A permit for the installation of a permanent mobile home must be accompanied by a written guarantee that the unit will not be removed prior to the expiration of a twelve-month period. A mobile home shall not be removed from a lot until a permit has been issued by the Tax Collector and such permit shall not be issued until factual evidence is available indicating that all applicable taxes have been paid, and the Zoning Officer has been so informed.

Within five days after removal of the mobile home from an individual lot, the foundation shall be removed and the site backfilled by the owner to an approved grade established by the Zoning Officer. In lieu of this, the owner may sell or otherwise legally transfer the lot to house another mobile home on the same foundation; provided, that such transaction takes place before the original mobile home is moved from the site.

The minimum gross area required for each tract containing a single-family attached dwelling structure shall be as specified in the district regulations, Part 3 of this chapter. Single-family attached dwelling structures proposed for the R-R District shall contain no more than three dwelling units per structure, and, in the R-S District, shall contain no more than four dwelling units per structure. In the R-U District, there shall be no more than eight dwelling units per structure.

Where individual dwelling units of a single-family attached dwelling structure and the land on which the structure is located are proposed to be subdivided as individual lots, the following dimensional requirements shall apply. (In such cases, the applicant shall submit sufficient documentation along with his subdivision plans that demonstrates satisfactory arrangements have been made regarding the ownership and maintenance of all common ground or open space not proposed for conveyance. See also § 27-405.I below.)

Where individual dwelling units of a single-family attached dwelling structure are to be subdivided independently of any land area, the applicant shall demonstrate that all other requirements of the Uniform Construction Act will be met.

Where individual dwelling units of a single-family attached dwelling structure are proposed to be subdivided, all dwelling units in the structure shall be part of the proposal.

Front yard: 25 feet from edge of road right-of-way or 50 feet from road center line, whichever is greater.

Side Yards.

Rear yard: 20 feet.

Sewage Facilities. The preferred method of sewage disposal shall be by package or community facilities. However, if the developer can produce sufficient permits and/or proof that an on site disposal system(s) can adequately handle all of the anticipated effluent from the single-family attached dwelling structure, then this means of sewage disposal may be considered by the Township.

Water Supply. The preferred method of water supply shall be by public or community facilities. However, if the developer can produce sufficient permits and/or proof that individual on site wells will be adequate, then this means of water supply may be considered by the Township.

Front yard: 25 feet from edge of road right-of-way or 50 feet from road center line, whichever is greater.

Side yards: 20 feet each side.

Rear yard: 10 feet.

Minimum Area and Density Requirements. The minimum area and density requirements set forth in § 27-405.A and Paragraph A of this section for single-family attached dwellings and multi-family dwellings, respectively, shall apply to the type of development proposed.

Minimum Lot Width. The minimum required lot width shall vary with each individual application and shall be dependent upon the number of units proposed in each structure and the proposed arrangement of buildings in the development.

Design Standards. The requirements set forth in § 27-407.D(1) through (7), governing planned residential developments shall also apply for multi-family housing developments.

Building Relationships. The standards established in § 27-407.E governing planned residential developments shall also apply for multi-family housing developments.

Common Open Space. For proposals involving 20 or more dwelling units, a minimum of 5% of the gross area of the development shall be reserved by the developer as common open space for the use of all residents of the complex. Such open space may include areas of land and water, but shall exclude all roads, parking areas, structures or service lanes. This area shall also be easily accessible to all units. Applications for multi-family housing developments shall include a proposal regarding the ultimate ownership and maintenance responsibilities for these common open space areas.

Single-family detached and attached residential, two-family residential, and multi-family residential.

Commercial and recreational uses or activities appropriate for incorporation into the proposed development and which are designed to serve primarily the occupants of the proposed development.

Single-family detached units: six dwelling units per acre.

Two-family units: 10 dwellings units per acre.

Single-family attached units: 15 dwellings units per acre.

Multi-family units: 25 dwelling units per acre.

Traffic Access. All proposed site accessways must be adequate, but not excessive in number; adequate in grade, width, alignment and visibility, and not located too near street corners, entrances to schools or places of public assembly and other similar considerations.

Circulation and Parking. The interior traffic circulation system must be adequate, and all required parking spaces must be provided and be easily accessible. No less than 2.0 stabilized spaces per dwelling unit shall be available on the site. Parking spaces for commercial and recreational uses shall be provided in accordance with the requirements of Part 8, Table 27-1, of this chapter.

Streets and Drainage System Requirements. All structures within a planned residential development shall access directly onto a public street or onto a street in the internal road system of the development. All new streets shall be designed and constructed in accordance with the street standards outlined in the Township Subdivision and Land Development Ordinance [Chapter 22]. Furthermore, all such developments shall meet the drainage requirements set forth in the Old Lycoming Township Stormwater Management Ordinance [Chapter 26].

Sewage Treatment and Water Supply. Adequate public or community sewer and water facilities must be available or be provided by the developer. No on-site, subsurface sewage disposal systems or private wells will be permitted. Approval from the Pennsylvania Department of Environmental Protection for the proposed system(s) must be provided by the applicant prior to approval of the development.

Solid Waste Collection and Disposal. The developer shall present information explaining his proposed method of solid waste collection and disposal. If such method is not deemed sufficient, an alternate method shall be proposed by the applicant.

Grading and Ground Cover (Soil Erosion and Sedimentation Control). Plans for planned residential developments shall meet all requirements set forth in the Township Subdivision and Land Development Ordinance [Chapter 22] pertaining to soil erosion and sedimentation control.

Landscaping. The proposed site shall be properly landscaped in order to further enhance the natural qualities of the land. Where adjacent land use dictates, screen plantings or buffer yards of 25 feet may be required.

Common Open Space. A minimum of 25% of the gross area of the development shall be reserved by the developer as common open space for the use of all residents of the development. Such open space may include areas of land and water, but shall exclude all roads, parking areas, structures, or service lanes and shall be easily accessible to all units. Applications for planned residential developments shall include a proposal regarding the ultimate ownership and maintenance responsibilities for such common open space areas.

Arrangement of Buildings. Adequate provision must be made for light, air, access and privacy in the arrangement of the buildings to each other. Each dwelling unit shall have a minimum of two exterior exposures.

Maximum Length of Rows. The maximum length of any group of attached structures shall not exceed 150 feet. A building group must be arranged in order to be accessible by emergency vehicles.

Distance Between Buildings.

Distance Between Buildings and Driveways.

Setback Requirements. All dwelling structures situated within a planned residential development shall be setback a minimum of 50 feet from all tract boundary lines and 25 feet from the edge of any adjoining street right-of-way.

Front yard: 50 feet from the edge of the adjoining street right-of-way.

Side yards: 15 feet each side.

Rear yard: 30 feet.

A site plan drawn to scale, showing the tract of ground on which the use is to be situated and the location of all buildings or structures existing or proposed for the site shall be submitted for all new retail establishments.

Retail establishments shall have no detrimental effect on the character of the area or neighborhood where they are proposed to be located. All applications for such uses shall include details regarding the proposed use of externally broadcast music, public address systems, public announcements, paging, and similar activities.

All retail uses shall provide adequate sewage disposal facilities and a safe water supply.

Outdoor lighting associated with the proposed establishment shall be mounted and shielded to effectively eliminate direct or reflective glare on adjacent properties and on public streets.

Buffer yards and/or screening shall be provided as required in §§ 27-506 and 27-507 of this chapter, unless required otherwise by the regulations of this Part.

All signs used to advertise retail activities shall meet the requirements of Part 7 of this chapter.

Off-street parking and loading areas shall be provided in accordance with the requirements of §§ 27-801 and 27-802 of this chapter. Access to all proposed retail uses shall also meet the requirements of §§ 27-803.

Arrangements for the collection, storage and disposal of solid wastes generated by the commercial use shall be made by the applicant and submitted to the Township for approval as part of the application for the retail activity. Such arrangements shall indicate the type of screening to be used to conceal waste storage facilities used by the retail establishment.

Applications for retail establishments shall also include an indication of the activity's proposed hours of operation.

No offensive or objectionable noise, vibration, smoke, dust, odor, heat or glare shall be detected at or beyond the property line of the lot containing the commercial activity.

Five-hundred feet of any R-S or R-U District or residential structure.

Five-hundred feet of any church, school, theater, park, play ground, or other areas where minors congregate.

Five-hundred feet of any establishment licensed by the Pennsylvania Liquor Control Board to dispense alcoholic beverages.

Five-hundred feet of any restaurant, eating establishment or grocery store.

Five-hundred feet of any other adult entertainment establishment.

Thirty feet to any building or the right-of-way of any public street.

Twenty feet to any storage tanks or cylinders; nor,

Be closer to a side or rear lot line than is required for the district in which the CNG fueling system is to be located.

Sound. The volume of sound inherently and recurrently generated shall be controlled so as not to cause a nuisance to adjacent uses.

Vibration. An operation which creates intense earth-shaking vibrations, e.g., heavy drop forges, hydraulic surges, etc., shall not cause discernible vibration beyond the property lines of the industry.

Odor. No emission of odorous gas or other odorous matter shall be permitted in such quantity as would be readily detectable along or beyond the lot lines of the industrial operation without the use of instruments.

Toxic or Noxious Matter. No discharge beyond lot lines of any toxic or noxious matter in such quantity as would be detrimental or dangerous to public health, safety, comfort or welfare, or would cause injury or damage to property or businesses shall be permitted.

Glare. No direct or reflected glare shall be detectable at any point along or beyond the property lines of the industry.

Heat. No direct or reflected heat shall be detectable at any point along the property lines of the industry.

Dust and Fly Ash. No solid or liquid particles shall be emitted in such quantities as would be readily detectable at any point along or beyond the property lines of the industry or as would produce a public nuisance or hazard.

Smoke. No smoke shall be emitted in such quantity that constitutes a nuisance.

Fire and Explosion Hazards. In all activities involving, the use or storage of, flammable and explosive materials, the owner or operator of such use shall provide adequate safety devices against the hazard of fire and explosion, and adequate firefighting and fire suppression equipment and devices standard in the industry. Burning of waste materials in open fires shall be performed in compliance with Ord. 190, 2/10/1998, the Township Burning Ordinance [Chapter 7, Part 1].

Radioactivity or Electrical Disturbances. No activities shall be permitted which emit dangerous radioactivity or electrical disturbance adversely affecting the operation of any equipment other than that of the creator of such disturbance or be perceptible at the lot line.

The noncommercial raising, breeding and/or boarding of livestock or poultry may be undertaken only in the R-A, R-R, R-S and R-U Zoning Districts in the Township and shall be subject to all requirements of Subsection 1C of this section.

Facilities to be used for the storage of manure and/or odor or dust producing substances shall be set back a minimum of 150 feet from all lot lines and public rights-of-way.

Coal fired greenhouse heating appliances shall be set back a minimum of 100 feet from any R-S or R-U District or residential dwelling (other than the owner's residence). All such facilities utilizing natural gas or fuel oil shall be set back a minimum of 50 feet.

Buildings in which farm animals and/or poultry are to be housed (temporarily or permanently) shall not hereafter be erected within 150 feet of a property line or public right-of-way lines.

Products raised, bred or grown on the premises may be sold on the same site. (See also § 27-445 for regulations regarding farm-related businesses.)

All CAFOs and/or CAO's shall meet the requirements set forth in the Pennsylvania Nutrient Management Regulations for the preparation and submission of nutriment management plans. In particular, all such operations shall meet the standards established in the nutrient management regulations pertaining to nutrient application, manure management, and manure storage facilities.

All applications for Township approval of CAFOs and/or CAO's shall be filed with the Township Zoning Officer and shall include the following information:

Buildings in which livestock and/or poultry are to be housed (either temporarily or permanently) for a CAFO and/or CAO shall not hereafter be erected within 250 feet of a property line, a street right-of-way, or a stream, body of water, or designated wetlands. Where however, more restrictive setback requirements are established in the nutrient management regulations, then those standards shall apply.

No outdoor feedlot or similar unenclosed activity shall be located closer than 250 feet to any occupied dwelling (other than the owner's residence), any property line, stream, body of water, designated wetland, or public right-of-way line.

Normal agricultural or farming activities occurring in the R-A Zoning District shall not be subject to the regulations of this section.

No more than six female chicken hens may be kept for noncommercial, personal use on any lot in the R-A, R-R, R-S or R-U Zoning District, regardless of the number of dwelling units on the lot.

There shall be no roosters or guinea hens kept or boarded for personal use. (A complete list of unapproved breeds will be available at the Township office.) Further, there shall be no commercial breeding of chickens, no commercial fertilizer production, nor commercial slaughtering/butchering conducted on the property.

Chicken hens must be kept in a fenced area containing a chicken coop or chicken tractor, with access to a chicken run, at all times during daylight hours. Such enclosures shall be clean, dry and odor-free and kept in a neat and sanitary condition at all times. The chicken pen must provide adequate sun and shade and shall be impermeable to rodents, wild birds, and other predators, including dogs and cats. The pen shall be constructed with sturdy wire fencing and shall be wrapped on all sides and on the bottom. It shall be covered with wire, aviary netting or solid roofing.

During nondaylight hours, hens shall be secured within a henhouse which is enclosed on all sides and has a roof and door(s). The henhouse must be well-maintained.

No chicken coop, henhouse, fenced area, or chicken run may be located within a front yard and may be situated no closer than 10 feet to a side or rear property line, stream, body of water, designated wetland or public right-of-way.

There may be no more than one chicken coop, henhouse or other installation constructed, located or placed on a single lot. The maximum size of any chicken structure may not exceed 144 square feet.

Arrangements shall be made for the storage and removal of chicken manure. All stored manure shall be kept in a fully enclosed container or compost bin.

It shall be unlawful for the owner(s) of any chicken hens to allow such chickens to run at large upon any roadway, sidewalk, walkway, or other places where people congregate, nor upon any public or private property within the Township.

The property owner shall have 30 days to remove all structures and fenced areas associated with the maintenance of domestic chickens once the use has been abandoned or vacated.

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

The business activity shall be conducted entirely within the owner's dwelling and may occupy no more than 25% of the habitable floor area of the residence.

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.

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

The business activity shall 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 shall 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 shall not involve any customer, client, or patient traffic, whether vehicular or pedestrian, pick-up, delivery, or removal functions to or from the premises in excess of that normally associated with a residential use.

Applications for home-based businesses which do not meet the "no- impact" criteria outlined above may be considered as home occupations for the purposes of this chapter.

The area devoted to the home occupation shall be located wholly within either the operator's dwelling or an attached accessory building and shall be equivalent to not more than 25% of the gross floor area of the dwelling, except for family day care homes. In addition, in the RA District, a permitted home occupation may be situated within a detached accessory building.

There shall be no more than one nonresident employed in the home occupation.

A home occupation shall not in any way alter the residential character of a neighborhood nor in any way adversely affect the safe and comfortable enjoyment of individual property rights of the neighborhood in which the use is located.

There shall be no exterior display or sign, except as may be permitted in Part 7, and no outdoor, unenclosed storage of materials associated with the business on the premises.

No offensive or objectionable noise, vibration, smoke, dust, odor, heat or glare shall be produced or detected at or beyond the property line.

A minimum of two additional off-street parking spaces shall be provided.

The use shall not create any adverse impact on existing traffic or circulation patterns in the neighborhood.

Such vehicle is setback at least 40 feet from any neighboring property line.

No part of any street right-of-way, sidewalk or parking area shall be occupied for such storage.

Such storage may only be permitted in side or rear yard areas.

Such storage is screened or shielded from view from any public street and/or adjoining residential properties by the use of fencing, appropriate screen plantings, or shall be covered with an opaque tarp.

The proposed method of screening is approved by the appropriate Township officials at the time of permit application.

Such storage shall be located on the lot occupied by the owner of the vehicle or unit or on a lot immediately adjacent to the owner's lot.

No on street parking of such vehicles or units shall be permitted.

Such storage may be enclosed or unenclosed.

Such storage may only be permitted in side and rear yard areas and shall meet all applicable setback requirements.

Such storage shall only be permitted in side and rear yard areas and shall meet all applicable setback requirements.

Parking or storage of commercial vehicles exceeding seven tons in maximum gross vehicle weight shall be prohibited in the R-U, R-S, and R-R Residential Districts in the Township. (This provision shall not be interpreted to legitimize any parking or storage of commercial vehicles under seven tons that are otherwise prohibited by this chapter.)

Commercial vehicles exceeding one ton in maximum gross vehicle weight may be permitted to be stored in the R-A Residential District, provided that such storage is off-street and does not cause a nuisance or pose a safety hazard.

The maximum extent of area to be utilized and the depth of the proposed surface extraction.

An indication of the precautions to be taken to minimize air, water and noise pollution and soil erosion during the extractive operation.

A plan for reclamation of the surface extraction site, including any proposed staging of reclamation of portions of the site as portions of the extractive activities are completed.

Setbacks. No portion of the surface extraction operation, including production, processing, excavation or stockpiling, shall be located closer than 100 feet to the boundary of any adjoining property, street right-of-way line, or residential dwelling, except that excavation may be permitted within these limits in order to reduce the elevation of the excavation to the elevation of the adjoining property or street. This setback area may also be used for access roads and landscaping or buffering.

Access Roads. All access roads to public streets or highways shall be paved or otherwise stabilized to reduce dust within 100 feet of the road or highway or any adjoining property line. Intersections with public roads or highways shall be situated and constructed so as to provide safe ingress and egress to and from the site and shall be located no closer than 125 feet from any other street or road intersection.

Slopes. No excavation shall be permitted to reach a water-producing depth. All excavations shall be graded to meet the following standards:

Topsoil Preservation. Prior to excavation, the existing topsoil of the site shall be removed to a six-inch depth and stockpiled. All exposed areas not being used for excavation shall be stabilized or otherwise protected with a vegetative or other acceptable cover. Upon completion of the operation and final grading of all slopes, this topsoil shall be placed uniformly over the exposed area.

Soil Erosion Controls. All erosion and sedimentation requirements set forth in the Department of Environmental Protection's regulations, 25 Pa. Code, Chapter 102, "Erosion Control," shall be met by the applicant, including the preparation of an erosion and sedimentation control plan. All earth disturbance or surface mining permits required under DEP regulations shall be submitted as a part of the application for such a use. In addition, the Township may require the applicant to utilize any measures or satisfy any provisions deemed appropriate or necessary for the prevention of soil erosion and sedimentation, including the erosion control standards set forth in the Township Subdivision and Land Development Ordinance [Chapter 22].

Vegetative Cover.

Screening. Proper screen plantings shall be provided along the perimeter of the excavation site.

Removal of Structures. Within a period of 12 months after completion of the excavation, all buildings, structures and processing facilities incidental to the operation shall be removed by and at the expense of the applicant, unless such structure or facility is to be used for another legally permissible use.

Blasting. Any blasting required for a surface extraction operation shall be conducted only by persons having a current license issued by the proper State or local authorities. Blasting, handling and storage of explosives shall be carried out in accordance with the most current rules and regulations of the Department of Labor and Industry. The applicant and/or operator of any excavation involving blasting shall carry insurance to cover such operations in an amount satisfactory to the Township.

Warning Signs and Signals. Warning signs and signals shall be installed by the applicant/operator near the site of excavation so as to warn persons of the dangerous conditions that may exist.

Performance and Maintenance Guarantees. The Township may require the applicant to post a performance bond in order to assure the excavation is conducted as approved and in conformance with all rules and regulations of the Commonwealth of Pennsylvania. In addition, if deemed appropriate by the Township, the bond may also include coverage to assure the maintenance of municipal roads used for access and transportation of materials obtained from the site. The amount of the bond shall be set by the Township and shall be valid for one year. An annual renewal and update of the zoning permit for the activity, including the amount of the bond, shall be required. The bond shall be provided to the Township prior to commencement of excavation. The bond shall be administered in accordance with the provisions of Article V of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10501 et seq., relating to improvement agreements.

Topographic contour lines at intervals of 20 feet or less and water-ways.

Access location points.

An indication of where staging and loading areas will be located.

Zoning Permit Requirements. No person or entity shall construct, install or otherwise operate a commercial communications antenna or erect a communications tower or equipment building without first securing a zoning permit from the Township Zoning Officer, except as may be provided otherwise in this section.

Site Plan Requirements. All applications for communications antennas, towers, and/or equipment buildings shall include a complete site plan as required in § 27-1002.C of this chapter for evaluation of conditional use requests.

State and Federal Documentation. The applicant shall provide sufficient documentation that it is licensed by the Federal Communications Commission (FCC) to operate a communications tower and/or antennas. The applicant shall also demonstrate that all antennas proposed to be mounted on such existing buildings or towers will comply with the applicable standards established by the FCC governing human exposure to electromagnetic radiation, and that any proposed tower will comply with all Federal Aviation Administration (FAA), Commonwealth Bureau of Aviation, and all applicable airport zoning regulations.

Interference. The applicant shall also demonstrate that the proposed antenna will not cause interference with other communications facilities located in the Township.

Change of Ownership. Within 30 days after a change of ownership of any communications antenna, tower or equipment building, the new owner shall notify the Township in writing of such ownership change.

Relief from Standards. No provision of this section is intended to unduly restrict or impair communications activities conducted by any FCC licensed individual or entity. In the event that it is determined that any provision of this section would unlawfully restrict the exercise of a license issued by the FCC, Old Lycoming Township shall have the power and authority to modify the terms of this section as they apply to such license holder. Relief under this section shall however be authorized on a case by case basis, and any such application shall be considered as a conditional use.

Site Location. Building-mounted communications antennas shall not be located on a single- or two-family dwelling, but may be attached to a church, a municipal or government building, a water tank, an agricultural building, electrical transmission poles or towers, or other commercial or industrial buildings.

Antenna Height. Building-mounted antennas shall not exceed 15 feet in height above the building to which they are attached. Omnidirectional or whip antennas shall not exceed a height of 20 feet and a diameter of seven inches. Directional or panel antennas shall not exceed five feet in height and three feet in width.

Attachment. Building-mounted antennas shall be located on those building elevations which do not face public rights-of-way, and shall not project more than three feet from the vertical face of the building to which they are attached.

Engineer's Certification. Any applicant proposing to mount a communications antenna on a building or other structure shall submit evidence to the Township from a registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the building or structure, considering wind and other loads associated with the antenna's location.

Appearance. Detailed construction and elevation drawings shall be submitted to the Township indicating how any such antenna will be mounted on the building or structure and how it will be seen in the community from ground level.

Maintenance. Applicants for a building-mounted antenna shall submit evidence to the Township indicating that all necessary agreements and/or easements have been secured to provide access to the building or structure on which the antenna is located.

Evidence of Need. Any applicant proposing construction or location of a new communications tower shall provide documentation to the Township which demonstrates a need for the structure in the proposed location. Such documentation shall include coverage diagrams and technical reports, prepared by a qualified, professional engineer, indicating that the proposed location is necessary to achieve the desired coverage and that co-location on an existing tower, building or structure is not possible. (See Paragraph C(2) below for additional co-location requirements.)

Co-location. Any applicant proposing construction of a new communications tower shall document that a good faith effort has been made to obtain permission to mount the communications antennas on an existing building, structure, pole or communication tower. A good faith effort shall require that all owners of potentially suitable structures within a one mile radius of the proposed tower site be contacted and that one or more of the following reasons applies for not selecting such structure:

Site Location. A communications tower may be located on a lot occupied by other principal structures and may occupy a leased parcel within a lot meeting the minimum lot size requirements for the district in which the tower is to be located. Joint use of a site shall be prohibited however when an existing or proposed use involves the storage, distribution or sale of volatile, flammable, explosive or hazardous materials such as propane, gasoline, natural gas, or dangerous chemicals.

Tower Height. The maximum height of any communications tower shall be 180 feet measured from the ground level around the tower to the highest point on the tower, including antennas mounted on the tower, unless the applicant can demonstrate, to the satisfaction of the Township, that the proposed height is the minimum necessary to perform the intended function.

Setback Requirements. The foundation and base of a communications tower shall be set back from all residential uses and residential district boundary lines a distance equal to the intended height of the tower. In all other cases, the applicable district setback requirements shall apply.

Antenna Requirements. All tower applicants shall provide evidence that at least one antenna contract agreement has been secured to locate on the proposed tower. In addition, the tower shall be designed to accommodate not less than four antennas, and shall allow for future rearrangement of antennas or the acceptance of antennas mounted at varying heights.

Engineer's Certification. All communications towers shall be designed and constructed in accordance with currently accepted engineering practices, taking into consideration all relevant safety factors including, but not limited to, wind forces. All guy wires associated with communications towers shall be clearly marked so as to be visible at all times and shall be located within the required fenced enclosure. The applicant shall supply the Township with certification from a registered professional engineer indicating that such practices will be met.

General Appearance. Towers and antennas located thereon shall be finished with a nonreflective surface treatment. Materials used in such construction shall not detract from the appearance of the area surrounding the tower. Where possible, applicants are encouraged to design or camouflage towers as trees, farm buildings, or other natural features.

Security. The site of a communications tower shall be secured by a fence with a minimum height of eight feet to limit accessibility by the general public. All towers shall be fitted with anti-climbing devices approved by the manufacturer for the type of installation proposed.

Lighting. No tower or antenna located thereon shall be illuminated, except as may be required by the FAA or the FCC, in which case the Township may review the available lighting options and approve the design that would cause the least disturbance to surrounding uses and views.

Signs and Advertising. No signs shall be mounted on a communications tower or antenna, except as may be required and approved by the FCC, FAA, or other governmental agency and the Township. No advertising is permitted on a tower or antenna, or other building or structure accessory thereto.

Landscaping. The tower and any antennas located thereon shall be located, designed, and screened to blend in with the existing natural or built surroundings so as to minimize visual impacts and to achieve compatibility with neighboring residences and the character of the community to the extent feasible considering the technological requirements of the proposed service. In addition, the base of the tower shall be landscaped to screen the foundation, base, and equipment building from abutting properties.

Access. Access to the communications tower and/or equipment building shall be provided by means of a public street or private right-of-way or easement to a public street. Any such right-of-way or easement shall be a minimum of 20 feet in width and shall be improved to a width of at least 10 feet with a dust-free, all-weather surface for its entire length.

License and Insurance Requirements. The applicant shall submit a copy of his FCC license, together with the name, address and emergency telephone number of the operator of the communications tower, and a certificate of insurance evidencing general liability coverage in the amount of $1 million per occurrence and property damage coverage in the amount of $1 million per occurrence covering the tower and antennas thereon, with a $3 million aggregate. Such insurance shall remain current at all times that there is a tower located on the property.

Maintenance and Inspections. Upon completion of installation, the applicant shall supply the Township with engineering certification indicating that the tower has been constructed and installed in accordance with the applicant's approved plans. The Township Zoning Officer may then issue a certificate of compliance thereby allowing the structure to be used. Thereafter, the tower shall be regularly maintained and inspected for structural safety at least annually by a properly qualified professional. The owner of the tower shall submit such inspection report to the Township by June 30 of each year as a condition of permit approval.

Tower Abandonment and Removal.

Structures permitted for the housing of equipment, transformers, and other similar hardware shall be designed and constructed to be compatible with the general character of the other structures located within the same district, and shall be subject to the setback requirements provided in the district regulations for the district where they are to be located. Such structures shall house only that equipment necessary to provide normal maintenance and repair for the operations, and shall generally be unmanned.

The maximum height of an equipment building shall be 35 feet.

R-R District. In the R-R District, the maximum allowable tract density shall not exceed:

R-S District. The maximum allowable gross tract density in the R-S District shall not exceed:

R-R District. Minimum yard requirements for the R-R District shall be:

R-S District. In the R-S District, the minimum yard requirements shall be:

Arrangement of Buildings and Facilities.

Access and Circulation.

Yards. Yards shall assure privacy, desirable views, adequate natural light and ventilation, convenient access to and around the dwelling and other essential facilities or uses.

Size and Physical Requirements.

Use Standards.

Ownership and Maintenance Responsibilities. Applications for cluster developments shall include a proposal indicating the ultimate ownership and maintenance of required open space areas. Where such open space is not dedicated to the Township or where such dedication is not accepted by the Township, an agreement which assigns maintenance responsibilities for the open space and/or recreational facilities shall be submitted by the developer and approved by the Township, recorded with the final plan, and shall be included in the deeds for each parcel or dwelling unit within the development. At a minimum, covenants in the agreement shall:

The proposed cluster development shall be in harmony with the general purpose, goals, objectives, and standards of the Lower Lycoming Creek Multi-Municipal Comprehensive Plan, this Part, and the Township Subdivision and Land Development Ordinance [Chapter 22].

The proposed cluster development shall not have substantial or undue adverse effects, as compared to a standard development permitted by this chapter, upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, safety and general welfare.

The proposed cluster development shall be served adequately by essential public facilities and services, such as highways, streets, off-street parking spaces, police and fire protection, drainage structures, refuse disposal, water, sewers and schools.

The proposed cluster development shall not result in the destruction, loss or damage of any natural, scenic or historic features of significant importance.

Grills or cooking stoves using charcoal, wood, propane or natural gas.

Stoves, fireplaces, furnaces or other heating devices located within a building or structure used for human or animal habitation.

New Furnaces. After the effective date of these provisions, no person shall construct, install or establish an outdoor solid fuel furnace unless such operation shall meet the following standards:

Existing Furnaces. Outdoor solid fuel furnaces that were installed prior to the effective date of these provisions may continue to be operated provided that they meet the following standards:

General Regulations.

Materials That May Be Burned. Only those items and materials listed in the manufacturer's owner's manual may be burned in new or existing outdoor solid fuel furnaces. (See also Paragraph D below.)

Setback Requirements. All new outdoor solid fuel furnaces shall be set back in accordance with the following requirements regardless of the zoning district in which they are to be located.

Chimney Height.

A site plan showing the location of the proposed furnace on the property, the location and height of all existing buildings or structures on the property, the distance from the furnace to such existing buildings or structures, and the distance from the furnace to residential dwellings on adjacent properties.

A copy of the manufacturer's owner's manual and/or installation instructions.

A list of the materials intended to be burned.

A narrative describing the proposed wind energy facility, including an overview of the project; the project location; the approximate generating capacity of the facility; the approximate number, representative types and height or range of heights of wind turbines to be constructed, including their generating capacity, dimensions and respective manufacturers, and a description of ancillary facilities.

An affidavit or similar evidence of agreement between the property owner and the facility owner or operator demonstrating that the facility owner or operator has the permission of the property owner to apply for necessary permits for construction and operation of the facility.

Identification of the properties on which the proposed wind energy facility will be located, and the properties adjacent to the site of the facility.

A site plan showing the planned location of each wind turbine, property lines, setback lines, access road and turnout locations, substations, electrical cabling from the facility to the substations, ancillary equipment, buildings and structures, including permanent meteorological towers, associated transmission lines, and layout of all structures within the geographical boundaries of all applicable setbacks.

Documents related to decommissioning, including a schedule for such process and financial security.

Other relevant studies, reports, certifications and approvals as may be reasonably required by Old Lycoming Township to ensure compliance with this section.

Code Requirements and Safety Certifications.

Control and Brakes. All wind energy facilities shall be equipped with a redundant braking system. This includes both aerodynamic overspeed controls (including variable pitch, tip, and other similar systems) and mechanical brakes. Mechanical brakes shall be operated in a fail-safe mode. Stall regulation shall not be considered a sufficient braking system for overspeed protection.

Electrical Components. All electrical components of the wind energy facility shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards.

Visual Appearance; Power Lines.

Warnings. A clearly visible warning sign concerning voltage must be placed at the base of all pad-mounted transformers and substations. Visible, reflective, colored objects, such as flags, reflectors, or tape shall be placed on the anchor points of guy wires and along the guy wires up to a height of 10 feet from the ground.

Climb Protection/Locks. Wind turbines shall not be climbable up to 15 feet above ground surface. All access doors to wind turbines and electrical equipment shall be locked or fenced, as appropriate, to prevent entry by nonauthorized persons.

Property Lines. All wind turbines shall be set back from the nearest property line a distance not less than 1.1 times the turbine height, as measured from the center of the turbine base.

Occupied Buildings. Wind turbines shall be set back from the nearest occupied building a distance not less than 1.1 times the turbine height, as measured from the center of the turbine base to the nearest point on the foundation of the occupied building. For occupied buildings located on a non-participating landowner's property, wind turbines shall be set back a distance of five times the turbine height, as measured from the center of the turbine base to the nearest point on the foundation of the occupied building.

Public Roads. All wind turbines shall be set back from the nearest public road a distance of not less than 1.1 times the turbine height, as measured from the right-of-way line of the nearest public road to the center of the wind turbine base.

The applicant shall identify all State and local public roads to be used within Old Lycoming Township to transport equipment and parts for construction, operation or maintenance of the wind energy facility.

Permitting shall comply with all aspects of Ord. 237, known as the Motor Vehicle Weight Limitation and Bonding Ordinance of Old Lycoming Township [Chapter 15, Part 3], and also shall comply with the Excess Maintenance Agreement mandated by Ord. 237.

The facility owner or operator shall, at his expense, complete decommissioning of the wind energy facility, or individual wind turbines, within 12 months after the end of the useful life of the facility or wind turbines. Such facility or wind turbines shall be presumed to be at the end of its useful life if no electricity is generated for a continuous period of 12 months.

Decommissioning shall include removal of wind turbines, buildings, cabling, electrical components, roads, foundations to a depth of 36 inches, and any other associated facilities.

Disturbed earth shall be graded and re-seeded, unless the land owner requests in writing that the access roads or other land surface areas not be restored.

An independent and certified professional engineer shall be retained to estimate the cost of decommissioning without regard to salvage value of the equipment. Said estimates shall be submitted to Old Lycoming Township after the first year of operation and every fifth year thereafter.

The facility owner or operator shall post and maintain decommissioning funds in an amount equal to the identified decommissioning costs; provided, that at no point shall decommissioning funds be less than 25% of the decommissioning costs. The decommissioning funds shall be posted and maintained with a bonding company or Federal or Commonwealth chartered lending institution chosen by the facility owner or operator and participating land owner posting the financial security, provided that the bonding company or lending institution is authorized to conduct business within the Commonwealth and is approved by Old Lycoming Township.

Decommissioning funds may be in form of a performance bond, surety bond, letter of credit, corporate guarantee or other form of financial assurance as may be acceptable to Old Lycoming Township.

If the facility owner or operator fails to complete decommissioning within the period prescribed by Paragraph J(1) above, then the land owner shall have six months to complete the decommissioning.

If neither the facility owner or operator, nor the landowner complete decommissioning within the periods described by Paragraphs J(1) and J(7) above, then Old Lycoming Township may take such measures as necessary to complete decommissioning. The entry into and submission of evidence of a participating land owner agreement to the Township shall constitute agreement and consent of the parties to the agreement, their respective heirs, successors and assigns that the Township may take such action as necessary to implement the decommissioning plan.

The escrow agent shall release the decommissioning funds when the facility owner or operator has demonstrated and the Township concurs that decommissioning has been satisfactorily completed, or upon written approval of the Township in order to implement the decommissioning plan.

Processing, storage, and/or sale of products raised or produced on the premises.

Dairy stores.

Custom butcher shops.

Horticultural nurseries, greenhouses, and/or garden shops.

Feed or seed sales.

Tack shops or blacksmithing operations.

Livestock or animal grooming services.

Well and pipeline location assessment operations, including seismic operations and related activities, conducted in accordance with all applicable Federal and State laws and regulations relating to the storage of explosives, shall be permitted throughout the Township, although a zoning permit shall be required by the Township for these activities in order to address issues such as, but not limited to, erosion and sedimentation control and stormwater management.

Oil and gas operations, other than activities at impoundment areas, shall be considered as permitted uses in all zoning districts in the Township, except that in the Residential Rural (RR), Residential Suburban (RS) and Residential Urban (RU) Zoning Districts, oil and gas operations shall be prohibited where the well site cannot be placed so that the wellhead is at least 500 feet from any existing building. In addition, the following standards shall also apply in the RR, RS and RU Zoning Districts:

Impoundment areas used for oil and gas operations shall be considered as permitted uses in all zoning districts, but must be located at least 300 feet from any existing building.

Natural gas compressor stations shall be considered as permitted uses in the Industrial and Residential Agriculture Zoning Districts and as conditional uses in all other zoning districts, but shall be subject to the following standards:

Natural gas processing plants shall be considered as a permitted use in the Industrial (I) Zoning District and as a conditional use in the Residential Agriculture (RA) District, but shall be subject to the following standards:

Oil and gas staging areas or facilities shall be considered as permitted uses in the Industrial (I) District, and as conditional uses in the Commercial (C) and Interchange Commercial (IC) Districts, but shall be subject to the following standards:

There shall be no preparation of a well site or drilling of a well within any identified floodplain in the Township if the site will have:

No unconventional gas well may be drilled within 1,000 feet, measured horizontally from the vertical well bore, of any existing water well, surface water intake, reservoir or other water supply extraction point in the Township without the written consent of the applicable water purveyor or unless a variance is granted by the PA Department of Environmental Protection as part of the State's permit review process, nor shall any unconventional gas well be drilled within 300 feet of any stream, spring, body of water or wetland greater than one acre in size.

Adequate vehicle parking and staging areas for all oil and gas operations shall be provided on site to prevent parking or staging on any public road or right-of-way.

A narrative providing an overview of the project including the acreage involved and the number of wells to be drilled on the site.

A map showing the location of the oil and gas operation and all permanent improvements to be made to the site.

A statement that the development will be constructed and operated in compliance with the provisions of this chapter and all Federal and State permitting requirements and copies of all such permits issued at the time of zoning permit submittal, including any DEP permits and any applicable PennDOT occupancy permits.

A certificate or evidence satisfactory to the Township that, prior to the commencement of any oil or gas operation, the applicant has accepted and complied with all aspects of Ord. 237, known as the Motor Vehicle Weight Limitation and Bonding Ordinance of Old Lycoming Township [Chapter 15, Part 3] regarding the maintenance and repair of Township roads that are to be used to access the site.

A site address for the proposed development determined by the County 9-1-1 addressing program for emergency and safety purposes. (Such address shall be conspicuously posted at the nearest point of public access to the site.)