Cafes, restaurants and snack bars.

Delicatessens.

Pharmacies.

Automatic laundry or dry cleaners.

Gift shops.

Newsstands, stationary stores and bookstores.

Barbershops or beauty shops.

Convenience stores.

Except for dwellings and residential accessory uses and structures, which shall comply with the lot and yard regulations of the applicable zoning district, and except for the special yard and setback requirements set forth in § 280-1504A(2) of this chapter, all structures shall be set back a minimum of 50 feet from any lot line.

Special yard and setback requirements. Slaughter areas, areas for the storage or processing of spent mushroom compost, structures for the cultivation of mushrooms or the raising of livestock, and any building housing livestock, except as set forth in § 280-1504A(3) of this chapter, shall be set back from the lot line of any adjoining residential zoning district or existing residential use at least 300 feet.

Any manure storage facility shall be located in accordance with the yard and/or setback requirements established by Act 38 of 2005, known as "ACRE,"[2] and the Commonwealth of Pennsylvania Nutrient Management Act, as amended.[3] All applications for manure storage facilities shall include evidence indicating compliance with Act 38 of 2005, known as "ACRE," and the Commonwealth of Pennsylvania Nutrient Management Act.

All areas utilized for grazing or pasture areas shall be securely fenced to prevent the escape of animals and be set back a minimum of 10 feet from all lot lines.

For buildings and structures, except signs: 125 feet; however, along principal arterial roads, the minimum front yard shall be 200 feet.

For parking compounds and loading facilities: 40 feet.

For buildings and structures, except signs: 50 feet.

For parking compounds and loading facilities: 25 feet.

For buildings and structures, except signs: 50 feet.

For parking compounds and loading facilities: 25 feet.

Public sewer and public water service shall be provided.

The development shall have lot frontage on, and provide access to, an arterial road.

Access drives shall be set back at least 1,000 feet from any entrance to or exit from a limited access highway, at least 2,000 feet from the intersection of any street right-of-way lines, and at least 100 feet from any other lot line.

Setback from the lot line of any adjoining residential zoning district or existing residential use: 100 feet for buildings, structures, loading facilities, and dumpsters; 50 feet for parking compounds.

There shall be pedestrian linkages to all adjacent properties and greenways.

There shall be an improved bus stop which would be convenient for patrons and employees to travel to and from the development by bus. It must include a shelter, seating, a waste receptacle, and at least one shade tree.

At least 2% of the required parking spaces shall be designated for park-and-ride use.

The unique physical characteristics of the property proposed for subdivision, which inhibit the open space design;

The extent to which the open space development option is not feasible;

The adequacy of existing recreational and open space areas to meet existing and projected demands with the proposed development; and

The extent to which the conventional residential development further advances the objectives of the most-recent version of the Lancaster Township Comprehensive Plan, as amended.

All child day-care facilities shall comply with all current DPW regulations.

Hours of outside play shall be limited to between the hours of 8:00 a.m. and sunset, as defined by the National Weather Service.

An outdoor play area, as required by DPW regulations, shall be provided for child day-care facilities and shall not be located in the front yard.

Day-care facilities utilizing, or proposing to utilize, an on-lot sewage disposal system shall obtain a written statement from the Township Sewage Enforcement Officer certifying that the system is properly designed to accommodate the use and that there are no apparent signs of system failure.

Fencing shall be provided to restrict children from hazardous areas, such as open drainage ditches, wells, holes, and arterial roads. Natural or physical barriers may be used in place of fencing so long as such barriers functionally restrict children from these areas.

The expansion of a family day-care home to a group day-care home or the expansion of a group day-care home to a day-care center shall require a special exception.

When applying for a special exception, the applicant shall submit a plan showing any existing or proposed outdoor play areas, outdoor play equipment, fencing, access drives, adjacent streets, adjacent hazardous land uses, on-site hazardous areas (as previously defined), merchandise delivery areas, on-lot sewage disposal facilities, parking spaces, and the child or adult dropoff circulation pattern.

The facility must have a current DPW registration certificate.

Any external evidence of such use shall be limited to one nonilluminated sign, subject to Article XII relating to sign regulations.

Family day-care homes shall only be permitted in single-family detached dwellings or single-family semidetached dwellings.

The facility must have a current DPW license.

Any external evidence of such use shall be limited to one nonilluminated sign, subject to Article XII relating to sign regulations.

A fence with a minimum height of four feet shall physically contain the children within the outdoor play area.

Group day-care homes shall be permitted in only single-family detached dwellings.

The facility must have an approved and currently valid DPW license.

A fence with a minimum height of four feet shall physically contain the children within the outdoor play area.

Play equipment shall be located at least 10 feet from a lot line.

All pedestrian pathways shall be adequately lit for safety if utilized during nondaylight hours. Specific areas for lighting are entranceways, pedestrian access to the outdoor play areas, sidewalks, dropoff areas, merchandise delivery areas, and all parking compounds. Such lighting shall not produce objectionable glare on adjacent properties.

Family day-care homes. Any individual proposing a family day-care home shall submit an application for a family day-care home permit to the Zoning Officer, who will review the application for compliance with this chapter. If the application demonstrates compliance with this chapter, the Zoning Officer shall grant the permit.

Group day-care homes. All group day-care homes shall be subject to the following application and approval process:

In order to prevent dust, erosion, and excessive water flow across streets or adjoining property, all golf course paths shall be graded for proper drainage and shall be improved with a durable and dustless surface, such as concrete or bituminous concrete surface, unless an alternative material and/or design is part of a readily accepted stormwater BMP, in accordance with the most-recent version of the Lancaster Township Subdivision, Land Development and Stormwater Management Ordinance, as amended.

The golf course design shall minimize golf cart path crossings of streets and access drives. Easily identifiable golf cart paths must be provided for crossings of streets and access drives. The golf course design shall both discourage random crossing and require use of the golf cart path crossings of streets and access drives. Golf cart path crossings shall conform to the following:

Clubhouse, which may consist of:

Golf cart and course maintenance equipment storage and service facilities.

Recreational facilities.

Greenways and related permitted uses.

To the extent that such uses are consistent with the definition of a "minor home occupation" found in Article II of this chapter relating to definitions and terms, minor home occupations shall include but are not limited to the following uses:

Major home occupations shall include the following:

Ambulance services.

Animal boarding/kennels or veterinary services.

Appliance repair (major appliances).

Gift or antique shop.

Health salon, gym, dance studio, aerobic exercise studio, or massage parlor.

Helicopter service.

Limousine, hearse, or cab service.

Minor or major repair, detailing, or painting of engines (small or large), vehicles, trailers, or boats.

Mortician or funeral home.

Palm reading/fortune telling.

Material or metal fabrication shops or machine shops.

Photo development.

Private club.

Private school with organized classes.

Production woodworking and cabinet making.

Rental services, businesses, or sales from the site (except direct distribution).

Restaurants or taverns.

Towing.

Welding shop.

Well drilling.

Other similar uses which may, in the opinion of the Zoning Officer, result in an adverse impact on a residential neighborhood.

The person conducting the home occupation shall be a full-time resident of the dwelling in which the home occupation is being conducted.

A maximum of 25% of the gross floor area of the dwelling, excluding attics, garages, and basements, shall be used for any home occupation(s).

Not more than one major home occupation shall be permitted within any single dwelling unit.

No displays or change in the building facade, including the dwelling and all accessory buildings, shall indicate from the exterior that the dwelling is being utilized for purposes other than a dwelling, except for a permitted home occupation sign as provided in Article XII of this chapter relating to sign regulations.

Storage of materials, products, or machinery used for the home occupation shall be wholly enclosed by the dwelling or accessory building, within the maximum floor area previously defined.

The home occupation shall be conducted entirely within the dwelling or accessory building. The attached garage or detached garage area may be used for the home occupation purposes, provided that such use does not cause the elimination of the required parking spaces for the dwelling.

Deliveries from commercial suppliers shall comply with the Pennsylvania Motor Vehicle Code and shall not restrict traffic circulation.

A home occupation shall not produce noise, obnoxious odors, vibrations, lighting glare, fumes, smoke, or electrical interference detectable to normal sensory perception on any adjacent lots or streets.

There shall be no illegal discharge of any materials, fluids, or gases into the sewage disposal facilities or in any other manner that would be in violation of any applicable governmental law, rule, or regulation.

Sales of goods on the premises shall be limited to goods lawfully made on the premises; goods relating to services performed on the premises; and goods ordered previously by telephone or at a prior sales meeting, that are not made on the premises and that do not relate to services performed on the premises.

Home occupations shall not involve the use or storage of explosive, highly combustible, or hazardous materials.

"Parties" for the purpose of taking orders for the selling of merchandise shall not be held more than one time per week.

The size of commercial vehicles used for the home occupation shall not exceed 20 feet in overall length or seven feet in height and shall not have a load capacity in excess of one ton.

Minor home occupations. No application required.

Major home occupations. All major home occupations shall be subject to the following application and approval process:

Special yard and setback requirements. All animal shelters, buildings, outdoor stalls and/or runways shall be set back from the lot line at least 300 feet.

Group 1: Livestock whose average adult weight is less than 10 pounds shall be permitted at an animal density of two livestock per gross acre, with a maximum number of six livestock.

Group 2: Livestock whose average adult weight is greater than or equal to 10 but less than 65 (64.99) pounds shall be permitted at an animal density of one livestock per gross acre, with a maximum number of six livestock. In addition to the minimum required lot area in the applicable zoning district, there shall be an additional one acre dedicated to the livestock area.

Group 3: Livestock whose average adult weight is greater than 65 pounds shall be permitted at an animal density of one livestock per gross acre, with a maximum number of 10 livestock. In addition to the minimum required lot area in the applicable zoning district, there shall be an additional two acres dedicated to the livestock area.

Group 1: a twenty-five-foot setback.

Group 2: a forty-foot setback.

Group 3: a fifty-foot setback.

Maintaining a healthy residential environment with adequate open space and recreational amenities;

Supporting the most-recent version of the Lancaster Inter-Municipal Committee (LIMC) Comprehensive Plan by integrating open space within future development and in areas which are of strategic importance to potential greenway corridors throughout the Township;

Encouraging land use and development patterns which complement and accentuate the distinctive features of the Township's landscapes and natural environment, including prime agricultural soils, woodlands, wetlands, stream corridors, steep slopes, and scenic views;

Directing growth to areas of the Township which are the most appropriate for development;

Reducing infrastructure costs by minimizing the amount of infrastructure required for future growth;

Providing an opportunity for flexibility in lot designs and building arrangement not afforded by conventional lot-by-lot development;

Providing for a more varied, innovative, and efficient development pattern;

Promoting new development that is compatible with existing uses, architecture, landscapes and community character;

Creating neighborhoods with direct visual access to open land, with amenities such as neighborhood open space, and with a strong neighborhood identity; and

Allowing limited commercial development within large-scale residential developments to reduce the need for automobiles.

Areas permitted. Open space development shall be permitted in the Residential Districts R-1, R-2, and R-3. The applicant shall demonstrate, to the satisfaction of the Board of Supervisors, compliance with all design standards and criteria of this section, as well as all other applicable provisions of this chapter.

Water supply. Open space developments shall be served by a public water supply system in accordance with the provisions of Article VI of the most-recent version of the Lancaster Township Subdivision, Land Development and Stormwater Management Ordinance, as amended. The applicant shall demonstrate, to the satisfaction of the Board of Supervisors, that an adequate water supply exists for the intended residential and open space uses. The Board of Supervisors may also require agreements and financial assurances to ensure proper long-term operation, maintenance, and ownership of the water system.

Sewage disposal. Open space developments shall be served by a public sewer system consistent with the Lancaster Township Sewage Facilities (Act 537) Plan and in accordance with the provisions of Article VI of the most-recent version of the Lancaster Township Subdivision, Land Development and Stormwater Management Ordinance, as amended, subject to demonstration of compliance with all applicable regulations of the PA DEP.

Consistency with municipal planning program. The proposed development shall be consistent with the goals and strategies of the most-recent version of the Lancaster Township Comprehensive Plan, as amended.

Plan processing. The tract of land to be developed shall be in one ownership or, if in multiple ownership, shall be developed according to a single plan with common authority and responsibility. The applicant is strongly encouraged to submit a sketch plan to the Lancaster Township Planning Commission and to discuss community development and open space resource conservation objectives with the Planning Commission prior to the preparation of a preliminary plan.

Permitted uses. The following uses are permitted within an open space development:

Minimum restricted open space. The minimum restricted open space shall not be less than the percentage of the gross acreage of the tract, as stipulated for the appropriate zoning district in Table 15-1. Designated restricted open space shall comply with all standards and criteria for restricted open space established in this section.

Permitted density calculation. To determine the potential number of dwelling units permitted for open space developments, the applicant shall prepare a conceptual "yield plan" depicting the conventional development of the parent tract according to the design standards of the base zoning district. The yield plan shall comply with the minimum requirements for sketch plans as stated in Article IV of the most-recent version of the Lancaster Township Subdivision, Land Development and Stormwater Management Ordinance, as amended, as well as any other applicable Township ordinances. The applicant shall then prepare a conceptual open space development plan with a maximum number of dwellings not to exceed the number of dwellings depicted on the yield plan. The Lancaster Township Planning Commission shall review the yield plan and provide comments to the Board of Supervisors regarding compliance with this section. Applicants are strongly encouraged to present the yield plan to the Planning Commission as early as possible to obtain input regarding the calculation of the number of dwellings permitted in the open space development.

Residential area and bulk regulations. The following lot and yard area regulations shall apply to any principal residential structure or any other building. Proposed lots are not subject to a minimum lot area. The applicant shall indicate for each permitted use, including potential accessory uses, the limits of the building envelope within which compliance with these provisions is feasible.

General development standards.

Architectural design. It is not the intention of the Township to govern specific architectural design nor to link approval to any specific architectural design criteria. Open space developments proposing residential buildings other than single-family detached and two-family dwellings shall comply with the following:

Special provisions for conservation of historic resources.

General standards for open space designation.

Standards for ownership of restricted open space. Except to provide for permitted open space uses, designated open space shall be restricted from further subdivision and land development by deed restriction, conservation easement, or other agreement in a form acceptable to the Township and duly recorded in the office of the Recorder of Deeds of Lancaster County. Subject to such permanent restrictions, restricted open space land in any open space development may be owned by a homeowners' association, the Township, a land trust or other conservation organization recognized by the Township, or may remain in private ownership.

One hundred fifty feet of any front lot line; nor

One hundred feet from any side lot line or rear lot line; nor

Two hundred fifty feet from the lot line of any adjoining residential zoning district or existing residential use.

The design and installation of solar energy production facilities shall conform to the most-recent version of the Lancaster Township Building Code, as amended, and with all other applicable Township electrical, fire, life safety, and other similar standards.

The design and installation of solar energy production facilities shall conform to applicable industry standards, including those of the American National Standards Institute (ANSI), Underwriters' Laboratories, the American Society for Testing and Materials (ASTM), or other similar certifying organizations. The manufacturer's specifications shall be submitted as part of the application.

All solar energy production facilities shall be designed and located to ensure solar access without reliance on and/or interference from adjacent properties.

All solar energy production facilities shall be designed and located to prevent reflective glare toward any inhabited structure on adjacent properties as well as adjacent street rights-of-way.

All on-site utility and transmission lines as part of the solar energy production facilities shall be placed underground.

All solar energy production facilities shall be inconspicuously sited when viewed from adjacent street rights-of-way.

All solar energy production facilities shall be sited so that tree removal is not required. If any trees are to be removed, the applicant shall submit a plan demonstrating the need to remove trees and replacement of the trees.

Roof- and wall-mounted solar energy production facilities shall be sited in accordance with the following:

Freestanding, ground-mounted solar energy production facilities shall be provided in accordance with the following:

All applications for solar energy production facilities shall include the information required for a plot plan approval pursuant to Article XVIII of this chapter relating to permits. In addition, the applicant shall submit:

The design and installation of wind energy production facilities shall be in strict accordance with the most-recent version of the Lancaster Township Building Code, as amended, and with all other applicable Township electrical, fire, life safety, and other similar standards.

The design and installation of all wind energy production facilities shall conform to applicable industry standards, including those of the American National Standards Institute (ANSI), Underwriters' Laboratories, Det Norske Veritas, Germanischer Lloyd Wind Energies, the American Society for Testing and Materials (ASTM), or other similar certifying organizations, or as approved under an emerging technology program such as the California Energy Commission, International Electrotechnical Commission, or any other wind certification program recognized by the American Wind Energy Association (AWEA) or the United States Department of Energy. The manufacturer's specifications shall be submitted as part of the application.

All on-site utility and transmission lines as part of the wind energy production facility system shall be placed underground.

All wind turbines shall have a flat finish and nonobtrusive colors, such as white, off-white, or gray, as applied by the manufacturer in order to reduce the visual impact.

All wind turbine towers shall be painted silver or have a galvanized finish retained in order to reduce the visual impact. Towers may be painted green or brown up the height of nearby trees.

All wind energy production facilities shall be equipped with manual (electronic or mechanical) and automatic over-speed controls to limit the blade rotation speed to within the design limits of the wind energy production facility.

Wind energy production facilities shall not be installed in any location where they would interfere with existing fixed broadcast, retransmission, or reception antennas. This includes interference with residential radio, television, wireless phone, or other personal communications system reception. No wind energy production facilities shall be installed in any location along the major axis of an existing microwave communication link where its operation is likely to produce electromagnetic interference in the link's operation.

All wind energy production facility shall be sited to prevent shadow flicker on any adjacent properties as well as any adjacent street rights-of-way.

Wind turbines shall be set back a distance equal to the total height of the wind turbine from all lot lines, streets and other rights-of-way, and overhead utility lines.

The maximum height of any wind turbine shall be 140 feet.

For all wind energy production facilities, unauthorized access to the turbine and tower shall be prevented by design, with a minimum of 12 feet from the ground to the bottom of the ladder. All doors to the turbine and tower shall be locked.

In addition requirements set forth in Article XIV of this chapter relating to landscaping and screening regulations, all wind energy production facilities shall:

The minimum height of the lowest position of the wind turbine shall be 15 feet above the ground. If the wind turbine proposed is a vertical-axis wind turbine (also referred to as a "helix type turbine" or "VAT"), the height between the lowest point of the turbine and the ground may be reduced to eight feet.

Wind energy production facilities shall not be lighted, except to comply with applicable Federal Aviation Administration (FAA) regulations.

No portion of any wind energy production facilities shall extend over parking compounds, access drives, driveways, or sidewalks.

Wind energy production facilities shall not display advertising, except for reasonable identification of the wind energy production facility's manufacturer. Such sign shall have an area of less than four square feet.

When an accessory building or structure is necessary for storage cells or related mechanical equipment, the accessory building shall comply with the accessory building and structure requirements specified within the applicable zoning district.

All applications for wind energy production facilities shall include the information required for a plot plan approval pursuant to Article XVIII of this chapter relating to permits. In addition, the applicant shall submit:

Prior to the issuance of a permit for the installation of a wind energy production facility, the applicant shall provide the Zoning Officer with written confirmation that the public utility company has been informed of the customer's intent to install an interconnected customer-owned generator and also approves of such connection.

Existing surface contours at five-foot intervals;

Lot lines;

All existing structures within the property;

All occupied structures and homes within 150 feet of the lot line;

The locations of structures to be used for the manufacture and processing of quarried material and overburden, service and office buildings and scale facilities;

Traffic routes in and out of the property and parking compounds; and

The limits of the pit following the reclamation of the walls after abandonment of quarrying.

Support the objectives of the most-recent version of the Lancaster Township Comprehensive Plan, as amended, by reducing suburban sprawl, minimizing future negative impacts on the transportation system, and encouraging development patterns which accentuate the existing cultural environment.

Support the most-recent version of the Lancaster County Comprehensive Plan, as amended, by encouraging compact growth within the urban growth boundaries.

Promote the efficient use of utilities.

Maintain the historic setbacks of buildings and yards, which is necessary to retain a consistent streetscape.

Increase opportunities for affordable housing.

Is in existence as a single tract as of the effective date of this chapter amendment;

Has an area of five acres or less; and

Is within the Residential District R-1, R-2, or R-3.

Dwelling type.

Lot area, width, and depth.

Minimum yards.

Building height.

Vehicular access to properties, including the use of alleys.

Street and alley design.

Parking, driveway or access drive widths, and the location and orientation of garages.

Architecture.

Alignment and orientation of porches.

Lot coverage.

Landscaping, including existing street trees.

Residential use and/or occupancy.

Bulk storage of flammable, combustible, explosive or hazardous materials. Nothing in this section is meant to prohibit the storage or motor vehicles, motor craft, or equipment that contain a normal supply of such fuels for their operation.

Repair, construction, reconstruction or fabrication of any item, including but not limited to any boats, engines, motor vehicles, lawn mowers, appliances, bicycles or furniture.

Auctions, except as provided for in the Self-Service Storage Facility Act,[1] commercial wholesale or retail sales not related to the storage activity on the premises or garage sales. Retail sales of supplies associated with the rental of storage units and/or rental of vehicles shall be permitted, such as boxes, packing tape, locks and similar items.

The operation of power tools, spray-painting equipment, compressors, welding equipment, kilns or other similar tools or equipment.

Any business activity within the storage units.