Is in general harmony with the immediate neighborhood.

Does not create an atmosphere of enticement for minors.

Will not be detrimental to the public health, public safety or general welfare of the Township.

Exterior signs shall be compatible with adjacent uses.

Poultry houses for housing more than 500 birds and manure pits or manure storage structures shall not be located closer than 50 feet to all property lines nor closer than 75 feet to street center lines; provided, however, that poultry facilities, including manure pits or manure storage structures, shall not be located closer than 300 feet to all existing dwelling units other than the dwelling unit owned by the person conducting the poultry facility. A properly designed turnaround facility shall be provided in order that vehicles leaving the property can enter onto the roadway front first.

The Zoning Hearing Board may permit the construction of the poultry facility closer to existing dwelling units than 300 feet, but in no case less than 150 feet, provided that the Zoning Hearing Board finds that because of the predominate wind direction, topographical conditions, the proposed building location and orientation or special design features, the reduced distance will not create a more detrimental effect to the existing dwelling than if the three-hundred-foot distance were required. The burden shall be upon the applicant to prove that the approval of the application will not be detrimental to the health, safety and general welfare of the community.

Structures for housing more than 25 head of livestock and manure pits or manure storage structures shall not be located closer than 50 feet to all property lines nor closer than 75 feet to street center lines; provided, however, that the livestock facility, including manure pits or manure storage structures, shall not be located closer than 300 feet to all existing dwelling units other than the dwelling unit owned by the person constructing the livestock facility. A properly designed turnaround facility shall be provided in order that vehicles leaving the property can enter onto the roadway front first.

The Zoning Hearing Board may permit the construction of the livestock facility closer to existing dwelling units than 300 feet, but in no case less than 150 feet, provided that the Zoning Hearing Board finds that because of the predominate wind direction, topographical conditions, the proposed building location and orientation or special design features, the reduced distance will not create a more detrimental effect to the existing dwelling than if the three-hundred-foot distance were required. The burden shall be upon the applicant to prove that the approval of the application will not be detrimental to the health, safety and general welfare of the community.

An approved, pending, or nonapplicable conservation plan, as per § 102.4, Chapter 102, Title 25 of the Pa. Code. The conservation plan is required to identify conservation practices, including site-specific best management practices that minimize the potential for accelerated erosion and sedimentation from those farming activities, such as plowing and tilling, upon land that has an area of 5,000 square feet or more.

An approved, pending, or nonapplicable nutrient management plan, as per Act 38 of 2005, including any amendments made hereafter, for the subject farming operations in order to ensure that the generation, storage, and release of potential contaminates into surface or ground water, such as e-coli bacteria, nitrates, phosphorus, etc., are properly managed according to state law.

Confirmation from the delegated county or state agency as to whether the activity is regulated as a concentrated animal feeding operation as per the Federal Clean Water Act. These include those activities regulated under the Pennsylvania law and are over 300 animal equivalent units; those operations that have over 1,000 animal equivalent units; or those operations that confine animals for at least 45 days in a twelve-month period and where there is no grass or other vegetation in the confinement area during the normal growing season.

Farmers Markets, providing all vendors and sales are located in an enclosed building;

U-pick operations;

Dairy, ice cream and bakery retail facilities;

Wineries, winery tours and tasting rooms;

Local farm products retail operations (including crafts, food products, garden and nursery products, and clothing products made from the wool of animals raised on the farm use, etc.);

Corn mazes (with educational/interpretation components);

Farm-related interpretive facilities and exhibits;

Agriculturally related educational and learning experiences;

Agriculturally related special events, fairs and festivals;

On-site farm, garden, greenhouse and nursery tours;

Walking and bicycle tours and trails;

Farm stays;

Horseback/pony rides, petting zoos and other animal exhibits;

Restaurants, taverns, breweries and/or microbreweries;

Flea markets;

Any other use that is not agriculturally related, or is not related to the natural resources that are present on the property, or is deemed not to be incidental to the agricultural operation on the property, or is otherwise deemed to be too intense for the Agricultural Zoning District whereby the intent of the Agricultural Zoning District will not be preserved.

Prior to holding a special event, applicant shall be required to obtain a special event permit under the regulations of Resolution No. 09-2011, or any subsequent amendments.

Tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-85.

All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that resulted from the special event shall be removed from the property within 24 hours after the special event has ended.

Overflow parking areas may be on grass surface areas of the lot. The grass surface area which is to be used for overflow parking shall be kept in suitable grass cover and shall not be allowed to degrade to an erodible condition. In the event any portion of the overflow parking area is disturbed, the areas shall be reseeded or planted with sod to ensure the area remains grass surface. Such planting shall occur within one week after the special event has ended. Overflow parking areas shall be enclosed by a temporary barrier fence to prevent the flow of traffic across property lines, all such fences shall be removed within one week of a special event ending. Overflow parking areas shall be set back at least 25 feet from side and rear property lines.

In no case, shall parking be permitted on an adjoining lot, or in a location that would require visitors to have to cross a public road.

All driveway locations must be permitted under applicable state or local regulations.

Museums, including tours of historic properties;

Amusement rides;

Public parks, playgrounds and recreational facilities;

Public or private conservation areas for uses for the conservation of open space, water, soil, and wildlife resources, including state or county-sponsored agricultural and/or conservation districts;

Zoo;

Lodging for guests and employees;

Riding stables and related facilities (but not including horse racing);

Arboretums;

Commercial recreational facilities;

Administrative offices;

Fast-food restaurants and snack bars;

Public or private utility service structures;

Public or nonprofit fire services or public or nonprofit emergency services;

Indoor or outdoor theaters and auditoriums;

Information centers;

Campgrounds;

Taverns and restaurants; excluding adult-oriented businesses and nightclubs;

Amusement exhibits and rides;

Sports and/or amusement arenas;

Retail sales and/or rental of goods and services provided that such sales or rentals are related to or accessory to any of the uses listed above; and

Accessory uses customarily incidental to the above permitted uses.

The minimum lot area for an amusement park shall be 25 acres.

The minimum lot width for an amusement park shall be 300 feet.

The minimum lot depth for an amusement park shall be 800 feet.

All uses, structures, and buildings that are permitted as part of the amusement park operation shall be set back a minimum of 50 feet from the ultimate road right-of-way as designated by § 135-301 of this chapter, and a minimum of 100 feet from any side or rear property boundaries.

Parking and loading areas shall be set back a minimum of 25 feet from the ultimate road-right-of-way and a minimum of 100 feet from side and rear property lines. The setback area from the ultimate road right-of-way shall be utilized as a landscape strip and shall be installed, maintained and contain such materials as required by § 135-299 of this chapter. To the extent not otherwise addressed by this section, all parking and loading areas shall be provided and designed in accordance with Article XXV of this chapter.

Not more than 70% of the lot area shall be covered by impervious surfaces, including walkways, parking areas, access drives, buildings, and structures. In the event, permeable pavement is used; such pavement shall be calculated as part of this coverage limitation.

Building heights shall comply with § 135-145 of this chapter. Any structures exceeding the maximum height limitations may be permitted so long as they are set back from all property lines at least the horizontal distance equal to their height, plus an additional 50 feet. Furthermore, applicant shall be required to provide documentation to the satisfaction of the Zoning Hearing Board that there is sufficient emergency rescue capabilities available for the desired height from the "first responding" fire company.

All points of ingress and egress shall be made from a collector or arterial roadway.

Applicant shall provide a traffic study that complies with the regulations of Chapter 119, Subdivision and Land Development.

Access drives to the amusement park shall be designed in accordance with Chapter 119, Subdivision and Land Development.

All means of ingress and/or egress shall be designed to accommodate traffic in a safe and efficient manner. The applicant shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by PennDOT or Mount Joy Township.

Interior access lanes shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for parking and loading shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.

Any booths or other structures utilized for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle back-ups on adjoining roads during peak arrival periods. Any other collection of fees, such as by roaming parking lot attendants, shall be conducted in such a manner as to prevent vehicle backups on adjoining roads. The landowner and operator of the amusement park shall be responsible to resolve, mitigate and/or correct any traffic congestion problems that occur on public roads, which are related to the points of ingress and egress to the amusement park.

The side and rear lot lines of the development tract shall be adequately screened with a one-hundred-foot-wide landscaped strip and screen, and shall be installed, maintained and contain such materials as required by § 135-299. To the greatest extent possible, applicant shall utilize existing healthy and mature trees as part of the landscape strip and screen area.

Outside pedestrian waiting lines shall be provided with a means of shade and/or relief from the exposure of the sun and heat.

The proposed lighting for the amusement park shall comply with the requirements specified under § 135-298, Lighting regulations, of this chapter. A lighting plan shall be submitted to depict the location and intensity of the proposed lighting facilities within the amusement park to a point 50 feet beyond the perimeter of the property line.

The use and related activities shall not emit noise, glare, vibration, electrical disturbance, electromagnetic interference, dust, smoke, fumes, toxic gas, radiation, heat and/or other perceptible or objectionable nuisances that would impact neighboring properties, or be noticeable at or beyond the property line.

The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, noise, light, dust, smoke, litter and pollution.

Exterior loading areas and storage areas for trash and rubbish shall be located in a side or rear yard and shall be properly screened with sight-tight fencing and a self-latching gate. Chain link fencing shall not be an acceptable screen. All containers or dumpsters shall be enclosed; vermin proof and have adequate storage capacity to accommodate the projected volumes of solid waste. All loading areas and waste disposal containers or dumpsters shall be set back a minimum of 100 feet from a side or rear property line.

The applicant shall develop, implement and maintain a working plan for the trash disposal, recycling and the clean-up of litter that is a result of the amusement park.

Any use involving the keeping of wild and/or dangerous animals shall require the submission of qualified expert testimony that demonstrates sufficient care for, and containment of, such animals.

The location, boundaries, dimensions, acreage, and ownership of the land to be included within the proposed use;

The types and mixture of uses proposed of the land to be included within the proposed use (a schematic drawing of proposed use types shall be provided);

The road network contained upon the land to be included within the proposed use including major points of access, intersections and any traffic improvements proposed to accommodate the proposed use;

The name, location, center line and present right-of-way width of all abutting streets;

Physical characteristics of the site, including:

Any regional facilities that are proposed and will serve more than one lot/use within the proposed development; examples of such facilities could include stormwater management devices, open space areas, pedestrian pathways, and wastewater or water facilities; and

Other information illustrating that the basic concepts of the proposed uses are well integrated, functional, efficient and attractive.

All accessory utility building(s) shall have a combined maximum total floor area of 200 square feet, shall meet all applicable building setbacks, and shall not be occupied by employees.

In any zoning district other than a commercial or industrial district, the antenna(s) shall be installed upon and shall extend a maximum of 25 feet above an existing structure on a lot with a nonresidential principal use, such as a water tower, place of worship bell tower, power line tower or light standard. No antenna shall be permitted on a residential structure.

In a commercial or industrial district, the antenna(s) shall be installed upon and shall extend a maximum of 50 feet above an existing structure on a lot with a nonresidential principal use, such as a commercial building, water tower, place worship bell tower, power line tower or light standard.

The applicant shall submit evidence from a registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the existing structure upon which the antenna(s) will be located, considering wind and other loads associated with the antenna(s) location.

The applicant shall submit evidence of agreements and/or easements necessary to provide access to the existing structure on which the antenna(s) is to be mounted so that installation and maintenance of the antenna(s) and accessory utility building(s) may be accomplished.

All antennas shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation and shall not cause radio, frequency interference with other communications facilities located in the Township.

The antenna, including the supporting tower, shall be set back a distance of 200 feet, plus the height of the tower from all property lines.

An applicant proposing construction of a new communications tower shall demonstrate that such applicant has made a good faith effort to obtain permission to mount the antenna(s) on an existing structure or communications tower. A good faith effort shall require that the applicant contact all owners of potentially suitable structures within a one mile radius of the proposed communications tower site and that one or more of the following reasons for not selecting such existing structure or communications tower apply:

The base of a tower that supports such antenna(s) shall be surrounded by a security fence with a minimum height of eight feet and shall be equipped with anticlimbing devices approved by the manufacturer. Such tower shall be surrounded by evergreen plantings or preserved vegetation with an initial minimum height of four feet.

The applicant shall present written evidence from a professional engineer that the proposed structure will meet applicable wind resistance standards within the latest version of the Uniform Construction Code.

In all cases, the applicant shall demonstrate that the proposed height of the proposed tower and antenna(s) is the minimum height necessary to perform its function. The maximum height of the tower shall be 200 feet unless the applicant applies for a special exception to increase the height of the tower greater than 200 feet. To be entitled to such special exception, the applicant shall demonstrate that it is not possible to provide communications services by any means other than the requested height, including but not limited to, installing a lower tower and installing a second tower at another location.

Any accessory utility building shall have a maximum floor area of 200 square feet and shall meet all applicable principal building setbacks. If a building shall be larger than 200 square feet or if a building shall house any employees, such use must also be specifically permitted in the zoning district and the applicant shall be required to obtain land development approval.

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

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 entity.

The applicant shall submit evidence of agreements and/or easements necessary to provide access to the structure on which the antenna(s) is to be mounted so that installation and maintenance of the antenna(s) and accessory utility building(s) may be accomplished.

All antennas shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation and shall not cause radio frequency interference with other communications facilities located in the Township.

No more than two towers may be located on any single commercial communications antenna site. No commercial communications antenna site may be located any closer than the minimum setback distance established § 135-221B(1) above to any other commercial communication antenna site.

Farm equipment repair.

Occasional repair of one motor vehicle per day that is not owned or leased by a resident of the property or his or her relative, but not including a junkyard, auto body shop or spray painting.

Light welding and custom machining of parts.

Sale, storage, or mixing of seeds and fertilizers.

Small engine repair.

Woodworking or wood finishing.

Custom blacksmithing or sharpening services.

Indoor rental storage utilizing building floor area that lawfully existed prior to October 1, 1997, for storage of household items, vehicles, boats and similar items of a nonindustrial character, and not involving buildings constructed or expanded after October 1, 1997.

Veterinary offices which primarily treat farm animals and similar livestock care services.

Butcher shops.

Each crossing shall be perpendicular to the traffic movements.

One street, access drive or driveway may be crossed at each location.

No crossing is permitted between a point 15 feet and 150 feet from the cartway edge of a street, access drive or driveway intersection.

The golf path crossings must be provided with a clear sight triangle in accordance with § 119-30L of the Chapter 119, Subdivision and Land Development. No permanent obstruction over three feet in height shall be placed within this area.

Golf paths shall not exceed a slope of 8% within 25 feet of the cartway crossing.

Golf path crossings shall be signed, warning motorists and pedestrians of the crossing. The surface of the golf path crossing shall be brightly painted with angle stripes.

Golf path crossing of collector or arterial streets shall consist of a tunnel that is located below street grade. The golf course design shall both prohibit at-grade crossing of collector or arterial streets and require the use of the tunnel. The construction of the collector or arterial roadway crossing of the tunnel shall comply with PennDOT standards.

Clubhouse, which to the extent not addressed by this section shall comply with § 135-220 and may consist of the following uses:

The use shall be conducted primarily by a permanent resident of the dwelling, and involve a maximum of two persons working on site who do not reside within the dwelling.

The use shall be conducted indoors. No outdoor storage or display related to the home occupation shall be permitted. No changes shall occur to the exterior of a building that would reduce its residential appearance as viewed from a street.

The use shall occupy an area that is not greater than 25% of the total floor area of the principal dwelling unit. The use shall clearly be secondary to the residential use.

Parking shall be provided in accordance with Article XXV.

The use shall not require delivery by tractor-trailer trucks.

Not more than two trucks related to the home occupation shall be parked on the lot or on an adjacent street. No truck shall exceed 12,000 pounds' aggregate gross vehicle weight, except that a tractor of a tractor-trailer combination may be permitted if necessary for its operator to return home and if it is parked a minimum of 50 feet from any dwelling other than the operator's dwelling.

No equipment shall be permitted that produces noise, noxious odor, vibration, glare or electrical or electronic interference perceptible on another property. Only types of machinery typically found in a dwelling for domestic or hobby purposes shall be permitted. The use shall not involve the storage or use of hazardous, flammable or explosive substances, other than types and amounts typically found on a residential property.

A home occupation shall not be conducted in a manner that is perceptible to other residents between the hours of 9:00 p.m. and 7:30 a.m.

Any tutoring or instruction shall be limited to a maximum of 12 students per day.

A barber- or beauty shop shall not include any nonresident employees, except that one shall be permitted if the lot has a lot area greater than 20,000 square feet.

The main office of a medical doctor, chiropractor or dentist shall not be permitted as a home occupation.

The Zoning Hearing Board shall deny a general home occupation application if the Board determines the use would be too intense for the proposed location. In making such determination, the Board shall review the likely amounts of traffic and the types of operations involved.

The use shall not involve manufacturing, other than of custom crafts and sewing.

The use shall not involve on-site retail sales of products, except as clearly accessory to an approved barbershop or similar on-site service. The use may include sales using telephone, mail order or electronic methods.

A use and occupancy permit shall be required for any home occupation.

A maximum of one home occupation that involves persons routinely visiting the site for business purposes shall be permitted in one dwelling unit.

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.

Prior to holding an organized horse show, applicant shall be required to obtain a special event permit under the regulations of Resolution No. 09-2011, or any subsequent amendments.

All tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-84.

All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that resulted from the horse show shall be removed from the property within 24 hours after the horse show has ended.

Overflow parking areas may be on grass surface areas of the lot. The grass surface area which is to be used for overflow parking shall be kept in suitable grass cover and shall not be allowed to degrade to an erodible condition. In the event any portion of the overflow parking area is disturbed, the areas shall be reseeded or planted with sod to ensure the area remains grass surface. Such planting shall occur within one week after the show has ended. Overflow parking areas shall be enclosed by a temporary barrier fence to prevent the flow of traffic across property lines, all such fences shall be removed within one week of a horse show ending. Overflow parking areas shall be set back at least 25 feet from side and rear property lines.

In no case, shall parking be permitted on an adjoining lot, or in a location that would require visitors to the horse show to have to cross a public road.

All driveway locations must be permitted under applicable state or local regulations, depending who has jurisdiction over the street.

Minimum site area: 10 acres.

Minimum setbacks from property lines of the site: 75 feet.

Minimum lot width at the street line for the site: 150 feet.

Minimum building spacing: 100 feet.

Minimum building setback from internal streets: 50 feet.

Exercise clubs.

Offices.

Child or adult day-care centers.

Financial institutions.

Minimum lot area: one acre.

Minimum lot width at the building setback line: 150 feet.

Maximum height for storage unit buildings: 35 feet.

Maximum height for buildings other than storage units: 35 feet.

Sales and rental of items that are customarily associated with a storage use, including, but not limited to, boxes, locks, packaging materials, document shredding and other materials and equipment used to secure, contain, handle, transport, dispose of and store belongings.

Rental of trucks, tow dollies, trailers, and auto transports.

Public lien sales under the Self-Service Storage Facility Act (Act 145 of 2014).[1]

Banks and other financial institutions.

Business and professional offices.

Municipal uses.

Medical and dental clinics.

Accessory uses customarily incidental to the above permitted uses, including a restaurant and day-care facility as provided for in Subsections K and L below.

Minimum site area: five acres.

Minimum setbacks from property lines of the site: 75 feet.

Minimum lot width at the street line for the site: 150 feet.

Minimum building spacing: 100 feet.

Minimum building setback from internal streets: 50 feet.

The restaurant shall be located within a building in which offices are located.

The building in which a restaurant is located shall be at least 200 feet from any adjacent residential or rural zoned property.

No more than 10% of the floor area of the building shall be used for the restaurant.

No drive-in or drive-through service shall be permitted.

The day-care center shall be located in a manner that reduces the potential hazards for children being cared for at the facility. At a minimum, this shall require the provision of an off-street pickup and dropoff location.

An outside play area shall be provided, which shall be fenced.

All residential uses shall be accessory to the place of worship, and located upon the same lot or directly adjacent lot containing the place of worship.

All residential uses shall comply with the location, height and bulk standards imposed upon other residences within the lot's zoning district.

All educational or day-care uses shall be accessory, and located within the same building as the place of worship.

Any outdoor play and recreation areas shall be set back at least 25 feet from any adjoining land within a residential zone or lot that is available for residential use. The play and recreation areas shall be appropriately fenced or otherwise screened to prevent errant objects from leaving the site onto adjoining properties or roadways. Chain link fences shall not be permitted unless they are fully screened from view by evergreen plantings of equal or greater height than the fence.

Unless the applicant can demonstrate that the off-street parking associated with the place of worship is sufficient for the proposed use, one off-street parking space shall be provided for each six students enrolled below grade 10, and/or one off-street parking space for each three students enrolled in grades 10 or above.

All church-related recreational facilities shall be accessory to, and be located upon, the same lot as the place of worship.

Church related recreational facilities shall be set back at least 50 feet from any adjoining land within a residential zone or lot available for residential use.

Unless the applicant can demonstrate that the off-street parking associated with the place of worship is sufficient for the church-related recreational facility, one off-street parking space shall be provided for every three estimated users of the facility.

All gravesites shall be set back a minimum of 10 feet from any property line and a minimum of 20 feet from any street right-of-way line.

In no case shall any use relating to a cemetery be located within the 100 year floodplain of an adjacent watercourse.

The cemetery facilities shall be owned and maintained in a manner to insure its preservation. The developer shall provide for and establish an organization for the ownership and maintenance of the cemetery, in a form acceptable to the Township Solicitor.

If a lot occupied by a dwelling in a residential district is adjacent to or across the street from the use, then landscape screening shall be provided along such lot line. Such screening may involve the preservation of existing trees and other desirable vegetation.

New plantings shall primarily involve evergreen trees and shrubs. Part of the screening may be provided by landscaped berms. Such screening shall be capable of providing a ground level visual screen at least six feet in height within four years after planting.

Drive-through windows designed to be on the rear- or side-facing wall of a building are permitted.

The Zoning Hearing Board may permit drive-through windows on the front-facing wall of a building by special exception, in accordance with the following criteria:

The floor area of a retail store or shopping center that is located in the C-1 Dstrict shall not exceed 50,000 square feet of gross floor area.

Not more than 15% of the total development tract utilized for a shopping center use shall be occupied by buildings.

Individual uses of a shopping center may be located in detached and attached structures and shall include only uses permitted by right or by special exception within the zoning district the shopping center is to be located. Adult-oriented businesses, nightclubs, and manufactured home parks shall not be permitted as part of a shopping center development.

The distance, at the closest point of any two building or groups of units of attached buildings, shall not be less than 20 feet, unless a more stringent separation requirement is specified in this chapter.

Retail stores and shopping centers furnishing shopping carts or mobile baskets shall provide a definite area or areas on the site for the storage of said items. Storage areas shall be clearly marked and designated for the storage of shopping carts. If such spaces are located within the parking areas, they shall not be counted toward the required minimum off-street parking area.

Retail stores and shopping centers in excess of 50,000 square feet of gross floor area shall be connected to and use public water and public sewer. The applicant shall present evidence that sewer and water capacity have been obtained or reserved from the applicable provider.

Drive-through facilities shall be permitted subject to § 135-255.

Retail stores and shopping centers shall contain lighting facilities for buildings, signs, accessways, and parking areas shall be provided and arranged in a manner which will protect the highway and neighboring properties from glare or hazardous interference of any kind.

Buffer yards shall be provided along side and rear property lines which are adjacent to a residential district. The buffer yards shall have a width of 80 feet, measured from the side and rear property lines. Required buffer yards may overlap any required yard; and in the case of conflict, the larger yard requirement shall apply. The buffer yard shall be planted with ground cover, trees and shrubs and a landscape screen. The landscape screen shall consist of one row, staggered, of mixed evergreen and deciduous trees, which shall be at least six feet in height when planted and shall not be spaced more than 10 feet apart on center, and two rows, staggered, of mixed broadleaf and needle evergreen shrubs, which shall be at least three feet in height when planted and shall not be spaced more than five feet apart on center. The trees shall be of such species so as to attain a height at maturity of not less than 20 feet. The shrubs shall be of such species as to provide continuous screening from the ground to a height of six feet at maturity. Deciduous plant materials shall comprise no more than 30% of the number of plants in the buffer. Trees shall be planted so that, at maturity, they shall not be closer than 10 feet to any property line.

Parking areas shall not be located within the side or rear buffer yards. A landscape strip and screen shall be provided around the perimeter of all parking areas adjacent to land within a residential district or land which is principally a residential use at the time of application. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.

If the drainage swales or easements or basins interfere with the buffer or screening areas, the buffers or screens shall be placed further toward the interior of the lot to accomplish the intent of this § 135-256. All buffer areas and landscape areas shall be maintained and kept free of all structures, rubbish and debris. Required plant material located in these areas which become diseased or dies shall be replaced by the property owner in order to maintain the requirements of this § 135-256B.

A landscape plan shall be submitted to the Zoning Hearing Board to demonstrate compliance with this § 135-256B.

Any retail store or shopping center in excess of 30,000 square feet shall be required to contain at least two separate points of ingress and egress to the development tract. The development tract shall front on an arterial or collector street, as established by § 135-301 of this chapter.

All developers and/or applicants for a retail store or shopping center use that is in excess of 30,000 square feet of gross floor area shall submit a traffic impact study which meets the requirements of Chapter 119, Subdivision and Land Development. The study shall be presented to the Zoning Hearing Board at the time of special exception application.

A retail store or shopping center in excess of 50,000 square feet of gross floor area shall provide an improved bus stop which shall be conveniently accessible for patrons who would travel to and from the site by bus. Such bus stop shall include a shelter, seating, a waste receptacle, and at least one shade tree. The location of the required bus stop shall be reviewed by and be acceptable to the Red Rose Transit Authority. If service is currently unavailable along the subject property, the applicant shall provide a cash escrow fund in lieu of constructing the bus shelter or enter into an agreement with the Township to install such bus shelter at the time bus routes are added or changed to provide access to the retail or shopping center use; such agreement shall be recorded at the Lancaster Recorder of Deeds Office, shall be referenced on the land development plan and shall be in a form acceptable to the Township Solicitor. An easement area shall be designated on the plans for the future location of the bus stop. The easement area shall be reviewed and be acceptable to the Red Rose Transit Authority.

Any retail store or shopping center in excess of 50,000 square feet of gross floor area that is located within one mile of a Route 283 interchange shall integrate a portion of the required off-street parking spaces for public use as a park-and-ride facility. The facility shall be readily identifiable and conveniently accessible to passing motorists. At least 3% of the parking spaces provided for the use shall be for public use as a park-and-ride area. The Zoning Hearing Board may permit the required number of parking spaces to be provided for public use as a park-and-ride area to be reduced by special exception in accordance with the following criteria:

All retail stores and shopping centers shall contain pedestrian walkways which shall provide safe and convenient pedestrian linkages to any nearby residential-zoned properties and neighborhoods and other commercial or industrial developments.

All retail stores and shopping centers shall be constructed in accordance with an overall plan and shall be designed as a single architectural style with appropriate landscaping. Retail stores and shopping centers that are located in the C-1 Dstrict shall contain an architectural style that is reminiscent of the residential and rural areas of the Township which are located in close proximity to the C-1 Zoning District. A "Commercial Village" style of development shall be utilized to the greatest extent possible in the C-1 District.

Whenever an individual building of 30,000 square feet of gross leasable floor area or greater on the ground floor is proposed, the applicant shall provide for all of the following building design elements:

Purpose and intent. In accordance with § 603(c)(6) of the MPC,[1] this § 135-256E provides an optional set of design standards that can be applied to shopping centers which increase the permissible density. These optional design standards seek to achieve a "Main Street Environment" that is pedestrian oriented. All of the design standards are vital if this environment is to be achieved. Should developers opt to utilize these standards, the opportunity for substantial density bonuses exist, and are, therefore, considered voluntarily self-imposed by prospective developers, but are enforceable by the Township. The substantial density bonuses have been provided to offset the increased costs of providing a "high-quality" development that features aesthetically appealing building and streetscape design with authentic construction materials (e.g., stone, brick, wood, slate), abundant and diverse native landscape materials, and other streetscape and public amenities often overlooked within contemporary suburban shopping centers.

Purposes and goals. In addition to the purposes and community development objectives identified in Article II of this chapter, the following purposes shall apply to this § 135-256E:

This § 135-256E has different land use and design requirements from those contained in this and other ordinances of the Township. To the extent the regulations within this section differ (are more or less restrictive) from others, those within this section shall govern. However, all other provisions for retail stores and shopping centers identified in § 135-256, and any other applicable Township ordinance provision that is not specifically addressed by this section shall remain in full affect. The developer shall state his/her intent to utilize these optional design guidelines at the time of submitting an application for special exception approval for a shopping center.

Developers may choose to implement any or all of the design incentives in this § 135-256E. Specific incentives are available for each item that is utilized.

A manual of written and graphic design guidelines shall be prepared by all applicants to detail the streetscape, landscape, and building design features of any development utilizing the optional design standards of this section. This manual shall be presented to the Zoning Hearing Board with the application for a special exception.

Streetscape details. Developments that comply with all of the following requirements shall be eligible to increase the maximum impervious coverage by an additional 5%. A developer desiring to use the streetscape design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:

Main Street design incentive. Developments that comply with all of the following requirements shall be eligible to increase the maximum building coverage by an additional 5%. A developer desiring to use the Main Street design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:

Building façade design incentive. Developments that comply with all of the following requirements shall be eligible to increase the maximum building coverage by an additional 5%. A developer desiring to use the building façade design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:

May not substantially injure or detract from the lawful existing or permitted use of neighboring properties.

May not substantially damage the health, safety or welfare of the Township or its residents and property owners.

Must comply with all applicable state and local laws, rules and regulations regarding the discharge of a firearm.

Shall limit the storage of ammunition to only that utilized for each day's activity, and in no event shall ammunition remain on the property for greater than 24 hours. The storage of live ammunition may only occur indoors in an area secured from general access.

Shall limit the number of shooters to the number of firing points or stations identified on the development plan.

Shall require all shooters to satisfactorily complete an orientation safety program given in accordance with the National Rifle Association before they are allowed to discharge firearms.

Shall limit the consumption of alcoholic beverages to days when no shooting activities are permitted, or when the shooting activities are completed for that day. Furthermore, alcoholic beverages may only be consumed in designated areas away from the firing points or stations.

Shall limit firing to the hours between one hour after dawn and one hour preceding dusk.

Provide an appropriate right-of-way and cartway width sufficient in satisfying any surplus on-street visitor parking;

Provide comments from local emergency service providers that the layout plan as shown on the application is acceptable for the access and maneuvering of emergency apparatus; and

Minimize the number of vehicle driveways that back out onto a public street, in order to minimize conflicts between such vehicle traffic, traffic on the street, and pedestrian traffic.

Front-yard setback: The classification of all existing streets shall be in accordance with the requirements of § 135-301. The classification of all proposed streets shall be in accordance with the Mount Joy Township Official Map, as amended. Townhouses shall contain a front yard setback from the ultimate road right-of-way of 25 feet.

Side-yard setback: Townhouses shall have a side yard of 20 feet at each end of the building and a minimum distance of 40 feet between ends of buildings.

Rear yard: The minimum rear yard for townhouse lots shall be 35 feet.

Front to front, rear to rear, or front to rear parallel buildings shall have 70 feet between the facades of the buildings. If the front or rear facades are obliquely aligned, the above distance may be decreased by as much as 10 feet at one end if increased by a similar or greater distance at the other end.

A yard space of 35 feet is required between end walls of buildings for each building. If the buildings are at right angles to each other, the distance between the corners of the end walls of the building may be reduced to a minimum of 20 feet.

A yard space of 35 feet is required between end walls and front or rear facades of the buildings.

Such structural offset shall involve a minimum variation of four feet and a maximum of 10 feet between the front-yard setback of an attached garage and the main facade of the principal dwelling.

Each townhouse building or grouping shall use at least two different facade treatments, such as brick, stone, stucco, or vinyl siding veneers, and shall use a variety of window types, balconies, doors, dormers, and rooflines.

Off-street parking spaces shall be provided and designed in accordance with Article XXV.

If no garages are to be provided in a townhouse building and parking is to be provided in the front-yard area of the townhouse buildings, then the following shall apply:

If garages are to be provided in a townhouse building, then the following shall apply:

Provisions shall be made to eliminate the possibility of vehicles in off-street parking spaces from overhanging or encroaching into pedestrian sidewalk areas.

When off-street parking is provided at the rear of the townhouse lots, the access to off-street parking, when provided to more than one dwelling unit, shall conform to the requirements for alleys.

Accessory buildings shall be prohibited on townhouse lots where detached garages exist.

Maximum height: 15 feet.

Front yard: The minimum building setback line from all streets shall be that distance as required for principal dwellings plus an additional 15 feet.

Side yard.

Rear yard: The minimum distance to any rear lot line shall be six feet.

Fumes, dust and odors;

Noise; loitering and wandering; and

Light.

A rural heritage meeting center shall use only existing agricultural buildings constructed prior to 1940. No other buildings or additions to buildings may be used as a rural heritage meeting center, except as provided in Subsection I(2) below.

The Zoning Hearing Board may, as a special exception, permit additions to an existing building, up to a maximum of 25% of the existing gross floor area, to be constructed to be used as a part of the rural heritage meeting center.

The facade of the rural heritage meeting center shall either remain as existed prior to application for an approval under this section or the facade shall be modified in a manner which is consistent with prominent architectural styles for agricultural buildings constructed prior to 1940.

The existing building to house the rural heritage meeting center shall be located a minimum of 300 feet from all existing dwelling units other than any dwelling units located within the lot containing the rural heritage meeting center.

The following parking surfaces shall be permitted for a rural heritage meeting center use:

No less than 25 of the required off-street parking spaces shall be provided with a compacted stone base or paved all-weather surface. If the required number of off-street parking spaces is less than 25, all of the required off-street parking spaces shall be provided with a compacted stone base or paved all-weather surface. Additional parking spaces are permitted to be constructed with a compacted stone base or paved all-weather surface if there are an insufficient number of spaces available using existing compacted stone base or paved all-weather surfaces. The number of additional parking spaces to be constructed under this section shall be limited to the number required to provide 25 off-street parking spaces with a compacted stone base or paved all-weather surface including existing and newly-constructed spaces.

By special exception, the Zoning Hearing Board may permit construction of more off-street parking spaces using a compacted stone base or paved all-weather surface than otherwise permitted under § 135-272I(2), if the applicant demonstrates the proposed parking facilities are designed in a manner to preserve the rural character of the site and minimize the loss of productive farmland.

Handicap parking spaces shall be paved in accordance with federal and/or state accessibility regulations.

Outdoor events may be conducted in temporary structures provided that such temporary structures do not remain in place for more than five consecutive days.

Tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-85.

All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that result from the outdoor event shall be removed from the property within 24 hours after the special event has ended.

Outdoor events are permitted as an option for some of the events conducted at the rural heritage meeting center but shall not be the principal venue for events held at the rural heritage meeting center.

Nursing homes.

Health care outpatient (no overnight stays):

Health-care-related offices:

Residential uses:

Accessory uses to a health care village, which shall be located on the same development tract as the health care village and which, in total, shall not occupy more than 10% of the development tract containing a health care village:

Open space uses to a health care village:

Accessory uses to a health care village shall be located on the same development tract as the health care village.

Accessory uses to a health care village shall not occupy more than 10% of a development tract containing a health care village.

The minimum height for all principal buildings shall be 20 feet.

An additional one foot of buffer yard shall be provided for every two feet, or fraction thereof, of increase in height above 45 feet. Buildings devoted to agricultural use shall be exempt from height regulations.

The maximum height for any accessory building shall be 15 feet.

The address of the property.

Contact information for the property owner.

A telephone number to call to register complaints regarding the physical condition of the premises if the property owner is not located within 20 miles of the property.

The evenings on which garbage and recycling are to be placed curbside for collection.

The owner of the premises used for short-term lodging shall submit an application each year for a permit to authorize operation of short-term lodging, accompanied by any fee which the Board of Supervisors may establish by resolution. A permit shall be valid for the period of January 1 to December 31. The applicant shall provide sufficient information to demonstrate compliance with this section prior to issuance of the permit. If the Zoning Officer confirms that the application meets such requirements, the Zoning Officer may issue the permit for a one-year period.

Operation of short-term lodging without the required annual permit is a violation of this chapter.

Keep and maintain the property in compliance with Chapter 135, Zoning, and Chapter 96, Property Maintenance.

Keep and maintain all premises in good and safe condition.

Be aware of and act to eliminate disruptive conduct on the premises.

Provide trash and recyclable collection and disposal services information and instruct occupants of the method of trash and recyclable collection (e.g., curbside or dumpster and day of pickup).

Provide the Township with all required information for a designated contact person when required to do so by this section.

Provide at least one fire extinguisher with a minimum UL rating of 2A-10B:C, ABC Dry Chemical to be placed in the kitchen or in close proximity to the kitchen, either under the kitchen sink or on a wall-mount bracket.

Install ten-year sealed lithium battery smoke detectors at such locations as required by Chapter 96, Property Maintenance, unless the dwelling unit is provided with an operational hard-wired smoke detection system.