Maximum gross floor area of any one building and/or principal use shall be no more than 20% greater than the gross floor area of an existing building proposed to house the adaptive reuse as existing as of the date of adoption of this chapter or 3,500 square feet, whichever is greater. For purposes of this section, an establishment may utilize an unfinished basement as existing as of the date of adoption of this chapter, even if the expansion is greater than 20% of the existing gross floor area, provided that the expansion and use of the area meets all applicable codes and ordinances.

Maximum height of the building housing the adaptive reuse shall not exceed two stories.

Access drives and parking shall be set back a minimum of eight feet from adjoining lots bearing single-family detached dwellings.

All lot lines adjoining lots bearing single-family detached dwellings shall be screened with Buffer Yard C as per Part 19 of this chapter, Chapter 22, Subdivision and Land Development and the Township Construction Standards.

Where all lot lines adjoining the street(s) on which the lot bearing the adaptive reuse or site fronts are extended to the center line of the adjoining street right-of-way, and a portion or all of the front lot line of the site adjoins a lot line of a lot bearing a single-family detached dwelling, a continuous screening of evergreen low-level plantings maintained at a minimum height of three feet at maturity shall be installed and maintained along the entire front lot line of the site.

No more than one ingress and one egress point adjoining streets shall be installed to the site.

Only one principal use shall be permitted on the lot.

Maximum lot coverage: 70%.

The following principal uses are authorized:

Stacking lanes with a minimum capacity for up to five vehicles shall be provided for vehicles waiting to use automatic car wash facilities and two vehicles per bay for self-service car washes. For the purpose of this requirement, the size of a vehicle shall be equal to the size of the parking stall required by this chapter. The Township may require the submittal of a traffic analysis to determine the minimum required stacking lane length.

Parked or waiting vehicles may not block sidewalks, internal access drives, ingress or egress points, or extend to adjoining streets.

No storage or repair of vehicles shall be allowed within the car washing facility.

A concrete straight curb of at least eight inches in height shall be installed around the entire perimeter of the paved area to prevent vehicles from being driven onto, or parked with any part of, the abutting grass, landscaped areas, sidewalks, streets, buildings, or adjoining property.

Buildings shall be oriented so that open bays, particularly for self-service car washes, do not face onto adjacent streets unless screened from view or sufficient landscaping is provided to prevent overspray from blowing onto the street right-of-way.

All washing activities shall be carried on within the building.

Self-service vacuuming facilities (if provided) shall be provided at the entrances to each bay for use by the stacked vehicles. If additional self-service vacuum, shampoo, fragrance, or other such facilities are provided, they shall be located in areas outside stacking lanes and areas needed for access to other facilities within the site. An area the size of the parking stall required by this chapter shall be reserved adjacent to each station. All vacuuming stations shall include an integrated or adjacent trash receptacle and shall be located at least 50 feet from adjacent residentially zoned or used property.

Sufficient space shall be provided on the subject lot so that vehicles do not enter or exit the car wash building directly from an adjacent street. All maneuvering areas, stacking lanes, and exit aprons shall be located on the same parcel as the car wash building or facility. A sufficient distance shall be maintained between the exit door of the car wash building to the nearest exit driveway to permit adequate time for excess water to drip off the vehicle prior to exiting to street rights-of-way. Additional devices, such as rumble strips, mechanical dryers, etc., may be proposed to lessen the required distance, upon approval by the Township. Under no circumstances shall the use be permitted to cause or contribute to icing problems on adjoining or adjacent streets.

One parking stall for each employee on the largest shift, plus one additional stall, or a minimum of two stalls shall be provided. The required parking stalls shall not be part of, or interfere with, access to the car wash building or other related facilities. The parking stalls shall be designed to permit access to and from the stalls assuming all required stacking lanes and other areas reserved for vacuuming or other activities are occupied.

Not be less than 20 feet in width at any point.

Adjoin the building where the facility is located.

Not be located less than 30 feet from any street right-of-way.

Not be located less than 10 feet from any property line.

Be completely enclosed by a safe, secure and adequate fence or wall a minimum of four feet in height, unless a greater height is required by the Board of Supervisors. Any outdoor play area potentially susceptible to encountering vehicles leaving a street, travel lanes or accessways shall be protected by a barrier capable of preventing the vehicle from entering the outdoor play area.

Contain appropriate yielding surfaces underneath any permanent play equipment.

Design, construction, maintenance, and retirement of the access system, including haul roads, skid roads, skid trails and log landings.

Design, construction, and maintenance of water control measures and structures such as culverts, broad-based dips, filter strips, and water bags.

Design, construction, and maintenance of stream and wetland crossings.

A stand prescription for each stand located in the proposed harvest area.

The general location of the proposed operation in relation to municipal and state highways, including any accesses to those highways.

Erosion and sedimentation control regulations contained in 25 Pa. Code Chapter 102, promulgated pursuant to the Clean Streams Law (35 P.S. § 691.1 et seq.).

Stream crossing and wetlands protection regulations contained in 25 Pa. Code Chapter 105, promulgated pursuant to the Dam Safety and Encroachments Act (32 P.S. § 693.1 et seq.).

Stormwater management plans and regulations issued pursuant to the Storm Water Management Act (32 P.S. § 680.1 et seq.).

A written narrative signed and dated by the applicant, describing the proposed use outlining an approximate time line for the proposed development.

Written authorization from the property owner(s) who has legal or equitable title in and to the surface of the proposed Development. A copy of the oil and gas, mineral or other subsurface lease agreement or similar document vesting legal or equitable title to the surface will constitute written authorization.

The name and address of each property owner for each property within 1,000 feet of the proposed well, as well as all abutting property owners.

A copy of the Applicant's Erosion and Sediment Control Plan (ESCGP-2) and Post-Construction Stormwater Management Plan if said plans have been prepared by a licensed professional (e.g. engineer, surveyor, geologist or landscape architect) who is registered in Pennsylvania and who has attended up-to-date training provided by Pennsylvania Department of Environmental Protection, Office of Oil and Gas Management on erosion and sediment control and post construction stormwater management for oil and gas activities.

A road access plan showing both temporary and permanent access routes and identifying all ingress and egress points.

If any weight-restricted Township roads will be used by Applicant for any oil and gas development or operations, Applicant shall comply with any applicable Township ordinances, PennDOT regulations, Township road bonding requirements and provide proof of bonding of said roads and enter into a road maintenance agreement with the Township. In lieu of road bonding, the Township and Applicant may mutually agree to other terms to provide for restoration of the affected road(s).

A copy of Highway Occupancy Permits and other permits already obtained at the time of the application submission. If no such permit has been obtained, the Applicant shall provide a copy of its application for the HOP and with an approved permit when obtained. A driveway permit shall be required if the entrance to the site is on a Township road.

A copy of the Applicant's Preparedness, Prevention and Contingency Plan.

The name of an individual or individuals and their emergency contact information for the Township or residents to report emergencies 24 hours a day for each day of the week.

Fee reimbursement. The applicant agrees to reimburse the Township for all fees permitted under Section 617.3(e) of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10617.3(e).

The access road to the well site, beginning with its intersection with a Township road, shall be paved for the first 50 feet and shall be improved with gravel or limestone for the remaining length in a manner that would reasonably minimize water, sediment, or debris carried onto any public road. This shall be in place prior to the commencement of drilling operations.

All roads and accessways shall be constructed and maintained to prevent dust and mud from the surrounding area. A method of dust abatement shall be utilized during dry weather and under no circumstances shall brine water, Sulphur water, or water in mixture with any type of hydrocarbon be used for dust abatement.

Utilize appropriate noise mitigation measures that may include sound barriers or such technology or devices that will allow the Applicant to meet said noise requirements; or

Obtain a release waiver of said noise requirements from the owners/renters of those properties which would be affected by noise conditions in excess of that allowed.

Impoundment must be 200 feet from property lines;

A copy of the Pennsylvania Department of Environmental Protection permit(s), if applicable, must be provided at the time of application or when available;

Chain-link fencing must be installed around any impoundment and shall be at least eight feet in heights; and

The impoundment must be reclaimed in accordance with Department of Environmental Protection's rules and regulations after all of the proposed wells have been completed, or after each well is completed in the event that no additional wells are to be drilled within three months.

The landowner shall remove the windmill(s) and related buildings, cabling, electrical/mechanical equipment, foundations to a depth of 36 inches and any other associated facilities.

Disturbed earth shall be graded and reseeded.

If the landowner of the windmill fails to remove the subject windmill and reclaim the site as required by this section, then the Township may remove or cause the removal of the subject windmill and reclamation of the site. Any removal or reclamation cost incurred by the Township that is not recovered from the landowner of the windmill shall become a lien on the property where the removal or reclamation takes place and may be collected from the owner of the subject property in the same manner as property taxes.