London Grove Township
City Zoning Code

Arbors and trellises less than 12 feet in height.

Tool, utility sheds and similar structures 200 square feet or less, 12 feet in height or less, not located within a required front yard setback, and located a minimum of 10 feet from side or rear property lines.

Egress stairs or landings serving one- or two-family dwellings, which are required by the building code.

Stairs or landings serving a one- or two-family dwelling located within a required front yard setback and located a minimum of 10 feet from side or rear property lines.

Decks, patios and similar structures serving a one- or two-family dwelling meeting the appropriate zoning district's front yard setback and located a minimum of 25 feet from rear property lines and 10 feet from side property lines.

Eaves, gutters, cornices, bay windows and cantilevered fireplaces not exceeding two feet in overall width.

No fence or wall, except a retaining wall, or a wall of a building permitted under the terms of this chapter, over six feet in height, shall be erected within any required yards, unless:

No fence or wall shall obstruct vision at street intersections or along streets, in accordance with applicable provisions found elsewhere.

No fence shall be placed on a property line unless; a survey has been performed, and such fence must be able to be maintained on both sides by the owner of the fence.

Proposed planting of trees and shrubs that are effective for the intended buffering uses. Plantings that require excessive maintenance, will not be vigorous or do not sufficiently screen the intended use shall not be permitted.

Existing natural or man-made barriers such as fences and walls, when architecturally compatible with the landscaping and architectural style of the adjacent residential uses.

Proposed grading of land to create mounding, berms or depressions that block visibility.

The planting shall be composed of evergreen plants and trees arranged to form both a low level and a high level buffer. The high level buffer shall consist of a combination of evergreen and deciduous trees planted with specimens no less than six feet in height. The low level buffer shall consist of evergreen shrubs or hedges planted at an initial height of not less than three feet and spaced at intervals of not more than five feet. The low level buffer shall be placed in alternating rows to produce a more effective barrier. The width of planting material in the buffer shall be a minimum of 25 feet.

The buffer planting shall be so placed that at maturity it will be no closer than three feet from any street or right-of-way.

In accordance with the provisions in this Code, a clear sight triangle shall be maintained at all street intersections and at all points where private access-ways intersect public streets.

The buffer planting shall be interrupted only at points of vehicular or pedestrian access and shall not include structures, storage areas or parking in the buffer area.

All mechanical equipment, loading areas and storage not enclosed in a building shall be fully and completely screened from view from any adjacent streets or residential districts or uses, through the use of measures set forth above, and in a manner compatible with the architectural and landscape style employed on the lot.

To require and set minimum standards for outdoor lighting to:

All uses within the township where there is outdoor lighting including, but not limited to, residential, multi-family residential, commercial, industrial, public recreational/sports, institutional uses and signs, architectural and landscape lighting.

Criteria for agricultural uses shall be in accordance with subsection 5 of this section.

Temporary decorative/seasonal lighting is exempt from all but the glare control requirements of this section.

Illumination Levels.

Lighting Fixture Design.

Control of Nuisance and Disabling Glare.

Installation.

Maintenance. Lighting fixtures and ancillary equipment shall be maintained so as always to meet the requirements of this chapter.

For agricultural uses, the following criteria shall apply:

For variance, special exception, conditional use and building permit applications where site lighting is required or proposed, lighting plans shall be submitted to the township for review and approval where requested, and shall include:

When requested by the township, applicant shall also submit a visual-impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare and light trespass and taken to retain the township's intended character.

Safety Hazards.

Nuisance Glare and Inadequate Illumination Levels.

Any lighting fixture or lighting installation existing on the effective date of this section that does not conform with the requirements of this section, shall be considered as a lawful nonconformance subject to the following:

All storage shall be buffered in accordance with this part.

Outdoor storage structures for raw materials and/or finished products shall be permitted only within the buildable area of the lot and shall not exceed 10 feet in height.

Outdoor storage facilities for fuel, combustible fibers, hazardous or toxic raw materials and/or finished products shall conform to the standards and regulations set forth elsewhere in this part.

Residential development of 50 dwelling units or more.

Institution or life care facility of 50 or more bedrooms or residential units.

Industrial, commercial and/or office development of 50,000 square feet of floor area or greater, or a subdivision of 50 or more lots/units.

Intensive agriculture when the total area for the intensive agriculture use (including all buildings and storage areas) exceeds 1.25 acres.

General Site Description. The size description shall include the size, location proposed land uses, construction staging, and completion date of the proposed development. A brief description of other major existing uses and approved recorded development plans that as agreed upon by the township, and the traffic engineer, have bearing on the development's likely traffic impact shall be included as source data. The township may, in addition, require consideration of development proposals not yet approved and recorded, but with sufficient status and probably impact to warrant inclusion.

Transportation Facilities Description. Said description shall contain a full documentation of the proposed internal and external circulation system within the study area. Said description shall include:

Existing Traffic Conditions. Existing traffic conditions shall be documented for all major roadways and intersections established as part of the study area under subsection 3.A above. Existing traffic volumes for average daily traffic, peak hour(s) traffic shall be recorded. Mechanical or manual traffic counts at major intersections in the study area shall be conducted encompassing the peak highway and development generated hour(s), and documentation regarding said traffic counts shall be included in the traffic engineer's report. A volume capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections within the study area. The capacity analysis shall be conducted according to methods of analysis acceptable to the Pennsylvania Department of Transportation. The existing level of service associated with each major roadway and intersection evaluated shall be recorded. Data about the most recent available accident levels within the study area shall be indicated.

Impact of Development on Area Circulation. Estimates of vehicle trips to result from the proposed development shall be completed for the design-day peak highway hour(s) and peak development generated hour(s). In order to obtain vehicle trip generation base data, the traffic engineer shall consult either his firm's data bank, or the most current edition of the Institute of Transportation Engineers Trip Generation Report. All turning movements associated with the proposed improvement generated hour(s) shall be computed and contained in the study. Traffic volumes generated by the proposed use shall be distributed and assigned to existing roadways and intersections throughout the study area for which existing conditions were recorded. Documentation of all assumptions used in distribution and assignment of traffic shall be provided. Any characteristics of the site that are likely to cause particular traffic management problems shall be noted.

Analysis of Traffic Impact. The traffic engineer shall evaluate the likely impact of the proposed development in the area's circulation system. Included shall be an evaluation of the proposal's likely impact on existing and planned public transportation improvements, the expected impact on pedestrian and non-vehicular circulation, an evaluation of the capacity of existing roadways within the study area to accommodate site-generated traffic, as well as total future traffic demand. (Total future traffic demand shall be defined to include existing vehicular volumes and traffic volumes associated with approved developments within the study area.) This demand shall consist of a combination of the existing traffic expanded to the completion year (using an annual traffic rate available from Delaware Valley Regional Planning Commission), the development-generated traffic, and the traffic generated by other proposed developments in the study area. The traffic engineer shall render an opinion regarding the capacity of the existing roadway system to accommodate future traffic demand. Should the traffic engineer conclude that the existing roadway system cannot accommodate anticipated traffic demand, said engineer shall proffer a recommendation regarding what improvements are necessary to the area's roadway system. Said traffic engineer shall identify the relationship of site-generated traffic associated with the proposed development's impact on overall demand and shall further identify the development's proportional relationship to the traffic system improvements that are likely to be required, in part, due to the development. The volume/capacity analysis performed in accordance with subsection 3.C, above, shall be updated to include a volume/capacity analysis using the total future demand and future roadway capacity. In addition, if staging of the proposed development is anticipated, calculations for each stage of completion vis-a-vis the volume/capacity analysis shall be performed. The analysis shall be conducted, on a design day, during the peak-highway hour(s) and at major intersections in the study area which are projected to be affected by the proposed development. All access points and pedestrian crossings shall be examined as to the need for and feasibility of installing traffic signals or other traffic control devices. To do this, the traffic engineer shall evaluate access points and pedestrian crossings pursuant to Pennsylvania Department of Transportation specifications for traffic signal warrants.

Conclusions and Recommended Improvements. Projected levels of service for all roadways and intersections shall be identified at the conclusion of each phase of the development. All roadways and/or intersections showing a level of service which is deemed deficient by the traffic engineer during peak hours of the day (peak hour defined to include peak hour of traffic on the particular roadway and peak hour of traffic of development generated traffic) shall be identified. Specific recommendations for elimination of traffic problems associated with the proposed development shall be identified. (Levels of service are defined in the 1965 Highway Capacity Manual, Highway Research Board, National Academy of Sciences, Special Report 87.) A listing of recommended improvements shall include the following elements:

A description of the projected age breakdown of the residents of the proposed development.

A description of any recreational facilities to be provided by the developer.

A description of who the responsible party(s) will be for ownership and maintenance (public or private) of any recreational facilities to be provided by the developer.

A description of existing municipal recreational facilities and the impact of the proposed development on these facilities. Accepted standards for required recreation shall be indicated in the township open space and recreation study, as may be amended from time to time.

Discussion of potential for any recreational facilities to be provided by the developer to compensate for any anticipated deficiencies of the township's recreational facilities.

A description of accessibility of developer proposed facilities to general township residents.

A description of any contributions the developer plans to make for township recreation to compensate for expected impacts.

Public Works. This includes potential effects on the maintenance, repair and upkeep of roads, signal systems, sewer, water and drainage systems, open space and recreation areas or any other applicable function of this department. This study shall address projected cost increases for the above-mentioned items in terms of administration, personnel, equipment and materials.

Administration. This includes time that would be required by the board of supervisors and clerical personnel to process the application and handle the project during construction, as well as long term administrative demands. This should include, but not be limited to, the handling of plans, contracts, various legal instruments or agreements, permits, special problems, and escrow. Added demands on the code administration staff also shall be projected.

Fire and Emergency Services. The analysis shall incorporate the development's impact on fire company capabilities including, but not limited to, municipal water supply, pumping capacity, specialized equipment and training requirements.

Schools. The analysis shall incorporate the development's impact on the public school system. As a minimum, the expected number of school age children shall be projected, along with the anticipated costs expected to be incurred by the school district and any other specific impacts proposed students will have on the operations of the school district.

Police. The study shall project the overall effects of the proposed development on existing police personnel numbers, equipment, vehicles and working space. The plan should include whatever facilities or assistance the development will provide to handle emergencies, criminal investigation, armed robbery, or other security-related problems.

Description of Existing Conditions. This section shall present a description of existing characteristics of the property with respect to geology, topography, ground and surface water hydrology, soils, vegetation, fauna and existing improvements and uses.

Description of the Proposed Action. This section shall describe the proposed action including types, locations and phasing of proposed site disturbances and construction, as well as proposed future ownership and maintenance of the property and the proposed improvements. Plans describing the proposed action may either be included within or accompany the environmental assessment report.

Proposed Measures to Control Potential Adverse Environmental Impacts. This section shall describe all measures proposed by the applicant to control all adverse impacts which may occur as a result of the proposed action. It shall address all impacts cited by the township engineer in his report on the application, in accordance with procedures described in this section.

List and Qualifications of Preparers. The names, addresses, telephone numbers and qualifications of persons directly responsible preparing the environmental assessment shall be provided.

Appendices. Any additional information which the applicant wishes to provide may be included in one or more appendices to the report.

Well, Well House and Pump House. If a favorable site for a water well is determined to be closer than 50 feet from a lot line, such well, together with the associated well or pump house, shall be exempt from the setback requirements for accessory structures and facilities, providing that the location of the well meets the requirements of the Chester County Health Department.

In-Ground Liquid Waste Facilities. Pits, ponds, trenches, lagoons, or other open, in-ground facilities for the collection, storage processing of liquid wastes or manure from any type of agricultural use shall comply with the following:

Insect and Vermin Control. Insects, rats and other vermin shall be controlled in accordance with the current regulations of the Chester County Health Department.

Manure Storage. Areas and structures used for the storage of manure shall be at least 100 feet from wells, springs, lakes and streams, and shall not be in any areas designated as floodplain. Land adjacent to such areas and structures shall be graded so as to divert run-off away from said wells, springs, lakes and streams, as well as away from streets, and adjacent lots. Manure storage shall be in with the current recommended practices and/or regulations of the PA DEP.

Run-Off From Feed Lots. Land adjacent to feed lots shall be graded so as to divert run-off away from wells, springs, lakes and streams, as well as away from streets and adjacent lots.

Composting Processing Operations. All composting operations and agricultural composting processing operations shall be governed by the standards set forth elsewhere in this part.

Outdoor Storage of Combustible Fibers. Outdoor storage of combustible fiber materials shall be limited to piles of 100 feet by 35 feet by 20 feet high in dimension, with a minimum separation of 25 feet with minor deviations between piles and/or any structure due to varying bale sizes.

The provisions of the stormwater management ordinance shall apply to all intensive agricultural operations (including the storage of material and preparation of mushroom growing substrate).

This section establishes reasonable regulations governing the keeping of animals in order to protect human and animal health, safety and welfare, prevent unsightly and erosion-prone land use conditions, prevent the contamination of ground and surface waters, and reduce the safety hazards of straying animals.

Pet animals, fowl and livestock shall be kept only in accordance with the standards set forth herein.

No animals of any kind shall be kept in any structure or enclosure or elsewhere on a property which will result in unhealthy or unsanitary conditions for humans or animals or cause excessive noise, objectionable odors, or pollution of groundwater or stormwater runoff to neighboring properties and surface waters.

All animals shall have appropriate and adequate facilities for food and water. Permanent shelter shall be provided for all animals not kept in the residence.

A fenced or otherwise enclosed outside area shall be provided which is capable of containing any pet animals that are permanently maintained outside on the property. Materials used for fencing shall be of sufficient sturdiness and properly designed, installed and maintained so as to prevent straying.

Exotic wildlife shall not be permitted in any district within the township unless authorized by the Exotic Wildlife Possession Permits section of the Game and Wildlife Code, Act 93 of 1986, or amendments thereto. In the event of such authorization, the permit holder shall comply with all requirements of the Pennsylvania Game Commission. The permit holder shall produce the permit upon request of the township.

A private kennel shall be permitted by right in any zoning district on a lot with a minimum of five acres. Such kennels shall comply with the Pennsylvania Dog Law, as amended. A building used for a private kennel shall be set back at least 100 feet from all property boundaries.

A commercial kennel shall be permitted by conditional use in the AP District on a lot with a minimum of 20 acres. Such kennels shall comply with the Pennsylvania Dog Law, as amended. A building used for a commercial kennel shall comply with the standards in section 27-303.

In the event a homeowner's document, covenant, or other similar document is in place and applicable to a property, whichever contains the most restrictive standard, be it this chapter or the document, shall prevail.

Domestic pet canines, domestic cats or other small pet domestic animals of similar character may be kept up to a total not to exceed three animals of any combination. No more than one canine may be left outside the home or a soundproof building at night.

No fowl may be kept.

Domestic pet canines, domestic cats or other small pet domestic animals of similar character may be kept up to a total not to exceed three animals of any combination. No more than one canine may be left outside the home or a soundproof building at night.

Five fowl or 10 rabbits and the like may be kept.

Adult domestic pet canines, domestic pet cats or other small pet animals of similar character and impact may be kept up to a total not to exceed six animals of any combination. No more than one canine may be left outside the home or a soundproof building at night.

A maximum of 20 fowl, rabbits, guinea pigs or the like may be kept on any parcel greater than two acres and less than 10 acres.

No adult domestic canines in excess of those permitted by subsection F(1) shall be permitted, except in commercial kennels. Such kennels shall only be permitted by conditional use in the AP District subject to the standards in section 27-303. The applicant shall prove that soundproofing, waste treatment facilities, food preparation and storage facilities, and running water are provided and that the facility will be landscaped to prevent viewing from public roads or neighboring residences. No more than one canine may be left outside the home or a soundproof building at night.

A maximum of 30 fowl, rabbits, guinea pigs or the like may be kept on any parcel greater than 10 acres.

Buildings or structures that house any livestock shall be constructed or placed at least 100 feet from any property line.

All permanent shelters for livestock shall be designed for ease of manure removal and handling.

A fenced or otherwise enclosed outside area shall be provided which is capable of containing the livestock and is of sufficient size and properly located for good sanitation practices. Materials used for fencing shall be of sufficient sturdiness and properly designed, installed and maintained so as to prevent straying.

The owner of any livestock shall provide proof of a written manure management plan or certified nutrient management plan, as applicable, that identifies any animal concentration areas and best management practices as required by the Department of Environmental Protection ("DEP") and DEP's Manure Management Manual.

The owner of any livestock shall provide proof of a written agricultural erosion and sediment control plan, if required by DEP.

Manure storage shall be set back a minimum of 100 feet from the property line and shall be designed, constructed, maintained and operated in accordance with the applicable laws and regulations. Permits shall be secured from all governmental agencies having jurisdiction over this activity.

Livestock that are not kept in the course of a normal agricultural operation as such term is defined pursuant to the Pennsylvania Right to Farm Act, 3 P.S. § 951 et seq., shall not be kept on properties less than one acre.

No person shall engage in business as a junk dealer, or maintain a junkyard without first having obtained approval from the board of supervisors under a conditional use review, for which a fee in accordance with the separate fee schedule shall be paid to the township for the use of the township. The fee shall be made for the twelve-month period beginning July 1, and ending June 30 of the following year, and each approval must be renewed annually on or before the first day of July.

Application. The approval provided for in this chapter shall be issued by the board of supervisors after written application shall have been made therefore by the person desiring to be approved. Such approval shall state the name to whom such approval is issued and the premises on which such business is to be conducted, or such junkyard is to be maintained. Such approval shall be posted conspicuously upon the premises thereunder. The written application for approval hereinabove mentioned shall be accompanied by a form, every question of which must be answered, which form will be supplied by the board of supervisors. The applicant shall also submit therewith a plot of the premises used or to be used in connection with such approval.

Issuance of approval. Upon receipt of an application by the board of supervisors, it shall issue an approval or shall refuse to issue an approval to the person applying therefore after an examination of the application and taking into consideration the suitability of the property proposed to be used for the purposes intended, the character of the properties located adjacent, and the effect of the proposed use upon the township, both economic and aesthetic. In the event the board of supervisors shall issue an approval, it may impose upon the approval and the person applying therefore such terms and conditions in addition to the regulations herein contained and adopted pursuant to this chapter as may be deemed necessary to carry out the spirit and intent of this chapter.

Limitation. No person with an approval under this chapter shall, by virtue of one approval, keep more than one place of business within the township or maintain more than one junkyard, or the like, for the purpose of buying, selling and dealing in junk. No person shall engage in business as a junk dealer in any place other than the place designated upon the license, or maintain a junkyard in any place other than the place designated which shall only be located in the ISU Zone.

Transfer of approval. No approval issued by the board of supervisors shall be transferable by the applicant to any other person unless such transfer is authorized by the board of supervisors. Any person desiring to transfer the approval shall notify the board of supervisors in writing, which notification shall be accompanied by an application for a re-approval, as described in paragraph B above, by the transferee.

Approval and transfer fees. In the event an applicant is approved, renewed, or transferred, the applicant shall immediately pay to the township the appropriate fee in accordance with the separate fee schedule, available at the township building.

Every person, licensed under this chapter, shall provide and shall constantly keep a book, in which shall be fairly written down in the English language at the time of purchase of any junk, a description of every article or material purchased with a photo ID of the person selling materials or received by him, the date and hour of such purchase and the person from whom such article or material was purchased, received or handled by such person shall at all times be subject to the inspection of any official of the township.

Delay in disposal. Every person, licensed under this chapter, shall keep and retain upon the premises, for a period of 48 hours after the purchase or receipt thereof, all junk received or purchased by him, and he shall not disturb or reduce the same or alter the original form, shape or condition until such period of 48 hours shall have elapsed.

Regulations. Every person licensed under this chapter shall constantly maintain the premises in accordance with any special provisions imposed by the board of supervisors and in the manner prescribed by this section and the applicable sections of part 18.

No vehicles shall be ground up or shredded for metal resale outside of a fully enclosed structure.

Violations. Any person who shall violate any of the provisions of this chapter shall, upon conviction thereof, be sentenced to pay a fine, per a separate schedule, and costs of prosecution, and, in default of payment of such fines and costs, to imprisonment for not more than 30 days. Provided, each day's continuance of a violation, after notice thereof, shall constitute a separate offense.

Abatement of nuisances. In addition to the remedies provided in paragraph J, above, any continued violations of this chapter which shall constitute a nuisance in fact or which shall in the opinion of the board of supervisors constitute a nuisance may be abated by proceeding against the violator in a court of equity for relief.

Buildings and establishments operated as adult uses as defined by this part are determined to be detrimental and harmful to the health, safety and general welfare of a community. This section is intended to restrict adult uses to nonresidential, nonbusiness, and noncommercial areas of London Grove Township and otherwise regulate their operation. Wherever the operational characteristics of adult uses increases the deleterious impact on a community when such uses are concentrated, this section is intended to promote the health, safety and general welfare and good order of the residents of London Grove Township by regulating the concentration of such use to minimize the deleterious effect on the aesthetics and economics of the areas in which these uses are located, and to avoid the promotion of an atmosphere conducive to violence, sexual harassment, public intoxication, prostitution, and the spread of sexually transmitted disease.

Adult book stores.

Adult mini-motion-picture theaters.

Adult motion-picture theaters.

Cabarets.

Massage parlors.

Drug paraphernalia stores.

Regulated adult uses shall be located a minimum of 1,000 feet from another existing regulated adult use; and/or

Regulated uses shall be located a minimum of 200 feet from any residentially zoned district or residentially used property, or any of the following residentially related uses:

No such regulated use shall be located in any zoning district except the Industrial District, subject to all regulations of that district.

For the purposes of this section, spacing distances measure as follows:

Signs. Sign messages shall be limited to verbal description of material or services available on the premises.

Other Visible Messages. Messages which are visible or intended to be visible from outside the property, such as on or within doors or windows, shall not display materials, items, publications, pictures, films or printed material available on the premises, or pictures, films or live presentations of persons performing or services offered on the premises.

No uses described in this section shall be established until the issuance of a special exception by the zoning hearing board of London Grove Township. Application for a special exception shall consist of a description of the premises for which the permit is sought, a plain and concise statement of the use which is proposed and such additional information as may be reasonable required by the zoning hearing board.

Should any regulated adult use listed above cease or discontinue operation for a period of 90 or more consecutive days, it may not resume nor may it be replaced by any other regulated use unless it complies with all the requirements as set forth herein.

Net tract area shall be calculated as follows:

The purpose of these provisions is to establish uniform standards for the siting, design, permitting, maintenance, and use of wireless communications facilities in the township. While the township recognizes the importance of wireless communications facilities in providing high-quality communications service to its residents and businesses, the township also recognizes that it has an obligation to protect public safety and to minimize the adverse visual effects of such facilities through the standards set forth in the following provisions.

By enacting these provisions, the township intends to:

In an effort to comply with recent federal and state laws applicable to small wireless facilities which have now been defined by the Federal Communications Commission, the township has adopted Ordinance No. 216, and related design criteria, to address small wireless facilities. Wireless communications facilities that fall under the definition of small wireless facilities are governed and controlled by Ordinance No. 216, its approval process and timing of approvals, and its approved design criteria. The small wireless facilities design criteria may be adopted, and further amended, by ordinance and/or resolution of the township supervisors.

As new technology develops, Ordinance No. 216 and the related design criteria may be changed to address new technologies and to better accommodate more advanced, and possibly smaller facilities. Those new types of technologies and facilities shall be governed and controlled by Ordinance No. 216 as amended to include, and address, those new technologies and facilities.

The following regulations shall apply to all non-tower wireless communications facilities located within the township, including those inside the public rights-of-way:

The following regulations shall apply to all non-tower wireless communications facilities, such as antennas, which do not substantially change the physical dimensions of the wireless support structure to which they are attached:

The following additional regulations shall apply to non-tower wireless communications facilities located outside the rights-of-way that do substantially change the wireless support structure to which they are attached:

The following additional regulations shall apply to all non-tower wireless communications facilities located in the rights-of-way:

The following regulations shall apply to all tower-based wireless communications facilities in the township:

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

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

The conditional use procedures and criteria contained in this chapter.

The applicant must satisfy the criteria contained in this section and provide the following information:

Design and operation of compost processing operations. With regard to all activities, including the processing, preparation, curing, loading, material handling, unloading and storage (long and short-term), the applicant must demonstrate compliance and construct all facilities according to the following:

(Reserved)

(Reserved)

The board of supervisors may require the applicant to provide financial security in an amount determined to be reasonably necessary for the removal of any substances utilized as part of the compost processing operations should the operator fail to remove all materials and/or substances upon termination of this operation. The owner and/or operator shall maintain this security on an annual basis, with reasonable annual increases as are then necessary to assure the removal, and provide proof of insurance on or before the annual anniversary of the issuance of a certificate of occupancy.

Solar energy systems are permitted in all zoning districts as an accessory use, except that in the R-H and R-M Districts, a special exception is required for the installation of any ground mounted solar energy system on any property less than 8,000 square feet.

A zoning permit and a building permit are required for the installation of all solar energy systems.

A solar energy system may be placed on the roof (roof mounted) or on the ground (ground mounted).

The surface area of a ground mounted system, regardless of the mounted angle, shall be calculated as part of the overall lot coverage. The total coverage of a lot with ground mounted solar panels cannot exceed the greater of 25% lot coverage or the maximum allowable coverage for the district in which they are located.

Ground mounted solar energy systems may not be located in the front yard, unless a special exception as defined in this chapter, of London Grove Township is granted by the zoning hearing board.

All wiring for ground mounted solar energy systems shall be buried underground. Conduit runs to a roof mounted system shall be kept 10 inches below the roof decking. All wiring shall comply with the Pennsylvania Uniform Construction Code.

All solar mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

Solar panels shall not be placed in the vicinity of any airport in a manner that would interfere with airport flight patterns. Acknowledgment from the Federal Aviation Administration may be necessary.

The owner of the solar energy system shall provide the township with written confirmation and approval by the public utility company to which the system will be connected. Contacting the local public utility company is not necessary for off-grid systems.

Advertising on solar energy systems, outside of reasonable identification of manufacturer and operator, is prohibited. This includes any signage, streamers, ribbons, flags, banners or similar materials but does not include the posting of appropriate warning signs.

All solar systems shall be manufactured and installed in accordance with the Pennsylvania Uniform Construction Code.

The manufacturer's or installer's identification and appropriate warning signage shall be posted on or near the panels in a clearly visible manner.

Any solar energy system installed to be used by someone other than the owner of the property requires an affidavit or evidence of agreement between the lot owner and facility's owner or operator confirming the facility owner or operator has permission of the property owner to install and utilize solar panels.

Solar farms are a permitted primary use in the Industrial Special Use and Industrial District, but cannot be installed on more than one acre of prime farmland soils that include class 1 through class 3 soils.

All solar farms shall adhere to the area and bulk requirements of the underlying zoning district.

A security fence of at least six feet in height must be installed in accordance with buffering and screening requirements as defined in the London Grove Township zoning ordinance.

All appropriate signage shall be clearly posted at the site.

The manufacturer's or installer's identification and appropriate warning signage shall be posted at the site in a clearly visible manner.

All wiring and on-site power lines shall be placed underground, to the maximum extent practicable. Any wiring carrying live current that is above ground should be clearly labeled as such.

All solar panels and solar energy collectors shall be located so as to not create any additional heat load upon neighboring properties.

All installers must be on the official list of registered installers (DEP Solar Sunshine) or be able to prove that they meet the standards of the registered installers' North American Board of Certified Energy Practitioners (NABCEP) certified.

No solar farm shall be installed until evidence has been given to the township that the public utility company, to which the system will be installed, has been informed and approved of the owner's intent to install a grid connected system.

Written permission by the owner of a solar farm must be provided to the township by an installer or operator of the solar farm to apply for the necessary construction and/or operating permits.

The following should be included on all permit applications:

If any solar farm has stopped operating for longer than one year, the facility shall be decommissioned at the owner's expense. Upon removal, the site shall be cleaned, restored, and re-vegetated to blend with the existing surrounding vegetation at the time of abandonment. If removed by the owner, a demolition permit shall be obtained and the facility shall be removed. If an owner of a solar farm has been notified by the township to remove the farm and has not done so six months after receiving said notice, the township may remove such system and place a lien upon the property for the cost of the removal and the cost for the site to be cleaned, restored, and revegetated to blend with the existing surrounding vegetation at the time of abandonment.

Only small wind energy systems will be allowed in the township.

Small wind energy systems are permitted in all zoning districts as an accessory use, except when they are located in the front yard or on a front roof in which event a special exception must be obtained from the zoning hearing board.

All small wind energy systems shall adhere to the area and bulk requirements of the underlying zoning district.

A zoning permit and a building permit are required for the installation of all small wind energy systems. Zoning and building permit applications must be on forms supplied by the township. A special exception must be obtained for a small wind energy system to be located in a front yard or front roof.

A small wind energy system may be placed on the roof (roof mounted) or on the ground (ground mounted).

The audible sound from a small wind energy system shall not exceed 60 dBA measured at the property line.

Compliance with FAA regulations. A small wind energy system shall not be artificially lighted unless such lighting is required by the FAA. No small wind energy system shall be constructed, altered, or maintained so as to project above any of the imaginary airspace surfaces described in FAR Part 77 of the FAA guidance on airspace protection; and must be in compliance with the Airport Zone as defined in the airport zone chapter of this Code.

Small wind energy systems shall not be climbable up to 15 feet above grade level for ground mounted systems.

All wiring and on site power lines for ground mounted small wind energy systems shall be buried underground. All wiring shall comply with the applicable provisions of the Pennsylvania Uniform Construction Code.

The local power company should be contacted concerning the connection of a system to the grid and to address any further issues. Contacting the local power company is not necessary for off-grid systems.

Advertising on small wind energy systems, outside of reasonable identification of manufacturer and operator, is prohibited. This includes any signage, streamers, ribbons, flags, banners, or similar materials but does not include the posting of appropriate warning signs.

All ground mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access.

All small wind energy systems shall be manufactured and installed in accordance with the Pennsylvania Uniform Construction Code.

The manufacturer's or installer's identification and appropriate warning signage shall be posted on or near the small wind energy system in a clearly visible manner.

Any small wind energy system installed by someone other than the owner of the property required evidence or an affidavit that facility's owner or operator has permission from the property owner to install and utilize a small wind energy system.

Surface land uses affiliated with transmission pipelines shall be permitted as a principal use by condition in the C Commercial District, I Industrial District and the ISU Industrial Special Use Zoning District where underground pipelines exist or are proposed. Such uses shall meet the dimensional requirements, including, but not limited to, area and bulk standards of the C, I or ISU Districts as applicable. Facility developers are required to demonstrate to the satisfaction of the township that all requirements of this section, standards for surface land uses affiliated with transmission pipelines, shall be met.

Surface land uses affiliated with transmission pipelines shall be prohibited in AP Agricultural Preservation District, AR Agricultural Residential District, RH Residential High, MHP Mobile Home Park, any residential or agricultural zoning districts including residential uses within the C, I or ISU District, Steep Slope Conservation District, Flood Hazard and Flood and Water Hazard Soils Districts, any property where an historic resource identified on the township historic resources map is located and any property subject to a conservation, agricultural or other easement restricting development.

All other uses ancillary or accessory to surface land uses affiliated with transmission pipelines are prohibited unless otherwise permitted in the zoning district in which the use is located.

Compliance with the requirements of this section shall be demonstrated in a zoning permit and building permit application filed by the facility developer in accordance with the township zoning ordinance and building code. No building permit shall be issued by the township code official unless all requirements of this section have been met. In addition, conditional use approval shall be obtained by the facility developer per the condition use requirements of this Code.

Setbacks. Unless otherwise approved by the board of supervisors by conditional use upon recommendation of the township planning commission, the facility developer shall demonstrate that the setbacks for surface land uses affiliated with transmission pipelines and all supporting equipment and structures from any property line or right-of-way shall be consistent with the minimum setback in the applicable zoning district. In addition, surface land uses affiliated with transmission pipelines and all supporting equipment and structures shall be set back a minimum of 750 feet from residential buildings and uses and all commercial, industrial and institutional uses or a minimum of 500 feet from the nearest lot line, whichever is greater.

Setbacks may be increased by the township pursuant to the type of material being managed at the surface land use affiliated with transmission pipelines and whether the use is adjacent to areas of high on-site population. The township shall, as part of the conditional use process, determine whether increased setbacks are warranted consistent with the "potential impact radius" (PIR), defined by the relationship between the diameter of the adjacent pipeline (and appurtenances) and its maximum operating pressure, whether high on-site populations are located in close proximity, and whether more than one transmission pipeline (such as coupled lines) will be managed at the surface land use affiliated thereto. The PIR approach is applicable only to surface land uses affiliated with "gas" or "petroleum gas" transmission pipelines as defined by Title 49, Code of Federal Regulation, Section 192.3. Surface land uses affiliated with transmission pipelines carrying "hazardous liquids" as defined by Title 49, Code of Federal Regulation, Section 195.2, shall adhere to setback standards contained in this subsection.

Landscaping. All surface land uses affiliated with transmission pipelines shall be screened and buffered from view from adjacent properties and public and private roads by landscaping. The facility developer shall provide a plan prepared by a landscape architect licensed in Pennsylvania showing landscaping proposed to be installed to screen and buffer surface land uses affiliated with transmission pipelines. The landscape plan shall incorporate the use of an eight-foot decorative fence surrounded by a mix of native vegetation, including evergreens, shrubbery and trees, which shall not be less than the height of the fence and shall be of sufficient density to screen the facility. Existing vegetation in proximity to surface land uses affiliated with transmission pipelines shall be preserved to the greatest extent possible. All proposed landscaping shall comply with the requirements of the township's subdivision and land development ordinance. Facility developers shall submit a visual survey from vantage points specified by the township in order to support the proposed landscaping plan's mitigation of visual impacts.

Noise. Sound produced by the surface land use affiliated with transmission pipelines shall not result in noise or vibration clearly exceeding the average intensity of noise or vibration occurring from other causes at the property line; in no case shall the sound pressure level exceed 60 dB(A) (according to the American National Standards Institute (ANSI) "a" weighted scale) at the property line closest to the land use.

Odors. Odor, vapors or particulate matter produced by the surface land use affiliated with transmission pipelines shall not exceed the average emission of such substances occurring from other causes at the property line. Specific contaminants shall be regulated by PA Code, Title 25, Environmental Protection, Part 1, Subpart C. Article III, Air Resources.

Signage. All signs, other than utility identification signs, appropriate warning signs, or owner identification signs, shall be prohibited. Signs shall be limited to four square feet in area. There shall be no antennae, advertising, or other items or material affixed to or otherwise placed on surface land uses affiliated with transmission pipelines or on the property where the use is located, except as permitted by the township.

Parking. If the surface land use affiliated with transmission pipelines is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of parking spaces shall be equal to the number of people on the largest shift. Parking spaces shall be located within the decorative fence and landscape buffer area so they are substantially concealed when viewed from surrounding properties.

Lighting. No surface land use affiliated with pipeline utilities shall be artificially lighted except as required for emergency night-time access. Any such lights shall be equipped with full cut-off shields so as to prevent intrusion upon nearby properties.

Engineered Drawing Submission. Applications for a land use affiliated with pipeline utilities shall be accompanied by engineering drawings prepared by an engineer licensed in Pennsylvania. The facility developer shall show that all applicable Commonwealth of Pennsylvania and federal standards for the construction, operation, and maintenance of the proposed facility have been met.

Design. The facility developer proposing a surface land use affiliated with transmission pipelines must demonstrate that the structure has been designed to blend in with or mimic existing structures in the landscape such as residential outbuildings, farm structures, or other uses permitted in the applicable zoning district.

Visual Impact. Any surface land use affiliated with transmission pipelines shall be designed and constructed so as to mitigate the visual impact from public roads and nearby uses. In addition, the color and other visual features of the land use affiliated with pipeline utilities shall be designed and installed in such a manner so as to create the least visual impact practicable. The facility developer shall demonstrate compliance with this section, by among other things, providing photographic perspectives of the proposed site from all sides of the property, adjacent road ways and neighboring properties (with permission of the owners).

Need. The facility developer for a surface land use affiliated with transmission pipelines is required to demonstrate, using scientific and technological evidence, that the facility must be located where it is proposed in order to satisfy its function in the company's pipeline system and demonstrate that there is a need for this facility at the location where it will be located. All alternative options to the proposed location must be presented.

State and Federal Regulations. All facility developers, whether commercial pipeline companies or otherwise, must demonstrate the submission of sufficient filings and/or receive sufficient approvals, as required, through the Federal Energy Regulatory Commission (FERC), the Pipeline and Hazardous Materials Safety Administration (PHMSA, and the Commonwealth of Pennsylvania [the Pennsylvania Department of Environmental Protection (PADEP) and/or the Pennsylvania Public Utilities Commission (PA PUC)]. Such documentation is not required as part of the initial application to the township, but must be provided prior to the issuance of the building permit.

Removal of Surface Land Uses Affiliated with Transmission Pipelines. Any surface land uses affiliated with transmission pipelines that are no longer licensed or active shall be removed and the site restored to its original condition at the facility developer's expense within 60 days of the last date that the facility was licensed by the PADEP and FERC. A bond or escrow account shall be posted with the township in an amount sufficient to ensure such removal and site restoration prior to the construction of the facility. The facility developer shall have prepared and submit to the township, to accompany the bond or escrow account, an estimate of the cost necessary to remove the surface land use facility associated with the pipeline and restore the site to its preconstruction condition.

For the purpose of providing clarity to these provisions, the following terms and definitions are applicable:

No alcohol is permitted on the premises.

The hours of operation shall be from 7:00 a.m. to 10:00 p.m.

Compliance with the most recent version of the National Rifle Association's Range Source Book, especially with regard to design criteria for ventilation, lighting, backstops, walls, ceilings and floors, firing positions and shooting booths.

All gasoline pump dispensers and automobile window washing materials shall be covered by a canopy and shall be illuminated by overhead lighting during non daylight hours.

All gasoline pump dispensers and the canopy covering such dispensers shall be set back at least 50 feet from the legal right-of-way line of all streets abutting the lot upon which the convenience store is located.

Equipment intended to be utilized for the washing of windows of motor vehicles, as well as places for the storage of such equipment, shall be permitted.

All ingress and egress from any lot upon which there is proposed to be located a convenience store shall be designed to promote safe and convenient travel.

The internal circulation pattern of any lot upon which there is proposed to be located a convenience store which will support the retail sale of gasoline shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets.

No outdoor display of products shall be permitted with the exception of propane gas tank units, ice, and video kiosks.

All trash generated from a convenience store shall be stored in a completely fenced-in or screened enclosure for periods not to exceed seven days. Trash bins shall be subject to setback regulations for the district where the lot is located.

Parking on any lot used as a convenience store shall be provided as required by section 27-2009.

No direct or sky-reflected glare, whether from spotlights, floodlights, searchlights or other sources, shall be visible from adjoining streets or adjacent lots when viewed by a person standing on ground level or from floor level on an adjacent property.

Exterior lighting on any lot used as a convenience store shall be properly shielded so as to not be directed towards, or shine onto, other lots.

Permitted by Right:

Permitted by Conditional Use:

All other Zoning Districts

Standards Applicable to Special Events Permitted by Right:

Standards Applicable to Special Events Permitted by Conditional Use:

Standards Applicable to all Special Events:

Other Standards Applicable to Special Events:

Wine tasting.

Winery tours.

Wholesale and retail sales of wine, grapes and related products.

Picnic area(s) for wine related activities.

Food preparation facility for on-site catering of on-premises indoor and outdoor events.