One accessory apartment shall be allowed in a single-family detached dwelling unit with the following requirements:

Off-street parking shall be provided in accordance with § 350-310 herein.

A sewage permit must be secured from the Township SEO prior to securing the building permit for units served with an on-lot wastewater treatment.

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

No adult-related facility shall be located within 1,000 feet of any residence.

No establishment shall be located within 1,000 feet of any parcel of land, which contains any one or more of the following specified land uses:

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 facility 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 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 of at least four square feet 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 facility may change to another adult-related facility, except via special exception.

No unlawful sexual activity or conduct shall be permitted.

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

The following shall be prohibited: any use or activity prohibited by Section 5903 of the Pennsylvania Crimes Codes, as amended,[1] and further defining the offense of obscenity, redefining obscene and further providing for injunctions.

Airports/heliports are permitted subject to the following criteria:

Hangars.

All arcade activities shall take place within a wholly enclosed building.

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 arcade.

A minimum of one parking space for each 80 square feet of gross floor area shall be provided. In addition, any accessory uses (e.g., snack bar) shall require parking to be provided in accordance with the schedule listed in § 350-310 of this chapter.

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

All animal boarding buildings that are not wholly enclosed, and any outdoor animal pens, stalls, or runways shall be located within the rear yard.

All animal boarding buildings that are not wholly enclosed, and any outdoor animal pens, stalls, or runways shall be a minimum of 100 feet from all property lines.

All outdoor pasture/recreation areas shall be fenced to prevent the escape of the animals; all such fenced areas shall be set back a minimum of 25 feet from all property lines.

All animal hospitals, veterinary facilities and kennels shall comply with all applicable state and federal standards and regulations.

Structures used for housing of livestock and/or fowl shall not be located closer than the following minimum setbacks:

An approved nutrient management plan in accordance with the Pennsylvania Nutrient Management Law[1] shall be required.

Notwithstanding anything contained in this chapter to the contrary, all manure and agricultural facilities and buildings, including poultry houses and livestock facilities, shall be managed in a manner so as to prevent pollution and in accordance with all existing and future environmental statues and regulations, including the Pennsylvania Clean Streams Law.[2]

The following additional minimum conditions shall apply to pig farms to mediate air quality impacts:

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

The subject property shall front on an arterial or collector road as defined on the Official Zoning Map.

The subject property shall be at least 300 feet from any lot containing a school, day-care facility, playground, library, hospital or nursing, rest or retirement home.

The outdoor storage of motor vehicles (whether capable of movement or not) for more than 30 days is prohibited.

All structures (including 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 parts, equipment, lubricants, fuel or other materials used or discarded shall be permitted.

Access driveways shall be a minimum of 30 feet wide and separated by 75 feet from one another if located along the same frontage as measured from edge to edge.

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

A site circulation plan shall be devised that separates those patrons awaiting fueling service from those patrons awaiting other services. The plan shall include the following information:

Parking shall not be permitted between the main entrance of the store and the refueling bays.

Minimum fuel pump setbacks shall be:

All service and/or repair activities shall be conducted within a wholly enclosed building.

No outdoor storage or stockpiling of trash, tires, parts, equipment, lubricants, fuel or other materials used or discarded shall be permitted.

All exterior vehicle storage areas shall be screened from adjoining residentially zoned or used properties and roads.

The storage of unlicensed vehicles for more than 60 days is prohibited.

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

The demolition or junking of vehicles, trailers, boats and other machinery is prohibited.

Any use involving the generation of waste grease and/or oil shall be required to install traps to collect these waste products. Such uses shall also demonstrate a regular and proper means of disposal of such greases and/or oils, as required by applicable state and/or federal regulations.

Satisfactory provision shall be made to minimize harmful or unpleasant effects such as noise, odors, fumes, glare, vibration and smoke.

Stored and/or repaired vehicles shall remain no longer than 60 days from the date of arrival.

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

All floors above grade shall have direct means of escape to ground level.

One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit. Parking areas shall be encouraged to the rear of the lot, where possible, and shall be a minimum of 20 feet from any lot line.

A bed-and-breakfast may erect sign(s) in accordance with § 350-313 of this chapter.

The inn must comply with local and state regulations including, but not limited to, fire, health, safety and building codes.

The Township Sewage Enforcement Officer shall certify the adequacy of on-lot wastewater systems to handle the additional volume generated by the Inn in those areas dependent on on-lot wastewater systems.

The applicant shall furnish evidence that approved systems for sewage disposal and water supply 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 grade shall have direct means of escape to ground level.

One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit.

Meals shall be offered only to registered tenants.

Signs shall comply with § 350-313 of this chapter.

The subject property shall front on an arterial or collector road, as identified on the Official Zoning Map.

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 clean up of litter.

All drive-through window lanes shall be clearly marked and separated from the parking lot's interior driveways.

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 three-foot-high fence.

No part of the subject property shall be located within 200 feet of any residentially zoned/used land.

A site circulation plan shall be devised that separates those patrons utilizing drive-through service from those patrons utilizing indoor facilities. The plan shall include the following information:

Drive-through lanes shall accommodate a minimum of eight vehicles waiting to utilize the drive-through service and shall be situated to prevent vehicles from queuing onto adjoining roadways.

All drive-through facilities, including teller windows and intercom, and the driveway shall be located along the side or rear faces of the building.

A bufferyard/screen planting of no less than 10 feet in depth shall be maintained along all property lines abutting a residential use.

Camping. Occasional noncommercial camping is permitted in Liberty Township subject to the following criteria:

Campgrounds. Campgrounds are permitted subject to the following criteria.

Other regulations apply as stated in Chapter 117, Campgrounds, of the Code of the Township of Liberty, as amended.

Each washing bay shall provide a 100-foot-long on-site stacking lane.

All structures housing washing apparatuses shall be set back 30 feet from any side lot line.

Trash receptacles shall be provided and routinely emptied to prevent the scattering of litter.

The subject property shall front on a major arterial, arterial or collector road, as identified in the Liberty Township Comprehensive Plan, as amended.

House of worship.

Church-related educational or day-care facilities, excluding camps which shall meet the criteria for campgrounds.

The subject property shall front on a major arterial, arterial or collector road, as identified in the Liberty Township Comprehensive Plan, as amended.

All off-street parking shall be set back at least 25 feet from the right-of-way line of adjoining road(s) or 30 feet from any adjoining lot lines.

All outdoor recreation/activity areas shall be set back at least 50 feet from any property line.

Screening shall be provided along any adjoining residentially zoned/used property.

An outdoor play area shall be provided, at a rate of one 100 square feet per individual enrolled. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 10 feet from all property lines. Outdoor play areas shall be completely enclosed by a six-foot-high fence and screened from adjoining residentially zoned or residentially used properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.) All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s).

Enrollment shall be defined as the largest number of students 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.

One off-street parking space shall be provided for each six students enrolled.

All commercial day-care facilities shall comply with all applicable state and federal standards and regulations. Proof of compliance shall be maintained.

The Township Sewage Officer shall certify that the sewage disposal system is sufficient in size and operating condition to accommodate the use.

The subject property shall front on a major arterial, arterial or collector road, as identified in the Liberty Township Comprehensive Plan, as amended.

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.

Any outside pedestrian waiting lines shall be provided with a means of shade.

Communication and cell towers and antennas are permitted subject to the following provisions:

Access shall be provided to the communications tower and communications equipment building by means of a public street or easement to a public street.

A communications tower may be located on a lot occupied by other principal structures and may occupy a leased parcel within a lot meeting the minimum lot size requirements for the zoning district.

The applicant shall demonstrate that the proposed height of the communications tower is the minimum height necessary to perform its function.

The maximum height of any communications tower shall be 150 feet; provided, however, that such height may be increased to no more than 200 feet, provided the required setbacks from adjoining property lines (not lease lines) are increased by one foot for each one foot of height in excess of 150 feet.

The foundation and base of any communications tower shall be set back from a property line (not lease line) located in any residential use district at least 100 feet and shall be set back from any other property line (not lease line) at least 50 feet.

The base of a communications tower shall be landscaped so as to screen the foundation and base and communications equipment building from abutting properties.

The communications equipment building shall comply with the required yards and height requirements of the applicable zoning district for an accessory structure.

The applicant shall submit certification from a Pennsylvania registered professional engineer that a proposed communications tower will be designed and constructed in accordance with the current structural standards for steel antenna towers and antenna supporting structures. Communication facilities with support structures must be constructed to the Electronic Industries Association/ Telecommunications Industries Associations (EIA/TIA) 222 Revision F Standard entitled "Structural Standards for Steel Antenna Towers and Antenna Supporting Structures" (or equivalent), as it may be updated or amended.

The applicant shall submit a copy of its current Federal Communications Commission license; the name, address and emergency telephone number for the operator of the communications tower; and a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the communications tower and communications antennas.

All guy wires associated with guyed communications towers shall be clearly marked so as to be visible at all times and shall be located within a fenced enclosure.

The site of a communications tower shall be secured by a fence with a minimum height of eight feet to limit accessibility by the general public.

No signs or lights shall be mounted on a communications tower, except as may be required by the Federal Communications Commission, Federal Aviation Administration or other governmental agency which has jurisdiction.

Communications towers shall be protected and maintained in accordance with the requirements of the Pennsylvania Construction Code Act.[1]

If a communications tower remains unused for a period of 12 consecutive months, the owner or operator shall dismantle and remove the communications tower within six months of the expiration of such twelve-month period.

Only nonresidential buildings that were legally existing on the date this chapter is enacted may be converted to include additional dwelling units.

An approved means of sewage disposal and water supply shall be provided. Conversion apartments 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 without expansion of the system and there are no apparent signs of system failure.

No modifications to the external appearance of the building, except those required for safety.

All floors above grade shall have direct means of escape to ground level and be equipped with at least one operable fire detection device.

No permanent sign shall advertise the presence of the apartments; however, a temporary sign of no more than two square feet in size may be used to advertise rental of the unit(s).

No dwelling unit shall contain less than 800 square feet of habitable floor area and in no case shall any one building contain more than three separate dwelling units.

A minimum of two parking spaces per unit shall be provided.

Any proposed conversion must be confined to the interior of an already existing structural shell.

Two points of access shall be provided to enter and exit each dwelling unit.

Separate cooking and sanitary facilities shall be provided for each apartment unit.

All activities shall be conducted within a completely enclosed building;

Any exhaust ventilation equipment shall be directed away from adjoining residentially zoned/used property;

Self-service laundromats shall require one off-street parking space for each two washing machines; other laundry-related uses shall provide one off-street parking space for each 400 square feet of gross floor area.

A family day-care facility shall offer care and supervision to no more than six different persons during any calendar day.

All family day-care facilities with enrollment of more than six minors shall furnish a valid registration certificate for the proposed use, issued by the Pennsylvania Department of Human Services.

An outdoor play area no less than 400 square feet in area shall be provided. Such play area shall not be located within the front yard nor any vehicle parking lot. A four-foot-high fence shall completely enclose the outdoor play area. Any vegetative materials located within the outdoor area shall be of a nonharmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must include a means of shade such as a tree(s) or pavilion.

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.

For the purposes of this section, farm occupations may involve any one of a wide range of uses, so long as it remains secondary to and compatible with the active farm use.

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

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

No part of a farm occupation shall be located within 100 feet of any side or rear lot line.

The applicant must provide evidence that the proposed use is important to local farming and is specifically sized to primarily serve local users. The majority of activities and services should be directed at meeting the needs of those engaged in local farming. The facility should 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:

All farm-related businesses shall front on at least one collector or arterial road.

Public sewer facilities shall be utilized.

Sufficient off-street parking shall be provided to prevent backups onto adjoining roads. The applicant shall describe what measure will be used to prevent backups (e.g., overflow parking, parking attendants, etc.).

All parking areas shall be set back at least 10 feet from adjoining lot lines, and no parking areas shall be permitted within the front yard.

All funeral homes shall comply with all applicable state and federal standards and regulations.

The minimum lot area shall be not less than 45 acres for a par three, eighteen-hole course; 60 acres for a nine-hole or executive golf course; 100 acres for a regulation eighteen-hole course.

The course shall be designed so that golf balls will not be driven over or across any building, building lot, road, access drive, driveway or parking lot. In addition, the golf course design shall minimize the cart path crossing of streets.

Any points where the golf course crosses a road(s) shall be signed warning motorists and pedestrians, and any private road shall contain speed bumps in accordance with § 350-310P of this chapter.

Minimum setback requirements for fairways, greens and buildings:

No outdoor storage of golf carts or maintenance equipment shall be permitted.

Practice putting greens and driving range may be included without outdoor lighting.

All waste receptacles and off-street parking and/or loading areas shall be screened from adjoining or nearby properties and from adjoining streets.

All off-street parking requirements for the principal and accessory uses shall be in accordance with § 350-310 of this chapter.

The developer and/or owner(s) shall supply a certification from a licensed engineer and hydrologist that the golf course will provide adequate sewer, water, and stormwater management facilities.

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

Any accessory eating, or retail use, must be accessed only through the main clubhouse building.

All lighting of outdoor recreation areas shall be arranged to prevent glare on adjoining properties and streets.

Any home office use shall include uses such as:

The home business must be conducted completely within the dwelling unit or an accessory structure. There shall be no exterior storage of materials, equipment, vehicles, or other supplies to be used in conjunction with a home business.

Not more than 35% of the habitable floor area of the dwelling unit, excluding attached accessory structures, shall be utilized for all home business. Attached structures, including garages and/or detached accessory structures, may be used for the home business.

The home business shall not cause any external impact such as increased noise, excessive lighting (see § 350-314), or offensive odor.

The home business is to be conducted only by members of the family residing in the dwelling unit plus no more than two nonresident assistants or employees.

Sign(s) advertising a home business shall comply with § 350-313 of this chapter.

A home business shall provide all necessary off-street parking associated with the home business not to exceed four spaces (see § 350-310).

Articles sold or offered for sale shall be limited to those produced on the premises, sold as part of a home party sales operation, or for a licensed distributorship conducted by the resident.

There shall be no exterior indications of the home occupation or variation of the residential character of all buildings.

Delivery and pickup of materials or commodities to and from the premises by a commercial vehicle shall not exceed two trips per week and the deliveries shall not restrict traffic circulation.

All outdoor storage and display areas (exclusive of nursery and garden stock) shall be screened from residential properties.

If the subject property contains more than two acres, it shall front along a major arterial, arterial or collector road, as identified in the Liberty Township Comprehensive Plan, as amended.

Minimum lot area is five acres.

The subject property shall have frontage along an arterial or collector 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.

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

The applicant shall submit a traffic study.

Alternative or public sewer, and public water utilities shall be utilized.

Adequate provision shall be made for the collection, disposal and recycling of garbage, trash and medical and hazardous waste.

Where more than one of the following uses 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.

Specific requirements for selected accessory uses.

The maximum permitted height is 60 feet for hospitals, provided all structures are set back a horizontal distance equal to their height from each property line and street right-of-way line; 35 feet for all other uses.

The nature of the on-site processing operations, the materials used in the process, the products produced, and the generation and methods for disposal of any by-products. In addition, the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size.

Any environmental impacts that are likely to be generated (e.g., noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels as regulated by applicable laws and ordinances.

Where deemed necessary by the decisionmaking body, a traffic study prepared by a professional traffic engineer in accordance requirements of the decisionmaking body.

Bufferyards and screening shall be provided to protect neighboring properties in accordance with § 350-312, herein, and Chapter 275, Subdivision and Land Development, of the Code of the Township of Liberty.

All kennels shall be licensed by the Commonwealth of Pennsylvania and shall be constructed and maintained in accordance with the Pennsylvania Code Title 7, Part II, Chapter 21, entitled "General Provisions; Kennels; Licensure; Dog-Caused Damages," as amended.

All buildings in which animals are housed shall be located at least 200 feet from all lot lines. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at the lot line.

The following requirements shall be met for outdoor runs, pens or stalls.

Animals wastes regularly shall be cleaned up and properly disposed to avoid air pollution of surrounding properties.

Off-street parking spaces shall be provided for mini warehouses according to the schedule listed in § 350-310 of this chapter.

Parking shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 26 feet wide when cubicles open onto one side of the lane only and at least 30 feet wide when cubicles open onto both sides of the lane.

Required parking spaces may not be rented as, or used for, vehicular storage. However, additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area is screened from adjoining residentially used land and adjoining roads, and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.

All other storage shall be kept within an enclosed building except that the storage of flammable, highly combustible, explosive or hazardous chemicals shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying upon such fuels shall be stored only in an external storage area as described above.

No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or other impervious surfaces.

Because of the danger from fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited.

Mini warehouses shall be used solely for the storage of property. The following lists examples of uses expressly prohibited upon the site:

The business activity shall be compatible with the residential use of the property and surrounding residential uses.

The business shall employ no employees other than family members residing in the dwelling.

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.

The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.

The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

The business may not involve any illegal activity.

The business shall employ no employees other than family members residing in the dwelling.

There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

There shall be no outside appearance of a business use, including, but not limited to parking, signs or lights.

The business activity may not use any equipment or process, which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.

The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

The business activity shall be conducted only within the dwelling and may not occupy more the 25% of the habitable floor area.

Nightclubs are permitted by special exception in the Commercial Industrial Zone. No nightclub property line shall be located within 200 feet of any other zone.

The applicant shall furnish evidence as to how the use will be controlled 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.

All off-street parking and/or loading areas shall be screened from adjoining residences and roads.

The following uses shall be permitted as principal uses within the continuing care retirement community.

The following uses shall be permitted as accessory uses in the continuing care retirement community, long-term care nursing centers, and personal care centers for the exclusive use of residents and their guests.

The continuing care retirement community, long-term nursing care center and personal care center shall meet the following area, density, coverage and yard requirements:

Staging of development. When the continuing care retirement community, long-term nursing care center or personal care center is to be developed in stages, the following criteria must be met:

Public water and public sewer shall be required.

A landscaping plan for the entire tract shall be required. All areas of the development not covered by impervious surfaces shall be landscaped and maintained with suitable ground cover and plants.

The continuing care retirement community, long-term nursing care center and personal care center shall provide proof that all applicable state, county and Township licenses have been obtained.

Minimum lot area: five acres.

Minimum lot width: 300 feet.

Adjacent areas must be predominantly undeveloped and the range area must be at least 200 feet from any property or street right-of-way line. The use must also be located at least 1,000 feet from any existing residential dwelling.

An earthen background berm must be provided within 20 feet of the farthest target post to prevent wild or ricocheting bullets or wild or stray arrows. The berm shall meet the following requirements:

Only targets mounted on target posts shall be permitted. No targets of any kind shall be set directly on the ground.

Warning signs must be posted at least 10 feet from the outside of the berms.

The firing range shall be free of gravel and other hard surface materials and be adequately drained.

Adult supervision must be provided for children under 16 years of age.

Quarries and other extractive-related uses are subject to the requirements of the Pennsylvania Noncoal Surface Mining Conservation and Reclamation Act.[1] Applications shall show evidence that these requirements are being met through submission of approval letters from state and federal regulatory agencies.

Site plan requirements.

Minimum lot area: five acres.

All operations, including collection, shall be conducted within a wholly enclosed building. There shall be no outdoor storage of materials used or generated by the operation.

The applicant shall explain the scope of operation and any measures used to mitigate problems associated with noise, fumes, effluents, dust and litter.

The applicant will demonstrate a working plan for the regular maintenance of the site to assure the immediate collection of stray debris.

The applicant shall furnish evidence of an approved means of water supply and sewage disposal.

All off-street parking and/or loading areas shall be screened from adjoining residences and roads.

Sign use shall conform to § 350-313.

All restaurant seating shall be provided within the completely enclosed building, except that limited exterior seating may be provided if:

All greenhouses and nurseries shall have vehicular access to a major arterial, arterial or collector road, as identified in the Liberty Township Comprehensive Plan, as amended.

All outdoor display areas shall be set back at least 25 feet from the street right-of-way line. All structures, parking lots, off-street loading and outdoor sales areas shall be set back at least 100 feet from any side or rear lot lines.

All improvements (including parking and loading facilities) shall be screened from adjoining residentially used properties.

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, show, riding, boarding, or pasture areas shall be enclosed by a minimum four-foot-high fence, which is located at least 25 feet from all property lines.

All parking compounds and unimproved overflow parking areas shall be set back at least 10 feet from adjoining lot lines.

Display structures shall be less than 250 square feet in size and be located at least 50 feet from any side or rear property line; or as required by the underlying zone, whichever is greater.

The structure shall be set back at least 50 feet from the street right-of-way.

Off-street parking shall be provided for all employees and customers.

Signs shall be attached to the structure and shall not exceed four square feet in area.

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

No part of a school property shall be located within 1,000 feet of a property containing an adult-related facility (as defined herein), nor 300 feet of a property containing an automobile filling station;

If education is offered below the college level, an outdoor play area shall be provided at a rate of 100 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 six-foot-high fence and screened from adjoining residentially used properties or zones. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s);

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

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.

For each farm, two dwellings are permitted for the use of farm workers (and their families), who are employed by the owner of the farm, for such time as the employee works the land of the owner. Each dwelling shall require approved building and waste disposal permits;

If mobile homes are utilized, they shall be securely anchored;

The mobile home shall be occupied at least 30 days a year by at least one person who is employed on the farm where the mobile home is located. If this condition is not satisfied, the mobile home shall be removed within 120 days.

Access shall be via a major arterial road, as identified in the Liberty Township Comprehensive Plan, as amended. The applicant shall provide a traffic study prepared by a professional traffic engineer with the following minimum considerations:

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

Existing twenty-four-hour and peak hour traffic volume data for all streets which provide direct access to the proposed development and for the collectors and arterials which will serve it, as well as any major intersection within the impact area.

Estimates of the total number of vehicle trips to be generated by the development for a typical twenty-four-hour period and including typical am. and p.m. peak periods.

Assignment of future twenty-four-hour and peak hour volumes to the collectors and arterials, and other streets that will serve the proposed development based on the projections of increased traffic volumes within the traffic impact area, to be determined by: an extrapolation of former development trends; and the amounts of usable area already planned and/or zoned within the traffic impact area. Any previously approved projects within the TIA that have not yet been occupied should also be factored in these future traffic volume projections.

Projected twenty-four-hour and peak hour turning movement data for all access points proposed for the development.

Capacity/level of service analysis on major intersections which will be impacted by the additional volumes generated by the development.

Recent data about existing accident levels at the above intersections categorized by accident type for each intersection.

Descriptions of the street improvements that will be required in order to avoid problems of traffic congestion and traffic safety.

Cost estimates of any proposed improvements that will be required.

Descriptions of existing and planned public transportation services in the Township and the potential to serve the proposed development.

Descriptions of any actions proposed or offered by the applicant to alleviate the impact of the proposed development on the transportation network.

The source of standards used in the data as presented.

The applicant, at their expense, shall make any improvements necessary to maintain an adequate level of service on all abutting intersections and streets.

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

Purpose. The purpose of an age-restricted housing development is to encourage the development of affordable and market-rate housing for individuals age 55 and over, by allowing the greater variety of building types at a higher density than would normally be allowed; by allowing greater flexibility in site planning so as to promote the sound development of land which reduces the residents' burdens of property maintenance and which reducing demands on municipal services; and to promote flexibility in land use planning in order to improve site layouts, protect natural features and environmental values and utilize land in harmony with neighboring properties.

Age-restricted housing objectives. The Township must review the following performance standards requiring that the proposed use, buildings, and structures for an age-restricted housing development will:

Building and design standards. In order to achieve a development that reflects the residential character of the age-restricted neighborhood in which it is located, the following minimum building and design standards shall be applied to all structures constructed.

Permitted uses.

Area and bulk regulations. All area and bulk regulations of the prevailing zoning district shall apply with the following exceptions:

Parking requirements.

Supplemental regulations:

Minimum width at the building setback line shall be 250 feet.

A bufferyard/screen planting of no less than 10 feet in depth shall be maintained along all property lines abutting a residential use.

The general store's outside appearance should conform to the general appearance of the surrounding neighborhood in which it is located.

Access drives must be located as follows:

Trash receptacles. Outside trash receptacles and dumpsters are required.

Outside storage. Outside storage is permitted within accessory structures. All other types of outside storage is prohibited. Garbage dumpsters are permitted.

Other requirements. Compliance with all other requirements of this chapter that is applicable to the nature and design of the use.

Outdoor display. Outdoor display of merchandise is prohibited.

The size of the area for customer use is limited to 1,000 square feet.

A maximum of five townhouses dwelling units shall be attached in any way.

Gross density shall not exceed six dwelling units per acre for townhouse developments.

No building shall exceed 120 feet in length.

Two off-street parking spaces shall be provided to the rear of each townhouse unit. An access drive having a minimum width of 20 feet shall provide access to the parking area. The access drive shall be constructed in accordance with Township standards. The access drive shall be maintained by a homeowners' association, consisting of all lot owners whose property abuts said drive.

Two off-street parking spaces shall be provided to the rear for each dwelling unit. In addition, for every two dwelling units of this type proposed, there shall be provided one additional off-street parking space to the rear. No off-street parking shall be permitted in front or sides of the apartment units. All parking areas must be 20 feet from the structure.

All units shall be served by public water and public sewer service.

Recreation area. A minimum of 10% of the total lot area of the project shall be dedicated by deed restriction and reserved for recreation use of the residents. This recreation area shall include a suitable open grass area of less than 6% finished slope that is a rectangle of a minimum size of 75 feet by 200 feet if more than 50 dwelling units are provided and if the project is not restricted to heads of households over age 55. The recreation area shall be suitably landscaped and shall not include stormwater detention basins, unless the applicant proves to the clear satisfaction of the Board of Supervisors that such area would be suitable for recreation. This required recreation area shall be in place of any recreation area that may be required under Chapter 275, Subdivision and Land Development.

If the use will involve maintenance of streets, open space or other common improvements by a condominium or homeowner association, then such proposed condominium or homeowner agreement shall be reviewed by the Township Solicitor and the Board of Supervisors and be found to be acceptable by the Supervisors in regards to there being an adequate legally binding system to assure such maintenance. This review and approval of such agreement shall occur to the Township granting any building permits for such project.

One windmill or wind wheel shall be permitted per property.

The structure supporting the wind rotor unit, including any required supporting cables, etc., shall not be connected to any occupied structure and shall be located a minimum distance of the wind rotor unit tower height, plus 10 feet, from any occupied dwelling.

The maximum height of the wind rotor and tower shall be determined as follows:

All mechanical equipment and buildings associated with the operation shall be enclosed with a six-foot fence. Each tower shall also be enclosed with a six-foot fence, unless the base of the tower is not climbable for a distance of 12 feet.

When a building is required for storage cells or related mechanical equipment, the building may not exceed 150 square feet in area or eight feet in height and must be located at least 75 feet from any property line.

All electric and other utility wires associated with the wind energy conversion system shall be buried underground.

The applicant shall demonstrate that any noise emanating from the wind energy conversion system shall not exceed 60 decibels measured at the nearest property line.

If the wind energy conversion unit is abandoned from use, the tower and related structures shall be dismantled and removed from the property within 90 days.

The energy generated from the wind energy conversion system shall be used on the property on which it is located or excess generated energy can be returned to the grid; however, the conversion system shall not be operated as a commercial enterprise.

The floor area for patron use in any banquet hall shall be limited to 7,000 square feet.

Off-street parking shall be 25 feet from the right-of-way line of adjoining road(s). Such parking lots must also be set back 30 feet from any adjoining lot lines.

All outdoor recreation/activity areas shall be set back at least 200 feet from any property line of a residentially zoned property (Conservation District, Agricultural Rural District or Residential District).

Any event at a banquet hall must end no later than 12:00 midnight.

Screening shall be provided along any adjoining residentially zoned (Conservation District, Agricultural Rural District or Residential District) property that is less than 500 feet from the banquet hall building.

All lighting shall be arranged and shielded so that no glare or direct illumination shall be cast upon adjacent residential properties.

No banquet hall shall be located within 300 feet of any residentially zoned (Conservation District, Agricultural Rural District or Residential District) property.

The use shall meet all applicable state and local regulations.

Minimum lot size: two acres.

One sign permitted at a max size of 25 square feet.

Either public water and/or public sewer approved by the PA DEP must be utilized or else satisfactory evidence must be submitted to assure that the new or existing on-site system is capable of adequately serving the proposed use. Temporary restroom facilities (porta pottys, etc.) are prohibited.

An hours of operation and maintenance plan must be submitted to the Township.

Regulations applicable to all PS-PVS.

Ground-mounted PS-PVS.

Roof- and wall-mounted PS-PVS.