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Lawrence Township City Zoning Code

ARTICLE III

District Regulations

§ 125-9 Zoning map.

A map entitled the "Lawrence Township Zoning Map" is hereby adopted as part of this chapter. The Zoning Map shall be kept on file and be available for examination at the Township offices. See also Article VIII and Chapter 62 for the Zoning Maps specifically related to the Airport Zoning and floodplain regulations of this chapter. Those maps are also adopted as part of this chapter and are considered zoning maps for Lawrence Township.

§ 125-10 Zoning districts.

A. 
The Township is divided into the districts set forth by this chapter and as shown by the district boundaries on the Zoning Map. The districts are:
(1) 
R Residential District. These districts are to provide for an orderly expansion of suburban-type residential development in areas which are or can be feasibly supplied with public facilities and services; to provide for a variety of housing types; to provide for the public health and prevent the overcrowding of land; to exclude activities of a commercial or industrial nature and any activities not compatible with suburban-type residential development; to provide for the public convenience and avoid undue congestion on the roads; and to otherwise create conditions conducive to carrying out the purposes of this chapter.
(2) 
R-A Rural Agricultural District. These districts are designed to accommodate agriculture, low-density residential, residential related uses, mineral extraction, timbering and related activities. This district is specifically designed to permit a wide variety of uses, in a rural setting, with a minimum of regulations.
(3) 
Agricultural Preservation District. These districts are designed to preserve the forest lands and natural game lands. Limited development is allowed.
(4) 
C Commercial District. The purpose of this district is to allow for the orderly growth and development of commercial uses in the Township.
(5) 
I Industrial District. This district is designed to allow a wide variety of industrial and related uses with a minimum of regulations.
B. 
See also Article VIII and Chapter 62 for special provisions and zones as they relate to Airport Zoning and/or floodplain regulations.
C. 
Annexed areas. Any territory hereafter annexed by the Township of Lawrence will be automatically zoned R, until otherwise classified by the Township.

§ 125-11 District boundaries.

District boundaries that are shown between the lines of streets, streams, and transportation rights-of-way shall be deemed to follow the center line. The vacation of streets shall not affect the locations of such district boundaries. When the Zoning Officer cannot definitely determine the location of a district boundary by such center lines, by the scale or dimensions stated on the Zoning Map, or by the fact that it clearly coincides with a property line, he shall refuse action, and the Zoning Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Zoning Map and the purpose set forth in all relevant provisions of this chapter.

§ 125-12 Zoning district changes.

All approved changes to Zoning Districts shall be promptly recorded on the Zoning Map by the Zoning Officer.

§ 125-13 Permitted uses, conditional uses and special exceptions.

A. 
The permitted uses, conditional uses and special exceptions for each District are shown in the following table (Table 1) and are considered principal uses unless clearly noted. Conditional uses may be granted or denied by the Board of Township Supervisors after the recommendation of the Township Planning Commission and in accordance with the provisions of this chapter. Special exceptions may be granted or denied by the Zoning Hearing Board in accordance with the express standards and criteria of this chapter. In granting a conditional use or special exception, the Board of Supervisors or the Zoning Hearing Board may attach reasonable conditions and safeguards as it may deem necessary to implement the purpose of this chapter and protect the neighborhood.
B. 
Uses in each category shall be according to the common meaning of the term or according to definitions set forth in Article II. Only one principal use per lot in any R District will be allowed.
C. 
Where a use is proposed which is similar in nature and intent to those already listed in a zoning district, but not actually listed therein, the Zoning Officer shall refer the request to the Planning Commission. The Planning Commission shall review the request and forward its recommendations to the Township Supervisors. The Supervisors shall approve or deny the request based upon:
(1) 
The recommendations of the Planning Commission.
(2) 
The similarity of the use to the listed uses and intent of the district.
Table 1
Permitted Uses, Conditional Uses and Special Exceptions
R Residential District
A.
Permitted uses:
1.
Accessory Building
2.
Accessory Uses
3.
Essential Utilities
4.
Fire Stations
5.
Food trucks/trailers
6.
Individual Mobile Homes
7.
Multifamily dwellings
8.
Public Parks and playgrounds
9.
Single-Family Dwellings
10.
Short term Rentals
11.
Two-Family Dwellings
12.
Timbering
B.
Conditional uses:
1.
Agricultural
2.
Club, Lodge or Social Building
3.
Day Care Center
4.
Detached Dwelling
5.
Group Care Facility
6.
Home Occupations
7.
Life Care Center
8.
Mixed Use
9.
Place of Worship
C.
Special exceptions:
1.
Agritourism Enterprise
2.
Bed and Breakfast
3.
Cemetery
4.
Educational Institution
5.
Mortuary or Funeral Parlors
6.
Medical Clinics
7.
Mobile Home Parks
R-A Rural Agricultural District
A.
Permitted uses:
1.
Accessory Building
2.
Accessory Uses
3.
Agritourism Enterprise
4.
Agriculture
5.
Beds and Breakfast
6.
Billboards
7.
Essential Utilities
8.
Fire Stations
9.
Food trucks/trailers
10.
Golf Courses
11.
Home Occupations
12.
Multifamily dwellings
13.
Place of Worship
14.
Public Building or Facility
15.
Public Parks and playgrounds
16.
Public Utilities
17.
Single-Family Dwellings
18.
Short term Rentals
19.
Timbering
20.
Two-Family Dwellings
B.
Conditional uses:
1.
Amusement and Outdoor Recreation
2.
Boarding Kennel
3.
Club, Lodge or Social Building
4.
Communication Cell Towers
5.
Contractors/Supply Yards
6.
Convenience Stores
7.
Day Care Centers
8.
Detached Dwelling
9.
Educational Institution
10.
Life Care Center
11.
Professional Offices
12.
Public or Private Educational Institutions
13.
Recreation Lodging and RV Camping
14.
Self-Storage Units
15.
Winery
C.
Special exceptions:
1.
Crematory
2.
Cemetery
3.
Cryptocurrency mining
4.
Fraternities & Sororities
5.
Funeral Parlors
6.
Gas Well Pads
7.
Jails and prisons
8.
Restaurant
9.
Mining
10.
Mixed Use
11.
Mortuary or Funeral Home
12.
Pet Cemeteries
13.
Saw Mills
14.
Solar Communities
15.
Veterinary Office
16.
Wind Turbine Farms
AP Agricultural Preservation District
A.
Permitted uses:
1.
Accessory Buildings
2.
Accessory Uses
3.
Essential Utilities
4.
Fire Stations
5.
Food trucks/trailers
6.
Public Parks and playgrounds
7.
Public Utilities
8.
Single Family Dwellings
9.
Short Term Rentals
10.
Timbering
B.
Conditional uses:
1.
Detached Dwelling
2.
Solar Communities
3.
Gas Well Pads
4.
Mixed Use
5.
Recreation Lodging and RV Camping
6.
Wind Turbine Farms
C.
Special exceptions:
1.
Cryptocurrency Mining
2.
Communication Cell Towers
C Commercial District
A.
Permitted uses:
1.
Accessory Buildings
2.
Accessory Uses
3.
Agritourism Enterprise
4.
Banks
5.
Billboards
6.
Convenience Stores
7.
Essential Utilities
8.
Fire Station
9.
Food trucks/trailers
10.
Home and Garden Centers
11.
Hotels and motels
12.
Laundry/Dry Cleaning Services
13.
Medical Clinics
14.
Mixed Use Structure and/or developments
15.
Personal Service Establishments
16.
Professional Offices
17.
Public or Private Educational Institution
18.
Recreation use, nonprofit, private or commercial
19.
Restaurant
20.
Retail Store
21.
Timbering
22.
Veterinary Offices
B.
Conditional uses:
1.
Auto Service and/or Sales Stations
2.
Car Washes
3.
Life Care Center
4.
Microbrewery
5.
Public Building or Facility
6.
Self-Storage Units
7.
Taverns/Bars
8.
Warehousing and wholesaling
9.
Winery
C.
Special exceptions:
1.
Boarding Kennel
2.
Crematory
3.
Educational Institution
4.
Gas Well Pads
5.
Mortuary or Funeral Home
6.
Parking Lot and/or Garage, Commercial
7.
Public Utilities
8.
Shopping Malls
9.
Truck Terminals
10.
Wind Turbine Farms
I Industrial District
A.
Permitted uses:
1.
Accessory Building
2.
Accessory Uses
3.
Banks
4.
Billboards
5.
Car Washes
6.
Contractors Yard
7.
Essential Utilities
8.
Feed Mills
9.
Fire Station
10.
Food trucks/trailer
11.
Home and Garden Centers
12.
Hotels and Motels
13.
Lumber mills, sales and storage
14.
Manufacturing Businesses
15.
Mixed Use Structures and/or developments
16.
Professional Offices
17.
Restaurant
18.
Retail Store
19.
State and Federal Prisons
20.
Taverns/Bars
21.
Timbering
22.
Warehousing and/or wholesaling
B.
Conditional uses:
1.
Asphalt Batch Plants
2.
Automobile Sales and Services
3.
Heavy Equipment Sales and Services
4.
Medical Clinics
5.
Petroleum products wholesale distribution
6.
Public Utilities
7.
Self-Storage Units
8.
Shopping Malls
9.
Veterinary Office
10.
Winery
C.
Special exceptions:
1.
Chemical storage, sales and distribution
2.
Gas Well Pads
3.
Incinerators
4.
Industrial Parks
5.
Mining
6.
Parking Lot and/or Garage, Commercial
7.
Research and Testing Centers
8.
Recreation Use, Nonprofit, Private or Commercial
9.
Recycling, scrap, and salvage yards
10.
Renewable Energy
11.
Solid Waste Disposal
12.
Solid Waste Transfer Station
13.
Solid Waste Treatment
14.
Truck Terminals

§ 125-14 Lot, yard and height requirements.

The minimum lot area, minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, side yard requirements, maximum height of structures and number of stories for each District shall be as specified in Table 2.

§ 125-15 Conditional uses and special exceptions.

A. 
The criteria for conditional uses and special exceptions are listed below. The Board of Supervisors and the Zoning Hearing Board (as the case may be), in granting conditional uses and special exceptions, are charged with considering the effect that such proposed uses will have upon the immediate neighborhood. The preservation and integrity of existing development must be carefully weighed and given priority in each decision, In granting a conditional use or a special exception, the Supervisors or the Zoning Hearing Board (as the case may be) may attach reasonable conditions and safeguards, in addition to those expressed in this chapter, as they may deem necessary to implement the purposes of the Pennsylvania Municipalities Planning Code and this chapter.
B. 
Applications for conditional uses and special exceptions shall be made to the Zoning Officer. Conditional Uses shall be granted or denied by the Board of Township Supervisors after the recommendation of the Township Planning Commission. Special exceptions shall be granted or denied by the Zoning Hearing Board. Procedures for both shall follow those specified in this chapter and the Pennsylvania Municipalities Planning Code.
C. 
The following standards are designed to apply to uses only when they are a special exception or a conditional use.
(1) 
Agricultural. When allowing agricultural uses in the Residential District the lots must be a minimum of one acre.
(a) 
Screening shall be provided against any residential properties.
(b) 
Housing for animals shall have an extra 15 ft setback from any property line.
(c) 
Agricultural shall be for the use of the residents on that property. No commercial operations are allowed unless there are five acres or more.
(2) 
Agritourism enterprise.
(a) 
Screening shall be provided against any residential properties.
(b) 
Agritourism Enterprise use in the Residential District the lots must be a minimum of one acre
(c) 
Must comply with all local, state and federal regulations in regards to animal waste.
(3) 
Asphalt batch plant. A facility where aggregate stone, sand and AC-20 oil or other type of asphalt or emulsion oils are mixed together to prepare bituminous mixtures sold and used for roads or other similar structures.
(4) 
Auto sales and/or services shall be permitted subject to the following regulations:
(a) 
Any fuel pumps shall be at least 30 feet from the front lot line and at least 30 feet from a side lot line.
(b) 
Any lot line abutting a residential district or residential use shall be screened using screen plantings.
(c) 
There shall be no outdoor storage of new or used parts, scrap parts, junked autos, unregistered vehicles, tires, vehicles which lack current Pennsylvania inspection stickers or parts of vehicles. The overnight parking of customer vehicles and the storage of DER/EPA-approved trash containers shall be permitted.
(5) 
Bed-and-breakfast. Such uses are intended to provide overnight or short-term accommodations for transient guests in a home-like atmosphere. They must meet the following regulations:
(a) 
No signs in excess of four square feet shall be allowed. Only one such sign shall be permitted.
(b) 
No more than six guest rooms will be permitted.
(c) 
One off-street parking space for each guest room shall be required.
(6) 
Car washes.
(a) 
Car stacking. The entrance to the car wash shall be designed as to permit a waiting line of at least four cars per wash bay. In no event shall cars be permitted to use the public right-of-way while waiting to use the wash facility.
(b) 
All such facilities shall present a drainage plan to the Board.
(7) 
Cemetery. The purpose of cemeteries, under this chapter, is to provide a proper burial ground for persons. All uses and activities must be clearly and customarily incidental to this use. Prior to the establishment of a new facility or expansion of an existing cemetery, the owner shall:
(a) 
File a site plan to demonstrate the design and layout of the proposed cemetery or cemetery expansion and specifically illustrating the proposed drainage plan, the internal circulation plan, and the location of accessory building(s).
(b) 
Connections to existing Township streets will be no closer than 50 feet to a street intersection, 15 feet to a fire hydrant, 30 feet to a driveway on the same side of the street and shall avoid streets or driveways opposite proposed means of ingress and egress.
(c) 
Shall demonstrate compliance with applicable state laws.
(d) 
All accessory uses must be clearly incidental and subordinate to the function of the cemetery.
(e) 
All new facilities shall have a size of at least two acres.
(8) 
Chemical storage, sales and distribution, petroleum products wholesale distribution. The sale and hauling of chemical and petroleum products, especially in bulk quantities, represent a potential hazard to the community. Due to this, such uses must:
(a) 
Present evidence that all required federal and state permits, licenses, etc. have been secured, or are in the process of being secured. Specifically, the regulations of the Pennsylvania State Fire Marshal shall be followed. This includes approval of underground tank installation. A certificate of occupancy will not be issued until all such permits are finalized.**
(b) 
Copies of plans showing any underground piping, storage facilities, and related appurtenances as they involve chemical or petroleum products must be presented. As-built corrections must be made before a certificate of occupancy is issued.**
(c) 
No structure involving the use, storage, or handling of chemical or petroleum products shall be within 400 feet of a residential use or district.
(d) 
For chemical operations, a list of substances to be handled at the development will be furnished.**
**NOTE: This information will be shared with public safety organizations.
(e) 
All lots shall be at least two acres in size.
(9) 
Club, lodge or social building. Such uses may be an intrusion on a residential neighborhood and as such are to be tightly controlled. Such uses shall:
(a) 
Provide side yards of at least 25 feet.
(b) 
Provide a rear yard of at least 50 feet, if the rear yard abuts a residential district or use.
(c) 
Provide screen planting, as defined by this chapter, along all rear and side yards which abut residential uses or districts.
(d) 
Follow all parking regulations and provide a dust-free, year-round parking surface.
(e) 
No exterior loudspeakers shall be allowed.
(10) 
Cryptocurrency mining.
(a) 
The facilities shall be required to develop or purchase sufficient new renewable energy to offset 100% of the electricity consumed by the cryptocurrency mining operation. To meet this condition, the cryptocurrency mining operation must be able to establish that their actions will introduce new renewable energy onto the electrical grid beyond what would have been developed otherwise.
(b) 
Facilities must be designed as to not allow noise to go beyond their property line as to not interfere with neighboring properties.
(c) 
A bond must be obtained and issued to Lawrence Township for the removal of the equipment. The bond will be released once the facility closes and all is cleaned up. The applicant is responsible to provide proof of cost to dispose of materials at the end of the facility's life.
(d) 
Must have all state and federal permits as deemed necessary by state and federal before obtaining local approval.
(11) 
Day-care.
(a) 
Any outdoor play area shall be effectively screened from abutting properties.
(b) 
For all new construction, and where feasible for existing structures, circular driveways shall be provided to deliver and pick up children. These will be for the safety of the children and the protection of the neighborhood.
(c) 
One parking space for each employee shall be required.
(d) 
The operator shall secure and keep current all permits from the commonwealth or other licensing agencies.
(12) 
Detached dwelling.
(a) 
Must show ability to comply with setbacks, if in future subdivided off.
(b) 
A temporary detached dwelling may be allowed by the Board of Supervisors but must meet all Pennsylvania Uniform Construction Code Requirements. Temporary is five years or less.
(13) 
Fraternities and sororities. Fraternities and sororities must meet the following criteria:
(a) 
Lot size must be at least one acre.
(b) 
Side yards shall be at least 50 feet.
(c) 
All parking shall be accommodated on the lot to the rear of the main structure.
(d) 
No outdoor loudspeakers shall be permitted.
(e) 
Any refuse disposal container (i.e., dumpster) shall be stored to the rear of the main structure and screened on at least three sides.
(f) 
Screened plantings shall be used along all side and rear yard lines which abut residential uses.
(14) 
Home occupations. Home occupations are a potential intrusion upon residential areas and as such must meet all the requirements listed in this section:
(a) 
Parking. In addition to providing the required parking spaces for residents of the dwelling units, off-street parking must be provided for employees and customers in accordance with the criteria set forth by this chapter.
(b) 
Employees. No more than two outside employees, other than a family member, shall participate or work in the home occupation.
(c) 
Restrictions. No home occupation which would cause undue noise, traffic or other intrusion upon the neighborhood shall be allowed. Among the activities excluded shall be kennels, veterinary offices, restaurants, small motor repair, automotive repair, automobile body work and similar undertakings.
(d) 
Home occupations may include, but are not limited to, art studios, music studios (limited to onestudent at a time), professional services, beauty shops, and dressmakers.
(e) 
The nature of the home occupation shall not change the outward characteristics of the home as a residential unit.
(f) 
No more than 25% in aggregate of the home and accessory buildings may be used for a home occupation.
(g) 
One sign no larger than two square feet may be used to announce the name or purpose of the home occupation.
(h) 
Home occupations shall not operate before 8:00 a.m. nor after 9:00 p.m.
(i) 
Any retail sales shall consist primarily of items made on the premises. No more than 25% of on-premises sales shall be from items not made on the premises.
(j) 
No more than one home occupation per dwelling shall be permitted.
(15) 
Jails and prisons. All jails and prisons will be located on a parcel at least three acres in size. All required yard spaces shall be expanded 30 feet. Such operations shall only be approved if operated by an agency of local, county, state or federal government.
(16) 
Life care center.
(a) 
There shall be no sign or exterior display beyond the name of the home or its use. Signs shall meet the standards Lawrence Township Sign Ordinance.[1]
[1]
Editor's Note: See Ch. 98, Signs.
(b) 
Required local, county and/or state certifications shall be presented to the Township Board of Supervisors. Specifically included are to be applicable permits from the Pennsylvania Department of Human Services.
(c) 
Such uses shall have, list and present, all required local, county, state or federal permits, or applications for required permits. If required permits are in the application stages, the final approval for same shall be a condition prior to issuing a certificate of occupancy.
(d) 
Meet all rules as required by place of worship, educational institution, medical clinics.
(17) 
Mining. Mineral extraction and mining, including coal, sand, gravel, limestone, clay and similar open-pit surface mining operations shall:
(a) 
Show compliance with all applicable state and/or federal regulations. Specifically, all needed permits from the Pennsylvania Department of Environmental Resources shall be presented to the Township prior to issuing a certificate of occupancy. Said permits must be fully approved and valid.
(b) 
The Township may impose limitations on the hours of operation of such activities, the type and extent of lighting for night operations, and noise levels when the mining operation is close to residential areas. Nighttime operations may be curtailed to avoid the disturbance of Township residents.
(18) 
Mixed use. Mixed use structures shall be allowed in a residential district when the following occurs.
(a) 
The business was established before adoption of this ordinance.
(b) 
Screening against residential lots.
(c) 
Trash service is provided to tenants of the mixed-use structure.
(19) 
Mobile home parks. All mobile home parks shall meet the criteria as set forth by the Lawrence Township Subdivision Ordinance[2] as the same has been or may be amended or revised.
[2]
Editor's Note: See Ch. 107, Subdivision and Land Development.
(20) 
Mortuary or funeral home or crematory.
(a) 
There shall be no receiving vault, preparation room or display of merchandise visible from outside the principal building.
(b) 
There shall be a minimum of 5,000 square feet of off-street parking, but in no event less than that required by Article IV of this chapter.
(21) 
Place of worship, educational institution, medical clinics:
(a) 
Shall provide all parking and loading/unloading requirements as required by this chapter.
(b) 
Shall be located on a paved public street with a minimum cartway width of 20 feet.
(c) 
The design and landscaping shall be compatible with, and preserve the character of adjoining residential uses.
(d) 
All parking and recreation/play areas which abut residential uses shall provide screen planting.
(e) 
Any outdoor lighting shall be designed to prevent glare to adjoining properties.
(f) 
Such uses shall have and present all needed local, county, state or federal permits or applications for needed permits. If needed permits are in the application stages, the final approval for same shall be a condition prior to issuing a certificate of occupancy.
(g) 
All required parking, loading and unloading shall be contained entirely on lot, including sufficient maneuvering room so that vehicles will not back onto a public street.
(22) 
Professional offices. Professional offices shall adhere to the following criteria:
(a) 
All parking requirements of this chapter shall be followed.
(b) 
All parking lots which abut residential uses or districts shall use screen planting as a buffer.
(c) 
Shall not exceed 4,000 square feet in building size.
(23) 
Convenience stores. This use shall:
(a) 
Provide screen plantings along lot lines which abut residential uses.
(b) 
Have gas/diesel pumps at least 30 feet from all lot lines.
(c) 
Have a covered canopy over pump islands, permitted up to an additional 10% of lot coverage.
(24) 
Public utilities. Lots containing structures or buildings for public utilities shall:
(a) 
Be landscaped to present a minimum intrusion upon the neighborhood.
(b) 
Be enclosed by a security fence. Notwithstanding any other section of this chapter, the height of this fence shall be adequate to provide proper security for the installation (eight feet).
(c) 
Have no outdoor storage permitted.
(25) 
Recreational lodging and RV camping.
(a) 
After six sites, proper sewage and water supply must be available and mandatory trash pickup.
(b) 
Campfires for cooking or aesthetics purposes are permitted, provided no complaints from neighboring properties are received.
(26) 
Recycling, scrap, and salvage yards shall comply with the following requirements:
(a) 
All lots shall be at least five acres in size.
(b) 
There shall be no storage of any kind in the front and side yard set back.
(c) 
All setbacks shall be increased by 10 feet.
(d) 
The processing or storage of hazardous materials as the same are defined by DEP and EPA shall not be permitted.
(e) 
A license shall be obtained for all recycling, scrap, and salvage yards as required under Lawrence Township ordinances.
(f) 
A barrier of natural forestry at a width of 100 feet or an eight-foot high cyclone-type fence with panel weaving or similar solid fencing shall parallel all public rights-of-way and adjacent properties for purposes of preventing the passing of windblown litter and preventing direct visibility of the working area from public rights-of-way and adjoining properties.
(27) 
Restaurant:
(a) 
All parking areas shall be designed for easy ingress and egress. In no event shall autos be required to back onto a public right-of-way.
(b) 
Drive-up windows shall be set back from the street with stacking room for at least four vehicles.
(28) 
Self-storage units.
(a) 
Number of units will be determined by lot size.
(b) 
Fencing is not mandatory, but the Board of Supervisors may require fencing due to privacy or other concerns.
(29) 
Shopping mall. For proposed shopping malls, the developer shall:
(a) 
Submit an existing site plan at a scale which may range from one inch to 10 feet through one inch to 50 feet. The site plan shall show existing site conditions, including buildings, natural features, and utilities.
(b) 
Submit a proposed site plan to include proposed building, parking, vehicular and pedestrian access areas, storm drainage, landscaping, lighting, utility location, and size.
(c) 
Submit a sketch plan showing surrounding properties, land use, and utilities within 200 feet of the proposed development.
(d) 
Submit a schedule of uses will be provided, along with parking lot capacity and a brief overview of operations.
(e) 
Provide a buffer strip of at least 100 feet along each side or rear yard which abuts residential uses or districts. Such a buffer strip shall be landscaped and planted to provide an attractive visual barrier between the use and adjacent residential areas.
(30) 
Solid waste disposal, transfer station, treatment. Solid waste disposal shall be permitted only as a special exception. Plans for solid waste disposal shall be approved and controlled by the Pennsylvania Department of Environmental Resources (PennDER), the laws and regulations of the commonwealth and appropriate laws and regulations of the United States of America. Operators of solid waste disposal file with the Board written proof that they have met all permit requirements of the state and/or federal government as they may apply to a specific development. Local requirements which must be met prior approval include:
(a) 
A buffer yard of 250 feet from all public rights-of-way and 400 feet from all dwellings, schools, churches, hospitals and similar residential uses.
(b) 
A barrier of natural forestry at a width of 100 feet or an eight-foot high cyclone-type fence with panel weaving or similar solid fencing shall parallel all public rights-of-way and adjacent properties for purposes of preventing the passing of windblown litter and preventing direct visibility of the working area from public rights-of-way and adjoining properties.
(c) 
The barrier shall be at a minimum distance of 75 feet from all operations, and the area between the work area and barrier shall consist of a natural cover of vegetation or forestry. This strip shall not be of barren soil.
(d) 
The facility shall have no more than two access routes, unless the facility property borders three or more public rights-of-way. In such an event, approval by the Township Supervisors will be necessary to secure an additional access route.
(e) 
A bond will be filed with the Township Supervisors, at an amount deemed necessary by the Board of Supervisors, to provide for protection of Township roads which may be used for access to the landfill.
(f) 
The operator shall submit to the Board for approval a plan for the restoration of the facility area which shall include anticipated future use of the restored land.
(g) 
All such proposed uses shall be on a lot of no less than 15 acres.
(31) 
Supply and contractor's yards. Supply and contractor's yards shall effectively screen the yards facing surrounding properties. Such screening shall be via fencing or screen planting.
(32) 
Veterinary office and/or boarding kennel:
(a) 
Must be at least 50 feet from any neighboring property line,
(b) 
Outdoor runs and facilities for animal keeping and care shall be constructed for easy cleaning and shall be adequately screened from neighboring properties.
(33) 
Warehousing, wholesaling and truck terminals. Such uses are permitted subject to the following requirements:
(a) 
Lot size shall be at least two acres.
(b) 
Side and rear yards shall be increased by 20 feet.
(c) 
All outdoor storage shall be in side yards (behind the front lot line) or in the rear yard.
(d) 
Access to roads and highways shall be clearly defined.
(e) 
All parking, loading and unloading facilities shall be clearly designed so motor vehicles will not be required to back into or from streets or roads when parking or leaving the premises.