minimum of 200 feet of on-site stacking preceding the order location.

Exterior trash receptacles shall be provided and routinely emptied so as to prevent the scattering of litter. All applications shall include a description of a working plan for the cleanup of litter;

All exterior seating/play areas shall be completely enclosed by a minimum three-foot high fence; and

No part of the subject property shall be located within 200 feet of any R or R-A Zone.[1]

The applicant shall provide a detailed written description of the proposed use in each of the following topics:

Any use requiring more than domestic water supply and/or residential sewage disposal requires public sewer and water.

The applicant shall provide a detailed written description of the proposed use in each of the following topics:

The applicant shall demonstrate that adequate water supply and sewage disposal can be provided.

Minimum lot area: 10 acres;

Any structure used for the boarding of horses shall be set back at least 200 feet from any property line;

All stables shall be maintained so to minimize odors perceptible at the property line;

All outdoor training or show facilities or areas shall be set back 100 feet from all property lines; and

All outdoor training, show, riding, boarding, or pasture areas shall be enclosed by a minimum four-foot-high fence.

Only one rural occupation may be conducted on the same property as the owner's principal residence, and shall not exceed the area of the principal residence's ground floor or 1,000 square feet, whichever is the lesser;

A rural occupation shall only be conducted within one completely enclosed outbuilding that satisfies at least one of the following:

In no case shall any new rural occupation building be constructed before the owner resides on the subject property. In addition, rural occupations may only be conducted so long as the sole owner of the business resides on the site;

In no case shall the required maximum lot coverage be exceeded by those impervious surfaces associated with the principal residence, rural occupation and/or other accessory uses;

All off-street parking and loading spaces shall be screened from adjoining roads and properties;

No outdoor storage or display shall be permitted except that one commercial truck of not more than 9,000 pounds gross vehicle weight may be parked behind the principal residence so long as it is screened from adjoining roads and properties;

No rural occupation and its principal dwelling shall generate more than 20 vehicle trips per day to or from the site. The applicant shall furnish testimony regarding the expected numbers of vehicle trips associated with the proposed use;

Vehicular access to the rural occupation shall be limited to the same driveway connection with the public street that serves the principal residence. No additional roadway connections shall be permitted;

The maximum number of employees that do not reside on the site shall be equal to two full-time positions. For the purposes of this section, "employees" shall be defined as those involved in the on-site conduct of the rural occupation;

Rural occupations shall only be conducted between the hours of 6:00 a.m. and 9:00 p.m.;

No manufacturing, mechanical or industrial use shall be permitted which causes any noise, odor, glare, fume, smoke, dust, vibration, electromagnetic interference, or other hazard that is noticeable at or beyond the line of the nearest residential lot. No use that requires application or permitting by the PA DEP for the handling of hazardous waste or other substances, shall be permitted;

Any area devoted to retail sales display shall be limited to 20% of the overall size of the rural occupation;

The applicant shall furnish evidence that an approved means of sewage disposal shall be utilized, and further that such means is part of the same system in use for the principal residence; and

Evidence shall be provided indicating that the disposal of all materials and wastes will be accomplished in a manner that complies with state and federal regulations. Such evidence shall, at a minimum, include copies of contracts with waste haulers licensed to operate within the county which have been contracted to dispose of the materials and wastes used or generated on-site or some other legal means of disposal. The building permit for this use shall remain valid only so long as such contracts remain in effect and all materials and wastes are properly disposed of on a regular basis. Should the nature of the farm occupation change in the future, such that the materials used or wastes generated changes significantly, either in type or amount, the owner of the farm operation shall so inform the Zoning Officer, and shall provide additional evidence demonstrating continued compliance with the requirements of this section.

Minimum lot area: 10 acres;

All cutting, sawing, grinding, or other processing shall be conducted within a completely enclosed building;

No material shall be deposited or stored, and no building or structure shall be located within 200 feet of any property line, and 500 feet of any land within an R Zone;

Any external area used for the unloading, transfer, storage, or deposition of material must be completely screened from view at the property line. (The use of an earthen berm is encouraged where practicable);

All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting will not back up onto public roads;

All access drives onto the site shall be paved for a distance of at least 200 feet from the street right-of-way line. In addition, if portions of on-site access drives are unpaved, then a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels. The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site; and

Litter control shall be exercised to prevent the scattering of wind-borne debris, and a working plan for the cleanup of litter shall be submitted to the Township.

The applicant shall demonstrate the availability of adequate water supply and sewage disposal;

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

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

If education is offered below the college level, an outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a minimum four-foot-high fence and screened from adjoining residentially zoned properties;

Enrollment shall be defined as the largest number of students on the site at any one time during a seven-day period; and

Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.

Any maintenance, repair, rebuilding, testing, or construction of mechanical devices shall be conducted within a completely enclosed building;

All ventilation outlets shall be located at least 100 feet and oriented away from adjoining residentially zoned properties;

No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded, as part of the operation, shall be permitted;

All exterior storage and/or display areas must be screened from adjoining residentially zoned properties. All exterior storage/display areas must be set back at least 35 feet from adjoining street lines and must be covered in an all-weather, dust free surface; and

The outdoor storage of inoperable vehicles, boats, machinery, trucks, trailers, mobile homes and heavy equipment vehicles on the property is prohibited.

A development plan shall identify the safety fan for each firing range. The safety fan shall include the area necessary to contain all projectiles, including direct fire and ricochet. The safety fan configuration shall be based upon qualified expert testimony regarding the trajectory of the bullet and the design effectiveness of berms, overhead baffles, or other safety barriers to contain projectiles to the safety fan;

There will be no overnight accommodations;

The applicant shall present expert testimony to establish that sufficient soundproofing shall be provided to render the sound of discharge of any firearm inaudible when outside the building in which the indoor shooting range is located; and

All operations shall be conducted in accordance with National Rifle Association guidelines.

A development plan shall identify the safety fan for each firing range. The safety fan shall include the area necessary to contain all projectiles, including direct fire and ricochet. The safety fan configuration shall be based upon qualified expert testimony regarding the trajectory of the bullet and the design effectiveness of berms, overhead baffles, or other safety barriers to contain projectiles to the safety fan;

The firing range, including the entire safety fan, shall be enclosed with a six-foot-high nonclimbable fence to prevent unauthorized entry into the area. Range caution signs with eight-inch tall, red letters on a white background shall be posted at a maximum of fifty-foot intervals around the range perimeter. Signs shall read "SHOOTING RANGE AREA KEEP OUT!";

All surfaces located within the safety fan, including the backstop, overhead baffles, berms, and range floor, shall be free of hardened surfaces, such as rocks or other ricochet-producing materials;

The applicant shall present credible evidence that the sounds of shooting in the nearest residential zone does not exceed the ambient noise level;

The range boundaries must be at least 500 feet from any property or street line and also located at least 1,000 yards from the nearest existing residential dwelling that is not on the same property and/or within 1,000 yards of the nearest R Zone. The range boundaries will be determined as a one-hundred-fifty-yard radius from each of the stands;

There will be no overnight accommodations;

Hours of operation will be 10:00 a.m. to 6:00 p.m.; and

All operations shall be conducted in accordance with National Rifle Association guidelines.

The subject property shall front on an arterial or major collector road, and all access drives shall be set back at least 200 feet from the intersection of any street right-of-way lines. No vehicular access to the subject property shall be located within 1,000 feet of the intersection of an entrance or exit ramp of PA Route 30 with an adjoining road unless said access drive does not occur on the road intersecting with the entrance or exit ramp. Access drives must align with any street, access drive, or driveway in the area opposite the site;

Both public sewer and public water utilities shall be required;

The following tabulates required off-street parking and loading and interior landscaping standards for shopping centers:

In addition to vehicular access to the property, the applicant shall be required to design and construct pedestrian linkages with adjoining tracts. Such pedestrian linkages shall be located so as to provide safe and convenient access to the shopping center from the nearby areas;

Any shopping center must provide an improved bus stop which would be conveniently accessible for patrons who would travel to and from the site by bus. Such bus stop must be provided, even if current bus service is unavailable along the subject property. Such bus stop shall include a shelter, seating, a waste receptacle, and at least one shade tree;

A traffic study shall be submitted by the applicant in accordance with Article IV of Chapter 430, Subdivision and Land Development; and

Convenience stores and restaurants shall be required to calculate and provide parking spaces independent of the overall shopping center;

The proposed shopping center design shall comply with the applicable regulations contained within the following table.

Minimum lot area: five acres;

The subject site shall have access to a major collector or arterial road;

All aspects of the slaughtering, processing, rendering, and packaging operation, excepting the unloading and holding of live animals, shall be conducted within a completely enclosed building;

All live animals held outside shall be within secure holding pens or runways, sufficiently large to accommodate all animals without crowding, and not located within the front yard;

The applicant shall furnish a working plan for the recovery of escaped animals which minimizes the potential for animals to enter traffic or cross property lines, and which shall be continuously implemented;

All animal wastes shall be regularly cleaned up and properly disposed of, so as not to be objectionable at the site's property line;

The unloading of live animals from trucks into holding pens and their movement into the plant shall be continuously supervised by a qualified operator, whose responsibility it shall also be to immediately identify and appropriately dispatch any obviously ill or injured animals;

The unloading of live animals and their movement into the plant shall be conducted in an orderly and calm manner so as to minimize noise levels;

The loading and unloading of trucks shall be restricted to the hours between 6:00 a.m. and 9:00 p.m.;

No exterior animal holding pens and/or areas devoted to loading/unloading of animals shall be located within 200 feet of any property line nor 500 feet of any land within a residential zone;

All animal holding pens and/or areas used for the loading/unloading of animals shall be screened from all adjoining properties with a fifty-foot-wide landscape buffer planting strip D in accordance with Ch. 280, Landscaping:

Public sewer and public water will be utilized;

Sewer and water lines shall not meet within or beneath the plant, and shall further be designed and installed to minimize the potential for leakage; and contamination by maximizing the separation distance between lines and laying sewer lines at greater depth than water lines;

Wastewater shall be kept completely covered at all times to reduce the potential for release of odors. In no event shall wastewater be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with PA DEP regulations;

All unusable animal by-products shall be stored indoors in leak- and vector-proof containers. In the case of slaughtering or processing operations which do not do their own rendering, the applicant shall provide evidence of a written contract with a rendering operation for the daily disposal of such waste products. In no case shall any waste products remain on the site for more than 24 hours;

The applicant must demonstrate written compliance with, and continue to comply with, all applicable local, state and federal standards and regulations;

The use shall provide sufficiently long stacking lanes and on-site loading/unloading areas, so that trucks waiting to be loaded/unloaded will not back up onto public roads. No parking or loading/unloading shall be permitted on or along any public road;

Vehicular access shall be so arranged as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties. Access drives used by trucks shall only intersect with major collector or arterial roads;

All access drives shall be designed and located so as to comply with Article VI of Chapter 430, Subdivision and Land Development;

All access drives onto the site shall have a paved minimum thirty-five-foot wide cartway for a distance of at least 200 feet from the street right-of-way. In addition, if portions of on-site access drives are unpaved, then a fifty-foot long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels. The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site; and

The applicant shall furnish a traffic impact report prepared by a professional traffic engineer in accordance with Article IV of Chapter 430, Subdivision and Land Development.

Continuing care retirement community (CCRC).

The following uses as accessory to a CCRC when located on the same tract intended to serve the residents of the CCRC and their visitors:

Density does not apply to this use in the MU-2 Zone.

Buffer area. Along each side or rear property line a buffer planting strip of not less than 25 feet in width shall be provided. On the buffer planting strip, there shall be placed shrubbery, trees or other plantings sufficient to provide a reasonable screen. Existing trees and shrubbery shall be preserved to the extent reasonably practicable and shall count towards the required buffer strips which shall be supplemented if and where necessary to provide an adequate screen.

All land and buildings erected in a CCRC facility shall be under one ownership and/or management responsible to the owner or operator of the CCRC.

Public water and public sanitary sewage disposal systems shall be provided.

Off-street parking and loading. All off-street parking and loading design standards in the Hellam Township Subdivision and Land Development Ordinance[1] and in the Hellam Township Zoning Ordinance[2] shall apply. The following numbers of parking spaces shall be provided for uses in a CCRC District:

Lighting. All driveways, parking areas, and areas of pedestrian use shall be adequately lighted. All such lighting shall be designed and located to direct light away from any adjoining residential development and areas zoned for residential development and shall use dark sky lighting.

(Reserved)

The maximum permitted lot coverage for a CCRC shall be 50% without TDRs and 70% with the use of TDRs. Special attention shall be paid to stormwater management use of gardens to control water management for the increased lot coverage.

The minimum front yard setback requirement for a CCRC shall be 30 feet.

The maximum height for a CCRC building shall not exceed 35 feet. The height of the CCRC may be increased to 45 feet with the use of one TDR and up to 60 feet with the use of two TDRs.

All live animals held outside shall be within secure holding pens or runways, sufficiently large to accommodate all animals without crowding, and not located within the front yard;

The applicant shall furnish a working plan for the recovery of escaped animals which minimizes the potential for animals to enter traffic or cross property lines, and which shall be continuously implemented;

All animal wastes shall be regularly cleaned up and properly disposed of, so as not to be objectionable at the site's property line;

The unloading of live animals from trucks into holding pens and their movement into the plant shall be continuously supervised by a qualified operator, whose responsibility it shall also be to immediately identify and appropriately dispatch any obviously ill or injured animals;

The unloading of live animals and their movement into the plant shall be conducted in an orderly and calm manner so as to minimize noise levels;

The loading and unloading of trucks shall be restricted to the hours between 6:00 a.m. and 9:00 p.m.;

No exterior animal holding pens and/or areas devoted to loading/unloading of animals shall be located within 300 feet of any property line nor 500 feet of any land within a residential zone;

All animal holding pens and/or areas used for the loading/unloading of animals shall be screened from all adjoining properties with a fifty-foot-wide landscape buffer planting strip D in accordance with Ch. 280, Landscaping;

A working plan for the removal of deceased animals shall be submitted and continuously implemented by the applicant. In no case shall any deceased animals remain on the site for more than 24 hours;

All access drives onto the site shall be paved for a distance for at least 200 feet from the street right-of-way line. In addition, a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels;

The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site;

Soil erosion, sedimentation and stormwater runoff shall be controlled in accordance with all applicable laws and regulations;

A traffic impact report shall be prepared in accordance with Article IV of Chapter 430, Subdivision and Land Development;

The subject property shall front along and have access to an arterial road; and

All outdoor loudspeaker and lighting systems shall be designed, arranged and operated so as to prevent objectionable impact on adjoining parcels and roads.

A traffic impact report shall be prepared in accordance with Article IV of Chapter 430, Subdivision and Land Development.

Definitions. As used in this section, the following terms shall have the meanings indicated:

General requirements. The following regulations shall apply to all tower-based wireless communications facilities:

Tower-based facilities outside the rights-of-way. The following regulations shall apply to tower-based wireless communications facilities located outside the rights-of-way:

Tower-based facilities in the rights-of-way. The following regulations shall apply to tower-based wireless communications facilities located in the rights-of-way:

Violations applicable to all wireless facilities.

Miscellaneous.

Public sewer and water shall be used.

At least 40% of townhouses shall be at the end of their grouping. No more than 20% of the total number of townhouse groupings shall contain more than six units, and in no case shall any grouping contain more than eight units. For each townhouse grouping containing more than four units, no more than 60% of such units shall have the same front yard setback, the minimum variation of setback shall be four feet. All townhouse buildings shall be set back a minimum of 15 feet from any parking facilities contained on commonly held lands. All townhouse buildings shall be set back at least 30 feet from any perimeter boundary of the development site.

No grouping shall contain more than eight dwelling units nor exceed an overall length of 200 feet.

Each dwelling unit shall be sited on a separated lot, whether intended for sale or not.

The subject property shall have a minimum of 300 feet of road frontage along an arterial road;

All structures (including underground tanks) shall be located no closer than 500 feet from any R Zone and/or property containing a school, day-care facility, park, playground, library, hospital, nursing, rest or retirement home, or medical residential campus;

All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 50 feet from any street right-of-way line;

Access driveways shall be a minimum of 28 feet, and a maximum of 35 feet wide. All access drives onto the same road shall be set back at least 150 feet from one another, as measured from closest points of cartway edges;

Off-street parking shall be provided at a rate equal to that required for each of the respective uses comprising the truck stop. The applicant shall also present credible evidence that the number of "oversized" off-street parking spaces provided for trucks will be adequate to accommodate the expected demand generated by truck patrons. Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicle backups onto adjoining roads during peak arrival periods;

Trash receptacles shall be provided amid off-street parking areas which shall be routinely emptied. Furthermore, a working plan for the regular cleanup of litter shall be furnished and continuously implemented by the applicant;

All uses involving drive-through restaurant and/or drive-through vehicle service and/or washing shall provide sufficient on-site stacking lanes to prevent vehicle backups on adjoining roads;

All vehicle service and/or repair activities shall be conducted within a completely enclosed building. No outdoor storage of parts, equipment, lubricants, fuels, or other materials used or discarded in any service or repair operations, shall be permitted;

The outdoor storage of unlicensed vehicles is prohibited;

All vehicles and machinery shall be repaired and removed from the premises promptly;

The demolition or junking of vehicles and machinery is prohibited. Demolished vehicles and/or parts thereof, shall be removed within two weeks after arrival;

The applicant shall submit a traffic impact report as governed by Article IV of Chapter 430, Subdivision and Land Development;

All outdoor loudspeaker systems shall be designed, arranged, and operated so as to prevent objectionable impact on adjoining parcels; and

The applicant shall furnish evidence that the storage and disposal of materials and wastes will be accomplished in a manner that complies with all applicable state and federal regulations.

The applicant shall furnish evidence that an approved system of water supply and sewage disposal will be utilized;

No extensions or modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted;

All floors above and below grade shall have a permanently affixed direct means of escape to ground level;

The applicant shall obtain any required land development approvals; and

Three development rights shall be required for each such conversion.

All principal waste handling facilities for municipal and residual wastes, as defined by the PA DEP, shall be operated, and/or designated to be operated, by the Solid Waste Management Authority of York County;

Any processing and/or treatment of waste (including but not limited to incineration, composting, steaming, shredding, compaction, material separation, refuse derived fuel, pyrolysis, etc.) shall be conducted within a completely enclosed building;

No waste shall be deposited, stored or disposed of, and no building or structure shall be located, within 200 feet of any property line, within 500 feet of any land within a residential zone, nor within a Restricted Development Overlay District;

Any external area used for the unloading, transfer, storage, or deposition of waste must be completely screened from view at the property line. (The use of an earthen berm is encouraged where practicable.) In addition, such areas must also be completely enclosed by an eight-foot-high fence, with no openings greater than two inches in any direction;

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

The use shall be screened from all adjoining properties;

The principal waste handling facility shall have direct access to an arterial street;

All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting to be weighed and/or unloaded will not back up onto public roads;

All access drives on the site shall be completely paved, except in the case of landfills where access drives are required to be paved for a distance of at least 200 feet from the street right-of-way line. In addition, if portions of on-site access drives are unpaved, then a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels. The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site;

Access to the site shall be limited to those posted times when an attendant is on duty. In order to protect against the indiscriminate and unauthorized dumping, all areas of the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations;

Litter control shall be exercised to prevent the scattering of wind-borne debris, and a working plan for the cleanup of litter shall be submitted to the Township;

The unloading, processing, treatment, transfer, and disposal of waste shall be continuously supervised by a qualified facility operator;

Any waste that is to be recycled shall be stored in leak- and vector-proof containers. Such containers shall be designed to prevent their being carried by wind or water. These containers shall be stored within a completely enclosed building;

All storage of waste shall be indoors in a manner that is leak- and vector-proof. During normal operation, no more waste shall be stored on the property than is needed to keep the facility in constant operation, but, in no event for more than 24 hours;

A contingency plan for the disposal of waste during a facility shutdown shall be submitted to the Township;

Leachate from the waste shall be disposed of in a manner in compliance with any applicable state and federal laws or regulations. If leachate is to be discharged to a municipal sewage facility, pretreatment shall be required and appropriate permits shall be obtained from the applicable agencies and authorities. In no event shall leachate be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with the Department of Environmental Protection's regulations;

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

Water supply.

The applicant shall provide a traffic impact report, as required by Article IV of Chapter 430, Subdivision and Land Development;

A minimum 100-foot-wide landscape buffer planting strip C shall be located along all property lines. No structures, storage, parking or any other related activity or operation shall be permitted within this landscape strip. Any fences or other screening erected on the site must not be located within this landscape strip. Landscaping shall be provided in accordance with Ch. 280, Landscaping;

The applicant shall furnish expert testimony regarding emergency preparedness measures provided and/or otherwise available to respond to potential hazards regarding the spill of waste materials during transport to and from the site, and potential hazards regarding fire fighting of waste materials upon the site; and

No principal waste handling facility shall be located within one mile of another, as measured in a straight line between closest property lines.

Definitions. As used in this section, the following terms shall have the meanings indicated:

Wireless communications facilities (WCF) on existing structures, general requirements. The following regulations shall apply to all wireless communications facilities (WCF) on existing structures that do not substantially change the physical dimensions of the wireless support structure to which they are attached:

General requirements for all wireless communications facilities on existing structures. The following regulations shall apply to all wireless communications facilities on existing structures that substantially change the wireless support structure to which they are attached:

WCF on existing structures outside the rights-of-way. The following additional regulations shall apply to WCFs on existing structures located outside the rights-of-way that substantially change the wireless support structure to which they are attached:

WCFs on existing structures in the rights-of-way. The following additional regulations shall apply to all WCFs on existing structures located in the rights-of-way:

Violations applicable to all wireless facilities.

Miscellaneous.

No part of the subject property shall be within 200 feet of any R Zone;

All access drives onto the site shall be paved for a distance for at least 200 feet from the street right-of-way line. In addition, a fifty-foot-long gravel section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels. The owner and/or operator shall be responsible for removing any mud from public roads caused by persons traveling to and from the site;

The owner and/or operator of the produce auction shall be responsible for removing any mud from public roads caused by persons traveling to and form the auction;

The applicant shall be required to provide sufficient off-street parking and loading so as not to require such parking or loading on or along any road, nor upon adjoining property. If, at any time after the opening of the facility, the Supervisors determine that parking, loading or traffic backups are occurring on adjoining roads, and such are directly related to the lack of on-site facilities on the subject property, the Supervisors can require the applicant to revise and/or provide additional on-site parking and/or loading space. In addition, the Supervisors may require an unimproved grassed overflow parking area to be provided for peak use periods. Such overflow parking areas shall be accessible only from the interior driveways of the permanent parking lot. Overflow parking areas shall contain fencing to prevent vehicles from crossing adjoining properties or directly accessing adjoining roads;

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

The proposed use shall front along an arterial road;

The applicant shall submit a traffic impact report prepared in accordance with Article IV of Chapter 430, Subdivision and Land Development;

Soil erosion, sedimentation and stormwater runoff shall be controlled in accordance with all applicable laws and regulations; and

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

A narrative shall be provided describing the proposed facility, including an overview of the project, the project location, the approximate generating capacity of the facility, the approximate number, representative types and height or range of heights of the wind turbine(s) to be constructed, including their generating capacity, dimensions and respective manufacturers, and a description of all ancillary and accessory facilities. The project must be proposed in such a way as to provide for the minimum disturbance to and minimum removal of existing vegetation and trees. The plan shall also provide a telephone number for a responsible party for the Township or public to contact with inquiries and complaints. This information shall remain in place and be updated if necessary throughout the life of the project.

Proof that design of the facility conforms to the applicable industry standards, including those of the American National Standards Institute. Design compliance certificates shall be provided by the equipment manufacturers from recognized certifying organizations such as Underwriters Laboratories, Det Norske Veritas, or Germanischer Lloyd Wind Energies.

Proof of compliance with the Pennsylvania Uniform Construction Code, to the extent applicable.

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

All wind turbines shall be a nonobtrusive flat color such as white, off-white, brown or gray.

No lighting of the wind turbine shall be permitted except as required by the Federal Aviation Administration Lighting of the ancillary and accessory ground facilities shall be limited to that necessary for operation and security of the facility.

No advertising shall be displayed on the wind turbine.

On-site transmission and power lines between wind turbines shall be placed underground to the maximum extent practicable.

Clearly visible warning signs concerning voltage must be placed at the base of all pad mounted transformers and substations.

Safety reflectors and warning reflectors or tape shall be placed on all anchor points of guy wires and on wires from the ground to a distance of 12 feet from the ground.

No wind turbine shall be climbable up to 15 feet above the ground surface.

All access doors to wind turbines and electrical equipment shall be locked or fenced, as appropriate, to prevent entry by nonauthorized personnel.

Wind turbines shall be set back from the property line and all public roads a distance of not less than the setback requirements of the zone or 110% of the turbine height, whichever is greater. The setback shall be measured from the center of the wind turbine base.

Audible sound from the wind energy facility shall not exceed 60 dBA, as measured at the property line.

Shadow flicker on adjoining properties must be minimized to the greatest extent possible.

The wind energy facility shall not cause the disruption or loss of radio, telephone, television or other similar signals.

The operator and owner shall maintain a general liability policy covering bodily injury and property damage with limits of a minimum of $1,000,000 per occurrence and $1,000,000 aggregate during the life of the project. Certificates of insurance, updated as necessary to provide continuous coverage, shall be provided to Hellam Township.

The owner of the property shall provide an executed agreement, in a form recordable in the Office of the Recorder of Deeds of York County, and in such form as is acceptable to the Township, permitting entry upon the owners lands by the Township and its agents and employees for periodic inspection of the wind energy facilities and to permit decommissioning pursuant to Subsection S(6) below.

Decommissioning.