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Plainfield Township
City Zoning Code

PART 3

ZONING DISTRICTS AND USE REGULATIONS

§ 27-301 Establishment of Zoning Districts.

[Ord. 275, 2/9/2000, § 301]
1. 
For the purpose of this Chapter, zoning districts are hereby established as follows:
FF
Farm and Forest
SR
Suburban Residential
PR
Planned Residential
VR
Village Residential
VC
Village Center
HI
Highway Interchange
GC
General/Commercial
CI
Commercial/Industrial
I-BP
Industrial/Business Park
GI
General Industrial
SW
Solid Waste Processing and Disposal
BMC
Blue Mountain Conservation
2. 
For the purposes of this Chapter, the zoning districts named in Subsection 1 shall be of the number, size, shape and location shown on the Official Zoning Map.

§ 27-302 Application of District Regulations.

[Ord. 275, 2/9/2000, § 302]
1. 
Unless otherwise provided by law or specifically in this Chapter, no land or building or structure shall be used or occupied except for a use permitted in the zoning district within which the land or building or structure is located.
2. 
The regulations set by this Chapter shall apply uniformly to each class or kind of structure or land, except as provided for in this Chapter.
3. 
No building, structure, or land shall hereafter be erected, constructed, reconstructed, moved, or structurally altered and no building or structure or part thereof shall hereafter be used or occupied unless it is in conformity with the regulations herein specified for the use and district in which it is located.
4. 
No part of yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with the chapter, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building.
5. 
No yard or lot existing at the time of passage of this Chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this Chapter shall meet at least the minimum requirements established by this Chapter.
6. 
Any territory which may hereafter be annexed to the Township shall be classified as the zoning district of the Township most similar to the zoning of such territory before annexation (as determined by the Zoning Hearing Board) until otherwise classified.

§ 27-303 Zoning Map.

[Ord. 275, 2/9/2000, § 303]
1. 
A map entitled "Zoning Map for the Township of Plainfield" accompanies this Chapter and is declared a part of this Chapter.
2. 
The Official Zoning Map shall be identified by the signature of the Chairman of the Board of Supervisors, attested by the Township Secretary, and shall bear the adoption date of this Chapter and the seal of the Township under the following words: "This is to certify that this is the Official Zoning Map adopted as part of the Plainfield Township Zoning Ordinance of 2000, as amended."
3. 
Changes of any nature to the Official Zoning Map shall be made in conformity with the amendment procedures set forth in this Chapter. All changes shall be noted by date with a brief description of the nature of the change.
4. 
Regardless of the existence of purported copies of the Official Zoning Map which may from time to time be made or published, the Official Zoning Map shall be located in the Township Office and shall be the final authority on boundaries and districts. The Zoning Officer shall have a certified copy of the Official Zoning Map for official use.
5. 
Replacement of Official Zoning Map.
A. 
If the Official Zoning Map becomes damaged, destroyed, lost or difficult to interpret because of changes and additions, the Board of Supervisors may, by resolution, adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map.
B. 
The new Official Zoning Map shall be identified by the signatures of the Board of Supervisors, attested to by the Township Secretary, and bearing the following words: "This is to certify that this Official Zoning Map supersedes and replaces the Official Zoning Map, October 2, 1971, as part of the Plainfield Township Zoning Ordinance of 2000."
C. 
Unless the prior Official Zoning Map has been lost or has been totally destroyed, the prior map or any part or parts thereof remaining shall be preserved together with all available records pertaining to its adoption or amendment.

§ 27-304 Rules for Interpreting District Boundaries.

[Ord. 275, 2/9/2000, § 304]
1. 
Zoning boundaries drawn approximately following the center lines of streams, drainage ways, streets, alleys, railroads or other rights-of-way shall be construed to follow such center lines. In the event of any change in the center line, the zoning boundary shall be construed as moving with the actual center line.
2. 
Boundaries approximately following property lot lines shall be construed as following such property lot lines.
3. 
Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of such map.
4. 
Where physical features existing on the ground vary with those shown on the Official Zoning Map, or in other circumstances not covered by Subsections 1 through 3 above, the Zoning Hearing Board shall interpret the district boundaries.

§ 27-305 Farm and Forest District (FF).

[Ord. 275, 2/9/2000, § 305; Ord. 276,[1] 3/14/2001, §§ I, II; Ord. 307, 3/29/2006, § 1; Ord. 357, 12/12/2012, §§ 3, 5; by Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 397, 1/8/2020; Ord. No. 399, 8/27/2020; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purposes. The purpose of a Farm and Forest District is to encourage the continuation of farming, a rural-farm setting, forested areas, limited development, and an attractive rural residential living environment for single-family homes on relatively large lots. To encourage the retention of tracts in sizes sufficiently large for efficient agriculture. To control the numbers and locations of homes within agricultural areas to minimize conflicts with agriculture. To implement the authority established under §§ 603(b)(5), 604(3) and 605(2) of the Pennsylvania Municipalities Planning Code, 53 P.S. §§ 10603(b)(5), 10604(3), 10605(2). To provide for low intensity development in areas with important agricultural, historic, scenic, environmental and water resources. To provide a certain amount of flexibility in lot layout through the conservation development option so that development can be clustered on the most suitable portions of a tract of land, while still avoiding overly intense development.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Farm and Forest District by the Zoning Officer; provided, that the use, type, dimensional, and all other applicable requirements of this chapter are satisfied:
A. 
Agriculture.
B. 
Agricultural industry.
C. 
Animal husbandry.
D. 
Aquaculture.
E. 
Bomb and fallout shelter.
F. 
Cemetery or mausoleum.
G. 
Commercial stable or riding academy.
H. 
Crop storage.
I. 
Day-care facility/nursery school — minor.
J. 
Golf course.
K. 
Greenhouse/nursery.
L. 
Kennel.
M. 
Mobile/manufactured home, on a permanent foundation.
N. 
Municipal use.
O. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
P. 
Picnic grove.
Q. 
Public recreation.
R. 
Single-family detached dwelling.
S. 
Township or county park.
T. 
(Reserved)
U. 
Wildlife sanctuary.
V. 
No impact home-based business, as defined by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
W. 
Timber harvesting.
X. 
Short-term residential rental use.
Y. 
Vineyard.
Z. 
Winery.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Farm and Forest District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this chapter:
A. 
Academic clinical research center.
B. 
Animal hospital/veterinarian office.
C. 
Auditorium.
D. 
Campground.
E. 
College.
F. 
Commercial outdoor recreation.
G. 
Community center.
H. 
Conference/training center.
I. 
Cultural center.
J. 
Day-care facility/nursery school — major.
K. 
Fire station, not including social and banquet halls.
L. 
Gun club/target range.
M. 
Health club.
N. 
Hospital.
O. 
Membership club or lodge.
P. 
Place of worship.
Q. 
Private airstrip, airport and heliport.
R. 
Public or private school.
S. 
Custom butchering of animals (such as deer) as an accessory use on a lot of greater than 20 acres, but not including a slaughterhouse as a principal use.
T. 
Swimming club.
U. 
Taxi terminal.
V. 
Tennis club.
W. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
X. 
Trade school.
Y. 
Farm-based business in compliance with § 27-318, Subsection 3M.
Z. 
Bed-and-breakfast.
AA. 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
BB. 
Adaptive reuse of agricultural structure.
CC. 
Principal solar energy production facility.
DD. 
Grid-scale solar energy systems.
4. 
Conditional Uses. Each of the following principal uses and accessory uses may be permitted in the Farm and Forest District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this chapter.
A. 
Group home.
5. 
Accessory Uses.
A. 
Each accessory use in the Farm and Forest District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this chapter.
B. 
Each of the following accessory uses shall be permitted in the Farm and Forest District only if such use complies with the relevant standards contained in § 27-318 of this chapter:
(1) 
(Reserved)
(2) 
Bus shelter.
(3) 
Cafeteria, day-care facility, recreation facilities for employees only.
(4) 
Farm pond.
(5) 
Fence and wall.
(6) 
Home gardening, nursery, or greenhouse.
(7) 
Home occupation.
(8) 
Keeping animals and fowl.
(9) 
Noncommercial swimming pool.
(10) 
Off-street parking.
(11) 
Recreational vehicle.
(12) 
Retail markets for the sale of products, some of which are agricultural products grown on the premises, pursuant to the special exception use procedures and standards of § 27-317.
(13) 
Seasonal sale of agricultural products in compliance with § 27-318, Subsection 31.
(14) 
Signs.
(15) 
Solar energy system.
(16) 
Temporary housing for farm laborers, pursuant to the special exception use procedures and standards of § 27-317.
(17) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(18) 
Tennis court.
(19) 
Warehousing and storage in an accessory structure with storage restricted to uses permitted in this section.
(20) 
Windmill.
(21) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(22) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the farm and forest district:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dump.
6. 
Lot Area, Width, Building Coverage and Impervious Regulations. Each of the following dimensional requirements shall apply to each use in the Farm and Forest District, except as specifically provided for in this chapter:
Principal Use
Minimum Lot Area
(acres)
Minimum Lot Width
(feet)
Maximum Building Coverage
(%)
Maximum Impervious Coverage
(%)
1.
Animal husbandry
10 acres
500
10%
20%
2.
Single-family detached dwelling (not within a conservation development) that meets the requirements of Subsection 8 below
One acre minimum per lot, but with a minimum average of five acres per lot1
175
20%
30%
3.
Single-family detached dwelling within a conservation development, with a minimum tract size of 10 acres and with Township-approved centralized sewage service in conformance with Subsection 9
0.60 acre
100
30%
45%
4.
Single-family detached dwelling within a conservation development, with a minimum tract size of 10 acres and without Township-approved centralized sewage service in conformance with Subsection 9
One acre
160
20%
45%
5.
Any other allowed use in the FF District or a single-family detached dwelling that does not meet Subsection 8
Five acres
250
20%
30%
1.
The minimum average lot area shall not apply in the following cases for a lawful lot of record that existed with less than 10 acres as of the enactment dated of Ordinance 307, which is March 29, 2006:
a)
If such existing lot has a lot are of three acres or more, but less than six acres, it shall be permitted to have a one-time subdivision to create one new residential lot;
b)
If such existing lot has a lot area of six acres or more, but less than 10 acres, said lot shall be permitted to have a one-time subdivision to create two new residential lots.
7. 
Yard and Height Requirements. Each of the following minimum yard and maximum height requirements shall apply to each use in the FF District, except as specifically provided otherwise in this chapter:
Principal Use
Front Yard
(feet)
Each of Two Side Yards
(feet)
Rear Yard
(feet)
Maximum Height
(feet)
Animal husbandry
50
75
75
35
Single-family detached dwelling
50
20
50
35
Other allowed use
50
30
50
35
8. 
Requirements for a Tract Within the FF District (Including Any Lots Less Than Five Acres).
A. 
Minimum Average Lot Area. Subsection 6 establishes the minimum average lot area for each tract of land. The total maximum number of dwelling units that are allowed on the tract after the completion of development shall be determined as follows: the total lot area of all lots in the tract ("the tract area") shall be divided by the minimum average lot area. Land area within existing and ultimate/future rights-of-way of existing streets (but not proposed streets) shall be deleted from the total tract area before determining the allowed number of lots.
(1) 
An applicant shall establish deed restrictions or conservation easements where necessary to ensure that the minimum average lot area will be met over time. Such deed restrictions or conservation easements shall be enforceable by the Township to prevent future subdivision that would be contrary to the requirements of this chapter. Such deed restriction or conservation easement shall be included on the record subdivision plan and shall state whether a lot may or may not subdivided in the future into additional lots.
(2) 
No dwelling shall be developed, placed or built that would result in more than one dwelling unit on a lot in the FF District, except as follows:
(a) 
If a lot is preserved under a Northampton County agricultural conservation easement, then one additional dwelling unit may be constructed on the lot if such dwelling is specifically allowed under the conditions of such easement and applicable state regulations. (Note: As of the adoption date of this section, such dwelling was generally limited to use as the landowner's principal residence or for necessary housing for seasonal or full-time farm employees, among other limitations).
(3) 
A lot that will exist solely for greenway land, water supply, stormwater, road improvement or sewage disposal purpose and that will be restricted from being occupied by any dwellings shall not count towards the maximum number of lots. If a lot or lease is established solely for a communications antenna or public utility improvement, it shall not count towards the maximum number of lots.
(4) 
Areas proposed for construction of future streets shall not be deducted from the total lot area before determining the allowed number of lots.
(5) 
Areas that were already preserved by a conservation or agricultural preservation easement prior to the submittal of the subdivision shall not be counted towards the area of the tract in calculating greenway land or allowed density. However, areas that were previously specified to have reserved rights to be subdivided to create one or two new residential lots under the terms of a previous permanent agricultural or conservation easement, shall be permitted by this section to be subdivided, provided such lots have a minimum lot area of one acre, meet minimum lot width requirements and setbacks for the zoning district, and comply with the SALDO. This provision is intended to allow these reserved lots to be subdivided, without having to subtract the easement land areas when calculating the allowed number of lots on a tract.
(6) 
Land areas used for a principal nonresidential use and parking and minimum yards required by zoning regulations (other than uses approved by the Township to be part of the greenway land, such as a barn) shall not be included within the land area used to calculate residential density.
(7) 
The number of allowed lots on a tract shall be rounded up or down to the nearest whole number. For example, if a tract is allowed 6.5 dwelling units, then seven dwelling units shall be allowed. However, if a tract includes less than 10 acres, then the number of allowed lots shall not be rounded to the nearest whole number.
(8) 
If only a portion of the allowed number of dwelling units is approved at the present time, the record subdivision plan shall state which lots retain the right to be subdivided for any remaining allowed dwelling units.
(9) 
The number of allowed dwelling units on a tract may be based upon all contiguous lots owned by the same landowner in the FF District. Provided that the minimum lot area is met for each lot, the minimum average lot area and minimum greenway land (where required) may be met based upon the combined contiguous tract. The lots may be separated by a street or creek, but otherwise shall be contiguous.
B. 
Agricultural Transfers. A subdivision may transfer land from one agricultural lot to another abutting agricultural lot without being regulated by this subsection, provided that the transferred land is merged into an existing lot, and no new lot is created.
C. 
Shifting Density Between Tracts. See the transfer of development rights provisions in § 27-411.
D. 
Notice. For any lot submitted for subdivision approval after the adoption of this zoning amendment, a notation shall be stated on the recorded plan and the resulting deed of each lot which shall include the following text or similar alternative text pre-approved by the Zoning Officer:
"As of this date, this lot is located in a Farm and Forest Zoning District. Prospective purchasers are placed on notice that this Zoning District is primarily intended to provide for agricultural activities, and not residential development. Owners, residents and other users of this property may be subjected to inconvenience, discomfort and annoyance arising from normal and accepted agricultural practices and operations. These annoyances may include but are not limited to: noise, odors, dust, operation of machinery, early morning/late night operations, truck traffic from agricultural operations, the storage and disposal of manure, aerial spraying, and the application of fertilizers, pesticides, herbicides and soil amendments. Owners, occupants and users of this property should be prepared to accept such impacts, and are hereby placed on notice that the Pennsylvania Right to Farm Law, as amended, may limit the ability to obtain a legal judgment against such operations."
E. 
Location of Lots and Greenway Land. To the maximum extent feasible, the following standards shall apply:
(1) 
New dwellings shall be located the greatest distance that is feasible from existing agricultural operations. Prevailing wind patterns should also be considered, particularly from animal husbandry uses.
(2) 
New dwellings shall be eventually clustered together. If only a portion of the total number of new lots is currently proposed, the applicant shall submit a sketch plan showing where the remaining allowed lots are intended to be developed in the future.
(3) 
Conservation developments shall conform to all requirements as set forth within § 27-305, Subsection 9B.
9. 
Conservation Development Option in the FF District.
A. 
Purposes in the Event of a Proposed Residential Development. To allow reasonable flexibility in the placement of individual dwelling units, in order to locate homes away from important natural areas, productive agricultural areas and other community assets. This flexibility is intended to: preserve agricultural uses, avoid severe soil erosion and sedimentation, avoid severely increased stormwater flows and velocities, steer development to those areas that are more physically suited for it, avoid construction of steep roads and driveways, conserve forested areas, reduce construction costs allowing each property owner a reasonable use of their land, related directly to the natural features and location and accessibility of the land. In most cases, this option will encourage the preservation of significant areas of agricultural land or other greenway land.
B. 
Applicability, Uses and Lot Requirements. This section allows an applicant the option to reduce the minimum lot areas if the applicant proves to the satisfaction of the Township that all of the requirements of this subsection will be complied with. The term "conservation development" shall mean a residential development meeting the requirements of this subsection and which is approved as such by the Township.
(1) 
Uses. A conservation development shall only include single-family residential detached dwellings and greenway land as further defined herein.
(2) 
A tract may be eligible for approval for a conservation development if it includes a minimum of 10 acres of one contiguous tract in common ownership, in the FF District.
(3) 
The following design standards shall apply for all required greenway land within a conservation development:
(a) 
No part of any residential lot shall encroach upon greenway land, except as set forth within § 27-305, Subsection 9B(3)(b) below.
(b) 
If a tract will result in more than 100 acres of greenway land, then the greenway land may be placed on fifty-acre minimum lots. Each of those fifty-acre minimum lots may include one dwelling unit, provided there is compliance with the total maximum number of dwelling units.
(c) 
All new dwelling units in a conservation development shall meet the following setback requirements:
From greenway land
100 feet
From external road ultimate rights-of-way without centralized sewer
100 feet
From external road ultimate rights-of-way with centralized sewer
50 feet
From all other tract boundaries without centralized sewer
50 feet
From all other tract boundaries with centralized sewer
25 feet
(4) 
Greenway land located within a conservation development shall be configured to:
(a) 
Be free of all structures, with the exception of identified historic structures, except as set forth within § 27-305, Subsection 9B(3)(b) and § 27-305, Subsection 9C.
(b) 
Tracts of land that are less than three acres shall not have a length to width ratio of less than 4:1, or be less than 100 feet in width.
(c) 
Directly adjoin the largest number of residential lots within the conservation development. At least 50% of the residential lots shall directly abut or face greenway land.
(d) 
Conform to both the Comprehensive Plan and Open Space Plan as adopted by and currently in effect within the Township.
(5) 
For every lot with Township-approved centralized sewage service, the following requirements shall apply:
(a) 
Minimum lot area: 0.60 acre.
(b) 
Minimum lot width: 100 feet.
(c) 
Maximum building coverage: 30%.
(d) 
Maximum impervious coverage: 45%.
(6) 
For every lot without Township-approved centralized sewage service, the following requirements shall apply:
(a) 
Minimum lot area: one acre.
(b) 
Minimum lot width: 160 feet.
(c) 
Maximum building coverage: 20%.
(d) 
Maximum impervious coverage: 45%.
(7) 
For any conservation development, a minimum average lot area of three acres shall apply, as calculated under Subsection 8A.
(8) 
The majority of Class 1, 2 and 3 agricultural soils shall be preserved in a viable agricultural use, unless the applicant shows that such soils must be used for septic systems or another use, or unless the Township approves another purpose for the greenway land.
C. 
Procedures for a conservation development.
(1) 
Applicants are required to first submit an existing features map and a conceptual layout plan that is sufficient in detail to show compliance with this chapter. A preliminary subdivision plan shall not be considered complete for the purposes of the Subdivision and Land Development Ordinance (Chapter 22) until the applicant has first showed compliance with this zoning requirement to submit an existing features map and a conceptual layout plan.
(2) 
A conceptual layout plan shall be drawn to scale and show proposed lot lines, proposed greenway lands (with a description of their intended use and ownership), proposed lot areas and density calculations. However, a conceptual layout plan is not required to show detailed engineering matters, such as stormwater, profiles, proposed grading and erosion control, provided such matters will be addressed later in the subdivision plans. This process of first submitting a conceptual layout plan can reduce the costs of re-engineering to the applicant.
(3) 
The natural features map shall accurately show the locations of the following features at a minimum within a conservation development: wetlands, 100-year floodplains, areas of woodland, soil types, existing topography, existing buildings with a description of any buildings over 70 years old and highlighting of 15% to 25% slopes and 25% and greater slopes.
D. 
The amount of greenway land shall be based upon the total tract area of all lots within the development, prior to subdivision, after deleting the ultimate rights-of-way of existing public streets, but prior to the deletion of the following: rights-of-way of future streets and land area of any environmental features that may be required to be deleted.
(1) 
Areas that were preserved by a conservation or agricultural preservation easement prior to the submittal of the subdivision shall not be counted towards the area of the tract in calculating greenway land or allowed density.
(2) 
A minimum of 50% of the total tract area shall be "greenway land." However, if a tract includes any lots of less than one acre, then the minimum amount of greenway land shall be increased to 65% of the total tract area.
E. 
Township-approved conservation easements and/or deed restrictions shall be established on greenway land, which shall be enforceable by the Township Board of Supervisors and its designees. On the required portions of the greenway land, such easements and/or deed restrictions shall prohibit all of the following:
(1) 
The construction of buildings, except that the following buildings may be allowed:
(a) 
Buildings necessary for approved agricultural or equestrian uses.
(b) 
Buildings necessary for maintenance of the greenway land.
(c) 
One single-family detached dwelling on a lot approved for agricultural or equestrian uses, if the lot is counted within the maximum number of lots on the tract and if the lot includes a minimum of five acres.
(d) 
A recreation building or accessory buildings clearly intended for noncommercial recreation.
(e) 
Buildings and other, structures that are necessary for central sewage disposal systems and central water systems that may be located on the tract, consistent with Subsection 9H(4).
(2) 
Any nonagricultural commercial purposes (except for uses such as a golf course or horse riding academy that are specifically approved as a condition of the subdivision plan).
(3) 
Clearcut forestry.
F. 
A conservation development shall be designed as a unified, coordinated residential development, and shall be approved within a development plan controlled by a single development entity. After final subdivision approval and within an approved development agreement(s), a developer may sell individual lots to different builders or home buyers, provided that the developer or his/her successor remains responsible for ensuring the compliance with the approved development plan.
G. 
The zoning application shall be conditioned upon approval of the subdivision under the Subdivision and Land Development Ordinance (Chapter 22).
H. 
Greenway Land Standards.
(1) 
Required greenway land within a conservation development shall meet the definition in § 27-202 of "greenway land." If the Township determines that the greenway land would be suitable for meeting the recreation land requirements of the Township Subdivision and Land Development Ordinance (SALDO) (Chapter 22), then additional recreation land or fees-in-lieu of recreation land shall not be required under the SALDO.
(2) 
Required greenway land shall meet all of the following requirements:.
(a) 
Where greenway land is proposed to be used for recreation and/or dedicated to the Township, the application shall include a detailed and legally binding (if approved) description of what landscaping and other improvements the applicant will complete to make the land suitable for its intended purpose.
(b) 
Type of Maintenance. The subdivision plan shall state the intended type of maintenance of the greenway land.
(c) 
All greenway land shall be cleared of construction debris, materials from illegal dumping and any rocks that were not naturally on the land, unless those rocks are incorporated into landscaping improvements.
(d) 
The applicant shall prove that all required greenway land would be suitable for its intended and Township-approved purposes. The Township may require the provision of a trail easement and/or the construction of a trail through greenway land. If a developer is required to install a trail, it shall be completed prior to the final sale of any adjacent residential lots.
(e) 
Where the greenway land is intended for recreation, lots and greenway land shall be located to promote pedestrian and visual access to greenway lands whenever possible.
(3) 
Greenway Land Ownership. The method(s) to be used to own, preserve and maintain any greenway land shall be acceptable to the Township. The Township shall only approve a conservation development if the applicant proves there will be an acceptable method to ensure permanent ownership, preservation and maintenance of land that will not be included in individual home lots.
(a) 
The method of ownership and use of any required greenway land shall be determined prior to preliminary subdivision or land development approval. Required greenway land shall be permanently preserved by one or a combination of the following methods:
1) 
Dedication to the Township as public open space, if the Board of Supervisors agree in writing to such dedication.
2) 
Dedication to the county as public open space, if the County Council agree in writing to such dedication.
3) 
Dedication to the School District if such Board of Education commits in writing to accept such dedication and to use and maintain the land for recreation or outdoor education use by school students and/or the general public.
4) 
Dedication of the land as a nature preserve, with dedication to an established nature conservation organization acceptable to the Board of Supervisors.
5) 
Dedication of an easement on the land that restricts its use to allowed agricultural, equestrian or tree farm uses, provided the applicant proves such land would be suitable for such uses. (Note: under Subsection 9F, a single-family dwelling may be allowed.)
6) 
Dedication to the State Game Commission or similar public agency, if such agency agrees in writing in advance to accept the dedication and to maintain the land for public recreation.
7) 
Operation as a bonafide golf course, with a minimum lot area of 50 acres. Areas including buildings or vehicle parking shall not count towards the required greenway land.
8) 
Retention as part of one private, buildable lot, with an appropriate Township-approved conservation easement. This option shall only be available in locations where the applicant proves to the Board of Supervisors that none of the above options are feasible or appropriate. The buildable lot shall comply with all other relevant sections of the Code of Ordinances of Plainfield Township, including but not limited to, Chapter 27 (Zoning) and Chapter 22 (Subdivision and Land Development).
(b) 
Legal documents providing for ownership and/or maintenance of required greenway land shall be reviewed by the Township Solicitor and be subject to approval by the Board of Supervisors prior to recording of the final plan.
(4) 
Utilities. Water supply wells and/or community sewage disposal facilities owned by the Township or a Township Authority may be located within the greenway land. Areas occupied by centralized water treatment plants, mound sewage systems or non-Township-owned sewage treatment plants shall not count towards the minimum greenway land. Areas occupied by spray irrigation fields, drip irrigation fields and other below-ground community septic disposal fields may count towards the greenway land.
[1]
Editor's Note: This ordinance was specifically repealed by Ord. 380, adopted 4/3/2017.

§ 27-306 Suburban Residential District (SR).

[Ord. 275, 2/9/2000, § 306; Ord. 357, 12/12/2012, § 5; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 404, 6/9/2021; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Suburban Residential District is to provide for low to moderate density (depending on centralized water and sewer availability) residential areas which are protected from incompatible land uses, so as to maintain these areas as attractive living environments. Single-family detached houses are the predominant land uses in this district. The regulations for this district are designed to protect the quality of these residential areas.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Suburban Residential District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Public recreation.
C. 
Day-care facility/nursery school-minor.[1]
[1]
Note: Site plan review. Additional standards in § 27-316.
D. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
E. 
Single-family detached dwelling.
F. 
Township or county park.
G. 
Timber harvesting.
H. 
No-impact home-based business.
I. 
Short-term residential rental.
J. 
Vineyard.
K. 
Municipal use. This use requires a site plan review in accordance with § 27-409, Site Plan Review.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Suburban Residential District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Bomb or fallout shelter.
B. 
Cemetery or mausoleum.
C. 
Day-care facility/nursery school-major.
D. 
Fire station, not including social and banquet halls.
E. 
(Reserved)
F. 
Place of worship.
G. 
Public/private school.
H. 
Bed-and-breakfast.
4. 
Conditional Uses. Each of the following principal uses and accessory uses may be permitted in the Suburban Residential District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this Chapter.
A. 
Personal care center.
5. 
Accessory Uses.
A. 
Each accessory use in the Suburban Residential District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Suburban Residential District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Farm pond.
(3) 
Fence and wall.
(4) 
Home gardening, nursery or greenhouse.
(5) 
Home occupation.
(6) 
Noncommercial swimming pool.
(7) 
Off-street parking.
(8) 
Recreational vehicle.
(9) 
Residential accessory structure or use.
(10) 
Signs.
(11) 
Solar energy system.
(12) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(13) 
Tennis court.
(14) 
Wind turbine.
(15) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Suburban Residential District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dump.
6. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Suburban Residential District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[2]
Minimum Lot Width[3]
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Any Use
-With Both Centralized Sewer and Centralized Water
25,000
125
25%
35
-With on-lot sewer and/or on-lot water
43,560
150
20%
35
[2]
Note: Per dwelling unit for residential uses.
[3]
Note: See § 27-404, Subsection 2B, for the exact manner in which minimum lot width is measured.
7. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Suburban Residential District, except as specified in this Chapter:
Principal Use
Front Yard[4]
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
-With Both Centralized Sewer and Water
30
10
20
30
-With On-Lot Sewer and/or On-Lot Water
40
15
30
40
[4]
Note: Per dwelling unit for residential uses.
8. 
Maximum Impervious Coverage. The maximum coverage in the Suburban Residential District shall be 40% of the lot area.

§ 27-307 Planned Residential District (PR).

[Ord. 275, 2/9/2000, § 307; Ord. 320, 6/27/2007, § 1; Ord. 357, 12/12/2012, § 5; A.O.; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 404, 6/9/2021; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purposes. To provide for a variety of housing types at a moderate density. To carry out the Pen Argyl-Plainfield-Wind Gap Regional Comprehensive Plan. To assist in meeting obligations under the State Municipalities Planning Code to provide opportunities for all types of housing. To consider areas within the current franchise area that is intended to be served with centralized sewage service using the Wind Gap Municipal Authority wastewater treatment plant. To serve as a receiving area for transfer of development rights in order to direct growth away from important natural and agricultural areas and towards an area where public water and sewage service are more feasible. To seek to minimize the total amount of land consumed by new homes in Plainfield Township by promoting use of transfer of development rights which can result in less land consumed per house.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Planned Residential District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Day-care facility/nursery school — minor.[1]
[1]
Note: Site plan review required. See § 27-316 for additional requirements.
C. 
Garden apartment.
D. 
Low-rise apartment.
E. 
Mobile/manufactured home on a permanent foundation.[2]
[2]
Note: See § 27-316 for additional requirements.
F. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
G. 
(Reserved)
H. 
Public recreation.
I. 
Single-family detached dwelling.
J. 
Single-family to multifamily conversion.[3]
[3]
Note: See § 27-316 for additional requirements.
K. 
Townhouse.
L. 
Township or county park.
M. 
Two-family dwelling.
N. 
Timber harvesting.
O. 
No-impact home-based business.
P. 
Short-term residential rental.
Q. 
Vineyard.
R. 
Municipal use. This use requires a site plan review in accordance with § 27-409, Site Plan Review.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Planned Residential District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Bomb or fallout shelter.
B. 
Cemetery or mausoleum.
C. 
Day-care facility/nursery school-major.
D. 
Fire station, not including social and banquet halls.
E. 
Mobile home park.
F. 
(Reserved)
G. 
Place of worship.
H. 
Public/private school.
I. 
Bed-and-breakfast.
4. 
Conditional Uses. Each of the following principal uses and accessory uses may be permitted in the Planned Residential District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this Chapter.
5. 
Accessory Uses.
A. 
Each accessory use in the Planned Residential District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Planned Residential District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Farm pond.
(3) 
Fence and wall.
(4) 
Home gardening, nursery or greenhouse.
(5) 
Home occupation.
(6) 
Noncommercial swimming pool.
(7) 
Off-street parking.
(8) 
Recreational vehicle.
(9) 
Residential accessory structure or use.
(10) 
Signs.
(11) 
Solar energy system.
(12) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(13) 
Tennis court.
(14) 
Wind turbine.
(15) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Planned Residential District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dump.
6. 
Lot Area, Width, Building Coverage and Height Regulations. The following provisions shall apply within the PR District, except if:
A. 
A more restrictive provision is established by another section of this Chapter.
B. 
A less restrictive provision is specifically allowed under the optional transfer of development rights provisions of § 27-411, which typically allows higher densities.
Principal Use
Minimum Lot Area
(square feet)[4]
Minimum Lot Width
(feet)[5]
Maximum Building Coverage
Maximum Building Height, provided that no building shall exceed 3 stories
(feet)
1.
Single-Family Detached Dwelling, (which may include a mobile/ manufactured home)
a)
Served by both centralized sewage and centralized water supply systems
a)
25,000
a)
125
a)
25%
a)
38
b)
Other
b)
43,560
b)
150
b)
20%
b)
38
2.
Two-Family Detached Dwelling
a)
Served by both centralized sewage disposal and centralized water supply systems
a)
15,000
a)
100
a)
30%
a)
38
b)
Other
b)
43,560
b)
150
b)
25%
b)
38
3.
Townhouse[6]
A minimum average of 10,000 square feet per dwelling unit[7]
18, except 24 if parking spaces for 2 or more motor vehicles are located in the front yard or if garage door(s) for 2 more motor vehicles are located along the front of the townhouse.
40%, which may calculated as an average for all lots upon completion of the development.
38
4.
Allowed Apartments/ Multifamily Dwellings other than Townhouses[8]
A minimum average of 10,000 square feet per dwelling unit[9]
150
40%
38
5.
Mobile (manufactured) Home Park,[10] which shall comply with the additional regulations in § 27-316, except that the minimum tract size shall be 5 acres in the PR District and provided that the enclosed walls of dwelling units shall separated from each other by a minimum of 20 feet, and provided that transfer of development rights shall not be used to increase the density of a mobile home park
5 acre minimum tract size, no minimum size for each dwelling unit
250 feet for the tract
30% for the tract
38
6.
Other Allowed Principal Use
43,560
150
30
38
[4]
Note: Per dwelling unit for residential uses. For townhouses, the minimum lot width may be a minimum dwelling unit building width, if each townhouse is not on its own fee simple lot.
[5]
Note: See § 27-404, Subsection 2B, for the method of calculation of minimum lot width.
[6]
Note: Service by both centralized sewage disposal and centralized water supply systems shall be required.
[7]
Note: A minimum lot area is not required for each individual dwelling. The minimum average minimum lot area provision is intended to allow flexibility in the placement of dwellings and to allow for use of condominium, fee simple lots or rental forms of ownership. The minimum average lot area provision establishes the total number of dwelling units allowed on the tract. The total lot area of a subdivision or land development shall first be calculated, prior to development approval. The land area of existing and any required future/ultimate rights-of-way of preexisting or previously approved streets and alleys shall then be deleted. The resulting land area shall then be divided by the minimum average lot area per dwelling unit to determine the total number of dwelling units allowed on the tract. In calculating this overall density, land area used for proposed new streets and alleys, open space, homeowner association lands or stormwater facilities are not required to be deleted. If this average density calculation is used, up to 25% of the dwelling units in the project may be two-family detached dwellings.
[8]
Note: Service by both centralized sewage disposal and centralized water supply systems shall be required.
[9]
Note: A minimum lot area is not required for each individual dwelling. The minimum average minimum lot area provision is intended to allow flexibility in the placement of dwellings and to allow for use of condominium, fee simple lots or rental forms of ownership. The minimum average lot area provision establishes the total number of dwelling units allowed on the tract. The total lot area of a subdivision or land development shall first be calculated, prior to development approval. The land area of existing and any required future/ultimate rights-of-way of preexisting or previously approved streets and alleys shall then be deleted. The resulting land area shall then be divided by the minimum average lot area per dwelling unit to determine the total number of dwelling units allowed on the tract. In calculating this overall density, land area used for proposed new streets and alleys, open space, homeowner association lands or stormwater facilities are not required to be deleted. If this average density calculation is used, up to 25% of the dwelling units in the project may be two-family detached dwellings.
[10]
Note: See § 27-404, Subsection 2B, for the method of calculation of minimum lot width.
7. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Planned Residential District, except as specified in this Chapter:
Principal Use
Front Yard[11]
(feet)
Side yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
-With on-lot sewer and/or water
40
15
30
40
-With Both centralized sewer and water
30
10
20
30
[11]
Note: The depth at which the minimum lot width shall be measured.
8. 
Maximum Impervious Coverage. The maximum impervious coverage in the Planned Residential District shall be 40% of the lot area.

§ 27-308 Village Residential District (VR).

[Ord. 275, 2/9/2000, § 308; Ord. 357, 12/12/2012, § 5; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 404, 6/9/2021; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purposes of the Village Residential District is to provide for the continuation and expansion of a higher density residential area around the Village of Belfast. This district provides a village living environment for a wide variety of housing types.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Village Residential District by the Zoning Officer, provided that the use, type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Day-care facility — minor.[1]
[1]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
C. 
Fire station, not including social or banquet halls.[2]
[2]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
D. 
Garden apartment.
E. 
Low-rise apartment.
F. 
Mobile/manufactured home on a permanent foundation.[3]
[3]
Note: See § 27-316 for additional requirements.
G. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
H. 
(Reserved)
I. 
Public recreation.
J. 
Single-family detached dwelling.
K. 
Single-family to multifamily conversion.[4]
[4]
Note: See § 27-316 for additional requirements.
L. 
Townhouse.
M. 
Township or county park.
N. 
Two-family dwelling.
O. 
Timber harvesting.
P. 
No-impact home-based business.
Q. 
Short-term residential rental.
R. 
Vineyard.
S. 
Municipal use. This use requires a site plan review in accordance with § 27-409, Site Plan Review.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Village Residential District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Auditorium.
B. 
Bomb or fallout shelter.
C. 
Cemetery or mausoleum.
D. 
Community center.
E. 
Day-care facility/nursery school — major.
F. 
Membership club or lodge.
G. 
(Reserved)
H. 
Nursing home.
I. 
Place of worship.
J. 
Public/private school.
K. 
Bed-and-breakfast.
4. 
Accessory Uses.
A. 
Each accessory use in the Village Residential District shall comply with the minimum yard requirements contained in Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Village Residential District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Farm pond.
(3) 
Fence and wall.
(4) 
Home gardening, nursery or greenhouse.
(5) 
Home occupation.
(6) 
Noncommercial swimming pool.
(7) 
Off-street parking.
(8) 
Recreational vehicle.
(9) 
Residential accessory structure or use.
(10) 
Signs.
(11) 
Solar energy system.
(12) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(13) 
Tennis court.
(14) 
Wind turbine.
(15) 
Accessory uses and structures which are clearly customary and incidental to the principle use.
(16) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Village Residential District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dump.
5. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Village Residential District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[5]
(square feet)
Minimum Lot Width[6]
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Single-Family Detached Dwelling:
-With on-lot sewer and/or on-lot water
43,500
150
20%
35
-With both centralized sewer and water
25,000
125
25%
35
Two-Family Detached Dwelling:
-With on-lot sewer and/or water
32,500
150
25%
35
-With both centralized sewer and water
20,000
100
30%
35
-With both centralized sewer and water
10,000
100
40%
35
Low-Rise Apartment, High-Rise Apartment, Garden Apartment:
-With both centralized sewer and water
7,000
100
40%
35
Any other use
43,500
100
30%
35
[5]
Note: Per dwelling unit for residential uses.
[6]
Note: See § 27-404, Subsection 2B, for the exact manner in which minimum lot width is measured.
6. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Village Residential District, except as specified in this Chapter:
Principal Use
Front Yard[7]
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any use
-With on-lot sewer and/or on-lot water
40
15
30
40
-With Both centralized sewer and water
30
10
20
30
[7]
Note: Per dwelling unit for residential uses.
7. 
Maximum Impervious Coverage. The maximum impervious coverage in the Village Residential District shall be 65% of the lot area for any principal use with centralized sewer and 40% of the lot area for any principal use with on-lot sewer.

§ 27-309 Village Center District (VC).

[Ord. 275, 2/9/2000, § 309; Ord. 357, 12/12/2012, § 5; Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Village Center District is to provide for the continuation and addition of commercial uses, public uses, and a variety of residential uses in the Village of Belfast. The intent of the district is to strengthen the role of Belfast as an important Village Center in the Township.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Village Center District by the Zoning Officer, provided that the use, type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Auditorium.[1]
[1]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
C. 
Boarding house/rooming house/lodging house.
D. 
Business office.[2]
[2]
Note: Site plan review required (see § 27-409).
E. 
Community center.[3]
[3]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
F. 
Convenience store.[4]
[4]
Note: Site plan review required (see § 27-409).
G. 
Cultural center.[5]
[5]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
H. 
Day-care facility/nursery school — minor.[6]
[6]
Note: Site plan review required (see § 27-409) See § 27-316 for additional requirements.
I. 
Dispensary facility.[7]
[7]
Note: Site plan review required (see § 27-409) See § 27-316 for additional requirements.
J. 
Financial establishment.[8]
[8]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
K. 
Fire station including social hall.[9]
[9]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
L. 
Furniture store.[10]
[10]
Note: Site plan review required (see § 27-409).
M. 
Garden apartment.[11]
[11]
Note: Site plan review required (see § 27-409).
N. 
General merchandise store.[12]
[12]
Note:: Site plan review required (see § 27-409).
O. 
Gift shops.[13]
[13]
Note: Site plan review required (see § 27-409).
P. 
Governmental office.[14]
[14]
Note: Site plan review required (see § 27-409).
Q. 
Health club.[15]
[15]
Note: Site plan review required (see § 27-409).
R. 
Hotel, motel.[16]
[16]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
S. 
Indoor commercial recreation.[17]
[17]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
T. 
Low-rise apartment.[18]
[18]
Note: Site plan review required (see § 27-409).
U. 
Medical clinic.[19]
[19]
Note: Site plan review required (see § 27-409).
V. 
Medical office.[20]
[20]
Note: Site plan review required (see § 27-409).
W. 
Membership club or lodge.[21]
[21]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
X. 
Mobile/manufactured home on a permanent foundation.[22]
[22]
Note: See § 27-316 for additional requirements.
Y. 
Municipal use.[23]
[23]
Note: Site plan review required (see § 27-409).
Z. 
Musical instrument sales.[24]
[24]
Note: Site plan review required (see § 27-409).
AA. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
BB. 
Office equipment sales/service.[25]
[25]
Note: Site plan review required (see § 27-409).
CC. 
Personal service establishment.[26]
[26]
Note: Site plan review required (see § 27-409).
DD. 
Place of worship.[27]
[27]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
EE. 
Printing/publishing establishment.[28]
[28]
Note: Site plan review required (see § 27-409).
FF. 
Professional office.[29]
[29]
Note: Site plan review required (see § 27-409).
GG. 
Public/private school.[30]
[30]
Note: Site plan review required (see § 27-409).
HH. 
Public recreation.[31]
[31]
Note: Site plan review required (see § 27-409).
II. 
Retail nurseries/supply store.[32]
[32]
Note: Site plan review required (see § 27-409).
JJ. 
Retail store.[33]
[33]
Note: Site plan review required (see § 27-409).
KK. 
Self-storage development.[34]
[34]
Note: See § 27-316 for additional requirements.
LL. 
Shopping center.[35]
[35]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
MM. 
Single-family detached dwelling.
NN. 
Single-family to multifamily conversions.[36]
[36]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
OO. 
Standard restaurant.
PP. 
Tavern.[37]
[37]
Note: See § 27-316 for additional requirements.
QQ. 
Taxi terminal.[38]
[38]
Note: See § 27-316 for additional requirements.
RR. 
Townhouse.[39]
[39]
Note: See § 27-316 for additional requirements.
SS. 
Township or county park.[40]
[40]
Note: See § 27-316 for additional requirements.
TT. 
Two-family dwelling.
UU. 
Timber harvesting.
VV. 
No-impact home-based business.
WW. 
Short-term residential rental.
XX. 
Vineyard.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Village Center District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Animal hospital/veterinary office.
B. 
Bus station/terminal.
C. 
College.
D. 
Conference/training center.
E. 
Day-care facility/nursery school-major.
F. 
Funeral home.
G. 
Group home.
H. 
Hospital.
I. 
Laundry/laundromat.
J. 
Nursing home.
K. 
Personal care center.
L. 
Planned development.
M. 
Restaurant, fast food.
N. 
Swimming club.
O. 
Tennis club.
P. 
Trade school.
Q. 
Bed-and-breakfast.
R. 
Brew pub.
4. 
Accessory Uses.
A. 
Each accessory use in the Village Center District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Village Center District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Accessory structure or display.
(2) 
Bus shelter.
(3) 
Commercial or industrial outdoor storage or display.
(4) 
Fence or wall.
(5) 
Home gardening, nursery or greenhouse.
(6) 
Home occupation.
(7) 
Noncommercial swimming pool.
(8) 
Off-street parking.
(9) 
Recreational vehicle.
(10) 
Signs.
(11) 
Solar energy system.
(12) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(13) 
Tennis court.
(14) 
Warehousing and storage in an accessory structure.
(15) 
Wind turbines.
(16) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(17) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Village Center District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Dump.
5. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Village Center District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[41]
(square feet)
Minimum Lot Width[42]
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Single-Family Detached Dwelling:
-With on-lot sewer and/or on-lot water
10,000
80
30%
35
-With both centralized sewer and water
20,000
100
25%
35
-With centralized water and on-lot sewer
30,000
125
25%
35
-With on-lot sewer and on-lot water
43,500
150
20%
35
Two-Family Detached Dwelling:
-With on-lot sewer and/or on-lot water
6,000
80
35%
35
-With both centralized sewer and water
10,000
125
35%
35
-With centralized water and on-lot sewer
12,000
130
30%
35
-With on-lot sewer and on-lot water
14,000
140
25%
35
Multiple-Family Dwelling:
-With both centralized sewer and water
5,000
100
40%
25
Any other use
20,000
100
30%
35
[41]
Note: Per dwelling unit for residential uses.
[42]
Note: See § 27-404, Subsection 2B, for the exact manner in which minimum lot width is measured.
6. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Village Center District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
-With both centralized sewer and water
30
10
20
30
-With either centralized sewer or centralized water
35
10
20
35
-With on-lot sewer and on-lot water
40
15
30
40
7. 
Maximum Impervious Coverage. The maximum impervious coverage in the Village Center (VC) District shall be 65% of the lot area or any principal use with centralized sewer and 40% of the lot area for any principal use with on-lot sewer.

§ 27-310 Highway Interchange (HI).

[Ord. 275, 2/9/2000, § 310; Ord. 276,[1] 3/14/2001, § I; Ord. 357, 12/12/2012, § 5; Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 405, 9/13/2023; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Highway Interchange District is to recognize the Route 33/Route 512 interchange as a special area for certain types of uses which benefit from good highway accessibility and exposure. Uses locating in this district are encouraged to follow the appropriate site planning principles endorsed in the Plainfield Comprehensive Plan.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Highway Interchange District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Auditorium.[2]
[2]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
C. 
Auto service station.[3]
[3]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
D. 
Automobile accessories.[4]
[4]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
E. 
Automobile, motorcycle, boat, recreational vehicle sales.[5]
[5]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
F. 
Automobile repair.[6]
[6]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
G. 
Bakery.[7]
[7]
Note: Site plan review required (§ 27-409).
H. 
Business offic[8]
[8]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
I. 
Commercial outdoor recreation.[9]
[9]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
J. 
Community center[10]
[10]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
K. 
Convenience store.[11]
[11]
Note: Site plan review required (§ 27-409).
L. 
Day-care facility/nursery school-minor[12]
[12]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
M. 
Financial establishment[13]
[13]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
N. 
Fire Station, including social and banquet halls.[14]
[14]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
O. 
Food and kitchen products, package, storage and distribution.[15]
[15]
Note: Site plan review required (§ 27-409).
P. 
Food stand[16]
[16]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
Q. 
Fuel retail center.[17]
[17]
Note: Site plan review required (§ 27-409).
R. 
Furniture store[18]
[18]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
S. 
General merchandise store.[19]
[19]
Note: Site plan review required (§ 27-409).
T. 
Gift shop.[20]
[20]
Note: Site plan review required (§ 27-409).
U. 
Greenhouse/nursery.[21]
[21]
Note: Site plan review required (§ 27-409).
V. 
Hotel/motel[22]
[22]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
W. 
Indoor commercial recreation.[23]
[23]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
X. 
Laundry/Laundromat.[24]
[24]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
Y. 
Manufacture, compounding, processing, packaging and/or treatment of products such as bakery goods, candy, confections, dairy products, cosmetics, musical instruments, furniture, toys and novelties, clocks and jewelry, optical products, electronic devices and scientific and precision instruments.[25]
[25]
Note: Site plan review required (§ 27-409).
Z. 
Medical clinic.[26]
[26]
Note: Site plan review required (§ 27-409).
AA. 
Medical office.[27]
[27]
Note: Site plan review required (§ 27-409).
BB. 
Municipal use.[28]
[28]
Note: Site plan review required (§ 27-409).
CC. 
Musical instrument store.[29]
[29]
Note: Site plan review required (§ 27-409).
DD. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
EE. 
Off-ice equipment sales/service.[30]
[30]
Note: Site plan review required (§ 27-409).
FF. 
Planned industrial park.[31]
[31]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
GG. 
Printing/publishing establishment.[32]
[32]
Note: Site plan review required (§ 27-409).
HH. 
Printing, publishing, lithographing, bookbinding or similar establishment.[33]
[33]
Note: Site plan review required (§ 27-409).
II. 
Professional office.[34]
[34]
Note: Site plan review required (§ 27-409).
JJ. 
Restaurant-fast food[35]
[35]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
KK. 
Research laboratory or similar testing establishment.[36]
[36]
Note: Site plan review required (§ 27-409).
LL. 
Retail nurseries/supply store.[37]
[37]
Note: Site plan review required (§ 27-409).
MM. 
Retail store.[38]
[38]
Note: Site plan review required (§ 27-409).
NN. 
Self-storage development.[39]
[39]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
OO. 
Shopping center.[40]
[40]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
PP. 
Standard restaurant.[41]
[41]
Note: Site plan review required (§ 27-409).
QQ. 
Tavern.[42]
[42]
Note: Site plan review required (§ 27-409).
RR. 
Textile/garment industry.[43]
[43]
Note: Site plan review required (§ 27-409).
SS. 
Video store.[44]
[44]
Note: Site plan review required (§ 27-409).
TT. 
Small warehouse (less than 50,000 square feet of gross floor area).[45]
[45]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
UU. 
Small wholesale establishment (less than 50,000 square feet of gross floor area) excluding motor freight terminals.[46]
[46]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
VV. 
Timber harvesting.
WW. 
Vineyard.
XX. 
Winery.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Highway Interchange District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Animal hospital/veterinary office.
B. 
Bus station/terminal.
C. 
Day-care facility/nursery school-major.
D. 
Food processing.
E. 
Funeral home.
F. 
Grower/processor facility.
G. 
Hospital.
H. 
Nursing home.
I. 
Personal care center.
J. 
Planned development.
K. 
Medical marijuana delivery vehicle office.[47]
[47]
Note: Site plan review required (§ 27-409).
L. 
Restaurant-fast food with drive-in service.
M. 
Taxi terminal.
N. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
O. 
Brewery.
P. 
Brew pub.
Q. 
Distillery.
R. 
Microbrewery.
S. 
Microdistillery.
T. 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
U. 
Large warehouse (50,000 square feet of gross floor area or more).[48]
[48]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
V. 
Large wholesale establishment (50,000 square feet of gross floor area or more).[49]
[49]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
4. 
Conditional Uses. Each of the following principal uses and their accessory uses may be permitted in the Highway Interchange District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards concerns in § 27-320 of this Chapter:
A. 
Adult bookstore, adult store, adult movie theater, cabaret, massage parlor, adult video store.
B. 
Amusement park.
C. 
Betting parlors.
5. 
Accessory Uses.
A. 
Each accessory use in the Highway Interchange District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Highway Interchange District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Cafeteria, day-care facility, recreation facilities for employees only.
(3) 
Commercial outdoor storage or display.
(4) 
Dwelling unit as an accessory use to a nonresidential use.
(5) 
Fence or wall.
(6) 
Off-street parking.
(7) 
Seasonal roadside produce market.
(8) 
Signs.
(9) 
Solar energy system.
(10) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(11) 
Warehousing and storage in an accessory use.
(12) 
Wind turbine.
(13) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(14) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Highway Interchange District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Dump.
6. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Highway Interchange District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[50]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
(%)
Maximum Building Height
(feet)
Any Use
-With both centralized sewer and water
10,000
80
45%
35
-With centralized sewer and on-lot water
15,000
90
40%
35
-With centralized water on on-lot sewer
30,000
125
35%
35
-With on-lot sewer and water
43,500
200
35%
35
[50]
Measured at the minimum front yard listed in § 27-310, Subsection 6, for the particular use.
7. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Highway Interchange District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
-With both centralized sewer and water
30
10
20
30
-With either centralized sewer or water
35
10
20
35
-With on-lot sewer and water
50
25
30
50
8. 
Maximum impervious Coverage. The maximum impervious coverage in the Highway Interchange District shall be 65% of the lot area.
[1]
Editor's Note: This ordinance was specifically repealed by Ord. 380, adopted 4/3/2017.

§ 27-311 General Commercial (GC).

[Ord. 275, 2/9/2000, § 311; Ord. 357, 12/12/2012, § 5; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 405, 9/13/2023; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the General Commercial District is to provide for a variety of commercial uses at accessible and convenient locations. To promote well planned and designed commercial areas, the commercial planning and design principles outlined in the Plainfield Township Comprehensive Plan are strongly encouraged.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the General Commercial District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agriculture.
B. 
Assembly and packaging establishments.
C. 
Assembly of treatment of articles of merchandise from the following previously prepared materials: plastics, metals, fiber and glass.
D. 
Auto service station.[1]
[1]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
E. 
Automobile accessories.[2]
[2]
Note: Site plan review required (see § 27-409).
F. 
Automobile, motorcycle, boat, recreational vehicle sales.[3]
[3]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
G. 
Automobile repair.[4]
[4]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
H. 
Business office.[5]
[5]
Note: Site plan review required (see § 27-409).
I. 
Commercial outdoor recreation.[6]
[6]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
J. 
Convenience store.[7]
[7]
Note: Site plan review required (see § 27-409).
K. 
Day-care facility/nursery school-minor.[8]
[8]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
L. 
Fire station, including social and banquet hall.[9]
[9]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
M. 
Financial establishment.[10]
[10]
Note: Site plan review required (see § 27-409).
N. 
Furniture store.[11]
[11]
Note: Site plan review required (see § 27-409).
O. 
Fuel retail center.[12]
[12]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
P. 
General merchandise store.[13]
[13]
Note: Site plan review required (see § 27-409).
Q. 
Gift shop.[14]
[14]
Note: Site plan review required (see § 27-409).
R. 
Governmental office.[15]
[15]
Note: Site plan review required (see § 27-409).
S. 
Greenhouse/nursery.[16]
[16]
Note: Site plan review required (see § 27-409).
T. 
Health club.[17]
[17]
Note: Site plan review required (see § 27-409).
U. 
Hotel/motel.[18]
[18]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
V. 
Indoor commercial recreation.[19]
[19]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
W. 
Laundry/Laundromat.[20]
[20]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
X. 
Light metal processes such as metal machining, finishing, grinding and polishing; metal stamping and extrusion of small products (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, tools and hardware (such as hand tools, bolts, nuts).
Y. 
Medical clinic.[21]
[21]
Note: Site plan review required (see § 27-409).
Z. 
Medical office.[22]
[22]
Note: Site plan review required (see § 27-409).
AA. 
Municipal use.[23]
[23]
Note: Site plan review required (see § 27-409).
BB. 
Musical instrument sales.[24]
[24]
Note: Site plan review required (see § 27-409).
CC. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
DD. 
Office equipment sales/service.[25]
[25]
Note: Site plan review required (see § 27-409).
EE. 
Open air retail sales for agricultural products.[26]
[26]
Note: Site plan review required (see § 27-409).
FF. 
Personal Service establishment.[27]
[27]
Note: Site plan review required (see § 27-409).
GG. 
Printing/publishing establishment.[28]
[28]
Note: Site plan review required (see § 27-409).
HH. 
Professional office.[29]
[29]
Note: Site plan review required (see § 27-409).
II. 
Retail nurseries/supply store.[30]
[30]
Note: Site plan review required (see § 27-409).
JJ. 
Retail store.[31]
[31]
Note: Site plan review required (see § 27-409).
KK. 
Self-storage development.[32]
[32]
Note: See § 27-316 for additional requirements.
LL. 
Shopping center.[33]
[33]
Site plan review required (see § 27-409). See § 27-316 for additional requirements.
MM. 
Standard restaurant.[34]
[34]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
NN. 
Swimming club.[35]
[35]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
OO. 
Tavern.[36]
[36]
Note: Site plan review required (see § 27-409).
PP. 
Trade school.[37]
[37]
Note: Site plan review required (see § 27-409).
QQ. 
Small warehouse (less than 50,000 square feet of gross floor area).[38]
[38]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
RR. 
Small wholesale establishment (less than 50,000 square feet of gross floor area).[39]
[39]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
SS. 
Timber harvesting.
TT. 
Vineyard.
UU. 
Winery.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the General Commercial District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Animal hospital/veterinary office.
B. 
Day-care facility — major.
C. 
Drive-in outdoor theater.
D. 
Fast food restaurant.
E. 
Fast food restaurant with drive-in service.
F. 
Food stand.
G. 
Funeral home.
H. 
Hospital.
I. 
Nursing home.
J. 
Personal care center.
K. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
L. 
Brew pub.
M. 
Microbrewery.
N. 
Microdistillery.
O. 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
4. 
Accessory Uses.
A. 
Each accessory use in the General Commercial District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the General Commercial District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Cafeteria, day-care facility, recreation facilities for employees only.
(3) 
Commercial or industrial outdoor storage or display.
(4) 
Dwelling unit as an accessory use to a nonresidential use.
(5) 
Fence or wall.
(6) 
Off-street parking.
(7) 
Seasonal roadside produce market.
(8) 
Signs.
(9) 
Solar energy system.
(10) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(11) 
Warehousing and storage in an accessory structure.
(12) 
Wind turbine.
(13) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(14) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the General Commercial District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Dump.
5. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the General Commercial District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[40]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Any Use
-With both centralized sewer and water
10,000
80
45%
35
-With centralized sewer and on-lot water
15,000
90
40%
35
-With centralized water and on-lot sewer
30,000
125
35%
35
-With on-lot sewer and on-lot water
43,500
200
35%
35
[40]
Note: Measured at the minimum front yard listed in Subsection 6 for the particular use.
6. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the General Commercial District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
-With both centralized sewer and water
30
10
20
30
-With either centralized sewer or water
35
10
20
35
-With on-lot sewer and water
50
25
50
50
7. 
Maximum Impervious Coverage. The maximum impervious coverage of the General Commercial District shall be 65% of the lot area.

§ 27-312 Commercial/Industrial District (CI).

[Ord. 275, 2/9/2000, § 311.5; Ord. 357, 12/12/2012, § 5; Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 405, 9/13/2023; Ord. No. 417, 4/25/2024; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Commercial/Industrial District is to provide for a variety of commercial and industrial uses at accessible and appropriate locations. The purpose of mixing the commercial uses with the industrial uses is to soften the conflicts between the industrial uses and the nearby residential land uses. The commercial and industrial and design principals outlined in the Plainfield Township Comprehensive Plan are strongly encouraged and should be used whenever applicable.
2. 
Uses Permitted by Right. Each of the following principal commercial and industrial uses and their accessory uses are permitted by right in the Commercial/Industrial District by the Zoning Officer, provided that the use type, dimensional and all other applicable requirements of this Chapter are satisfied:
A. 
Commercial Uses.
(1) 
Aggregate stock pike and sales.[1]
[1]
Note: Site plan review required (see § 27-409).
(2) 
Aggregate crusher facilities building and related structures.[2]
[2]
Note: Site plan review required (see § 27-409).
(3) 
Agriculture.
(4) 
Agricultural industry (including landscaping and compost facilities).[3]
[3]
Note: Site plan review required (see § 27-409).
(5) 
Auto service station.[4]
[4]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(6) 
Automobile accessories.[5]
[5]
Note: Site plan review required (see § 27-409).
(7) 
Automobile, Motorcycle, boat, recreational vehicle sales.[6]
[6]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(8) 
Automobile repair.[7]
[7]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(9) 
Business office.[8]
[8]
Note: Site plan review required (see § 27-409).
(10) 
Commercial outdoor recreation.[9]
[9]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(11) 
Convenience store.[10]
[10]
Note: Site plan review required (see § 27-409).
(12) 
Financial establishment.[11]
[11]
Note: Site plan review required (see § 27-409).
(13) 
Fire station, including social and banquet hall.[12]
[12]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(14) 
Fuel retail center.[13]
[13]
Note: Site plan review required (see § 27-409).
(15) 
Furniture store.[14]
[14]
Note: Site plan review required (see § 27-409).
(16) 
General merchandise store.[15]
[15]
Note: Site plan review required (see § 27-409).
(17) 
Gift shop.[16]
[16]
Note: Site plan review required (see § 27-409).
(18) 
Governmental office.[17]
[17]
Note: Site plan review required (see § 27-409).
(19) 
Greenhouse/nursery.[18]
[18]
Note: Site plan review required (see § 27-409).
(20) 
Health club.[19]
[19]
Note: Site plan review required (see § 27-409).
(21) 
Hotel/motel.[20]
[20]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(22) 
Indoor commercial recreation.[21]
[21]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(23) 
Laundry/Laundromat.[22]
[22]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(24) 
Medical clinic.[23]
[23]
Note: Site plan review required (see § 27-409).
(25) 
Medical office.[24]
[24]
Note: Site plan review required (see § 27-409).
(26) 
Municipal use.[25]
[25]
Note: Site plan review required (see § 27-409).
(27) 
Musical instrument sales.[26]
[26]
Note: Site plan review required (see § 27-409).
(28) 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
(29) 
Nursing home.
(30) 
Personal care center.
(31) 
Office equipment sales/service.[27]
[27]
Note: Site plan review required (see § 27-409).
(32) 
Open air retail sales for agricultural products.[28]
[28]
Note: Site plan review required (see § 27-409).
(33) 
Personal service establishment.[29]
[29]
Note: Site plan review required (see § 27-409).
(34) 
Professional office.[30]
[30]
Note: Site plan review required (see § 27-409).
(35) 
Recycled products manufacturing facilities.[31]
[31]
Note: Site plan review required (see § 27-409).
(36) 
Recycling processing facilities — accessible by the public.[32]
[32]
Note: Site plan review required (see § 27-409).
(37) 
Retail nurseries/supply store.[33]
[33]
Note: Site plan review required (see § 27-409).
(38) 
Retail store.[34]
[34]
Note: Site plan review required (see § 27-409).
(39) 
Shopping center.[35]
[35]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(40) 
Special mobile devices facility.
(41) 
Standard restaurant.[36]
[36]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(42) 
Swimming club.[37]
[37]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(43) 
Tavern.[38]
[38]
Note: Site plan review required (see § 27-409).
(44) 
Tennis club.[39]
[39]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(45) 
Trade school.[40]
[40]
Note: Site plan review required (see § 27-409).
(46) 
Video store.[41]
[41]
Note: Site plan review required (see § 27-409).
(47) 
Vineyard.
(48) 
Winery.
B. 
Industrial Uses.
(1) 
Agricultural industry.[42]
[42]
Note: Site plan review required (see § 27-409).
(2) 
Bakery.[43]
[43]
Note: Site plan review required (see § 27-409).
(3) 
Bulk photo processing.[44]
[44]
Note: Site plan review required (see § 27-409).
(4) 
Ceramic products industry.[45]
[45]
Note: Site plan review required (see § 27-409).
(5) 
Construction company.[46]
[46]
Note: Site plan review required (see § 27-409).
(6) 
Crop storage.[47]
[47]
Note: Site plan review required (see § 27-409).
(7) 
Food and kindred products, package, storage and distribution.[48]
[48]
Note: Site plan review required (see § 27-409).
(8) 
Fuel oil company.[49]
[49]
Note: Site plan review required (see § 27-409).
(9) 
Lumberyard.[50]
[50]
Note: Site plan review required (see § 27-409).
(10) 
Manufacture, compounding, processing, packaging and/or treatment of products such as bakery goods, candy, confections, dairy products, cosmetics, musical instruments, furniture, toys and novelties, clocks and jewelry, optical products, electronic devices and scientific and precision instruments.[51]
[51]
Note: Site plan review required (see § 27-409).
(11) 
Metal fabrication.[52]
[52]
Note: Site plan review required (see § 27-409).
(12) 
Millwork and other wood products.[53]
[53]
Note: Site plan review required (see § 27-409).
(13) 
Planned industrial park.[54]
[54]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(14) 
Printing, publishing, lithographing, bookbinding or similar establishment.[55]
[55]
Note: Site plan review required (see § 27-409).
(15) 
Research laboratory or similar testing establishment.[56]
[56]
Note: Site plan review required (see § 27-409).
(16) 
Sawmill/planing mill.[57]
[57]
Note: Site plan review required (see § 27-409).
(17) 
Self-storage development.[58]
[58]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(18) 
Textile/garment industry.[59]
[59]
Note: Site plan review required (see § 27-409).
(19) 
Small warehouse (less than 50,000 square feet of gross floor area).[60]
[60]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(20) 
Small wholesale establishment (less than 50,000 square feet of gross floor area).[61]
[61]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
(21) 
Timber harvesting.
(22) 
Recycling processing facilities — non-public access.[62]
[62]
Note: Site plan review required (see § 27-409).
3. 
Special Exception Uses. Each of the following principal commercial and industrial uses and their accessory uses may be permitted in the Commercial/Industrial District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Commercial Uses.
(1) 
Animal hospital/veterinary office.
(2) 
Asphalt manufacturing.
(3) 
Day-care facility/nursery school—major.
(4) 
Dispensary facility.
(5) 
Drive-in outdoor theater.
(6) 
Fast-food restaurant.
(7) 
Fast-food restaurant with drive-in service.
(8) 
Food stand.
(9) 
Funeral home.
(10) 
Hospital.
(11) 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
(12) 
Brew pub.
(13) 
Microbrewery.
(14) 
Microdistillery.
(15) 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
B. 
Industrial Uses.
(1) 
Bottling industry.
(2) 
Chemical products industry.
(3) 
Food processing.
(4) 
Public use or private use heliport.
(5) 
Junkyards.
(6) 
(Reserved)
(7) 
Paper/pulp mill.
(8) 
Planned industrial and business parks.
(9) 
Slaughter house.
(10) 
Mineral extraction.
(11) 
Grower/processor facility.[63]
[63]
Note: Site plan review required (see § 27-409).
(12) 
Medical marijuana delivery vehicle office.[64]
[64]
Note: Site plan review required (see § 27-409).
(13) 
Any use of the same general character as those uses permitted by right. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust, odor or other air pollutants, noise, vibration, light, electrical disturbances, water pollutants, chemical pollutants of sewer lines, increased stormwater runoff and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technological innovations.
(14) 
Brewery.
(15) 
Distillery.
(16) 
Large warehouse (50,000 square feet of gross floor area or more).[65]
[65]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
(17) 
Large wholesale establishment (50,000 square feet of gross floor area or more).[66]
[66]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
4. 
Accessory Uses.
A. 
Each accessory use in the Commercial/Industrial District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Commercial/Industrial District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Aggregate test laboratory.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dwelling unit as an accessory use to a nonresidential use.
(4) 
Fuel storage and pumping facilities.
(5) 
Maintenance facilities/buildings.
(6) 
Quarry pump station.
(7) 
Seasonal roadside produce market.
(8) 
Soil storage for use on-site.
(9) 
Temporary tire storage.[67]
[67]
Note: Site plan review required (see § 27-409).
(10) 
Truck maintenance garages.
(11) 
Truck wash facilities.
(12) 
Warehousing and storage in an accessory structure.
(13) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the General Industrial District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Dump.
5. 
Conditional Uses. Each of the following principal uses and accessory uses may be permitted in the Commercial/Industrial Zoning District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this Chapter.
6. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Commercial/Industrial District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[68]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Any Commercial Uses:
-With both centralized sewer and water
10,500
80
45%
35
-With centralized sewer and on-lot water
15,000
90
40%
35
-With centralized water and on-lot sewer
30,000
125
35%
35
-With on-lot sewer and on-lot water
43,500
200
35%
35
Any Industrial Use:
130,680 (3 acres)
200
35%
50
[68]
Note: Measured at the minimum front yard listed in Subsection 6 for the particular use.
7. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Commercial/Industrial District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Commercial Use:
-With both centralized sewer and water
30
10
20
30
-With either centralized sewer and water
35
10
20
35
-With on-lot sewer and water
50
25
50
50
Any Industrial Use:
50
25
50
50
8. 
Maximum Impervious Coverage. The maximum impervious coverage in the Commercial/Industrial District shall be 65% of the lot area.

§ 27-313 Industrial/Business Park District (I-BP).

[Ord. 275, 2/9/2000, § 312; Ord. 349, 1/11/2012, §§ 1, 2; Ord. 357, 12/12/2012, § 5; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 405, 9/13/2023; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Industrial/Business Park District is to provide for smaller manufacturing or assembly operations and other industrially related establishments, which can be a good neighbor without creating pollution or overloading the utility or street system the district also provides for business offices, larger commercial uses and carefully planned and well-designed industrial/business park developments.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Industrial/Business Park District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
(Reserved)
B. 
Agriculture.
C. 
Animal hospital/veterinarian office.[1]
[1]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
D. 
(Reserved)
E. 
Automobile, motorcycle, boat, recreational vehicle sales.[2]
[2]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
F. 
Bakery.[3]
[3]
Note: Site plan review required (See § 27-409).
G. 
Bulk photo processing.[4]
[4]
Note: Site plan review required (See § 27-409).
H. 
Business office.[5]
[5]
Note: Site plan review required (See § 27-409).
I. 
Construction company.[6]
[6]
Note: Site plan review required (See § 27-409).
J. 
Day-care facility/nursery school-minor.[7]
[7]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
K. 
Financial establishment.[8]
[8]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
L. 
Fire station, including social and banquet halls.[9]
[9]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
M. 
(Reserved)
N. 
Government office.[10]
[10]
Note: Site plan review required (See § 27-409).
O. 
Greenhouse/nursery.[11]
[11]
Note: Site plan review required (See § 27-409).
P. 
(Reserved)
Q. 
Lumberyard.[12]
[12]
Note: Site plan review required (See § 27-409).
R. 
(Reserved)
S. 
(Reserved)
T. 
(Reserved)
U. 
(Reserved)
V. 
Medical clinic.[13]
[13]
Note: Site plan review required (See § 27-409).
W. 
Medical office.[14]
[14]
Note: Site plan review required (See § 27-409).
X. 
(Reserved)
Y. 
Municipal use.[15]
[15]
Note: Site plan review required (See § 27-409).
Z. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
AA. 
Office equipment sales/service.[16]
[16]
Note: Site plan review required (See § 27-409).
BB. 
(Reserved)
CC. 
Printing, publishing, lithographing, bookbinding or similar establishment.[17]
[17]
Note: Site plan review required (See § 27-409).
DD. 
(Reserved)
EE. 
Professional office.[18]
[18]
Note: Site plan review required (See § 27-409).
FF. 
(Reserved)
GG. 
(Reserved)
HH. 
(Reserved)
II. 
Self-storage development.[19]
[19]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
JJ. 
Trade school.[20]
[20]
Note: Site plan review required (See § 27-409).
KK. 
Small warehouse (less than 50,000 square feet of gross floor area).[21]
[21]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
LL. 
Small wholesale establishment (less than 50,000 square feet of gross floor area).[22]
[22]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
MM. 
Timber harvesting.
NN. 
Vineyard.
OO. 
Winery.
PP. 
Township or county park.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Industrial/Business Park District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Any use of the same general character as those uses permitted by right. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust, odor, or other air pollutants, noise, vibration, light, electrical disturbances, water pollutants, chemical pollutants of sewer lines, increased stormwater runoff, and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technological innovations.
B. 
Agricultural industry.[23]
[23]
Note: Site plan review required (See § 27-409).
C. 
Assembly and packaging establishments.[24]
[24]
Note: Site plan review required (See § 27-409).
D. 
Bottling industry.
E. 
Furniture manufacturing.[25]
[25]
Note: Site plan review required (See § 27-409).
F. 
Light metal processes such as: metal machining, finishing, grinding and polishing; metal stamping and extrusion of small products (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, tools and hardware (such as hand tools, bolts, nuts).[26]
[26]
Note: Site plan review required (See § 27-409).
G. 
Manufacture, assembly or treatment of articles or merchandise from the following previously prepared materials: plastics, bone, canvas, cellophane, cork, feathers, fiber, glass, horn, leather and fur (excluding tanning, curing and dyeing), precious or semi-precious metals or stones, shell, textiles and tobacco.[27]
[27]
Note: Site plan review required (See § 27-409).
H. 
Manufacture of: ceramic products (using only previously pulverized clay); novelty or small products from previously prepared paper or cardboard (not including bulk processing); jewelry, clocks and watches; medical, drafting, optical and other professional and scientific instruments and equipment; musical instruments; small rubber products and synthetic treated fabrics (excluding all rubber and synthetic processing); textiles (including spinning and weaving, but not including wool scouring and pulling, or jute or burlap processing or reconditioning); toys; wood products (excluding planing mills and bulk processing of wood and lumber).[28]
[28]
Note: Site plan review required (See § 27-409).
I. 
Manufacture and assembly of electrical or electronic devices; home commercial and industrial appliances and instruments; and electrical supplies, including such equipment and supplies as: lighting fixtures, fans, home radio and television receivers, electric switches, lamps, washing machines, refrigerators, and air conditioners.[29]
[29]
Note: Site plan review required (See § 27-409).
J. 
Manufacture of paper or cardboard boxes, envelopes, containers and novelties from previously prepared paper or cardboard.[30]
[30]
Note: Site plan review required (See § 27-409).
K. 
Millwork and other wood products.[31]
[31]
Note: Site plan review required (See § 27-409).
L. 
(Reserved)
M. 
Nursing home.
N. 
Personal care center.
O. 
Planned industrial and business parks.[32]
[32]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
P. 
Processing and combining of food products (except meat and fish), including baking, canning, cooking, freezing, and mixing, but not including manufacture of basic products from the raw state or such processes as: drying, smoking, preserving, or curing meats, or manufacturing sauerkraut, vinegar or yeast, fish, milling flour, roasting coffee or spices.
Q. 
Processing, packaging and treatment or compounding of such products as cosmetics and toiletries, drugs, perfumes and pharmaceutical.[33]
[33]
Note: Site plan review required (See § 27-409).
R. 
Public use or private use heliport.
S. 
Research laboratory or similar testing establishment.[34]
[34]
Note: Site plan review required (See § 27-409).
T. 
Sawmill/planing mill.[35]
[35]
Note: Site plan review required (See § 27-409).
U. 
Scientific/electronic instruments manufacturing.[36]
[36]
Note: Site plan review required (See § 27-409).
V. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
W. 
Brew pub.
X. 
Microbrewery.
Y. 
Microdistillery.
Z. 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
4. 
Accessory Uses.
A. 
Each accessory use in the Industrial/Business Park District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Industrial/Business Park District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Cafeteria, child-care center, recreation facilities for employees only.
(3) 
Fences and walls.
(4) 
Off-street parking and loading.
(5) 
Outdoor storage or display.
(6) 
Signs.
(7) 
Solar energy system.
(8) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(9) 
Wind turbine.
(10) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(11) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Industrial/Business Park District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Cement plant.
(3) 
Dump.
5. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Industrial/Business Park District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[37]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Building Coverage
(feet)
Any Use
130,680 (3 acres)
200
35%
50
[37]
Note: Measured at the minimum front yard listed in Subsection 6 for the particular use.
6. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Industrial/Business District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
50
25
50
50
7. 
Maximum Impervious Coverage. The maximum impervious coverage in the Industrial/Business Park District shall be 65% of the lot area.
8. 
All Uses Conducted in an Enclosed Building. All uses permitted under Subsection 3, "Special Exceptions Uses," with the exception of Subsections 3C, D, F and G, shall be conducted, maintained, operated and run within a fully enclosed building (enclosed by roof and wall) soundproofed to meet all requirements of this Chapter relating to noise, sound, vibration, dust, dirt, smoke, vapors, gases and odor control. This provision shall not apply to the outdoor storage of materials associated with the uses referenced herein.

§ 27-314 General Industrial District (GI).

[Ord. 275, 2/9/2000, § 313; Ord. 307, 3/29/2006, § 7; Ord. 357, 12/12/2012, § 5; Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 405, 9/13/2023; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the General Industrial District is to provide opportunities for larger industrial uses at appropriate locations and to prevent conflicts between these industrial uses and adjacent land uses. The industrial planning and design principles in the Comprehensive Plan should be used when applicable.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the General Industrial District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Agricultural industry.[1]
[1]
Note: Site plan review required (see § 27-409).
B. 
Agriculture.
C. 
Bakery.[2]
[2]
Note: Site plan review required (see § 27-409).
D. 
Bulk photo processing.[3]
[3]
Note: Site plan review required (see § 27-409).
E. 
Ceramic products industry.[4]
[4]
Site plan review required (see § 27-409).
F. 
Construction company.[5]
[5]
Note: Site plan review required (see § 27-409).
G. 
Crop storage.[6]
[6]
Note: Site plan review required (see § 27-409).
H. 
Day-care facility/nursery school-minor.[7]
[7]
Note: Site plan review required (see § 27-409).
I. 
Fire station, including social and banquet halls.[8]
[8]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
J. 
Food and kindred products, package, storage and distribution.[9]
[9]
Note: Site plan review required (see § 27-409).
K. 
Fuel oil company.[10]
[10]
Note: Site plan review required (see § 27-409).
L. 
Greenhouse/nursery.[11]
[11]
Note: Site plan review required (see § 27-409).
M. 
Lumberyard.[12]
[12]
Note: Site plan review required (see § 27-409).
N. 
Manufacture, compounding, processing, packaging and/or treatment of products such as bakery goods, candy, confections, dairy products, cosmetics, musical instruments, furniture, toys and novelties, clocks and jewelry, optical products, electronic devices, and scientific and precision instruments.[13]
[13]
Note: Site plan review required (see § 27-409).
O. 
Metal fabrication.[14]
[14]
Note: Site plan review required (see § 27-409).
P. 
Millwork and other wood products.[15]
[15]
Note: Site plan review required (see § 27-409).
Q. 
Municipal use.[16]
[16]
Note: Site plan review required (see § 27-409).
R. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
S. 
Office equipment sales/service.[17]
[17]
Note: Site plan review required (see § 27-409).
T. 
Planned industrial park.[18]
[18]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
U. 
Printing/publishing establishment.[19]
[19]
Note: Site plan review required (see § 27-409).
V. 
Printing, publishing, lithographing, bookbinding or similar establishment.[20]
[20]
Note: Site plan review required (see § 27-409).
W. 
Research laboratory or similar testing establishment.[21]
[21]
Note: Site plan review required (see § 27-409).
X. 
Sawmill/planing mill.[22]
[22]
Note: Site plan review required (see § 27-409).
Y. 
Self-storage development.[23]
[23]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
Z. 
Special mobile devices facility.
AA. 
Textile/garment industry.[24]
[24]
Note: Site plan review required (see § 27-409).
BB. 
Trade school.[25]
[25]
Note: Site plan review required (see § 27-409).
CC. 
Small warehouse (less than 50,000 square feet of gross floor area).[26]
[26]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
DD. 
Small wholesale establishment (less than 50,000 square feet of gross floor area).[27]
[27]
Note: Site plan review required (see § 27-409). See § 27-316 for additional requirements.
EE. 
Timber harvesting.
FF. 
Vineyard.
GG. 
Winery.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the General Industrial District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Bottling industry.
B. 
Bus industry.
C. 
Chemical products industry.
D. 
Commercial motor vehicle race track.
E. 
Day-care facility/nursery school-major.
F. 
Food processing.
G. 
Grower/processor facility.
H. 
Medical marijuana delivery vehicle office.
I. 
Public use or private use heliport.
J. 
Junkyards.
K. 
(Reserved)
L. 
Nursing home.
M. 
Paper/pulp mill.
N. 
Personal care center.
O. 
Planned industrial and business parks.
P. 
Slaughter house.
Q. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
R. 
Truck/bus repair facility.
S. 
Any use of the same general character as those uses permitted by right. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust, odor, or other air pollutants, noise, vibration, light, electrical disturbances, water pollutants, chemical pollutants of sewer lines, increased stormwater runoff, and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technological innovations.
T. 
Brew pub.
U. 
Distillery.
V. 
Microbrewery.
W. 
Public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
X. 
Large warehouse (50,000 square feet of gross floor area or more).[28]
[28]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
Y. 
Large wholesale establishment (50,000 square feet of gross floor area or more).[29]
[29]
Note: Site plan review required (see § 27-409). See § 27-317 for additional requirements.
4. 
Conditional Uses. Each of the following principal uses and accessory uses may be permitted in the General Industrial District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this Chapter.
A. 
Mineral extraction.
B. 
Prison/correctional institution.
C. 
Public heliport.
5. 
Accessory Uses.
A. 
Each accessory use in the General Industrial District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the General Industrial District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Cafeteria, day-care facility, recreation facilities for employees only.
(3) 
Fences and walls.
(4) 
Off-street parking and loading.
(5) 
Outdoor storage or display.
(6) 
Signs.
(7) 
Solar energy system.
(8) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(9) 
Wind turbine.
(10) 
Accessory uses and structures which are clearly customary and incidental to the principal use.
(11) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the General Industrial District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Dump.
6. 
Lot Area, Width, Building Coverage and Building Height. Each of the following dimensional requirements shall apply to each use in the General Industrial District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[30]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Building Coverage
(feet)
Any Use
130,680 (3 Acres)
200
35%
50
[30]
Note: Measured at the minimum front yard listed in Subsection 6 for the particular use.
7. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the General Industrial District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
50
25
50
50
8. 
Maximum Impervious Coverage. The maximum impervious coverage in the General Industrial District shall be 65% of the lot area.

§ 27-315 Blue Mountain Conservation District (BMC).

[Ord. 275, 2/9/2000, § 314; Ord. 351, 4/10/2012, § 1; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 399, 8/27/2020; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. The purpose of the Blue Mountain Conservation District is to protect the scenic, recreational and environmental resources of Blue Mountain, to protect and preserve natural resources in the Township, and to provide for the orderly development of the Township. The predominant land uses in the District are forest land, state game land, and other open space uses. The regulations for this District are designed to protect these land uses.
2. 
Uses Permitted by Right. Each of the following principal uses and their accessory uses are permitted by right in the Blue Mountain Conservation District by the Zoning Officer, provided that the use type, dimensional, and all other applicable requirements of this Chapter are satisfied:
A. 
Single-family detached dwelling-low impact.[1]
[1]
Note: Site plan review required (see § 27-409).
B. 
Township or county park.
C. 
Wildlife Sanctuary.[2]
[2]
Note: See § 27-316 for additional requirements.
D. 
Timber harvesting.[3]
[3]
Note: See § 27-316 for additional requirements.
E. 
Vineyard.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Blue Mountain Conservation District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter:
A. 
Commercial outdoor recreation.
B. 
Municipal use.
C. 
Picnic grove.
4. 
Accessory Uses.
A. 
Each accessory use in the Blue Mountain Conservation District shall comply with the minimum yard requirements of Subsection 6, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Blue Mountain Conservation District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Farm pond.
(2) 
Fence and wall.
(3) 
Home gardening, nursery.
(4) 
Home occupation.
(5) 
Keeping animals and fowl.
(6) 
Noncommercial swimming pool.
(7) 
Off-street parking.
(8) 
Recreational vehicle.
(9) 
Temporary structure or use, pursuant to the special exception procedures and standards of § 27-317.
(10) 
Accessory uses and structures which are clearly customary and incidental to the principal use which create no more than 3,000 square feet of impervious coverage plus stone/gravel cover in addition to the principal use.
(11) 
Accessory solar energy system.
C. 
Each of the following accessory uses are prohibited in the Blue Mountain Conservation District:
(1) 
Any use which violates a provision of Part 4 or 5.
(2) 
Commercial or industrial outdoor storage or display.
(3) 
Dump.
5. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Blue Mountain Conservation District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[4]
(square feet)
Minimum Lot Width[5]
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Any Use
10 acres
500
5%
35
[4]
Per dwelling unit for residential uses.
[5]
See § 27-404, Subsection 2B, for the exact manner in which minimum lot width is measured.
6. 
Minimum Yard Requirements. Each of the following yard requirements shall apply to each use in the Blue Mountain Conservation District, except as specified in this Chapter:
Principal Use
Front Yard
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Any Use
50
25
50
50
7. 
Maximum Impervious Coverage. The maximum impervious coverage in the Blue Mountain Conservation District shall be 4% of the lot's area.
8. 
Wireless Communications Facilities. New wireless communications facilities are specifically prohibited within the BMC Zoning District, except for the addition or replacement of antenna on an existing tower, where the applicant proves to the Zoning Officer that such addition or replacement is required to be allowed under applicable federal regulations. In addition, existing lawful wireless communications facilities may be replaced in kind, where the new facilities are not taller, longer or greater in number than the existing facilities.
A. 
As a special exception use, the Zoning Hearing Board may approve a change to an existing wireless communications facility, such as a taller height or a greater number of antennae, if the applicant proves to the satisfaction of the Board that the change in an existing facility will allow the removal of another existing wireless communications facility in the BMC District through a consolidation, and the changes to the existing facility will not have significant negatively impacts upon public recreation along the Appalachian Trail Corridor.

§ 27-316 Additional Requirements for Certain Permitted-By-Right Uses.

[Ord. 275, 2/9/2000, § 315; Ord. 351, 4/10/2012, § 3; A.O.; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 405, 9/13/2023]
1. 
Compliance Required. Each of the following uses shall also comply with the additional requirements for that use listed in this Section.
2. 
Additional Requirements.
A. 
Animal Hospital.
(1) 
A minimum lot size of at least two acres shall be required for those animal hospitals treating small animals (e.g., cats, birds, exotic animals). A minimum lot size of at least three acres shall be required for those animal hospitals treating large animals (e.g., cattle, horses, etc.).
(2) 
All buildings in which animals are housed or provided care shall be located at least 100 feet from all lot lines. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived beyond the boundary of the property.
(3) 
Outdoor animal runs may be provided for small animals so long as a visual barrier at least four feet in height is provided between the runs and a double evergreen screen at least six feet in height is provided around the runs. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.
B. 
Animal Husbandry.
(1) 
The use shall be conducted on a lot at least 10 acres in size.
(2) 
No new barns, animal shelters, stables, feed yards, or manure storage areas will be located closer than 500 feet from all dwellings except the dwelling of the owner or lessee, or from all residential district boundaries.
(3) 
No additions to existing barns, animal shelters, stables, feed yards, or manure storage areas will be located closer than 150 feet from all streets, property lines, district boundaries, and dwellings except the dwelling of the owner or lessee.
C. 
Aquaculture.
(1) 
A site plan shall be submitted in accordance with the requirements of § 27-409, Subsection 3.
(2) 
The use shall not negatively impact the quality or quantity of the groundwater supply; to make this determination the Township has the right to require a prepared by a professional hydrogeologist, with the cost of such study borne by the applicant.
(3) 
All hatchery and holding tanks, raceways, ponds, filters, clarifies, aerators, pumps, feeders, waste treatment facilities, buildings and similar structures shall be located at least 150 feet from any existing residential dwelling except the dwelling of the owner or leases and from any residential zoning district boundary.
(4) 
All waste disposal facilities and practices shall meet or exceed the requirements of the Pennsylvania Department of Environmental Protection.
(5) 
The environmental protection regulations of Part 5 shall be complied with.
D. 
Agricultural Industry.
(1) 
Shall comply with all existing federal and state regulations.
E. 
Asphalt Manufacturing.
(1) 
Shall require that all applicable permits and approvals from the Department of Environmental Protection.
F. 
Auditorium.
(1) 
A twenty-foot buffer yard shall separate an off-street parking area from an adjoining lot line.
(2) 
No lighting shall be permitted which will shine beyond the boundary of the property.
G. 
Auto Accessory. There shall be no outdoor display of automobile parts and accessories.
H. 
Auto, Motorcycle, Boat or Recreational Vehicle Sales. No vehicle on display shall occupy any part of the street right-of-way, required yard areas, or required parking area.
I. 
Auto Repair Garage.
(1) 
All repair and paint work shall be performed within an enclosed building.
(2) 
All provisions shall be made to prevent or minimize noise, odor, vibration, light or electrical interference to adjacent lots.
(3) 
Outdoor storage of autos and other vehicles shall not exceed three times the indoor repair area, shall only be back of the front yard line, and shall be no closer than 20 feet from side and rear lot lines.
(4) 
Any vehicle on the premises longer than 48 hours shall be deemed a stored vehicle. No vehicle shall be stored in excess of 60 days.
J. 
Auto Service Station.
(1) 
All activities except those to be performed at the fueling stations shall be performed within a completely enclosed building.
(2) 
Fueling stations shall be at least 25 feet from any future street right-of-way or 50 feet from the street center line, whichever is greater.
(3) 
All automobile parts and dismantled vehicles are to be located within a building.
(4) 
Full body paint spraying or body and fender work shall not be permitted.
(5) 
Automobiles that are taken to a service station for outside storage because of an accident may remain no longer than 60 days from the day the car arrives at the station.
K. 
Boarding House/Lodging House/Rooming House.
(1) 
No more than one person shall occupy each rental unit.
(2) 
Separate cooking facilities in each rental unit shall be prohibited.
(3) 
Each rental unit shall be at least 250 square feet in size and shall have its own sanitary and sleeping facilities.
(4) 
Each rental unit shall have separate access to the outside or to a common hallway or balcony.
(5) 
The yard, building area, off street parking and other applicable requirements for the district shall be met.
(6) 
Adequate capacity of sewer, water and other utilities shall be certified.
(7) 
Each rental unit shall be subject to an annual use and occupancy inspection by the Zoning Officer.
(8) 
The use may not be established until the compliance with all Commonwealth of Pennsylvania and Township rules and regulations including, but not limited to, use and occupancy, fire an safety and health.
(9) 
The use shall be carried on by members of the immediate family, who must reside on the premises. Failure of owner to continue to reside on the premises shall terminate any special exception granted under this Section.
L. 
Cemetery. Shall be on a lot at least two acres in area.
M. 
Commercial Indoor Recreation.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundaries of the property.
(3) 
The Pennsylvania Department of Labor and Industry shall approve the design of the building.
N. 
Commercial Outdoor Recreation.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundaries of the property.
(3) 
This term shall not allow a motor vehicle race track or any use that involves off-road operations of motor vehicles at more than 25 miles per hour.
[Added by Ord. No. 393, 9/11/2019]
O. 
Commercial Stable or Riding Academy.
(1) 
The use shall be conducted on a lot no smaller than 10 acres in size.
(2) 
No new barns, animal shelters, stables, feed yards, or manure storage areas will be located closer than 500 feet from all dwellings except the dwelling of the owner or lessee, or from all residential district boundaries.
(3) 
No additions to existing barns, animal shelters, stables, feed yards, or manure storage areas will be located closer than 150 feet from all streets, property lines, district boundaries, and dwellings except the dwelling of the owner or lessee.
P. 
Community/Cultural Center. No outdoor recreation area shall be located closer to any lot lines than the required front yard depth in the Zoning District.
Q. 
Convenience Store.
(1) 
Shall have no more than eight fueling stations.
(2) 
Shall have a building floor area of not more than 5,000 square feet.
(3) 
Shall not include the sale or rental of "X" rated videos.
R. 
Day-Care Facility/Nursery School-Minor.
(1) 
Care of a maximum of five people may occurred in a single-family detached dwelling or up to two people in any other dwelling unit. This restriction shall apply only to people not related to permanent resident of the dwelling by blood, marriage, adoption or formal foster relationship.
(2) 
Uses involving the care of three or more people not related to the permanent resident of the dwelling shall occur only in a dwelling with a minimum 1,000 square feet of available usable outdoor open space or that is within 500 feet of a public park.
(3) 
Dwelling shall retain a residential appearance with no change to the exterior of the dwelling to accommodate the use, other than cosmetic improvements except as required by federal, state or local law or regulation.
(4) 
Any day-care facility or nursery school involving more than six people shall be considered a principal use and meet the standards of § 27-317, Subsection 5T, under "Day-care center/Nursery School-Major."
(5) 
No outdoor play area shall be closer than 40 feet to any lot line.
(6) 
The use shall comply with any applicable county, state and federal regulation.
S. 
Financial Establishment. Any drive-in window(s) shall be located, along with attendant lane(s) for vehicles, to ensure that traffic, conflicts and hazards are avoided within the site and along the streets and highways adjoining the financial establishment.
T. 
Fire Station. Shall be located on a lot abutting an arterial or collector street as defined by the Official Street Classification Map.
U. 
Fuel Retail Center.
(1) 
The sale of convenience store items shall be an accessory use.
(2) 
The outdoor storage of vehicles and vehicle parts shall be prohibited.
(3) 
A buffer yard which complies with all of the standards of § 27-404, Subsection 4, shall be provided if the use is located within or adjacent to a residential zoning district.
(4) 
Signs shall comply with the sign regulations of Part 6.
V. 
Golf Course.
(1) 
No fairway, green or other use area shall be located closer than 50 feet to a rear or side property line.
(2) 
No building shall be less than 100 feet from any lot line.
W. 
Greenhouse/Nursery. Off-street parking shall be provided and designed to discourage vehicles from backing out onto a street or highway.
X. 
Heliport.
(1) 
The Pennsylvania Bureau of Aviation within the Pennsylvania Department of Transportation shall find the landing area safe and acceptable for licensing for a private heliport.
(2) 
The Federal Aviation Administration shall have granted approval for the use of the air space.
(3) 
The use shall comply with any other applicable federal and state regulations and requirements.
(4) 
Areas used for landings, take-offs and ground circulation shall be located at lest 300 feet away from adjacent property lines.
Y. 
Hotel/Motel. A restaurant may be permitted as an accessory use to a hotel or motel.
Z. 
Kennel.
(1) 
All kennels shall provide the minimum area for kennels required by state regulations.
(2) 
All buildings in which animals are housed and all runs shall be located at least 100 feet from all lot lines.
(3) 
Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived beyond the boundary of the property.
(4) 
Outdoor runs may be provided so long as a visual barrier at least four feet in height is provided between the runs and a double evergreen screen at least six feet in height is provided around the runs. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.
AA. 
Laundry/Laundromat. Centralized sewage disposal facilities and centralized water supply facilities shall be provided.
BB. 
Mobile/Manufactured Home.
(1) 
Shall be constructed in accordance with the safety and construction standards of the U.S. Department of Housing and Urban Development.
(2) 
Shall have a site graded to provide a level, stable and well-drained area.
(3) 
Shall have wheels, axles and hitch mechanisms removed.
(4) 
A mobile/manufactured home shall be installed in full compliance of state installation requirements for manufactured home installation, which typically requires compliance with the manufacturer's recommended installation instructions, in addition to applicable provisions of the Construction Codes. If the manufacturer's instructions are not available or are determined by the Construction Codes Official to be outdated and insufficient, then the following installation requirements shall apply:
[Amended by Ord. No. 393, 9/11/2019]
(a) 
The foundation system shall consist of ten-inch diameter concrete piers, concrete footing perpendicular to the main longitudinal frame, or equivalent and shall be installed from ground level to below the frost line (36 inches minimum). This foundation system shall be placed on eight feet centers along each of the two main longitudinal frames for each section of the home with no more than three feet overhang at each end of the section.
(b) 
One-half-inch diameter by twelve-inch long eyebolts shall be cast in place at each corner and at two midpoints in the concrete piers, concrete footing or equivalent. Concrete blocks shall be used to support the home on the foundation system and wood shims may be used for final leveling. The concrete support blocks shall not be wider than the support foundation.
(c) 
The mobile/manufactured home shall be securely anchored or tied down with cable and turn buckles or equivalent connecting the frame to the cast in place eyebolts on at least four corners and two mid-points. The tie-down shall also be in accordance with the manufacturers recommendations furnished with each home.
(d) 
Homes shall not be placed more than four feet above the supporting ground area.
(5) 
Shall comply with the following requirements for the various zoning districts:
Districts
Requirements
FF
Size: shall have two sections and more than 12,000 square feet of floor space
PR, SR, and VC
Size: shall have more than 450 square feet of floor space
FF
Perimeter wall: shall have a cellar and a permanently constructed perimeter wall made of material such as wood, metal or masonry having the appearance of a perimeter foundation
PR, SR and VC
Skirting: shall be enclosed from the bottom of the home to the ground or stand using industry-approved skirting material compatible with the home.
FF, SR PR
Roof and siding: shall have a pitched roof and have siding and VC roof materials customarily used on site-constructed homes.
CC. 
Picnic Grove.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundaries of the property.
DD. 
Place of Worship. Shall be on a lot of at least two acres in area.
EE. 
Planned Development.
(1) 
Shall be in accordance with the performance standards of this Chapter and in accordance with all development standards of the Township Subdivision and Land Development Ordinance [Chapter 22].
(2) 
Shall contain only those individual uses permitted in the district.
FF. 
Planned Industrial and Business Park.
(1) 
Shall contain a minimum of 20 acres.
(2) 
Shall be in accordance with the performance standards of this Chapter and in accordance with all development standards of the Township Subdivision and Land Development Ordinance [Chapter 22].
(3) 
Shall contain only those individual uses permitted in the district.
GG. 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection 2GG, regarding planned residential developments, was repealed by Ord. No. 393, 9/11/2019.
HH. 
Private Airport or Airstrip.
(1) 
The Pennsylvania Bureau of Aviation within the Pennsylvania Department of Transportation shall find the landing area safe and acceptable for licensing for a private airstrip, private airport.
(2) 
The Federal Aviation Administration shall have granted approval for the use of the air space.
(3) 
The use shall comply with any other applicable federal and state regulations and requirements.
(4) 
Areas used for landings, take-offs and ground circulation shall be located at least 1,000 feet away from adjacent property lines.
II. 
Recycling Facility, Material Separation Facility.
(1) 
The site shall contain at least three acres for any facility with a capacity to treat or dispose of up to 300 tons of solid waste per day. The size of the site shall be increased by two additional acres of land for each additional capacity of 100 tons per day, or fraction thereof.
(2) 
Entrances and exits to the facility shall be separated and clearly designated; entrances and exits shall each be at least 30 feet in width and shall be located along either an arterial or collector road.
(3) 
All access roads shall be paved.
(4) 
Measures and procedures to prevent and minimize fire hazards shall be established and practiced at the site or facility. A report describing these procedures shall be provided to the Township.
(5) 
Each facility shall be operated and maintained in such a manner as to minimize health hazards, odors, dust, noise, environmental degradation, unsightliness, the attraction, harborage or breeding of insects, rodents or vectors and to eliminate conditions which create safety hazards or impose an undue burden upon the Township or its municipal services infrastructure.
(6) 
The operation of the facility shall comply with all applicable state and federal regulations.
(7) 
The facility shall comply with the performance standards in this Chapter (Part 5).
JJ. 
Restaurant, Fast Food, and Restaurant Fast Food with Drive-In Service, Food Stand.
(1) 
Shall screen all trash containers.
(2) 
Shall provide landscaping on all areas not covered by buildings, structures, parking areas or access drives.
(3) 
May provide an outdoor menu board (which shall not be considered a sign) if drive-up service is provided from within the building to customers in their vehicles.
KK. 
Sanitary Landfill. Involving the disposal of 100 or less tons of solid waste per day.
(1) 
The site for a sanitary landfill shall contain at least 50 acres.
(2) 
All solid waste shall only be disposed of within the disposal zone; this disposal zone shall be at least 100 feet from any public highway, road or street and adjoining property line.
(3) 
The site and facility shall comply with all applicable federal and state rules, regulations and requirements and in all cases the most stringent requirements shall apply.
(4) 
The facility shall comply with the performance standards in this Chapter (Part 5).
(5) 
Each facility shall be operated and maintained in such a manner as to minimize health hazards, odors, dust, noise, environmental degradation, unsightliness, the attraction, harborage or breeding of insects, rodents or vectors, and to eliminate conditions which create safety hazards or impose an undue burden upon the Township or its municipal services infrastructure.
(6) 
Fences to control blowing litter shall be located in the immediate operating area downwind from the working area. Prior to the disposal activities, an eight-foot high fence totally encompassing the active landfill area shall be required for safety and to prevent unauthorized entrance.
(7) 
Litter shall be collected daily from fences, roadways, tree line borders and other barriers.
(8) 
Evergreen plant materials and/or beams shall be used to visually screen solid waste in the disposal zone where the landfill site is located adjacent to a residential district, including the FF District, or the Borough of Pen Argyl. A plan for visual screens shall be submitted by the operator for review by the Township Planning Commission.
(9) 
Entrances and exits to the facility shall be mud-free surface separated and clearly designated to avoid confusion; entrances and exits shall each be at least 30 feet in width and shall be located along either an arterial or collector road.
(10) 
Measures and procedures to prevent and minimize fire hazards shall be established and practiced at the site or facility. A report describing these procedures shall be provided to the Township.
(11) 
Burning of any kind of waste is prohibited, except for the burning of methane gas for odor control when approved by the Pennsylvania Department of Environmental Protection regulations.
(12) 
All wastes shall be covered with a suitable earth cover at the close of operations each day.
(13) 
A truck wash shall be required at the facility to minimize mud and dirt on the roads.
(14) 
A double liner system shall be required within the disposal zone.
(15) 
Accessory uses and accessory structures, including monitoring wells, pump houses and truck washes, may be located in the setback zone while the landfill is in operation, provided that none of the accessory uses or structures are located within 100 feet of the property line.
(16) 
All incinerator ash to be disposed of in the landfill shall first be tested for hazardous materials and substances. Any ash found to be hazardous shall be rejected and shall not be disposed of at the facility.
(17) 
All incinerator ash shall be disposed of in a safe manner in accordance with the regulations of the Pennsylvania Department of Environmental Protection.
(18) 
The operator shall cooperate with and involve the Township in the environmental monitoring of the landfill. To assist in this monitoring, the Township shall appoint a local inspector. The inspector shall be trained and certified by the PA Department of Environmental Protection (DEP), if such training and certification is available from the DEP. If training is not available from DEP, training may be obtained from private entities. Municipal inspectors shall be authorized to enter property, inspect only those records required by DEP, take samples and conduct inspections. The municipal inspector has the right to halt operations of the facility if the inspector determines that there is an immediate threat to health and safety.
(19) 
The Township shall have the right to perform independent water and other environmental tests around the landfill.
LL. 
Self-Storage Development.
(1) 
All storage units shall be fireproof and waterproof. Each shall have separate ingress/egress secured by a locking device.
(2) 
Outdoor storage shall be limited to recreational vehicles, campers and boats on trailers parked on mud-free surface. All such items must be licensed and inspected (if applicable), and in operable condition.
(3) 
Trash, garbage, refuse, explosive or flammable materials, hazardous substances, animal, animal carcasses or skins, or similar items shall not be stored.
(4) 
Nothing shall be stored in interior traffic aisles, off-street parking areas, loading areas, or driveway areas.
(5) 
Commercial servicing or repairing of boats, vehicles, trailers, lawn mowers or any similar equipment shall not be permitted.
(6) 
Adequate lighting shall be provided to illuminate the area, but shall not be allowed to shine beyond the boundaries of the property.
MM. 
Shopping Center.
(1) 
All buildings shall be arranged in a group or in groups, and the distance at the closest point between any two buildings or groups of attached buildings, shall be not less than 15 feet.
(2) 
Off street parking space shall be provided in accordance with the standards set forth in Part 7.
(3) 
Parking, loading and service areas shall be located entirely within the confines of the lot, shall be physically separated from public streets by buffer strips against un-channeled motor vehicular ingress and egress, and shall have not more than two access ways to any one public street.
(4) 
All access ways in a public street shall be located not less than 150 feet from the intersection of any street line.
(5) 
Along any residential district boundary line, a buffer yard shall be provided which shall be not less than 50 feet in width, measured from such lot line or street line where such line constitutes the district boundary line. The exterior 50 feet of said buffer yards shall be planted with grass seed or sod in ground cover and shall be well-maintained. No storage of materials shall be permitted in the said buffer yard.
(6) 
No storage of materials, equipment or goods shall be permitted outside a building, unless they are located within a permanently enclosed patio.
(7) 
All parking, loading, access and service areas shall be adequately illuminated at night. Such lighting, including sign lighting, shall be arranged so as to not shine beyond the boundary of the property. All utility lines servicing this area shall be placed underground.
(8) 
Pedestrian safety islands shall be required at the end of alternate parking bays. Each island shall be at least 300 square feet in area. Such islands shall be landscaped and designed to provide a safe area for pedestrians to wait prior to crossing vehicular traffic lanes; lighting standards may be incorporated in the design.
(9) 
If the development of the center is to be carried out in progressive stages, each stage shall be so planned that the requirements of this Section and the intent of this Chapter shall be fully complied with at the completion of any stage.
(10) 
After the final development plan has been approved and when in the course of carrying out the plan, adjustments such as rearrangements of buildings, parking areas, entrances, heights or yards are requested by the proponents, and such requests conform to the standards established by the approved final development plan for the area to be covered by buildings, parking spaces, entrances, height, setback and lot area requirements, such adjustments may be approved by the Planning Commission upon application which shall be accompanied by a plan of the entire development with the proposed changes indicated.
NN. 
Single-Family to Multifamily Conversions.
(1) 
The lot area per family shall not be reduced to less than the amount stated for the district in which the dwelling is located.
(2) 
The yard, building area, off-street parking and other applicable requirements for the district shall not be reduced.
(3) 
No structural alteration of the building exterior shall be made except as may be necessary for purposes of sanitation or safety.
(4) 
Adequate capacity of sewer, water and other utilities shall be available.
OO. 
Swimming Club.
(1) 
All swimming pools shall be entirely enclosed with a good quality chain-link or preferably a wooden or other equivalent fence of not less than six feet in height.
(2) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(3) 
No lighting shall be permitted which will shine beyond the boundaries of the property.
(4) 
The fence shall be equipped with a self-closing and self-latching gate.
(5) 
Water. If the water for such swimming pool is supplied from a private well, there shall be no cross-connection with the public water supply system. If the water for such swimming pool is supplied from the public water supply system, the inlet shall be above the overflow level of such swimming pool.
PP. 
Tennis Club.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundary of the property.
(3) 
Tennis courts shall not be permitted in any required yard area.
QQ. 
Small Warehouse or Small Wholesale Establishment.
(1) 
Access to the site shall be from an arterial or collector street as identified on the Plainfield Township Official Street Classification Map.
(2) 
Maximum building height for such use shall be 35 feet.
(3) 
A traffic impact study consistent with the requirements of § 27-410, Subsection 5D of this Chapter shall be prepared and submitted as part of the application. The traffic impact study shall be prepared by a professional traffic engineer. In addition to the requirements of § 27-410, Subsection 5D, the traffic impact study shall also include a truck routing map identifying anticipated routes to and from the proposed facility to the Township boundary. The truck routing map shall be consistent with existing truck routing signage and trip distribution data presented in the traffic study and will identify any new proposed truck routes and necessary truck routing signage.
(4) 
Buffer Yards. Buffer yards shall be required between non-industrial land uses in accordance with the following requirements:
(a) 
Buffer yards shall include a planting screen.
(b) 
The buffer plantings are intended to be a dense visual screen. However, it is not intended to be a monocultural planting. A variety of evergreen tree species in conjunction with deciduous and/or evergreen shrubs should be utilized to provide complete screening and aesthetic variety and appeal.
(c) 
Trees used for screen buffers shall be composed of 100% evergreen varieties. Evergreen trees used in the screen planting shall be at least six feet high when planted and shall be of such species as will produce a dense visual screen at least 10 feet high within four years. Shrubs shall have a minimum height of 36 inches when planted. Where the screen buffer planting requires more than 50 trees, no more than 1/3 of these trees will be of a single variety. Canopy trees and/or flowering trees are encouraged to provide visual interest, in addition to the required evergreen trees and shrubs.
(d) 
The screen buffer is to provide a visual barrier between adjacent non-industrial land uses. The screen buffer shall be aligned adjacent and parallel to side and rear property lines.
(e) 
A 35-foot buffer shall be required between industrial use and any non-industrial use. Buffers shall not be required between adjacent industrial uses. Plan submissions should clearly indicate all adjacent land uses to determine where a buffer yard is required. Any required buffer yard shall be measured from the property line.
(f) 
Plant materials shall be permanently maintained and any plant material which dies shall be replaced by the landowner.
(g) 
The buffer yard may overlap the required side or rear yards, and, in case of conflict, the larger yard requirements shall apply.
(h) 
No structure, sign, manufacturing or processing activity, commercial activity, parking, or storage or display of materials shall be permitted in the buffer yard. However, fences and/or walls may be installed by property owners in buffer yards on their property.
(i) 
Existing plant material may be used to meet the buffer requirements, provided that the existing plant material meets or exceeds the planting requirements noted above, or that the existing plant material is sufficient to provide the same buffering effect, either as it exists or is supplemented with additional plant material, as the planting requirements. Noxious weeds and/or invasive species may not be counted toward the buffer requirement and shall be removed or eradicated.
(j) 
Where such screening is required, it shall be assured by a performance guarantee posted with the governing body in an amount equal to the estimated cost of trees and shrubs and planting. Such guarantee shall be released only after passage of the second growing season following planting.
(k) 
Berms, Fences and Walls. Walls, fences and/or earth berms may be used in combination with plant material subject to the approval of the Board of Supervisors and in conformance with the following:
1) 
The use of berms, fences and walls may be approved on a case-by-case/site specific basis after review by the Planning Commission.
2) 
Berms shall have side slopes of not less than three feet horizontal for each one foot vertical and a minimum crown width of two feet.
3) 
Berms shall be substantially planted and covered with live vegetation. No berm shall consist entirely of turf grass, ground cover, mulch or similar material.
4) 
Berm Soil. The following standards shall apply to soil to be used as a planting berm.
a) 
Berm soil shall be free of stones of one inch or larger in any dimension; roots, plants, sod, clods, clay lumps, or pockets of course sand; contaminants such as chemicals, construction materials and building debris, fuels, and other extraneous materials harmful to plant growth; and obnoxious weeds and invasive plants.
b) 
The soil shall not be infested with nematodes, grubs, other pests, pest eggs, or other undesirable organisms and disease-causing plant pathogens.
c) 
Soil for berms shall be friable and with sufficient structure to give good tilth and aeration.
d) 
Topsoil shall be of a sufficient depth (three inches) to support vegetation. Where whips or woody shrubs are to be planted, 18 inches of soil is required.
5) 
A berm, fence or wall may not exceed eight feet in height.
(5) 
The minimum yard setbacks shall be as follows:
(a) 
Front yard: 50 feet.
(b) 
Side yard (each): 50 feet.
(c) 
Rear yard: 50 feet.
(d) 
Where a property abuts a residential use, the required side and/or rear yards directly abutting the residential use shall be increased to 100 feet.
(6) 
Parking Requirement. A minimum of one space per 2,500 square feet of gross floor area. Loading docks/areas may not be counted towards the required truck staging spaces.
(7) 
Sufficient off-street queuing space shall be required at facility entrances to prevent vehicles from queuing on public streets while waiting for access to the facility.
(8) 
No bulk storage of trash, garbage, refuse, explosive or flammable materials, hazardous substances, animals, animal carcasses or skins or similar items shall be permitted.
RR. 
Wildlife Sanctuary.
(1) 
The use shall be conducted on a lot at least five acres in size.
(2) 
No animal which is dangerous or capable of causing harm to persons or damage to property shall be permitted to roam free.
(3) 
Every barn, animal shelter, stable, cage, feed yard, or manure storage area shall be at least 150 feet from all lot lines.
SS. 
Timber Harvesting.
(1) 
Shall comply with the Township's Timber Harvesting Ordinance [§ 27-518].
TT. 
Dispensary Facility.[2]
(1) 
A dispensary facility must be owned and operated by a legally registered dispensary in the Commonwealth and possess a current and valid medical marijuana permit from the DOH pursuant to the Act.[3]
[3]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(2) 
A dispensary facility may only dispense medical marijuana in an indoor, enclosed, permanent, and secure building and shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(3) 
Dispensary facility may not operate on the same site that a grower/processor facility is located.
(4) 
Dispensary facility shall have a single secure public entrance and shall implement appropriate security measures to deter and prevent the theft of medical marijuana and unauthorized entrance into areas containing medical marijuana, all of which shall be in accordance with the Act.
(5) 
Permitted hours of operation of a dispensary facility shall be 8:00 a.m. to 8:00 p.m. [of the same calendar day].
(6) 
A dispensary facility shall be a maximum of 3,000 gross square feet, of which no more than 500 square feet shall be used for secure storage of medical marijuana, and shall have an interior customer waiting area equal to a minimum of 25% of the gross floor area of the dispensary facility.
(7) 
Dispensary facility shall:
(a) 
Not have a drive-through service;
(b) 
Not have outdoor seating areas;
(c) 
Not have outdoor vending machines;
(d) 
Prohibit the administering of, or the consumption of medical marijuana on the premises; and
(e) 
Not offer direct or home delivery service.
(8) 
A dispensary facility may dispense only medical marijuana to certified patients and caregivers as set forth in the Act and shall comply with all lawful, applicable health regulations, including those of DOH.
(9) 
A dispensary facility may not be located within 1,000 feet of a property line of a public, private or parochial school or a day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of municipality in which it is located.
(10) 
Dispensary facility shall be a minimum distance of 1,000 feet from the next nearest medical marijuana facility. This does not include complimenting or supporting businesses covered by different definitions. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted, regardless of municipality in which it is located. This separation distance does not apply to the distance between the grower/processor facility or academic clinical research centers and the specific dispensary facility they serve, or with which they partner.
(11) 
Any medical marijuana facility lawfully operating pursuant to the Act shall not be rendered in violation of these provisions by the subsequent location of a public, private or parochial school or day-care center.
(12) 
All external lighting serving dispensary facility must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(13) 
Parking requirements will follow the parking regulations found in Part 7, Off-Street Parking and Loading. Off-street parking regulations shall utilize those requirements as listed in Table 27-701.1, Off-Street Parking Requirements, Subsection D, Institutional and Educational Uses, for a medical or dental office.
(14) 
A buffer planting is required where a dispensary facility adjoins a residential use or district.
(15) 
Entrances and driveways to a dispensary facility must be designed to accommodate the anticipated vehicles used to service the facility.
(a) 
All accesses must secure the appropriate highway occupancy permit (State or local Township).
(b) 
The driveway must be designed and improved to the standards expressed in Chapter 21, Streets and Sidewalks, Part 2, Driveways, and all applicable provisions of Chapter 22, Subdivision and Land Development.
(16) 
The dispensary facility shall require a site plan review and approval if it is utilizing an existing facility and a land development review and approval if a new facility is being built and utilized, pursuant to the Township of Plainfield Code of Ordinances.
(17) 
Any and all other provisions contained in the Act affecting the construction, use and operation of a dispensary facility.
[2]
Editor's Note: Ord. 379, 2/8/2017 also provided the following:
"The Supervisors of Plainfield Township, Northampton County, Pennsylvania, under the powers vested in them by the Second Class Township Code and the Pennsylvania Municipalities Planning Code, as amended, as well as other laws of the Commonwealth of Pennsylvania, including the Pennsylvania Medical Marijuana Act (PA Act 16 of 2016), do hereby ordain and enact the following amendment to the text of the Plainfield Township Zoning Ordinance, as amended.
"The purpose of this Zoning Ordinance amendment is to establish a process and standards for the establishment, construction, and operations of medical marijuana facilities, pursuant to the Pennsylvania Medical Marijuana Act (PA Act 16 of 2016) (the "Act") and to allow for the integration of an allowed industry while providing for the protection for the public's health, safety, morals, and general welfare."
UU. 
Non-Tower Based Wireless Communications Facilities. The non-tower-based wireless communications facilities permitted use shall comply with all provisions, regulations, standards and requirements as set forth in Part 9, Wireless Communications Facilities Regulations, in addition to the policies and procedures detailed in Subsection 1.
VV. 
Winery.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township.
(3) 
Off-street parking shall be provided in accordance with Table 27-701.1 Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(4) 
The winery use may provide for the interior display or sale of wine and related retail merchandise, wine tasting, and instruction related to the wine making process. A maximum of 30% of the floor area can be dedicated to public seating/eating or tasting. No exterior display or sale of retail merchandise shall be permitted outside of the winery, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the winery use.
(5) 
Special events held on the winery facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317, Subsection 5, Additional Standards, Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(6) 
Must have all necessary permits and/or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(7) 
No outside storage is permitted, other than commercial refuse containers, but not for byproducts.
(8) 
Land development subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development of the Code of Ordinances of Plainfield Township, as applicable.
WW. 
No-Impact Home-Based Business.
(1) 
The no-impact home-based business use is permitted-by-right across all residential zoning districts within Plainfield Township, subject to the condition that the permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community. The applicant must furnish written proof of compliance of this provision to the Plainfield Township Zoning Officer.
(2) 
In order to be classified as a no-impact home-based business, the business or commercial activity must satisfy the following requirements:
(a) 
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(b) 
The business shall employ no employees other than family members residing in the dwelling.
(c) 
There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(d) 
There shall be no outside appearance of a business use, including, but not limited to parking, signs or lights.
(e) 
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 receipt, which is detectable in the neighborhood.
(f) 
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.
(g) 
The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(h) 
The business may not involve any illegal activity.
XX. 
Mineral Extraction. The provisions of § 27-320 for mineral extraction shall also apply when the application is a special exception use."

§ 27-317 Special Exception Uses.

[Ord. 275, 2/9/2000, § 316; Ord. 276,[1] 3/14/2001, § III; Ord. 322, 8/8/2007, § 1; Ord. 351, 4/10/2012, § 4; A.O.; Ord. 379, 2/8/2017; Ord. 380, 4/3/2017; Ord. No. 388, 6/13/2018; Ord. No. 393, 9/11/2019; Ord. No. 405, 9/13/2023; Ord. No. 422, 3/12/2025; Ord. No. 425, 5/14/2025]
1. 
Purpose. Before a zoning permit is granted for any use listed as a special exception use in this Chapter, a site plan shall be reviewed by the Planning Commission and approved by the Zoning Hearing Board. This procedure is provided because of the considerable impact that these uses tend to have on a community.
2. 
Procedure.
A. 
The Zoning Officer shall deny a zoning permit for the proposed development until written approval of the Zoning Hearing Board is obtained.
B. 
All applicants for a special exception use shall submit six sets of site plans for the proposed use to the Zoning Hearing Board as part of the application for a zoning permit.
C. 
All site plans shall contain the information required in § 27-409, Subsection 3.
D. 
The Zoning Hearing Board shall forward six of the site plan to the Zoning Officer and one copy to the Planning Commission within five days of receiving the submission.
E. 
The Zoning Officer shall, prior to the next regularly scheduled Zoning Hearing Board meeting, review the plan to determine compliance with this Chapter and submit a written report to the Zoning Hearing Board.
F. 
The Planning Commission shall, prior to the next regularly scheduled Zoning Hearing Board meeting, review the plan to determine compliance with this Chapter and submit a written recommendation to the Zoning Hearing Board.
G. 
The Board shall not decide the case without reviewing the reports received from the Zoning Officer and Planning Commission. Failure of either the Zoning Officer or the Planning Commission to submit a written report prior to the next regularly scheduled meeting shall not prevent the Board from hearing and deciding the request.
H. 
The Board shall hear such request for a special exception use under the procedures of Part 8 within 60 days from the date an application has been properly submitted.
I. 
The decision of the Board shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than 45 days following the decision.
3. 
Approval of Special Exception Uses.
A. 
The Zoning Hearing Board shall approve any proposed special exception use if they find adequate evidence that any proposed use will meet:
(1) 
All of the general standards listed in § 27-317, Subsection 4.
(2) 
All of the specific standards for the proposed use listed in § 27-317, Subsection 5. If specific standards for a use are not listed in this § 27-317, but are listed for a use in § 27-320, then the specific standards in § 27-320 shall apply for the special exception approval.
B. 
In granting a special exception, the Board may require such reasonable conditions and safeguards (in addition to those expressed in this Chapter) as it may deem necessary to implement the purposes of this Chapter.
4. 
General Standards. Each special exception use shall comply with all of the following general standards:
A. 
In conformance with the spirit, purposes, intent, and all applicable requirements of this Chapter.
B. 
In conformance with all applicable provisions of all other Township ordinances.
C. 
In accordance with the Comprehensive Plan.
D. 
In conformance with all applicable state and federal laws, regulations, and requirements, including but not limited to those requirements of the Department of Environmental Protection (DEP) and the Department of Labor and Industry (DLI).
E. 
Suitable for the particular location in question.
F. 
Not detrimental to the public health or welfare.
5. 
Additional Standards. Each of the following special exception uses shall also comply with the additional standards for that use listed in this Section.
A. 
Agriculture. No additional standards.
B. 
Agricultural Industry. No additional standards.
C. 
Animal Hospital.
(1) 
A minimum lot size of at least two acres shall be required for those animal hospitals treating small animals (e.g., cats, birds, exotic animals). A minimum lot size of at least three acres shall be required for those animal hospital treating large animals (e.g., cattle, horses, etc.).
(2) 
All buildings in which animals are housed or provided care shall be located at least 100 feet from all lot lines. Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived beyond the boundary of the property at the lot lines.
(3) 
Outdoor animal runs may be provided for small animals so long as a visual barrier at least four feet in height is provided between the runs and a double evergreen screen at least six feet in height is provided around the runs. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m. No outdoor runs shall be permitted in the Village Center.
D. 
Auditorium.
(1) 
No lighting shall be permitted which will shine beyond the boundary of the property on adjacent property.
E. 
Auto Repair Garage.
(1) 
All repair and paint work shall be performed within an enclosed building.
(2) 
All provisions shall be made to prevent or minimize noise, odor, vibration, light or electrical interference to adjacent lots.
(3) 
Outdoor storage of autos and other vehicles shall not exceed three times the indoor repair area, shall only be back of the front yard line, and shall be no closer than 20 feet from side and rear lot lines.
(4) 
Any vehicle on the premises longer than seven days shall be deemed a stored vehicle. No vehicle shall be stored in excess of 60 days.
F. 
Bomb or Fallout Shelter. No additional standards required.
G. 
Bottling Industry. Centralized sewage disposal facilities and centralized water supply facilities shall be provided.
H. 
Bus Station.
(1) 
Shall be on a lot abutting an arterial or collector street (as defined on the Official Street Classification Map).
(2) 
Shall provide an area for the loading and unloading of buses separate from required off street parking areas.
I. 
Campground. Shall meet all the requirements of other existing Township ordinances and amendments relating to campgrounds.
J. 
Car Wash.
(1) 
Traffic flow and ingress-egress shall not cause traffic hazards on adjacent streets.
(2) 
Access points shall be limited to two on each street abutting the lot.
(3) 
On-lot traffic circulation channels and parking areas shall be clearly marked.
(4) 
Signs and outdoor lighting shall be in accordance with this Chapter and shall not shine beyond the boundary of the property.
(5) 
Adequate provisions shall be made for the proper and convenient disposal of refuse.
(6) 
Centralized sewage disposal facilities and centralized water supply facilities shall be provided.
K. 
Cemetery. Shall be on a lot at least two acres in area.
L. 
Chemical Products Industry.
(1) 
Shall meet all the requirements of Part 5 relating to environmental protection.
(2) 
Shall not involve explosive or deadly chemicals.
M. 
College. No additional standards.
N. 
Tower-Based Wireless Communications Facilities. The tower-based wireless communications facilities special exception use shall comply with all provisions, regulations, standards and requirements as set forth in Part 9, Wireless Communications Facilities Regulations, in addition to the policies and procedures detailed in § 27-317, Subsections 1 through 4.
O. 
(Reserved)
P. 
Commercial Outdoor Recreation.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundary of the property.
(3) 
This term shall not allow a motor vehicle race track or any use that involves off-road operations of motor vehicles at more than 25 miles per hour.
Q. 
Commercial Motor Vehicle Race Track.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundary of the property.
R. 
Conference/Training Center. No additional standards.
S. 
Cultural Center/Community Center.
(1) 
No outdoor recreation area shall be located closer to any lot lines than the required front yard depth in the Zoning District.
(2) 
No lighting shall be permitted which will shine beyond the boundary of the property.
(3) 
No loud speaker amplifying device shall be permitted which will project sound beyond the boundaries of the property.
T. 
Day-Care Facility/Nursery School-Major.
(1) 
The use shall comply with any applicable county, state and federal regulations, including having an appropriate Pennsylvania Department of Public Welfare registration certificate or license.
(2) 
Convenient parking spaces shall be provided for persons delivering and waiting for persons.
(3) 
In residential districts there shall be a minimum lot area of 1,500 square feet for each person cared for at any one time.
(4) 
Shall include adequate measures to ensure the safety of children from traffic or other nearby hazards.
(5) 
Outside recreation areas in residential districts shall be limited to use between 8:00 a.m. and 8:00 p.m. if located within 200 feet of a dwelling.
(6) 
No portion of an outside recreation area shall be 40 feet or less from an adjacent existing occupied dwelling, without the owner's written consent.
(7) 
This use shall not be conducted in a dwelling that is physically attached to another dwelling.
(8) 
Residential Districts. In these districts, any permitted day-care center shall maintain an exterior appearance that resembles and is compatible with any existing dwellings in the neighborhood.
(9) 
A nursery school or day-care center may occur in a building that also contains one dwelling unit.
(10) 
No lighting shall shine beyond the boundary of the property.
U. 
Drive-In (Outdoor) Theater.
(1) 
Shall be on a lot abutting an arterial street or collector street (as defined on the Official Street Classification Map).
(2) 
Shall have a lot area of at least 10 acres.
(3) 
A buffer yard which complies with the standards of § 27-404, Subsection 4, shall be provided around the entire lot.
(4) 
Shall provide a driveway at least 300 feet in length between the point where admission tickets are sold and the street right-of-way lines.
V. 
Farm-Based Business. This use may be approved on an existing lot or contiguous lots of at least 20 acres that include a principal agricultural use. This use may also be approved on an existing lot of any size that was preserved under State Act 153 of 1996 or any Northampton County agricultural preservation easement. However, this use shall not be allowed on preserved land that was created as part of a conservation development.
(1) 
A farm-based business shall be defined as a low-intensity commercial or industrial activity that functions as a customary accessory use to an on-site principal agricultural use. Farm-based businesses are intended to provide supplemental income to farmers to encourage the continuation of farming, and to provide needed services to other farmers.
(2) 
A farm-based business shall be conducted by a resident or owner of the property, his/her "relatives," and a maximum total of 10 other on-site employees, in addition to employees of the agricultural use. In addition, a barn that was constructed for agricultural purposes prior to the adoption of this Section may be leased to a nonresident for a use meeting these standards.
(3) 
To the maximum extent feasible, a farm-based business should use an existing building. Buildings that existed prior to the effective date of this Section may be used for a farm-based business. Any new building constructed for a farm-based business and any new parking area for trucks shall be set back a minimum of 100 feet from any lot line of an existing dwelling, unless a larger setback is required by another section of this Chapter. The total building floor area used for a farm-based business that is built after the enactment of this Section shall not exceed 6,000 square feet. The total area used by the farm-based business, including parking, shall not exceed 3.0 acres.
(4) 
Any manufacturing operations shall be of a custom nature and no more than 50% of manufacturing operations shall be conducted outside of an enclosed building.
(5) 
The farm-based business shall not generate noxious odors, noise or glare beyond amounts that are typically generated by agricultural operations. Nonagricultural operations shall not routinely occur in a manner that generates traffic or noise heard by neighbors between the hours of 9:00 p.m. and 7:00 a.m.
(6) 
Only two signs shall advertise a farm-based business, which shall have a maximum sign area of 32 square feet on each of two sides, and which shall not be internally illuminated, and which shall have a maximum height of eight feet.
(7) 
The following activities, and activities that the applicant proves to the Zoning Hearing Board are closely similar, shall be permitted as farm-based businesses:
(a) 
Sale, rental or repair of farm equipment or farm vehicles.
(b) 
Occasional repair involving up to 10 motor vehicles on-site at a time, beyond those vehicles owned or leased by a resident of the property or his/her relative, but not including an auto repair station as a principal use and not including a junkyard and not including regular use of spray painting.
(c) 
Light welding and custom machining of parts.
(d) 
Sale or mixing of seeds and fertilizers, or mulch sales, provided a use that involves significant tractor-trailer truck traffic shall be located along an arterial or collector street.
(e) 
Barber/beauty shops.
(f) 
Construction trades person's or building maintenance company headquarters and storage.
(g) 
Music, hobby, crafts, trade or art instruction for up to 10 persons at a time.
(h) 
Lawnmower or small engine repair and maintenance.
(i) 
Custom woodworking or wood refinishing.
(j) 
Custom blacksmithing or sharpening services.
(k) 
Installation of accessories to motor vehicles.
(l) 
Rental storage of household items and vehicles.
(m) 
Boarding of animals, but not including a kennel housing more than 10 dogs at a time or a stable (which are treated separately).
(n) 
Custom butchering, not including a commercial slaughterhouse or stockyard.
(o) 
Processing, packaging, manufacture and storage of agricultural products.
(p) 
Sawmill.
(q) 
Commercial farm tourism and special events, such as farm tours and Halloween activities.
(r) 
Sale or mixing of animal feed.
(s) 
Sale of up to five motor vehicles at a time, other than farm equipment.
(t) 
Wind turbines provided the maximum total height of the turbine is equal to the minimum setback from all lot lines of other lots.
See also "commercial stables" and "seasonal sales of agricultural products," which are treated as separate uses.
(8) 
This paragraph shall not regulate agricultural uses that are permitted under other provisions of this Chapter.
(9) 
If an activity would be permitted as either a farm-based business or a home occupation, then the applicant may choose which set of provisions shall apply.
(10) 
One off-street parking space shall be provided per nonresident employee, plus parking for any dwelling. In addition, the applicant shall prove to the Zoning Officer that sufficient parking will be available for customers, which is not required to be paved but which may be required to be accessible to persons with disabilities under national standards.
(11) 
All existing and new buildings shall maintain a residential or agricultural appearance, as viewed from a public street.
(12) 
The use shall not involve the storage or use of highly hazardous, toxic, radioactive, flammable or explosive substances, other than types typically used in agriculture or a household.
(13) 
Landscaping shall be placed between any outdoor storage of nonagricultural materials or products and any adjoining properties from which storage would be visible.
(14) 
The applicant shall prove that adequate space will be provided for truck movements.
W. 
Fire Station. Shall be located on a lot abutting an arterial or collector street as defined by the Official Street Classification Map.
X. 
Food Processing. No additional standards.
Y. 
Funeral Home. No additional standards.
Z. 
Fuel Oil Company. No additional standards.
AA. 
Golf Course.
(1) 
No fairway, green or other use area shall be located closer than 50 feet to a rear or side property line.
(2) 
No building shall be less than 100 feet from any lot line.
BB. 
Greenhouse. Off-street parking shall be provided and designed to discourage vehicles from backing out onto a street or highway.
CC. 
Group Home.
(1) 
There shall be no more than six residents.
(2) 
There shall be a twenty-four-hour resident supervision by people qualified by training and experience in the field for which the group home is intended.
(3) 
The use shall be licensed under the applicable state program.
(4) 
Any medical or counseling services provided shall be done so only for residents.
(5) 
A lot on which a group home is locates shall be at least 200 feet from the lot on which another group home is located; (such distance shall be measured in any horizontal straight line from the nearest point on one lot to the nearest point on the other lot).
(6) 
One off-street parking space shall be provided for:
(a) 
The resident supervisor.
(b) 
Each additional employee per shift.
(c) 
One for every two residents.
(7) 
If the group home is an existing or new structure, located in a residential district or subdivision, it shall be maintained and/or constructed to insure that it is closely similar in appearance, condition and character to the other residential structures in the area.
(8) 
The group home shall register its location, number of residents and sponsoring agency with the Township and such information shall be available to the public.
(9) 
If there is a change of sponsor, management, or type of client in the group home, the use shall be reconsidered by the Township.
(10) 
A statement setting forth full particulars on the preparation to be conducted and to include the approvals of the Pennsylvania Department of Health, Labor and Industry and Public Welfare, be filed with the Township where applicable.
(11) 
Group homes shall only be located in detached structures with lots of a minimum area of 12,000 square feet. Also, up to three clients may be housed within an apartment unit within an apartment development, including at least 20 dwelling units.
(12) 
Off-street parking areas shall be buffered from adjacent existing residential uses by an appropriate evergreen planting screen.
DD. 
Gun Club/Outdoor Target Range.
(1) 
All outdoor target ranges shall have a barrier behind the target area which is of sufficient height and thickness to adequately provide for the public safety.
(2) 
The applicant for the special exception use shall present to the Board a petition which indicates approval of the proposed use by 51% of the persons owning, residing, or doing business within a radius of 500 feet of the location of the proposed use. The applicant shall have attempted to contact all eligible locations within this radius, and must supply a list of all addresses at which no contact was made. The circulator of the petition shall subscribe to an affidavit attesting to the fact that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the persons whose names appear thereon.
EE. 
Health Club. No additional standards.
FF. 
Hospital.
(1) 
Shall be located on a lot abutting an arterial or collector street as defined by the Official Street Classification Map.
(2) 
More than one access road of at least 20 feet in width shall be provided from such arterial or collector street.
GG. 
Junkyard.
(1) 
Storage of organic material is prohibited.
(2) 
All junk shall be at least 500 feet from any adjoining lot.
(3) 
All junk shall be at least 500 feet from any public highway, road, or street.
(4) 
The site shall contain one entrance and one exit, each of which is not less than 30 feet in width.
(5) 
The site shall be completely enclosed by a buffer yard which complies with all of the standards of § 27-404, Subsection 4.
(6) 
The burning or incineration of vehicles or junk shall be prohibited unless said burning is carried out in a completely enclosed incinerator approved by the DEP.
(7) 
The use shall meet all the requirements of other existing Township Ordinances and amendments relating to junkyards.
HH. 
Kennel.
(1) 
All kennels shall provide the minimum area for kennels required by state regulations, if any.
(2) 
All buildings in which animals are housed and all runs shall be located at least 100 feet from all property lines.
(3) 
Buildings shall be adequately soundproofed so that sounds generated within the buildings cannot be perceived at the property lines.
(4) 
Outdoor runs may be provided so long as a visual barrier at least four feet in height is provided between the runs and a double evergreen screen at least six feet in height is provided around the runs. No animal shall be permitted to use the outdoor runs from 8:00 p.m. to 8:00 a.m.
II. 
Laundry/Laundromat. Centralized sewage disposal facilities and centralized water supply facilities shall be provided.
JJ. 
Lodging House.
(1) 
No more than one person shall occupy each rental unit.
(2) 
Separate cooking facilities in each rental unit shall be prohibited.
(3) 
Each rental unit shall be at least 250 square feet in size and shall have its own sanitary and sleeping facilities.
(4) 
Each rental unit shall have separate access to the outside or to a common hallway or balcony.
(5) 
The yard, building area, off-street parking and other applicable requirements for the district shall be met.
(6) 
Adequate capacity of sewer, water and other utilities shall be certified.
(7) 
Each rental unit shall be subject to an annual use and occupancy inspection by the Zoning Officer.
(8) 
The use may not be established until compliance with all Commonwealth of Pennsylvania and Township rules and regulations including, but not limited to, use, occupancy, fire, safety and health.
(9) 
The use shall be carried on by members of the immediate family, who must reside on the premises. Failure of owner to continue to reside on the premises shall terminate any special exception granted under this Section.
KK. 
Lumber Yard. Shall be on a lot abutting an arterial or collector street (as defined by the Official Street Classification Map).
LL. 
Membership Club. No additional standards.
MM. 
Mobile Home Park.
(1) 
Shall have a minimum tract size of 20 acres and a maximum overall density of no more than five mobile homes per acre.
(2) 
Shall have centralized sewer and water.
(3) 
Shall have a twenty-foot buffer yard around the perimeter of the site.
(4) 
All applicable provisions of the Township Subdivision and Land Development Ordinance [Chapter 22] shall be complied with.
(5) 
All mobile homes in the mobile home park shall be constructed in accordance with the safety and construction standards of the U.S. Department of Housing and Urban Development.
(6) 
Shall meet all the requirements of other Township ordinances, as amended, which relate to mobile home parks.
NN. 
Mobile/Manufactured Home.
(1) 
Shall be constructed in accordance with the safety and construction standards of the U.S. Department of Housing and Urban Development.
(2) 
Shall have a site graded to provide a level, stable and well-drained area.
(3) 
Shall have wheels, axles and hitch mechanisms removed.
(4) 
Shall be placed on a permanent foundation as described by the following:
(a) 
The foundation system shall consist of ten-inch diameter concrete piers, concrete footing perpendicular to the main longitudinal frame or equivalent and shall be installed from ground level to below the frost line (36 inches minimum). This foundation system shall be placed on eight-foot centers along each of the two main longitudinal frames for each section of the home with no more than three feet overhang at each end of the section.
(b) 
One-half-inch diameter by twelve-inch long eyebolts shall be cast in place at each comer and at two midpoints in the concrete piers, concrete footing or equivalent. Concrete blocks shall be used to support the home on the foundation system and wood shims may be used for final leveling. The concrete support blocks shall not be wider than the support foundation.
(c) 
The mobile/manufactured home shall be securely anchored or tied down with cable and thin buckles or equivalent connecting the frame to the cast in place eyebolts on at least four corners and two midpoints. The tie-down shall also be in accordance with the manufacturer recommendation furnished with each home.
(d) 
Homes shall not be placed more than four feet above the supporting ground area.
(5) 
Shall have two sections and more than 1,200 square feet of floor space.
(6) 
Shall have a cellar and a permanently constructed perimeter wall made of material such as wood, metal or masonry having the appearance of a perimeter foundation.
(7) 
Shall have a pitched roof and have siding and roof materials customarily used on site-constructed homes.
OO. 
Motor Freight Terminal.
(1) 
There shall be a ten-acre minimum lot size for freight terminals containing up to five truck bays, plus an additional one acre for every five truck bays or fraction thereof.
(2) 
A twenty-foot buffer yard in accordance with the provisions of § 27-404, Subsection 4, shall be provided along the side, rear and front lot lines, except for vehicular and pedestrian access areas traversing the yard areas.
(3) 
The use shall be on a lot abutting an arterial or collector street (as defined on the Official Street Classification Map).
(4) 
The amount of building area devoted to truck maintenance shall not exceed 25% of the total building area.
(5) 
Maintenance and incidental repairs shall be performed within a building.
(6) 
All maintenance and incidental repairs shall be performed only on those trucks, which use the motor freight terminal.
(7) 
The outdoor storage of truck parts, junked trucks or abandoned motor vehicles and junk shall be prohibited.
(8) 
The provisions relating to noise control in § 27-511 and other environmental protection provisions of Part 5, "Environmental Protection," shall be complied with.
(9) 
The use shall include an appropriate system to contain and properly dispose of any fuel, grease, oils or similar pollutants that may spill or leak where such substances are stored or where vehicles are fueled or maintained.
(10) 
No storage or transfer of trash, waste, garbage, refuse hazardous substances, animals, animal carcasses or skins or similarly items shall be permitted.
(11) 
All access and parking areas shall be at minimum improved to a mudfree surface.
(12) 
Any exterior lights shall be located so as not to shine beyond the boundaries of the property.
PP. 
Municipal Use. No additional standards.
QQ. 
Nursing Home.
(1) 
Licensing.
(2) 
A minimum of 20% of the lot shall be suitable for passive recreation. This area shall include outdoor sitting areas and pedestrian walkways.
(3) 
The density shall not exceed more than one resident or bed per 400 square feet of total lot area.
(4) 
Setback. Principal and accessory buildings shall be setback a minimum of 50 feet from any lot line of an existing dwelling or undeveloped residential rezoned land, unless a more restrictive set back is required by another section.
RR. 
Open Air Retail Sales for Agricultural Products. No additional standards.
SS. 
Paper/Pulp Mill. No additional standards.
TT. 
Place of Worship. Shall be on a lot at least two acres in area.
UU. 
Plastic/Rubber Products Industry. No additional standards.
VV. 
Private Airport or Airstrip and Private Heliport.
(1) 
The Pennsylvania Bureau of Aviation within the Pennsylvania Department of Transportation shall find the landing area safe and acceptable for licensing for a private airstrip, private airport or heliport.
(2) 
The Federal Aviation Administration shall have granted approval for the use of the air space.
(3) 
The use shall comply with any other applicable federal and state regulations and requirements.
(4) 
Areas used for landings, take-offs and ground circulation shall be located at least 1,000 feet away from adjacent property lines.
WW. 
Public or Private School. No additional standards.
XX. 
Restaurant, Fast Food with Drive-In Service and Food Stand.
(1) 
Shall screen all trash containers.
(2) 
Shall provide landscaping on all areas not covered by buildings, structures, parking areas or access drives.
(3) 
May provide an outdoor menu board (which shall not be considered a sign) if drive-ups service is provided from within the building to customers in their vehicles.
YY. 
Retail Markets for the Sale of Agricultural Products.
(1) 
The use shall be an accessory use incidental to the agricultural use, agricultural industry or orchard on the same property.
(2) 
The building or area where products are displayed or sold shall be at least 50 feet from an intersection and shall be at least 20 feet from the cartway.
(3) 
Parking shall be provided in compliance with the provisions of Part 7.
ZZ. 
Rooming House.
(1) 
No more than one person shall occupy each rental unit.
(2) 
Separate cooking facilities in each rental unit shall be prohibited.
(3) 
Each rental unit shall be at least 250 square feet in size and shall have its own sanitary and sleeping facilities.
(4) 
Each rental unit shall have separate access to the outside or to a common hallway or balcony.
(5) 
The yard, building area, off-street parking and other applicable requirements for the district shall be met.
(6) 
Adequate capacity of sewer, water and other utilities shall be certified.
(7) 
Each rental unit shall be subject to an annual use and occupancy inspection by the Zoning Officer.
AAA. 
Self-Storage Development.
(1) 
All storage units shall be fireproof and waterproof. Each shall have separate ingress/egress secured by a locking device.
(2) 
Outdoor storage shall be limited to recreational vehicles; campers and boats on trailers parked on a mud-free surface. All such items must be licensed and inspected (if applicable), and in operable condition.
(3) 
Trash, garbage, refuse, explosive or flammable materials, hazardous substances, animal carcasses or skins, or similar items shall not be stored.
(4) 
Nothing shall be stored in interior traffic aisles, off-street parking areas, loading areas or driveway areas.
(5) 
Commercial servicing or repairing of boats, vehicles, trailers, lawn mowers or any similar equipment shall not be permitted.
(6) 
Adequate lighting shall be provided to illuminate the area, but directed away or shielded so as not to shine beyond the property.
BBB. 
Single-Family Detached Dwelling. No additional standards.
CCC. 
Slaughterhouse. Each slaughterhouse shall comply with all applicable state regulations.
DDD. 
Swimming Club.
(1) 
All swimming pools shall be entirely enclosed with a good quality chain-link or preferably a wooden or other equivalent fence of not less than six feet in height.
(2) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(3) 
No lighting shall be permitted to shine beyond the boundary of the property.
(4) 
The fence shall be equipped with a self-closing and self-latching gate.
(5) 
Water. If the water for such swimming pool is supplied from a private well, there shall be no cross-connection with the public water supply system. If the water for such swimming pool is supplied from the public water supply system, the inlet shall be above the overflow level of such swimming pool.
EEE. 
Taxi Terminal. No additional standards.
FFF. 
Temporary Housing for Farm Laborers.
(1) 
Shall be an accessory use clearly incidental to a principal agricultural use.
(2) 
Shall meet all applicable state (DEP and L&I) and federal regulations.
(3) 
Shall not include mobile/manufactured homes which are inconsistent with the provisions of § 27-316, Subsection 2BB, of this Chapter.
GGG. 
Temporary Structure or Use. A temporary permit may be issued for structures or uses necessary during construction or other special circumstances of a nonrecurring nature subject to the following additional provisions:
(1) 
Duration. The life of such permit shall not exceed one year and may be renewed for an aggregate period of not more than two years.
(2) 
Removal. Such structure or use shall be removed completely upon expiration of the permit without cost to the Township.
HHH. 
Tennis Club.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundary of the property.
(2) 
No lighting shall be permitted which will shine on adjacent property.
(3) 
Tennis courts shall not be permitted in any required yard area.
III. 
Trade School. No additional standards.
JJJ. 
Truck/Bus Repair.
(1) 
All repair and paint work shall be performed within an enclosed building.
(2) 
All provisions shall be made to prevent or minimize noise, odor, vibration, light or electrical interference to adjacent lots.
(3) 
Outdoor storage of trucks, buses, recreational vehicles or similar vehicles shall not exceed three times the indoor repair area, shall only be back of the front yard line, and shall be no closer than 20 feet from the side and rear lot lines.
(4) 
Any vehicle on the premises longer than 48 hours shall be deemed a stored vehicle. No vehicle shall be stored in excess of 60 days.
(5) 
The use shall include an appropriate system to contain and property dispose of any fuel, grease, oils or similar pollutants that may spill or leak where such substances are stored or where vehicles are fueled or maintained.
(6) 
The use shall not include the outdoor storage of truck, bus parts, junked trucks/buses or abandoned motor vehicles and junk.
(7) 
Shall be on a lot abutting an arterial or collector street (as defined on the Official Street Classification Map).
KKK. 
Large Warehouse or Large Wholesale Establishment.
(1) 
No more than one principal building may be located on a single parcel.
(2) 
Access to the site shall be from an arterial street as identified on the Plainfield Township Official Street Classification Map.
(3) 
For large warehouse or large wholesale establishments, the maximum building height shall be 35 feet unless an exterior access stair tower meeting all Uniform Construction Code and Occupational Safety and Health Administration (OSHA) requirements is provided for the principal building structure, in which case the maximum building height may increase to 50 feet. This provision is specific to large warehouses or large wholesale establishments. For all other uses the maximum building height of the zoning district shall apply.
Note: The exterior access stair tower is required to allow public safety personnel direct emergency access to the roof of the structure. The stair tower shall be designed to allow for roof level access of the principal building structure from the ground level. Standard OSHA design detail shall be utilized for all steps, guiderails, handrails, brackets, stairwells, and gates. The final design of the exterior access stair tower shall be subject to the review of the Township Engineer and Fire Chief.
(4) 
A traffic impact study consistent with the requirements of § 27-410, Subsection 5D of this Chapter shall be prepared and submitted as part of the application. The traffic impact study shall be prepared by a professional traffic engineer. In addition to the requirements of § 27-410, Subsection 5D, the traffic impact study shall also include a truck routing map identifying anticipated routes to and from the proposed facility to the Township boundary. The truck routing map shall be consistent with existing truck routing signage and trip distribution data presented in the traffic study and will identify any new proposed truck routes and necessary truck routing signage.
(5) 
Buffer Yards. Buffer yards shall be required between non-industrial land uses in accordance with the following requirements:
(a) 
Buffer yards shall include a planting screen.
(b) 
The buffer plantings are intended to be a dense visual screen. However, it is not intended to be a monocultural planting. A variety of evergreen tree species in conjunction with deciduous and/or evergreen shrubs should be utilized to provide complete screening and aesthetic variety and appeal.
(c) 
Trees used for screen buffers shall be composed of 100% evergreen varieties Evergreen trees used in the screen planting shall be at least six feet high when planted and shall be of such species as will produce a dense visual screen at least 10 feet high within four years. Shrubs shall have a minimum height of 36 inches when planted. Where the screen buffer planting requires more than 50 trees, no more than 1/3 of these trees will be of a single variety. Canopy trees and/or flowering trees are encouraged to provide visual interest, in addition to the required evergreen trees and shrubs.
(d) 
The screen buffer is to provide a visual barrier between adjacent non-industrial land uses. The screen buffer shall be aligned adjacent and parallel to side and rear property lines.
(e) 
A 35-foot buffer shall be required between industrial use and any non-industrial use. Buffers shall not be required between adjacent industrial uses. Plan submissions should clearly indicate all adjacent land uses to determine where a buffer yard is required. Any required buffer yard shall be measured from the property line.
(f) 
Plant materials shall be permanently maintained and any plant material which dies shall be replaced by the landowner.
(g) 
The buffer yard may overlap the required side or rear yards, and, in case of conflict, the larger yard requirements shall apply.
(h) 
No structure, sign, manufacturing or processing activity, commercial activity, parking, or storage or display of materials shall be permitted in the buffer yard. However, fences and/or walls may be installed by property owners in buffer yards on their property.
(i) 
Existing plant material may be used to meet the buffer requirements, provided that the existing plant material meets or exceeds the planting requirements noted above, or that the existing plant material is sufficient to provide the same buffering effect, either as it exists or is supplemented with additional plant material, as the planting requirements. Noxious weeds and/or invasive species may not be counted toward the buffer requirement and shall be removed or eradicated.
(j) 
Where such screening is required, it shall be assured by a performance guarantee posted with the governing body in an amount equal to the estimated cost of trees and shrubs and planting. Such guarantee shall be released only after passage of the second growing season following planting.
(k) 
Berms, Fences and Walls. Walls, fences and/or earth berms may be used in combination with plant material subject to the approval of the Board of Supervisors and in conformance with the following:
1) 
The use of berms, fences and walls may be approved on a case-by-case/site specific basis after review by the Planning Commission.
2) 
Berms shall have side slopes of not less than three feet horizontal for each one foot vertical and a minimum crown width of two feet.
3) 
Berms shall be substantially planted and covered with live vegetation. No berm shall consist entirely of turf grass, ground cover, mulch or similar material.
4) 
Berm Soil. The following standards shall apply to soil to be used as a planting berm:
a) 
Berm soil shall be free of stones of one inch or larger in any dimension; roots, plants, sod, clods, clay lumps, or pockets of course sand; contaminants such as chemicals, construction materials and building debris, fuels, and other extraneous materials harmful to plant growth; and obnoxious weeds and invasive plants.
b) 
The soil shall not be infested with nematodes, grubs, other pests, pest eggs, or other undesirable organisms and disease-causing plant pathogens.
c) 
Soil for berms shall be friable and with sufficient structure to give good tilth and aeration.
d) 
Topsoil shall be of a sufficient depth (three inches) to support vegetation. Where whips or woody shrubs are to be planted, 18 inches of soil is required.
5) 
A berm, fence or wall may not exceed eight feet in height.
(6) 
The minimum yard setbacks shall be as follows:
(a) 
Front yard: 50 feet.
(b) 
Side yard (each): 50 feet.
(c) 
Rear yard: 50 feet.
(d) 
Where a property abuts a residential use, the required side and/or rear yards directly abutting the residential use shall be increased to 100 feet.
(7) 
Parking Requirement. A minimum of one space per 2,500 square feet of gross floor area. Loading docks/areas may not be counted towards the required truck staging spaces.
(8) 
Sufficient off-street queuing space shall be required at facility entrances to prevent vehicles from queuing on public streets while waiting for access to the facility.
(9) 
No bulk storage of trash, garbage, refuse, explosive or flammable materials, hazardous substances, animals, animal carcasses or skins or similar items shall be permitted.
LLL. 
Wildlife Sanctuary.
(1) 
The use shall be conducted on a lot at least five acres in size.
(2) 
No animal which is dangerous or capable of causing harm to persons or damage to property shall be permitted to roam free.
(3) 
Every barn, animal shelter, stable, cage, feed yard, or manure storage area shall be at least 150 feet from all lot lines.
MMM. 
Picnic Grove.
(1) 
No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(2) 
No lighting shall be permitted which will shine beyond the boundaries of the property.
(3) 
The use must obtain a driveway permit providing access to an existing public road shown on the Township's Official Street Classification Map or Township owned access with a driveway length of less than 350 feet measured along the driveway from the edge of the road cartway to the furthest reach of the parking lot.
(4) 
Total of impervious coverage plus stone/gravel cover for the lot to be less than 20,000 square feet.
NNN. 
Academic Clinical Research Centers.
(1) 
Parking requirements will follow the parking regulations found in Part 7, Off-Street Parking and Loading. Off-Street parking regulations shall utilize those requirements as listed in Table 27-701.1, Off-Street Parking Requirements, Subsection D, Institutional and Educational Uses, for colleges, universities, technical or fine arts schools and post-secondary schools, as appropriate.
(2) 
An academic clinical research center may only grow medical marijuana in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required by the DOH. The portions of the academic clinical research center where the medical marijuana is grown shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(3) 
All external lighting serving an academic clinical research center must be shielded in such a manner not to allow light to be emitted skyward or onto adjoining properties.
(4) 
A buffer planting is required where an academic clinical research center adjoins a residential use or district.
(5) 
Any and all other provisions contained in the Act[2] affecting the construction, use and operation of an academic clinical research center.
[2]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(6) 
The academic clinical research center shall require a site plan review and approval if it is utilizing an existing facility and land development review and approval if a new facility is being built and utilized.
OOO. 
Grower/Processor Facility.
(1) 
Grower/processor facility which grows medical marijuana must be owned and operated by a grower/processor legally registered with the Commonwealth and possess a current and valid medical marijuana permit from DOH pursuant to the Act.[3]
[3]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(2) 
Grower/processor facility which grows medical marijuana can only do so in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required by the DOH. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(3) 
The floor area of a medical marijuana grower/processor shall include sufficient space for production, secure storage of marijuana seed, related finished product cultivation, and marijuana-related materials and equipment used in production and cultivation for required laboratory testing.
(4) 
There shall be no emission of dust, fumes, vapors, odors, or waste into the environment from any grower/processor facility where medical marijuana growing, processing or testing occurs.
(5) 
Marijuana remnants and by-products shall be secured and properly disposed of in accordance with the DOH policy or policies and shall not be placed within any unsecure exterior refuse containers.
(6) 
The grower/processor facility shall provide only wholesale products to other medical marijuana facilities. Retail sales and dispensing of medical marijuana and related products is specifically prohibited at grower/processor facility.
(7) 
Grower/processor facility may not be located within 1,000 feet of the property line of a public, private, or parochial school or day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of the municipality in which it is located.
(8) 
All external lighting serving a grower/processor facility must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(9) 
Parking requirements will follow the parking regulations found in Part 7, Off-Street Parking and Loading. Off-street parking regulations shall utilize those requirements as listed in Table 27-701.1, Off-Street Parking Requirements, for industrial, wholesale and warehousing uses.
(10) 
A buffer planting is required where grower/processor facility adjoins a residential use or district.
(11) 
Entrances and driveways to a grower/processor facility must be designed to accommodate the anticipated vehicles used to service the facility.
(a) 
All accesses must secure the appropriate highway occupancy permit (State or local Township).
(b) 
The driveway must be designed and improved to the standards expressed in Chapter 21, Streets and Sidewalks, Part 2, Driveways, and all applicable provisions of Chapter 22, Subdivision and Land Development.
(12) 
The grower/processor facility shall require a site plan review and approval if it is utilizing an existing facility and land development review and approval if a new facility is being built and utilized pursuant to the provisions of the Township of Plainfield Code of Ordinances.
(13) 
Any and all other provisions contained in the Act affecting the construction, use and operation of a grower/processor facility.
(14) 
Any medical marijuana facility lawfully operating pursuant to the Act shall not be considered in violation of these provisions by the subsequent location of a public, private or parochial school or day-care center.
PPP. 
Medical Marijuana Delivery Vehicle Office.
(1) 
A traffic impact study in accordance with § 22-1004, Subsection 17, of Chapter 22, Subdivision and Land Development, and § 27-410, Subsection 5, of this Chapter, is required where the office is to be located and operated.
(2) 
Parking requirements will follow the parking schedule found in Part 7, Off-Street Parking and Loading. Off-street parking regulations shall utilize those requirements as listed in Table 27-701.1, Off-Street Parking Requirements, for industrial, wholesale and warehousing uses.
(3) 
All external lighting serving a medical marijuana delivery vehicle office must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(4) 
A buffer planting is required where medical marijuana delivery vehicle office adjoins a residential use or district.
(5) 
Entrances and driveways to a medical marijuana delivery vehicle office must be designed to accommodate the anticipated vehicles used to enter and exit the premises.
(a) 
All accesses must secure the appropriate highway occupancy permit (State or local Township).
(b) 
The driveway must be designed and improved to the standards expressed in Chapter 21, Streets and Sidewalks, Part 2, Driveways, and all applicable provisions of Chapter 22, Subdivision and Land Development.
(6) 
The medical marijuana delivery vehicle office shall require a site plan review and approval if it is utilizing an existing facility and land development review and approval if a new facility is being built and utilized pursuant to the Township of Plainfield Code of Ordinances.
(7) 
If for some reason a medical marijuana product is to be temporarily stored at a medical marijuana delivery vehicle office, the office must be secured to the same level as a grower/producer facility and dispensary facility.
(8) 
Any and all other provisions contained in the Act[4] affecting the construction, use and operation of a medical marijuana delivery vehicle office.
[4]
Editor's Note: See 35 P.S. § 10231.101 et seq.
QQQ. 
Dispensary Facility.
(1) 
A dispensary facility must be owned and operated by a legally registered dispensary in the Commonwealth and possess a current and valid medical marijuana permit from the DOH pursuant to the Act.[5]
[5]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(2) 
A dispensary facility may only dispense medical marijuana in an indoor, enclosed, permanent, and secure building and shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(3) 
Dispensary facility may not operate on the same site that a grower/processor facility is located.
(4) 
Dispensary facility shall have a single secure public entrance and shall implement appropriate security measures to deter and prevent the theft of medical marijuana and unauthorized entrance into areas containing medical marijuana, all of which shall be in accordance with the Act.
(5) 
Permitted hours of operation of a dispensary facility shall be 8:00 a.m. to 8:00 p.m. [of the same calendar day].
(6) 
A dispensary facility shall be a maximum of 3,000 gross square feet, of which no more than 500 square feet shall be used for secure storage of medical marijuana, and shall have an interior customer waiting area equal to a minimum of 25% of the gross floor area of the dispensary facility.
(7) 
Dispensary facility shall:
(a) 
Not have a drive-through service;
(b) 
Not have outdoor seating areas;
(c) 
Not have outdoor vending machines;
(d) 
Prohibit the administering of, or the consumption of medical marijuana on the premises; and
(e) 
Not offer direct or home delivery service.
(8) 
A dispensary facility may dispense only medical marijuana to certified patients and caregivers as set forth in the Act and shall comply with all lawful, applicable health regulations, including those of DOH.
(9) 
A dispensary facility may not be located within 1,000 feet of a property line of a public, private or parochial school or a day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of municipality in which it is located.
(10) 
Dispensary facility shall be a minimum distance of 1,000 feet from the next nearest medical marijuana facility. This does not include complimenting or supporting businesses covered by different definitions. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted, regardless of municipality in which it is located. This separation distance does not apply to the distance between the grower/processor facility or academic clinical research centers and the specific dispensary facility they serve, or with which they partner.
(11) 
Any medical marijuana facility lawfully operating pursuant to the Act shall not be rendered in violation of these provisions by the subsequent location of a public, private or parochial school or day-care center.
(12) 
All external lighting serving dispensary facility must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(13) 
Parking requirements will follow the parking regulations found in Part 7, Off-Street Parking and Loading. Off-street parking regulations shall utilize those requirements as listed in Table 27-701.1, Off-Street Parking Requirements, Subsection D, Institutional and Educational Uses, for a medical or dental office.
(14) 
A buffer planting is required where a dispensary facility adjoins a residential use or district.
(15) 
Entrances and driveways to a dispensary facility must be designed to accommodate the anticipated vehicles used to service the facility.
(a) 
All accesses must secure the appropriate highway occupancy permit (State or local Township).
(b) 
The driveway must be designed and improved to the standards expressed in Chapter 21, Streets and Sidewalks, Part 2, Driveways, and all applicable provisions of the Chapter 22, Subdivision and Land Development.
(16) 
The dispensary facility shall require a site plan review and approval if it is utilizing an existing facility and a land development review and approval if a new facility is being built and utilized pursuant to the Township of Plainfield Code of Ordinances.
(17) 
Any and all other provisions contained in the Act affecting the construction, use and operation of a dispensary facility.
RRR. 
Bed-and-Breakfast.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
A bed-and-breakfast facility shall be permitted only in single-family detached, owner-occupied dwellings situated on a parcel of sufficient size to support the use, in the determination of the Zoning Hearing Board.
(3) 
The principal use of the property shall remain that of a single-family residential dwelling.
(4) 
The owners or a representative of the owner of a bed and breakfast facility must be in residence when guests to the bed-and-breakfast facility are present.
(5) 
No more than six guest rooms may be offered on any individual residential property.
(6) 
One full bathroom, which shall include one toilet, wash basin, bath and/or shower, shall be provided for each two guest rooms. The owner shall comply with all federal, state and local requirements pertaining to accessibility of the bathrooms.
(7) 
The length of stay for any guest shall not exceed more than 14 uninterrupted days.
(8) 
Accommodations at the bed-and-breakfast facility may include breakfast prepared on the premises for the guests and included in the charge for the room. No meal other than breakfast may be prepared on the premises for the registered guests. The owner shall comply with all federal, state and local requirements for the preparation, handling and serving of food.
(9) 
Any amenities such as tennis court, swimming pool, etc. shall be solely for the use of the resident owner and guests of the facility.
(10) 
The owner shall maintain a current guest register at all times.
(11) 
Goods may be publicly displayed for sale on the interior and exterior of the premises, provided that no more than a maximum of 30% of the available land and floor space area is utilized for the display of goods for sale.
(12) 
Off-street parking shall be provided in accordance with Table 27-701.1, (Off-Street Parking Requirements. Subsection B, Residential Uses.
(13) 
Each bed-and-breakfast facility shall comply with the Federal Life Safety Code, the rules and regulations of the Pennsylvania Department of Labor and Industry and all other applicable building, health, safety, and fire codes of the federal, state and local government.
(14) 
A sign for a bed-and-breakfast shall have a maximum sign area of four square feet, with one such sign allowed per street frontage.
(15) 
Land development subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development, of the Code of Ordinances of Plainfield Township, as applicable.
SSS. 
Brewery.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Subsection 5 of the Code of Ordinances of Plainfield Township.
(3) 
Must have all necessary permits and or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(4) 
Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(5) 
No exterior display or sale of retail merchandise shall be permitted outside of the brewery, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the brewery use.
(6) 
Tours of the facility may be provided to the public.
(7) 
A maximum of 30% of the floor area can be dedicated to public seating/eating or tasting.
(8) 
No outside storage is permitted, other than commercial refuse containers, but not for byproducts.
(9) 
Special events held in the brewery facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317, Subsection 5, Additional Standards, § 27-317, Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(10) 
Land development/subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development, of the Code of Ordinances of Plainfield Township, as applicable.
TTT. 
Brew Pub.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Subsection 5 of the Code of Ordinances of Plainfield Township.
(3) 
Must have all necessary permits and/or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(4) 
Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(5) 
Tours of the facility may be provided to the public.
(6) 
Must establish proof to the satisfaction of the Zoning Hearing Board that the brew pub owner has an ownership interest in the microbrewery that produces the malt or brewed beverages being consumed at the brew pub.
(7) 
A maximum of 20% of the floor area can be dedicated to a display or sale of retail merchandise area.
(8) 
No exterior display or sale of retail merchandise shall be permitted outside of the brew pub, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the brew pub use.
(9) 
Special events held in the brew pub facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317, Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(10) 
Land development/subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development of the Code of Ordinances of Plainfield Township, as applicable.
UUU. 
Distillery.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Subsection 5 of the Code of Ordinances of Plainfield Township.
(3) 
Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(4) 
Tours of the facility may be provided to the public.
(5) 
Must have all necessary permits and/or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(6) 
No exterior display or sale of retail merchandise shall be permitted outside of the distillery, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the distillery use.
(7) 
A maximum of 30% of the floor area can be dedicated to public seating/eating or tasting.
(8) 
Special events held in the distillery facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317, Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(9) 
Land Development/Subdivision Approval is required, in accordance with Chapter 22, Subdivision and Land Development, of the Code of Ordinances of Plainfield Township, as applicable.
VVV. 
Microbrewery.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410, Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and,
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Subsection 5 of the Code of Ordinances of Plainfield Township.
(3) 
Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(4) 
No exterior display or sale of retail merchandise shall be permitted outside of the microbrewery, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the microbrewery use.
(5) 
Tours of the facility may be provided to the public.
(6) 
Must have all necessary permits and/or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(7) 
A maximum of 30% of the floor area can be dedicated to public seating/eating or tasting.
(8) 
Special events held in the microbrewery facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317, Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(9) 
Land development/subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development, of the Code of Ordinances of Plainfield Township, as applicable.
WWW. 
Microdistillery.
(1) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(2) 
The applicant shall provide a detailed written description of the proposed use in each of the following topics:
(a) 
The nature of the on-site operations, the materials used in the process, the products produced, and the generation and methods for disposal of any wastes and/or by-products. In addition, the applicant shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations;
(b) 
The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size;
(c) 
Identify any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels are regulated by applicable laws and ordinances, including, but not limited to, those listed within § 27-410 Performance and Traffic Impact Requirements, of the Code of Ordinances of Plainfield Township; and,
(d) 
A traffic impact report prepared by a professional engineer, according to § 27-410, Subsection 5 of the Code of Ordinances of Plainfield Township.
(3) 
Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses.
(4) 
Tours of the facility may be provided to the public.
(5) 
No exterior display or sale of retail merchandise shall be permitted outside of the microdistillery, unless the display or retail area is situated on a porch, patio, deck or other similar structure, which must be attached to the main structure of the microdistillery use.
(6) 
Must have all necessary permits and/or licenses from the Pennsylvania Liquor Control Board or any successor agency.
(7) 
A maximum of 30% of the floor area can be dedicated to public seating/eating or tasting.
(8) 
Special events held in the microdistillery facility are subject to the issuance of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery special exception use permit, as set forth in § 27-317 Subsection 5XXX of the Code of Ordinances of Plainfield Township, where permitted.
(9) 
Land development/subdivision approval is required, in accordance with Chapter 22, Subdivision and Land Development, of the Code of Ordinances of Plainfield Township, as applicable.
XXX. 
Public Special Event Use Accessory to a Brewery, Brew Pub, Distillery, Microbrewery, Microdistillery, Vineyard or Winery.
(1) 
The public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery shall only be permitted as an accessory use to the principal use of the property as a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard, or winery.
(2) 
Minimum Lot Size. The minimum lot size shall be at least five acres, unless additional acreage is required as set forth herein.
(3) 
Site Plan Review Required. A site plan review is required pursuant to the requirements set forth in § 27-409, Site Plan Review, of the Code of Ordinances of Plainfield Township.
(4) 
Special Events. The use of the space within or outside of the public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery for special events including, but not limited to parties, banquets, concerts, or receptions, is permitted in accordance with the following standards.
(a) 
Use of the public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery for special events shall be an accessory use to brewery, brew pub, distillery, microbrewery, microdistillery, vineyard, or winery uses.
(b) 
In order to hold special events other than educational seminars, workshops or meetings with 50 or fewer attendees, public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery must contain a minimum of 10 contiguous acres.
(c) 
No outdoor activity/event or temporary structure associated with a special event shall be located within 150 feet of any property line, except that parking areas may be located having a fifty-foot setback from the property lines. There shall be a vegetative buffer area between all parking areas and adjacent residential uses and districts. The buffer shall include evergreen planting, at least three feet in height. The species and spacing of the plantings shall be reviewed and approved by the host municipality.
(d) 
Special events are subject to the following conditions:
1) 
Educational seminars, workshops, meetings and other events are permitted provided they are held indoors. The term "indoors" does not include events held under tents or other temporary structures. The maximum allowed attendance will be in accordance with the Uniform Construction Code maximum occupancy requirements.
2) 
When a special event exceeds 50 attendees, a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery must contain a minimum of 10 contiguous acres.
3) 
Outdoor events, including those held under tents or other temporary structures are permitted. There shall be no more than 24 outdoor events in any calendar year. An outdoor event is any gathering of people which includes the use of amplified sound.
4) 
All special events, whether indoor or outdoor, shall end no later than 10:00 p.m., prevailing time.
(e) 
The public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery must have frontage on and access to a road designated as a local Township road or a roadway of higher classification. The operator of a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery shall demonstrate that sight distances at the entrance and exit which meet the criteria of the applicable Township's Subdivision and Land Development Ordinance and the Plainfield Township Driveway Ordinance.
(f) 
Amplified music is permitted pursuant to the Township's noise ordinance.
(g) 
Parking shall be provided in designated areas.
(h) 
Lighting may be used for special events for the duration of the event only and may not shine or produce glare on adjacent properties.
(i) 
Driveways from public roads to parking areas shall have a paved apron at the entrance which is a minimum of 100 feet in length from the edge of paving, as well as a gravel tire-cleaning area 50 feet in length.
(5) 
Access. Vehicular access to a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery shall be sufficient, in the opinion of the host Township, to accommodate two-way traffic.
(6) 
Setbacks. Buildings at public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery shall be located no closer than 75 feet to any property line.
(7) 
Limit on Retail Sales. Not more than one building for retail sales shall be permitted on any tract, parcel or property being used as a public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
(8) 
Parking. Off-street parking shall be provided in accordance with Table 27-701.1, Off-Street Parking Requirements, Subsection E, Retail and Commercial Service Uses. There shall be a sufficient on-site parking area, as determined by the Zoning Hearing Board, devoted to servicing customers and/or visitors to the public special event use accessory to a brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery. In no event shall there be less than 10 parking spaces, all of which shall be improved to a mud-free condition. The designated parking area shall be a minimum of 10 feet from the ultimate right-of-way and shall be located on the same side of the street as the main facility structure of either the brewery, brew pub, distillery, microbrewery, microdistillery, vineyard or winery.
YYY. 
Short-Term Residential Rentals.
(1) 
Short-Term Residential Rental Certificate Required. The applicant must initially obtain a short-term residential rental certificate from the Township Secretary/Manager or Zoning Officer prior to the commencement of the short-term residential rental use by applying for said certificate on forms to be furnished by Plainfield Township and remitting an initial certificate fee, which shall be established annually by the Board of Supervisors by resolution. The completeness of the application shall be determined by the Township, in its sole discretion. The initial term of the short-term residential rental certificate shall be 24 months. Upon the expiration of the initial twenty-four-month term, the applicant shall be responsible for obtaining a renewal certificate from the Township. The renewal certificate application fee shall be established annually by the Board of Supervisors by resolution. The term of all subsequent renewal certificate shall be a period of 12 months. Only those residential units which are listed on the official short-term residential rental registry shall be permitted short-term residential rental uses. Offering the availability of residential property properties as a short-term residential rental use without a certificate from the Township is prohibited and shall be subject to enforcement procedures.
(2) 
The applicant must provide proof of equitable ownership of the short-term residential rental premises, either by warranty deed or valid lease. If the applicant does not own the property where the registered premises are located, the applicant must provide written documentation from the property owner allowing short-term residential rentals on the registered premises.
(3) 
The principal use of the property shall remain that of a single-family residential dwelling.
(4) 
All short-term residential rentals are limited to a single reservation at a time on the short-term residential rental premises. The total number of guests occupying a short-term residential rental accommodation shall not exceed two adults per bedroom per each overnight stay.
(5) 
No part of the primary residence that is not approved for residential occupancy may be offered as a short-term residential rental, including but not limited to, vehicles parked on the property, a storage shed, trailer, garage or any temporary structure (such as a tent).
(6) 
The short-term residential use shall not require or result in changes to the residential character of the building in which it is conducted. No separate building entrance that is visible from a public street may be constructed or provided for the sole use of short-term residential use tenants.
(7) 
Outdoor parking shall be limited to available parking areas on the property used for the short-term residential rental.
(8) 
The short-term residential rental use shall not adversely affect the residential character of the neighborhood; for example, noise, odors, trash, light, glare, or other effects that adversely impact public health, safety and welfare.
(9) 
Neither short-term residential rental occupants nor their guests shall engage in disorderly conduct or disturb the peace and quiet of any nearby neighborhood or person. Incidents which officers of the Slate Belt Regional Police Department are required to respond to as a result of disorderly conduct and/or disturbing the peace and quiet of any nearby neighborhood or person may cause the revocation of the short-term residential rental certificate issued by Plainfield Township, in the sole discretion of the Plainfield Township Manager upon recommendation by either the Zoning Officer or the Chief of the Slate Belt Regional Police Department.
(10) 
Short-term residential rental occupants shall be notified of the municipal solid waste and recycling collection days for the residential dwelling unit, as per the provisions of the Municipal Solid Waste and Recycling Ordinance of Plainfield Township, as amended.[6] Proper municipal solid waste and recycling containers shall be provided for the use of the short-term residential occupants.
[6]
Editor's Note: See Chapter 20, Solid Waste.
(11) 
Exterior signage shall not be used to advertise the availability of the short-term residential rental.
(12) 
Nonresidential uses shall not be permitted, including but not limited to, sales or exchange of products, events that charge a fee, or the promotion, display or servicing of any product is conducted on the premises of the short-term residential rental.
(13) 
Safety Requirements. Each short-term residential rental use shall comply with the Federal Life Safety Code, the rules and regulations of the Pennsylvania Department of Labor and Industry and all other applicable building, health, safety, and fire codes of the federal, state and local government. The applicant shall furnish proof of compliance to the Township.
(14) 
The number of bedrooms permitted shall not exceed the number of bedrooms approved for the dwelling unit on the sewage permit issued for the property. Where there is no sewage permit on record, the short-term residential rental shall be limited to three bedrooms unless proof is provided to the Sewage Enforcement Officer that the septic system is adequate to handle additional flows.
(15) 
Proof shall be furnished to the Township that the applicant is paying the Northampton County Hotel Room Occupancy Tax, as is applicable.
ZZZ. 
Adaptive Reuse of Existing Agricultural Structure.
(1) 
Adaptive reuse of an existing agricultural structure is permitted, subject to the following criteria:
(a) 
The adaptive reuse of an existing agricultural structure use shall be permitted as a special exception use. The adaptive reuse of an existing agricultural structure may involve any use permitted in the Farm and Forest Zoning District, as well as a limited range of uses that are otherwise not permitted in the Farm and Forest Zoning District identified as follows:
1) 
Banquet hall for weddings/special events/corporate retreats/receptions/birthday parties;
2) 
Craft-making instruction and other educational classes focused around agriculture;
3) 
Indoor cafe/dining, as long as it remains compatible and consistent with the existing agricultural structure;
4) 
Gift shops for the sale of art, books, candles, agricultural-based crafts, crafts, produce, souvenirs, quilts, and general agricultural-based merchandise items:
5) 
Microbrewery as defined within § 27-202, provided that the specific criteria listed within the Additional Standards as set forth in § 27-317, Subsection 5VVV, Microbreweries, are complied with to the satisfaction of the Zoning Hearing Board;
6) 
Microdistillery as defined within § 27-202, provided that the specific criteria listed within the Additional Standards as set forth in § 27-317, Subsection 5WWW, Microdistilleries, are complied with to the satisfaction of the Zoning Hearing Board;
7) 
Outdoor cafe dining, as long as it remains compatible and consistent with the existing agricultural structure;
(b) 
The provisions specific to any use or uses defined as a "farm-based business" as set for within Chapter 27 of the Code of Ordinances of Plainfield Township shall prevail over the regulation of uses contained within this Section. The adaptive reuse of an existing agricultural structure or agricultural structures provisions as contained herein within this Part are specific to the uses defined and set forth within § 27-317, Subsection 5ZZZ.
(c) 
The agricultural structure shall have existed on the effective date of this Subsection.
(d) 
§ 27-401, Limit of One Principal Use, shall not apply to any adaptive reuse of an existing agricultural structure. However, only one agricultural structure may be used per approved lot or parcel for the adaptive reuse of an existing agricultural structure use.
(e) 
The applicant shall demonstrate evidence of compliance with all applicable federal, state and local rehabilitation/historic preservation laws, including all statutes, rules, regulations and guidelines of the National Park Service of the United States Department of the Interior and the Bureau of Historic Preservation of the Pennsylvania Historical and Museum Commission applicable to any historical structure.
(f) 
Except for setbacks and building heights, any structure permitted as an adaptive reuse of an existing agricultural building shall comply with the area and design requirements for the applicable proposed use of the structure in the Farm and Forest Zoning District. All uses shall comply with such other applicable standards for the specific uses set forth within the Zoning provisions of the Code of Ordinances of Plainfield Township (Chapter 27), unless such standards are not applicable or able to be complied with due to the presence and nature of conditions and circumstances of the existing agricultural building, as determined by the Zoning Hearing Board.
(g) 
Otherwise, all uses shall comply with such other applicable standards set forth within the Zoning provisions of the Code of Ordinances of Plainfield Township (Chapter 27), including but not limited to screening, buffering, off-street parking requirements, loading, and outdoor storage areas.
(h) 
The applicant shall furnish evidence of an approved means of water supply and sewage disposal to serve all proposed uses.
(i) 
Any structure permitted as an adaptive reuse of an existing agricultural building shall maintain an exterior appearance that resembles and is compatible with any existing agricultural building on the lot and within the character of the Farm and Forest Zoning District. No modifications to the external appearance of the agricultural building/structure (except fire and safety requirements) which would alter its agricultural character shall be permitted.
(j) 
The dumpsters servicing any agricultural structure that is being adaptively reused shall be screened from view by means of shrubbery, masonry, or fencing.
(k) 
Fire escapes, where required pursuant to the provisions of the Uniform Construction Code, as amended or any successor legislation, shall be located in the rear or side of the existing building and shall not be located on any wall facing a street right-of-way, excluding alleys (whether private or public).
(l) 
For those properties that have undergone farmland preservation under State Act 153 of 1996 or any Northamption County agricultural preservation easement, proof that the use is in compliance with all relevant Commonwealth of Pennsylvania and Northampton County regulations is required prior to the issuance of any zoning or building permits.
AAAA. 
Principal Solar Energy Production Facility.
1. 
New principal solar energy production facility, or any upgrades, modification, or structural changes that alters the size or placement of an existing solar energy system, shall comply with the provisions of this section;
2. 
A principal solar energy production facility shall be a special exception use in the Farm and Forest Zoning District and is subject to the specific criteria as set forth in Subsection 4 below.
3. 
A principal solar energy production facility which shall be permitted by special exception in any zoning district is subject to the specific criteria listed below in Subsection 4. If a facility is classified and defined as a "principal solar energy production facility" it shall be deemed a principal use.
4. 
Principal Solar Energy Production Facility Criteria.
A. 
A solar energy system may be roof-mounted or ground-mounted;
B. 
Roof-mounted solar energy systems:
(1) 
In no instance shall any part of a roof-mounted solar energy system extend beyond the edge of the roof.
(2) 
The solar panels shall not exceed the height of the roof line on a pitched roof. On a flat roof, the solar panels shall be angled such that they are not more than three feet above the roof line, and the height of the solar panels shall not exceed the height requirements for the non-residential or residential zoning district in which the solar energy system is located.
(3) 
For any solar panel to be constructed on the rooftop of a new building or structure the applicant must demonstrate that the solar panels are not visible from the ground level of any neighboring property within 500 feet of the nearest proposed rooftop solar panel.
C. 
Ground Array Solar Energy Systems.
(1) 
Ground arrays shall not exceed a height of 15 feet above the ground.
(2) 
Ground arrays are subject to a setback distance of no less than 50 feet from the front, rear or side yards or from the setback distance prescribed for any structure for the zoning district in which the ground array is to be constructed, whichever is greater.
(3) 
All ground arrays shall be enclosed with fencing in order to provide for the security and safety of the solar energy system and the public.
(4) 
Applicant must make reasonable provisions for emergency lighting for purposes of security and safety. The ground array shall not be artificially lighted for any other purpose.
(5) 
The surface of a ground-mounted solar energy panel(s), regardless of the mounted angle, shall be calculated as part of the overall lot coverage and be deemed impervious coverage. Impervious coverage shall be determined by calculating the total square footage area of all combined solar collector panels or the total square footage area of all combined footprint bases of the solar collector panels. Whichever calculation produces the greater square footage area shall be the impervious coverage area.
(6) 
All ground-mounted solar energy mechanical equipment shall be screened from any adjacent property that is used for residential purposes. The screen shall consist of shrubbery, trees or other non-invasive plant species as set forth in Section 27-404, Subsection 4, to provide a visual screen from any adjacent property that is zoned or used for residential and/or commercial purposes. The screening shall be placed within the line of sight distance from adjacent properties. If the panels are fixed screening shall be to the base of the panel for the side facing the sun. The remaining sides shall be fully screened. If the panels rotate with the sun the panels shall be screened to the base of the panel in all rotational directions. The other sides shall be fully screened. Screening shall not be located in the utility easement area. There shall not be a display of advertising except for the reasonable identification of the panel, inverter or other equipment manufacturer.
(7) 
If a ground-mounted solar energy system is removed, any earth disturbance as a result of the removal shall be graded and reseeded.
(8) 
If a ground-mounted solar energy system is defective or deemed unsafe by the Building Code Official, the solar energy system shall be repaired by the owner to meet the then current federal, state and local safety standards. Alternatively, the solar energy system shall be removed by the property owner within the time period allowed by the Building Code Official. If the owner fails to remove or repair the defective and/or abandoned solar energy system, the Township may pursue legal action to have the system removed at the owner's expense.
(9) 
The applicant shall provide a decommissioning plan (acceptable to the Township Engineer) and sufficient financial security to cover the costs to decommission the ground array solar energy system according to all applicable state and federal regulations.
D. 
Requirements Applicable to Rooftop Solar Energy Systems and Ground Array Solar Energy Systems.
(1) 
Any glare from a solar panel shall be directed away from an adjoining property.
(2) 
The installation of a solar energy system shall conform to the extent applicable, to the Pennsylvania Uniform Construction Code, regulations, if any, adopted by the Pennsylvania Department Labor and Industry, and to applicable industry standards, including those of the American National Standards Institute. Manufacturer's data and certificates of design compliance shall be submitted with the land development plan.
(3) 
The design of solar energy systems shall, to the extent reasonably possible, use materials, colors, textures, screening and landscaping that will blend the facility into the natural setting and existing environment.
(4) 
The applicant shall demonstrate that reasonable efforts have been taken to avoid any disruption, interference with, or loss of radio, telephone, television or similar signals and shall mitigate any such harm caused by the non-residential solar energy system.
(5) 
The applicant must submit a plan in accordance with applicable Subdivision and Land Development (SALDO)[7] regulations.
[7]
Editor's Note: See Ch. 22, Subdivision and Land Development.
E. 
Decommissioning of the Ground Array Solar Energy System.
(1) 
The facility owner and/or operator of a ground array solar energy system shall, at its expense, complete decommissioning of the facility within six months after the facility is abandoned or at the end of its useful life. Such a facility will be presumed to be abandoned or at the end of its useful life if no electricity is generated for a continuous period of 12 months.
(2) 
Decommissioning shall include the removal of the ground array solar energy system and any other associated facilities and the cleaning and restoration of the site.
(3) 
If the decommissioning has not been completed within said six-month period, then the Township shall give written notice to the landowner and/or facility owner and operator, to accomplish the decommissioning within 30 days.
(4) 
If the decommissioning has not been completed within 30 days of said written notice by Township, then Township may accomplish said decommissioning and charge the landowner and/or facility owner and operator for all the costs and expenses, including reasonable attorney's fees for collection.
(5) 
The decommissioning process shall be subject to a Decommissioning Agreement prepared by or approved by the Township Solicitor and the Township Engineer and shall require that financial security be posted in an amount necessary to facilitate the removal of all aspects of the solar array field.
BBBB. 
Grid-Scale Solar Energy Systems.
1. 
A new grid-scale solar energy system, or any upgrades, modification, or structural changes that alter the size or placement of an existing solar energy system, shall comply with the provisions of this section.
2. 
A grid-scale solar energy system shall be a special exception use in the Farm and Forest Zoning District and is subject to the specific criteria as set forth in Subsection 6 below.
3. 
Notwithstanding any provision herein to the contrary, grid-scale solar energy systems shall be prohibited on lands classified as "prime" or on land which is subject to a conservation or agricultural preservation easement.
4. 
A grid-scale solar energy system which is permitted by special exception in any zoning district is subject to the specific criteria listed below in Subsection 6.
5. 
If a facility is classified and defined as a "grid-scale solar energy system" it shall be deemed a principal use.
6. 
Grid-scale solar energy system: specific criteria
A. 
A grid-scale solar energy system may be roof-mounted or ground-mounted.
B. 
Roof-mounted solar energy systems:
(1) 
In no instance shall any part of a roof-mounted solar energy system extend beyond the edge of the roof.
(2) 
The solar panels shall not exceed the height of the roofline on a pitched roof. On a flat roof, the solar panels shall be angled such that they are not more than three feet above the roofline, and the height of the solar panels shall not exceed the height requirements for the nonresidential or residential zoning district in which the solar energy system is located.
(3) 
For any solar panel to be constructed on the rooftop of a new building or structure, the applicant must demonstrate that the solar panels are not visible from the ground level of any neighboring property within 500 feet of the nearest proposed rooftop solar panel.
C. 
Ground Array Solar Energy Systems:
(1) 
Ground arrays shall not exceed a height of 15 feet above the ground.
(2) 
Ground arrays are subject to a setback distance of no less than 100 feet from the front, rear or side yards or from the setback distance prescribed for any structure for the zoning district in which the ground array is to be constructed, whichever is greater.
(3) 
All ground arrays shall be enclosed with fencing in order to provide for the security and safety of the solar energy system and the public.
(4) 
Applicant must make reasonable provisions for emergency lighting for purposes of security and safety. The ground array shall not be artificially lighted for any other purpose.
(5) 
The surface of a ground-mounted solar energy panel(s), regardless of the mounted angle, shall be calculated as part of the overall lot coverage and be deemed impervious coverage. Impervious coverage shall be determined by calculating the total square footage area of all combined solar collector panels or the total square footage area of all combined footprint bases of the solar collector panels. Whichever calculation produces the greater square footage area shall be the impervious coverage area.
(6) 
All ground-mounted solar energy mechanical equipment shall be screened from any adjacent property that is used for residential purposes. The screen shall consist of shrubbery, trees or other non-invasive plant species as set forth in § 27-404, Subsection 4, to provide a visual screen from any adjacent property that is zoned or used for residential and/or commercial purposes. The screening shall be placed within the line of sight distance from adjacent properties. If the panels are fixed, screening shall be to the base of the panel for the side facing the sun. The remaining sides shall be fully screened. If the panels rotate with the sun, the panels shall be screened to the base of the panel in all rotational directions. The other sides shall be fully screened. Screening shall not be located in the utility easement area. There shall not be a display of advertising except for the reasonable identification of the panel, inverter or other equipment manufacturer.
(7) 
If a ground-mounted solar energy system is removed, any earth disturbance as a result of the removal shall be graded and reseeded.
(8) 
If a ground-mounted solar energy system is defective or deemed unsafe by the Building Code Official, the solar energy system shall be repaired by the owner to meet the then current federal, state and local safety standards. Alternatively, the solar energy system shall be removed by the property owner within the time period allowed by the Building Code Official. If the owner fails to remove or repair the defective and/or abandoned solar energy system, the Township may pursue legal action to have the system removed at the owner's expense.
(9) 
The applicant shall provide a decommissioning plan (acceptable to the Township Engineer) and sufficient financial security to cover the costs to decommission the ground array solar energy system according to all applicable state and federal regulations.
D. 
Requirements applicable to rooftop solar energy systems and ground array solar energy systems.
(1) 
Any glare from a solar panel shall be directed away from an adjoining property; in addition, the solar panel system shall not project glare onto the adjoining roadways.
(2) 
Solar panels shall be covered with anti-reflective surface materials or coatings. If there is a concern about glare for a specific location, the developer shall prepare a glint and glare study.
(3) 
The installation of a solar energy system shall conform, to the extent applicable, to the Pennsylvania Uniform Construction Code, regulations, if any, adopted by the Pennsylvania Department Labor and Industry, and to applicable industry standards, including those of the American National Standards Institute. Manufacturer's data and certificates of design compliance shall be submitted with the land development plan.
(4) 
The design of solar energy systems shall, to the extent reasonably possible, use materials, colors, textures, screening and landscaping that will blend the facility into the natural setting and existing environment.
(5) 
The applicant shall demonstrate that reasonable efforts have been taken to avoid any disruption, interference with, or loss of radio, telephone, television or similar signals and shall mitigate any such harm caused by the non-residential solar energy system.
(6) 
The applicant must submit a plan in accordance with applicable Subdivision and Land Development (SALDO) regulations.
E. 
Decommissioning of the Ground Array Solar Energy System.
(1) 
The facility owner and/or operator of a ground array solar energy system shall, at its expense, complete decommissioning of the facility within six months after the facility is abandoned or at the end of its useful life. Such a facility will be presumed to be abandoned or at the end of its useful life if no electricity is generated for a continuous period of 12 months.
(2) 
Decommissioning shall include the removal of the ground array solar energy system and any other associated facilities and the cleaning and restoration of the site.
(3) 
If the decommissioning has not been completed within said six-month period, then the Township shall give written notice to the landowner and/or facility owner and operator, to accomplish the decommissioning within 30 days.
(4) 
If the decommissioning has not been completed within 30 days of said written notice by the Township, then the Township may accomplish said decommissioning and charge the landowner and/or facility owner and operator for all the costs and expenses, including reasonable attorney's fees for collection.
(5) 
The decommissioning process shall be subject to a decommissioning agreement prepared by or approved by the Township Solicitor and the Township Engineer and shall require that financial security be posted in an amount necessary to facilitate the removal of all aspects of the solar array field.
[1]
Editor's Note: This ordinance was specifically repealed by Ord. 380, adopted 4/3/2017.

§ 27-318 Accessory Uses.

[Ord. 275, 2/9/2000, § 317; as amended by Ord. 307, 3/29/2006, §§ 2, 3]
1. 
In General. An accessory use on the same lot and customarily incidental to a permitted principal use is permitted by right.
2. 
Yard Requirements. Every accessory use shall comply with the yard regulations for the district in which it is located, except as otherwise specifically provided in this Chapter.
3. 
Special Standards. Each accessory use shall comply with all of the following standards listed for that use:
A. 
Bus Shelter.
(1) 
Shall not be located within the road right-of-way, shall be at least 50 feet from a street intersection, and shall be at least 20 feet from the cartway.
(2) 
Shall comply with all sign regulations of this Chapter.
B. 
Commercial or Industrial Outdoor Storage and Display.
(1) 
Location. Shall not occupy any part of the street right-of-way, area intended or designed for pedestrian use, required parking area, or part of the required front yard.
(2) 
Size. Shall occupy an area less than 1/2 the existing building coverage. A special exception use may be authorized by the Zoning Hearing Board for no more than 25% of the lot area to be used for outdoor storage or display.
C. 
Dwelling Unit as an Accessory Use to a Nonresidential Use.
(1) 
No more than one dwelling unit shall be permitted for any nonresidential principal use.
(2) 
The floor area of the dwelling unit shall not exceed the floor area of the nonresidential use (if primarily within a building) or 50% of the ground area of the nonresidential use (if primarily outdoor).
D. 
Farm Pond.
(1) 
The developer of any farm pond shall obtain all required state and federal permits and shall obtain the review and approval of the County Soil Conservation Service.
E. 
Home Gardening, Nurseries, and Greenhouses. No outdoor storage of equipment shall be permitted.
F. 
Home Occupation.
(1) 
The home occupation shall not be conducted on the premises outside of a building.
(2) 
The home occupation shall not exceed 25% of the floor area of the principal dwelling unit.
(3) 
There shall be no outside storage of materials or equipment, or outside parking of vehicles utilized in the home occupation.
(4) 
There shall be no use of show windows or any type of display or advertising visible from outside the premises, except for signs as permitted in Part 6.
(5) 
No more than two employees may work on the premises at the same time that are not residents of the principal dwelling unit.
(6) 
No traffic shall be generated by such home occupation in greater volumes than would normally be expected in a residential neighborhood, and any need for parking generated by the conduct of such home occupation shall be met off the street and other than in a required front yard.
(7) 
Uses permitted as a home occupation include art studio, professional office, and instruction of not more than four pupils simultaneously (or in the case of musical instruction, not more than three pupils simultaneously).
(8) 
The following uses shall not be permitted as a home occupation: animal hospital, stable, kennels, funeral parlor, retail store, restaurant, barber shop, beauty shop or gun shop. The above list is not exhaustive, but is included to clarify and illustrate, by example, uses, which are undesirable as home occupations.
(9) 
No equipment or process shall be used in such home occupation, which creates noise, vibration, glare, fumes, odors, or electrical interference detectable to the normal senses off the premises. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises, or causes fluctuations in line voltage off the premises.
G. 
Noncommercial Swimming Pool. A noncommercial swimming pool designed to contain a water depth of 24 inches or more shall not be located, constructed, or maintained on any lot or land area except in conformity with the following requirements:
(1) 
Permit. A zoning permit shall be required to locate, construct or maintain a noncommercial swimming pool.
(2) 
Location. Such pool shall be located in a rear or side yard only. No above or in-ground pool shall be located within 15 feet of a side or rear lot line or under any electrical lines, or over any on-lot sewage disposal field or system.
(3) 
Fence. Every noncommercial swimming pool shall be entirely enclosed with a child-proof fence of not less than four feet in height equipped with a self-closing and self-latching gate. Above ground pools with the pool access platform located at least four feet or more above the ground level shall not require a fence, but shall require a securable gate to any pool access platform.
(4) 
Water. If the water for such pool is supplied from a private well, there shall be no cross-connection with the public water supply system. If the water for such pool is supplied from the public water supply system, the inlet shall be above the overflow level of said pool.
(5) 
Drainage. The draining of all pools shall comply with § 27-501 of this Chapter.
(6) 
Noise. No loudspeaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property or lot where such pool is located.
(7) 
Lighting. No lighting or spot light shall be permitted which will shine directly upon or beyond the boundary of the property where such pool is located.
H. 
Residential Accessory Building, Structure or Use. Permitted residential accessory buildings, structures or uses include:
(1) 
Fences and Walls.
(a) 
Fences and walls in the required side and rear yard areas shall not exceed six feet in height (except tennis court fences which shall not exceed 10 feet in height), and shall be at least two feet from a lot line or easement line.
(b) 
Fences or walls placed in the required front yard shall not exceed five feet in height and shall be no closer than one foot to a property line.
(2) 
Building.
(a) 
No accessory building may be located within required front yard. One accessory building 12 feet by 33 feet or smaller, which is not on a permanent foundation, may be located within a side or rear yard, so long as it is no closer than three foot from the side or rear lot line.
I. 
Seasonal Sale of Agricultural Products.
(1) 
The use shall be an accessory use incidental to a crop farming, greenhouse, plant nursery, orchard, winery or raising of livestock use.
(2) 
The only retail sales shall be of agricultural products and horticultural products, in addition to any hand-made crafts produced by the operator of the market and/or his/her family. An average of not less than 30% of the products sold on-site shall have been produced by the operator of the retail use or his/her family. This percentage may vary month to month, provided that the average is met.
(3) 
Off-street parking shall be provided in compliance with the provisions of Part 6. Space shall be provided so that vehicles can re-enter a road without backing into the road.
(4) 
No stand shall be located closer than: 50 feet from a lot line of an existing dwelling, 25 feet from any other lot line or 100 feet from the closest intersecting point of street rights-of-ways at a street intersection, unless the sales occur within a dwelling or barn that existed prior to the adoption of this Part.
(5) 
A maximum total of 6,000 square feet of building floor area shall be used for such use.
(6) 
The use may occur within an existing dwelling, a barn or a separate stand. Any stand shall be maintained in good condition.
(7) 
The retail sales shall be located on land owned by the operator of the market or upon a tract of five acres or more which the operator of the market actively farms.
(8) 
The applicant shall prove to the Zoning Officer that the driveway has adequate sight distance, based upon.
J. 
Solar energy systems.
[Amended by Ord. No. 393, 9/11/2019]
(1) 
Solar energy systems shall be permitted by right in all zoning districts.
(2) 
Solar energy systems may cover any building roof. Solar energy systems may cover any vehicle parking lot as long as setback and yard requirements are met. In addition, solar energy systems may cover up to 20% of the lot area that is not covered by building roofs or vehicle parking lots, as long as setback and yard requirements are met.
(3) 
Solar energy systems may extend above a building roof, provided they do not exceed the maximum allowed building height by more than six feet. Solar energy systems may extend up to 20 feet above a vehicle parking lot or the ground level, even if it would otherwise exceed the maximum allowed height for that structure.
(4) 
A maximum of 5% of the woodland forest canopy on a lot shall be removed in order to install a solar energy system.
(5) 
If a solar energy system covers more than 10,000 square feet of ground area, then primarily evergreen vegetation with an initial height of three feet shall be placed between ground-mounted solar collectors and any abutting dwelling.
(6) 
Solar energy systems shall not cover more than one acre of Agricultural Capability Class 1 through 4 soils, as categorized by the U.S. Natural Resources Conservation Service, and shall not require the clear-cutting of more than one acre of woodlands.
(7) 
Solar energy systems shall be properly maintained and shall be completely removed from land and buildings, along with any supporting structures, if they are not being used for electricity generation purposes for more than 12 months.
(8) 
Solar energy systems shall not cause glare to enter the window of another dwelling.
(9) 
Solar energy systems that are attached to a principal structure shall meet setbacks for a principal structure. Other solar energy systems shall meet setbacks for an accessory structure.
(10) 
It is recommended that solar energy systems have a three-foot setback from the edge of a roof to provide access for firefighters.
K. 
Tennis Court.
(1) 
A tennis court shall not be located in front of the principal building and shall not be located within any required yard areas.
(2) 
No lighting shall shine beyond the boundary of the property where the tennis court is located.
L. 
Wind Turbines.
[Amended by Ord. No. 393, 9/11/2019]
(1) 
A wind turbine is only allowed where it is listed as an allowed use in the applicable zoning district regulations. A wind turbine shall not be allowed in the BMC District. One wind turbine is allowed per lot, except if a lot includes more than 10 acres, one additional wind turbine shall be allowed for each 10 acres.
(2) 
All wind turbines shall be set back from each lot line and street right-of-way line a minimum distance equal to 1.1 times the total height from the ground level to the top of the maximum sweep of the turbine blade, as measured from the center of the wind turbine base. Such setback shall not apply if a written signed and notarized waiver is provided to the Zoning Officer by the principal owner of adjacent lot. Two or more abutting lot owners may use the setback waiver process to share use of a wind turbine.
(3) 
No part of a wind turbine shall be located within or above the front, rear or side setback that would apply to a principal building.
(4) 
The minimum height of the lowest position of the wind rotor shall be 25 feet above the ground.
(5) 
A wind turbine shall not be climbable for at least the first 12 feet above the ground level.
(6) 
The wind turbine and its installation shall comply with the Uniform Construction Code and the Electrical Code, and be certified by Underwriters Laboratory or an equivalent entity.
(7) 
If guy wires are used, and they are not within a fence, they shall be marked near their base with reflectors, reflective tape or similar method that are designed to remain visible during the lifetime of the turbine.
(8) 
The turbine shall include automatic over-speed controls to address high speed winds, such as mechanical brakes.
(9) 
The maximum total height above the ground level to the tip of the extended blade shall be 85 feet, except a maximum of 150 feet shall be allowed in GC District.
(10) 
Any new electrical wiring shall be underground.
(11) 
The color of the turbine should be nonobtrusive, such as white, off-white or gray.
(12) 
Wind turbines shall not display any advertising, except for a single sign of up to two square feet to identify the manufacturer, and except for any necessary safety warning signs may also be placed.
(13) 
Any mechanical building shall be limited to a maximum of 150 square feet of building floor area and a maximum height of 15 feet and shall meet required yards that would apply to a principal building.
(14) 
Land development approval shall not be needed for the installation of one wind turbine.
(15) 
The audible sound from the wind turbine shall not exceed 45 A-weighted decibels [dB(A)], as measured at the exterior of a occupied principal building on another lot, unless a written waiver is provided by the owner of such building.
(16) 
The owner of the turbine shall completely remove all above ground structures within 12 months after the wind turbine is no longer used to generate electricity. Disturbed earth shall be reseeded.
(17) 
If a wind turbine is placed on the roof of a building, the applicant shall obtain approval from the Township Construction Official.
(18) 
Subsections L(4), (5) and certification by Underwriters Laboratory shall not apply to a wind turbine that is intended solely for agricultural or pond aeration purposes.
M. 
Farm-Based Business. This use may be approved on an existing lot or contiguous lots of at least 20 acres that include a principal agricultural use. This use may also be approved on an existing lot of any size that was preserved under State Act 153 of 1996 or any Northampton County agricultural preservation easement. However, this use shall not be allowed on preserved land that was created as part of a conservation development.
(1) 
A farm-based business shall be defined as a low-intensity commercial or industrial activity that functions as a customary accessory use to an on-site principal agricultural use. Farm-based businesses are intended to provide supplemental income to farmers to encourage the continuation of farming, and to provide needed services to other farmers.
(2) 
A farm-based business shall be conducted by a resident or owner of the property, his/her "relatives," and a maximum total of 10 other on-site employees, in addition to employees of the agricultural use. In addition, a barn that was constructed for agricultural purposes prior to the adoption of this Section may be leased to a nonresident for a use meeting these standards.
(3) 
To the maximum extent feasible, a farm-based business should use an existing building. Buildings that existed prior to the effective date of this Section may be used for a farm-based business. Any new building constructed for a farm-based business and any new parking area for trucks shall be set back a minimum of 100 feet from any lot line of an existing dwelling, unless a larger setback is required by another section of this Chapter. The total building floor area used for a farm-based business that is built after the enactment of this Section shall not exceed 6,000 square feet. The total area used by the farm-based business, including parking, shall not exceed three acres.
(4) 
Any manufacturing operations shall be of a custom nature and no more than 50% of manufacturing operations shall be conducted outside of an enclosed building.
(5) 
The farm-based business shall not generate noxious odors, noise or glare beyond amounts that are typically generated by agricultural operations. Nonagricultural operations shall not routinely occur in a manner that generates traffic or noise heard by neighbors between the hours of 9:00 p.m. and 7:00 a.m.
(6) 
Only two signs shall advertise a farm-based business, which shall have a maximum sign area of 32 square feet on each of two sides, and which shall not be internally illuminated, and which shall have a maximum height of eight feet.
(7) 
The following activities, and activities that the applicant proves to the Zoning Hearing Board are closely similar, shall be permitted as farm-based businesses:
(a) 
Sale, rental or repair of farm equipment or farm vehicles.
(b) 
Occasional repair involving up to 10 motor vehicles on-site at a time, beyond those vehicles owned or leased by a resident of the property or his/her relative, but not including an auto repair station as a principal use and not including a junkyard and not including regular use of spray painting.
(c) 
Light welding and custom machining of parts.
(d) 
Sale or mixing of seeds and fertilizers, or mulch sales, provided a use that involves significant tractor-trailer truck traffic shall be located along an arterial or collector street.
(e) 
Barber/beauty shops.
(f) 
Construction tradesperson's or building maintenance company headquarters and storage.
(g) 
Music, hobby, crafts, trade or art instruction for up to 10 persons at a time.
(h) 
Lawnmower or small engine repair and maintenance.
(i) 
Custom woodworking or wood refinishing.
(j) 
Custom blacksmithing or sharpening services.
(k) 
Installation of accessories to motor vehicles.
(l) 
Rental storage of household items and vehicles.
(m) 
Boarding of animals, but not including a kennel housing more than 10 dogs at a time or a stable (which are treated separately).
(n) 
Custom butchering, not including a commercial slaughterhouse or stockyard.
(o) 
Processing, packaging, manufacture and storage of agricultural products.
(p) 
Sawmill.
(q) 
Commercial farm tourism and special events, such as farm tours and Halloween activities.
(r) 
Sale or mixing of animal feed.
(s) 
Sale of up to five motor vehicles at a time, other than farm equipment.
(t) 
Wind turbines provided the maximum total height of the turbine is equal to the minimum setback from all lot lines of other lots.
[Amended by Ord. No. 393, 9/11/2019]
See also commercial stables and seasonal sales of agricultural products, which are treated as separate uses.
(8) 
This paragraph shall not regulate agricultural uses that are permitted under other provisions of this Chapter.
(9) 
If an activity would be permitted as either a farm-based business or a home occupation, then the applicant may choose which set of provisions shall apply.
(10) 
One off-street parking space shall be provided per nonresident employee, plus parking for any dwelling. In addition, the applicant shall prove to the Zoning Officer that sufficient parking will be available for customers, which is not required to be paved but which may be required to be accessible to persons with disabilities under national standards.
(11) 
All existing and new buildings shall maintain a residential or agricultural appearance, as viewed from a public street.
(12) 
The use shall not involve the storage or use of highly hazardous, toxic, radioactive, flammable or explosive substances, other than, types typically used in agriculture or a household.
(13) 
Landscaping shall be placed between any outdoor storage of nonagricultural materials or products and any adjoining properties from which storage would be visible.
(14) 
The applicant shall prove that adequate space will be provided for truck movements.

§ 27-319 Solid Waste Processing and Disposal District (SW).

[Ord. 275, 2/9/2000, § 318; as amended by Ord. 357, 12/12/2012, § 5]
1. 
Purpose. The purpose of the Solid Waste Processing and Disposal District is to provide appropriate locations in the Township for solid waste processing and disposal uses that provide a needed service and protect other uses and the environment in the SW district, in the Township and in neighboring municipalities and to provide for the safe and orderly transition of uses after the closure of solid waste processing and disposal uses.
2. 
Uses Permitted by Right. Each or a combination of the following principal uses and their accessory uses are permitted by right in the Solid Waste Processing and Disposal District by the Zoning Officer, provided that the use type, dimensional and all other applicable requirements of this Chapter are satisfied and except as provided in § 27-319, Subsection 4, of this Chapter:
A. 
Composting facility.[1]
[1]
Note: See § 27-316 for additional requirements; site plan review required (see § 27-409).
B. 
Fire station, not including social and banquet halls.
C. 
Material separation facility.[2]
[2]
Note: See § 27-316 for additional requirements; site plan review required (see § 27-409).
D. 
Non-tower-based wireless communications facilities, as defined by § 27-202, but must be conducted in accordance with the standards set forth in Part 9, Wireless Communications Facilities Regulations.
[Added by Ord. 380, 4/3/2017]
E. 
Recycling facility.[3]
[3]
Note: See § 27-316 for additional requirements; site plan review required (see § 27-409).
F. 
Refuse derived fuel facility.[4]
[4]
Note: See § 27-316 for additional requirements; site plan review required (see § 27-409).
G. 
Sanitary landfill, involving the disposal of 100 or less tons of solid waste per day.[5]
[5]
Note: See § 27-316 for additional requirements; site plan review required (see § 27-409).
H. 
Timber harvesting.
3. 
Special Exception Uses. Each of the following principal uses and their accessory uses may be permitted in the Solid Waste Processing and Disposal District by the Zoning Hearing Board in accordance with the standards contained in § 27-317 of this Chapter, except as provided in Subsection 6 of this Section.
A. 
Agriculture.
B. 
Agricultural industry.
C. 
Greenhouse/nursery.
D. 
Mobile/manufactured home.
E. 
Single-family detached dwelling.
F. 
Solid waste related trucking industry.
G. 
Tower-based wireless communications facilities, except as otherwise prohibited herein, only when meeting the requirements of Part 9, Wireless Communications Facilities Regulations, and § 27-317.
[Amended by Ord. 380, 4/3/2017]
4. 
Conditional Uses. Each of the following principal uses and their accessory uses may be permitted in the Solid Waste Processing and Disposal District by the Plainfield Township Board of Supervisors in accordance with the procedures and standards contained in § 27-320 of this Chapter:
A. 
Sanitary landfill, involving the disposal of more than 100 tons of solid waste per day.
B. 
Mineral extraction.
C. 
Prison/correctional institution.
D. 
Public heliport.
E. 
Transfer station.
5. 
Uses Permitted By Right in Post-closure Landfill Sites. Each of the following principal uses and their accessory uses are permitted by right in the designated areas of the Solid Waste Processing Disposal District, provided that the use type, dimensional and all other applicable requirements of this Chapter are satisfied:
A. 
In disposal zone:
(1) 
Commercial outdoor recreation.[6]
[6]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(2) 
Commercial stable or riding academy.[7]
[7]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(3) 
Wildlife sanctuary.[8]
[8]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
B. 
In setback zone:
(1) 
Any use listed in § 27-319, Subsection 5A.
(2) 
Agriculture.[9]
[9]
Note: Permitted by right use, site plan review required (see § 27-409).
(3) 
Assembly and packaging establishments.[10]
[10]
Note: Permitted by right use, site plan review required (see § 27-409).
(4) 
Automobile, motorcycle, boat, recreational vehicle sales.[11]
[11]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(5) 
Auto repair garage/body shop.[12]
[12]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(6) 
Bulk photo processing.[13]
[13]
Note: Permitted by right use, site plan review required (see § 27-409).
(7) 
Business office.
(8) 
Construction company.[14]
[14]
Note: Permitted by right use, site plan review required (see § 27-409).
(9) 
Fire station, including social and banquet halls.[15]
[15]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(10) 
Government office.[16]
[16]
Note: Permitted by right use, site plan review required (see § 27-409).
(11) 
Light metal processes such as: metal machining, finishing, grinding and polishing; metal stamping and extrusion of small products (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, tools and hardware (such as hand tools, bolts, nuts).[17]
[17]
Note: Permitted by right use, site plan review required (see § 27-409).
(12) 
Lumber yard.[18]
[18]
Note: Permitted by right use, site plan review required (see § 27-409).
(13) 
Manufacture, assembly or treatment of articles or merchandise from the following previously prepared materials: plastics, bone, canvas, cellophane, cork, feathers, fiber, glass, horn, leather and fur (excluding tanning, curing and dyeing), precious or semi-precious metals or stones, shell, textiles and tobacco.[19]
[19]
Note: Permitted by right use, site plan review required (see § 27-409).
(14) 
Manufacture of ceramic products (using only previously pulverized clay); novelty or small products from previously prepared paper or cardboard (not including bulk processing); jewelry, clocks and watches; medical, drafting, optical and other professional and scientific instruments and equipment; musical instruments; small rubber products and synthetic treated fabrics (excluding all rubber and synthetic processing); textiles (including spinning and weaving, but not including wool scouring and pulling, or jute or burlap processing or reconditioning); toys, wood products (excluding planing mills and bulk processing of wood and lumber).[20]
[20]
Note: Permitted by right use, site plan review required (see § 27-409).
(15) 
Manufacture and assembly of electrical or electronic devices; home commercial and industrial appliances and instruments; and electrical supplies, including such equipment and supplies as: lighting fixtures, fans, home radio and television receivers, electric switches, lamps, washing machines, refrigerators and air conditioners.[21]
[21]
Note: Permitted by right use, site plan review required (see § 27-409).
(16) 
Manufacture of paper or cardboard boxes, envelopes, containers and novelties from previously prepared paper or cardboard.[22]
[22]
Note: Permitted by right use, site plan review required (see § 27-409).
(17) 
Planned industrial and business Park.[23]
[23]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(18) 
Printing, publishing, lithographing, bookbinding or similar establishment.[24]
[24]
Note: Permitted by right use, site plan review required (see § 27-409).
(19) 
Self-storage development.[25]
[25]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(20) 
Warehouse.[26]
[26]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
(21) 
Wholesale storage or distribution uses.[27]
[27]
Note: Permitted by right use, see § 27-316 for additional requirements and site plan review required (see § 27-409).
6. 
Prohibited Uses. The following uses are prohibited in the Solid Waste Processing and Disposal District:
A. 
Dump.
B. 
Incinerators.
C. 
Junkyard.
D. 
Solid waste transfer stations.
7. 
Accessory Uses.
A. 
Each accessory use in the Solid Waste Processing and Disposal District shall comply with the minimum yard requirements of Subsection 8, except as specifically provided for in this Chapter.
B. 
Each of the following accessory uses shall be permitted in the Solid Waste Processing and Disposal District only if such use complies with the relevant standards contained in § 27-318 of this Chapter:
(1) 
Bus shelter.
(2) 
Cafeteria, day-care facility, recreation facilities for employees only.
(3) 
Fences and walls.
(4) 
Ground water monitory systems.
(5) 
Landfill gas management facilities (including pumping facilities, pipings and flares).
(6) 
Leachate collection and treatment facilities.
(7) 
Maintenance facilities/maintenance buildings.
(8) 
Municipal waste drop-off facility.
(9) 
Off-street parking and loading.
(10) 
Outdoor storage or display.
(11) 
Quarry pump stations.
(12) 
Scale house complex.
(13) 
Security buildings.
(14) 
Signs.
(15) 
Soil storage for use on site.
(16) 
Temporary structure or use, pursuant to the special exception use procedures and standards of § 27-317.
(17) 
Temporary tire storage.
(18) 
Truck line-up and power units.
(19) 
Truck driver's eating, show and rest facility.
(20) 
Weather station.
(21) 
White goods processing.
(22) 
Yard waste landscaping processing composting facility.
(23) 
Accessory uses and structures that are clearly customary and incidental to the principal use.
(24) 
Warehousing and storage in an accessory structure.
8. 
Lot Area, Width, Building Coverage and Height Regulations. Each of the following dimensional requirements shall apply to each use in the Solid Waste Processing and Disposal District, except as specifically provided for in this Chapter:
Principal Use
Minimum Lot Area[28]
(square feet)
Minimum Lot Width
(feet)
Maximum Building Coverage
Maximum Building Height
(feet)
Sanitary landfill
50 acres
1,000
25%
50
Composting facility, material separation facility, recycling facility, refuse derived fuel facility
3 acres
200
25%
50
Other uses
65,000 square feet
175
20%
35
[28]
Note: Measured at the minimum front yard listed in § 27-319, Subsection 7, for the particular use.
9. 
Minimum Yard Requirements. Each of the following minimum yard requirements shall apply to each use in the Solid Waste Processing and Disposal District, except as specified in this Chapter:
Principal Use
Front Yard[29]
(feet)
Side Yard
Rear Yard
(feet)
One
(feet)
Both
(feet)
Sanitary landfill[30]
100
100
200
100
Composting facility, material separation facility, recycling facility, refuse derived fuel facility
50
25
50
50
Other principal uses
50
25
50
50
[29]
Note: Setbacks from occupied dwellings shall be required to be 300 feet for all principal and accessory uses related to sanitary landfills, unless the occupant consents to the use. Also, no permanent structures, except sanitary landfill accessory structures shall be allowed in the setback zone of either an operating, partially completed or closed landfill site within 100 feet of the disposal zone.
[30]
Note: Setbacks from occupied dwellings shall be required to be 300 feet for all principal and accessory uses related to sanitary landfills, unless the occupant consents to the use. Also, no permanent structures, except sanitary landfill accessory structures shall be allowed in the setback zone of either an operating, partially completed or closed landfill site within 100 feet of the disposal zone.
10. 
Maximum Impervious Coverage. The maximum impervious coverage in the Solid Waste Processing and Disposal District shall be 45% of the lot area.

§ 27-320 Conditional Uses.

[Ord. 275, 2/9/2000, § 319; as amended by Ord. 323, 9/12/2007, §§ 1–6]
1. 
Purpose. Before a zoning permit is granted for any use listed as a conditional use in this Chapter, a site plan shall be reviewed by the Planning Commission and approved by the Township Supervisors. This procedure is provided because of the considerable impact that these uses tend to have on a community.
2. 
Procedure.
A. 
The Zoning Officer shall deny a zoning permit for the proposed development until written approval of the Township Supervisors is obtained.
B. 
All applicants for a conditional use shall submit three sets of site plans for the proposed use to the Board of Supervisors as part of the application for a zoning permit.
C. 
All site plans shall contain the information required in § 27-409, Subsection 3.
D. 
The Board of Supervisors shall forward one copy of the site plan to the Zoning Officer and one copy to the Planning Commission within seven days of receiving the submission.
E. 
The Zoning Officer shall, within 30 days of receiving the site plan, review the Plan to determine compliance with this Chapter and submit a written report to the Board of Supervisors.
F. 
The Planning Commission shall, within 30 days of receipt of the site plan, review the Plan to determine compliance with this Chapter and submit a written recommendation to the Township Supervisors.
G. 
The Board of Supervisors shall not approve or deny the use without reviewing any such report received nor until such 30 days have expired. Failure of either the Zoning Officer or the Planning Commission to submit a written report within 30 days shall not prevent the Board of Supervisors from hearing and deciding the request.
H. 
The Board of Supervisors shall review the submission for the proposed use and approve or disapprove the use within 60 days from the date an application has been properly submitted. Approval may be made conditional upon the applicant's adoption of specified changes in the submission.
I. 
The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision.
J. 
Appeals shall be in accordance with the provisions of the Pennsylvania Municipalities Code, Act 247, as amended, 53 P.S. § 10101 et seq.
3. 
Approval of Conditional Uses.
A. 
The Township Supervisors shall approve any proposed conditional use if they find adequate evidence that any proposed use will meet:
(1) 
All of the general standards listed in Subsection 4.
(2) 
All of the specific standards for the proposed use listed in Subsection 5. If specific standards for a use are not listed in this § 27-320, but are listed for a use in § 27-317, then the specific standards in § 27-317 shall apply for the conditional use approval.
[Amended by Ord. No. 393, 9/11/2019]
B. 
In granting a conditional use, the Board of Supervisors may require such reasonable conditions and safeguards (in addition to those expressed in this Chapter) as it may deem necessary to implement the purposes of this Chapter.
C. 
The review and approval of conditional uses shall be in accordance with provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., and the Local Agency Law, 2 Pa.C.S.A. § 105 et seq.
4. 
General Standards. Each conditional use shall comply with all of the following general standards:
A. 
In conformance with the spirit, purposes, intent and all applicable requirements of this Chapter.
B. 
In conformance with all applicable provisions of all other Township ordinances.
C. 
In accordance with the Township Comprehensive Plan.
D. 
In conformance with all applicable state and federal laws, regulations and requirements.
E. 
Suitable for the particular location in question.
F. 
Not detrimental to the public health or welfare.
5. 
Specific Standards for Conditional Uses. Each conditional use shall comply with all of the following specific standards listed for that use:
A. 
Adult Store, Movie Theater, Cabaret or Massage Parlor.
(1) 
No such use shall be located within 1,250 lineal feet of any school, any existing school bus stop, place of worship, public park, nature preserve, day-care center, child nursery, library, residential property, or residential district, or any site marked as a proposed future park location on the Township Official Map.
(2) 
No such use shall be located within 1,000 lineal feet of any existing adult bookstore, adult movie theater, massage parlor, or cabaret.
(3) 
A fifty-foot buffer yard shall be provided along the side and rear lot lines in accordance with § 27-404, Subsection 4.
(4) 
Obscene material shall not be placed in view of the general public. Precautions shall be made to prohibit minors from entering the premises.
(5) 
The use shall not include the sale or display of obscene materials, as defined under the local community standards of the Township.
(6) 
The Zoning Officer shall attempt to contact all eligible persons within this radius and must supply a list of all addresses at which no contact was made. The Zoning Officer as circulator of the petition shall subscribed to an affidavit attesting to the fact that the circulator personally witnessed the signatures on the petition and that the same or affixed to a petition by the person whose name appears thereon.
B. 
Amusement Park.
(1) 
No structure shall be greater than 50 feet in height.
(2) 
Setback Requirements.
(a) 
Three hundred feet from all residential zoning districts and from all residential uses not owned or operated by the proprietor of the amusement.
(b) 
Otherwise 100 feet from all public streets, front, side and rear yards.
(c) 
Notwithstanding the other setback requirements of this Chapter property owner shall be required to maintain a setback created by an abutting amusement which exists at the time and is maintained in service within 200 feet of the proposed use.
(d) 
No lights shall be allowed to shine beyond the boundary of the property.
(e) 
No loud speaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(3) 
Amusement park screening requirements are as follows:
(a) 
Buffer Strip Plantings. Two rows of coniferous trees of at least 10 feet in height shall be planted in the buffer yard as required by this Chapter.
(b) 
Street Trees. Five deciduous trees of at least 15 feet in height shall be planted on developer's property for any amusement in the amusement park. Said tree shall be planted adjacent to the street right-of-way line so as to augment the interval planting shall be approved by the Township Board of Supervisors.
(c) 
Additional Planting. Additional coniferous or deciduous trees shall be added to the required buffer strips at a rate of one tree for each amusement, structure or low hedges. The additional plantings and the locations thereof shall be approved by the Board of Supervisors. All plantings made pursuant to this Section shall be 10 feet more in height at the time of planting.
(d) 
No lights shall be allowed to shine beyond the boundary of the property.
(e) 
No loud speaker or amplifying device shall be permitted which will project sound beyond the boundaries of the property.
(4) 
Adequate parking must be provided pursuant to Part 7.
C. 
Betting Parlors.
(1) 
The use shall be located along either a collector or an arterial street (as defined in the Official Street Classification Map).
(2) 
The entrance and exit drives crossing the street right-of-way shall be limited to two along the frontage of any road.
(3) 
A two-acre minimum lot size shall be required.
(4) 
No such use shall be used for any purpose that violates any federal, state or Township law. Any violation of this zoning requirement involving any criminal offense which occurs shall be a sufficient reason for the Township to revoke the zoning from it.
(5) 
The applicant shall establish the proposed use will not adversely affect the safe and comfortable enjoyment of the other properties in the neighborhood and will not be detrimental to the general character of the area.
(6) 
The applicant must prove to the satisfaction of the Board of Supervisors that such use would not in any way adversely affect the character of the surrounding area.
(7) 
No such use shall be used for any purpose that violates any federal, state or Township law. Any violation of this zoning requirement involving serious criminal offense that the proprietor allows to occur shall be sufficient reason for the Township to withdraw the zoning permit.
(8) 
A minimum twenty-foot buffer yard in accordance with the provisions of § 27-404, Subsection 4, shall be provided along the side, rear and front lot lines, except for vehicular and pedestrian access areas traversing the yard areas.
(9) 
All lighting shall be shielded so as not to shine on abutting property.
(10) 
All buildings shall be no closer than 500 feet to an existing residential dwelling, school or church.
(11) 
All parking shall be accommodated on-site and the applicant shall prove that adequate parking will be provided on-site.
D. 
Group Home.
(1) 
There shall be no more than six residents.
(2) 
There shall be twenty-four-hour resident supervisors by people qualified through training and experience in the field for which a group home is intended.
(3) 
The use shall be licensed under the applicable state program.
(4) 
Any medical or counseling services provided shall be done so only for residents.
(5) 
The lot on which a group home is located shall be at least 200 feet from the lot on which another group home is located; (such distance shall be measured in a horizontal straight line from the nearest point on one lot to the nearest point on the other lot).
(6) 
One off street parking space shall be provided for:
(a) 
The resident supervisor.
(b) 
Each additional employee per shift.
(c) 
Every two residents.
E. 
Mineral Extraction.
(1) 
The activities and residual effects shall not create conditions hazardous or otherwise adverse to the value and use of adjacent properties or the well being of the surrounding area and its residents.
(2) 
The site shall be reclaimed to a nonhazardous state permitting some economically productive future use so that extracting activities and resulting condition of the site will not result in environmental degradation of the surrounding area.
(3) 
A buffer yard with a minimum width of 100 feet and that meets § 27-404.4, shall be provided around the perimeter of the use, except at approved vehicle entrances to a street. Berms required by DEP regulations may also be placed in the buffer yard, provided they do not interfere with the long-term viability of the required plantings. All structures, truck parking areas and mineral extraction activities and processing shall be setback a minimum of 200 feet from all public street rights-of-ways and lotlines, except such distance shall be increased to 300 feet from a residentially zoned lot.
[Amended by Ord. No. 393, 9/11/2019]
(4) 
Unique or environmentally significant natural features and significant historic or architectural structures and sites shall be protected from disruption or adverse effects from quarrying and/or mining activities.
(5) 
A site plan will be required for all mineral extraction.
(6) 
Plan requirements are as follows:
(a) 
Plan of general area (within a one-mile radius of site) at scale of 1,000 feet to the inch or less with a twenty-foot contour interval or less to show:
1) 
Existing Data.
a) 
Location of proposed site.
b) 
Land use pattern including building locations and historical sites and buildings.
c) 
Roads. Indicating major roads and showing width, weight loads, types of surfaces, and traffic data.
2) 
Proposed Data.
a) 
Subdivision.
b) 
Parks, schools, and churches.
c) 
Highways (new and reconstructed).
d) 
Other uses pertinent to proposal.
(b) 
Plan of proposed site at a scale of 100 feet to the inch or less with a five-foot contour interval or less to show:
1) 
Basic Data.
a) 
Soils and geology.
b) 
Groundwater data and watercourses.
c) 
Vegetation, with dominant species.
d) 
Wind data, directions and percentage of time.
2) 
Proposed Data.
a) 
Final grading by contours.
b) 
Interior road patterns, its relation to operation yard, and points of ingress and egress to state and Township roads.
c) 
Estimated amount and description of aggregate and overburden to be removed.
d) 
Ultimate use and ownership of site after completion of operation.
e) 
Sources of water if final plan shows use of water.
(c) 
Plan of operation showing:
1) 
Proposed tree screen locations.
2) 
Soil embankment for noise, dust, and visual barriers and heights of sand mounds.
3) 
Method of disposition of excess water during operation.
4) 
Location and typical schedule of blasting.
5) 
Machinery, types and noise levels.
6) 
Safety measures, monitoring complaints.
(7) 
All mineral extraction shall meet the following specific performance standards:
(a) 
Operations. Extractive operations shall meet all development and performance standards of § 27-410.
(b) 
Setbacks. See Subsection E(3) above.
[Amended by Ord. No. 393, 9/11/2019]
(c) 
Grading. All excavations, except stone quarries over 25 feet in depth, shall be graded in such away as to provide an area which is harmonious with the surrounding terrain and not dangerous to human or animal life.
1) 
Excavations shall be graded and back-filling to the grades indicated by the site plan. Grading and back-filled shall be accomplished continually and as soon as practicable after excavation. Grading and back-filling may be accomplished by use of waste products of the manufacturing operation or other materials, providing such materials are composed of nonnoxious, noncombustible solids.
2) 
Grading and back-filling shall be accomplished in such a manner that the slope of the fill or its cover shall not exceed normal angle of slippage of such material, or 45° in angle, whichever is less. During grading and back-filling, the setback requirements in clause (b) above may be reduced by half so that the top of the graded slope shall not be closer than 50 feet to any lot line, 62 1/2 feet to any street line, or within 100 feet of any reserve or residential district boundary line.
3) 
When excavations which provide for a body of water are part of the final use of the tract, the banks of the excavation shall be sloped to a minimum ratio of seven feet horizontal to one-foot vertical, beginning at least 50 feet from the edge of the water and maintained into the water to a depth of five feet.
4) 
Drainage shall be provided either naturally or artificially so that disturbed areas shall not collect nor permit stagnant water to remain.
(d) 
Access. Truck access to any excavation shall be so arranged as to minimize danger to traffic and nuisance to surrounding properties.
(e) 
Planting. When planting is the final use to which the tract is put, all that is not covered by water shall be covered with a sufficient amount of arable soil to support vegetation. A planting plan shall be prepared for the entire finished tract using various types of plant material for the prevention of soil erosion and to provide vegetative cover. When buildings are proposed as part of the final use to which the tract is put, planting in areas adjacent to proposed buildings shall be planted with a vegetative cover in keeping with the requirements of the ultimate building purposes.
(f) 
Stone Quarry. Stone quarries whose ultimate depth shall be more than 25 feet shall provide the following:
1) 
A screen planting within the setback area required in clause (b)3) above shall be required. Such screen shall be no less than 25 feet in width and setback from the excavating so as to keep the area next to the excavation planted in grass or ground cover and clear of any obstruction. Such planting shall not interfere with the provisions of § 27-410.
2) 
A chain link (or equal) fence at least 10 feet high and with an extra slanted section on top strung with barbed wire shall be placed at either the inner or outer edge of planting.
3) 
Warning signs shall be placed on the fence at intervals of not more than 100 feet completely surrounding the area.
(g) 
Parking. One off-street parking space for each employee in the largest shift.
(8) 
All operators of a mineral extraction use shall provide the Township on an annual basis copies of all permits from the Department of Environmental Protection. Upon issuance of any permits or any notices of violations, the operator shall provide a copy of the permit and/or notice of violation to the Township within 30 days of the receipt of such permit or notice by the operator.
(9) 
Prior to commencement of any operations and prior to any issuance of a certificate of occupancy for mineral extraction that requires a large noncoal mining permit from the Department of Environmental Protection, the operator or owner of the mineral extraction use shall provide to the Township proof that it has complied with all applicable bonding requirements and regulations under the Commonwealth of Pennsylvania and the Department of Environmental Protection.
(10) 
A hydrogeological study prepared by a qualified hydrogeologist shall be submitted to the Township. Such study shall examine current conditions, and describe impacts of the proposed operations.
[Amended by Ord. No. 393, 9/11/2019]
F. 
Personal Care Centers.
(1) 
There shall be a twenty-four-hour resident supervision by people qualified by training and experience in the field for which the personal care center is intended.
(2) 
The use shall be licensed under the applicable state program.
(3) 
Any medical or counseling services provided shall be performed only for residents.
(4) 
The lot on which a personal care center is locates shall be at least 200 feet from the lot on which another personal care center is located; (such distance shall horizontal straight line from the nearest point on one lot to the nearest point on the other lot).
(5) 
One off-street parking space shall be provided for (1) the resident supervisor; (2) each additional employee per shift; and (3) every two residents.
(6) 
The use shall provide a minimum of 20% of the site suitable and developed for passive recreation. This are shall include outdoor sitting areas and pedestrian walks.
(7) 
The required density shall be no more than one bed for every 4,000 square feet of total lot area.
(8) 
No exterior light shall be shine beyond the boundaries of the property.
G. 
Prison/Correctional Institution.
(1) 
Eligibility Requirements. No application for approval of correctional institution shall be considered or approved unless the following minimum requirements are met:
(a) 
The site shall contain a minimum area of 20 acres undivided by any highway, right-of-way of any type, stream lake or any other natural or man-made feature.
(b) 
The site shall have a minimum frontage of 500 feet on a major collector or arterial street.
(c) 
The center of the site as it abuts the major collector or arterial street shall be located a maximum of 1/2 mile from an interchange between the collector or arterial street and a limited access highway.
(d) 
The relationship of the site to any existing residence shall be such that any required or proposed security fencing shall be not less than 750 feet to the nearest portion of the residence.
(e) 
The relationship of the site to any existing commercial or industrial building shall be such that any required or proposed security fencing shall be not less than 300 feet to the nearest portion of the commercial or industrial building.
(f) 
The site development plans shall be such that any proposed building housing inmates and any required or proposed maximum security exterior exercise area shall not be located within the one-hundred-year floodplain.
(2) 
Site Design Standards. The site shall be improved in accordance with the following minimum requirements:
(a) 
The building shall be set back a minimum of 150 feet from the right-of-way line of the abutting major collector or arterial street.
(b) 
The site layout shall be such that any required or proposed security fencing shall not be visible from the nearest right-of-way line of the abutting major collector or arterial street.
(c) 
A landscaping and screening strip not less than 75 feet in width shall be established along all side and rear site lines. Evergreen trees shall be planted and maintained of a size and in a configuration such that immediately upon completion, not more than 10% of any segment of any required or proposed security fencing shall be visible when viewed from any point along the site perimeter and five years thereafter any required or proposed security fencing shall be totally obscured from any and all points along the site perimeter during all seasons of the year.
(d) 
A perimeter security road not less than 15 feet in width shall be constructed approximately centered on a cleared and graded strip having a minimum width of 75 feet located immediately inside of the landscaping strip and immediately outside of any required or proposed security fencing. The perimeter security road shall be paved in accordance with the requirements for driveways, aisles and parking spaces. The grade and profile of the cleared area shall provide continuous, full or complete visibility of the security fencing from one bend to another and shall be forever maintained without any visual obstructions.
(e) 
Outdoor exercise and recreation areas shall be provided to the extent of 750 square feet of each cell. The outdoor exercise area shall be divided between maximum and minimum security areas; a minimum of 85% of the required area shall be devoted to the minimum security areas. Each area shall be separately fenced or otherwise enclosed to a height of not less than 12 feet with a doubled or triple arm barbed wire.
(f) 
Driveways and aisles serving the facility shall have a minimum width of 24 feet. Parking spaces having minimum dimensions of 10 feet by 20 feet shall be provided as follows: Staff parking, six spaces plus one space for each seven cells; visitor parking, one space for each 16 cells; official parking, one space for each 40 cells. One loading or receiving space, for commercial deliveries, having minimum dimensions of 10 feet by 40 feet shall be provided for each 200 cells.
(g) 
All driveways, roads, aisles and parking spaces shall be improved with a minimum compacted thickness of 2 1/2 inches of ID-2 or CP-2 bituminous concrete over a minimum nine inches thick crushed aggregate base course, constructed in accordance with PennDOT Standards.
(h) 
Adequate provisions shall be provided by either surface drainage facilities or storm sewer facilities to transport runoff from a twenty-five-year frequency storm without localized flooding of improved areas of the site.
(i) 
Exterior lighting shall be provided by luminaries mounted not over 20 feet in height to provide the following minimum levels of illumination:
1) 
Maximum Security Exercise Area. Average five footcandles but not less than two footcandles.
2) 
A strip 75 feet in width adjoining the cell block areas, average five footcandles but not less than two footcandles.
3) 
Minimum Security Exercise Area. Average one footcandle but not less than 1/2 footcandle.
4) 
Minimum Security Fence. Average two footcandles but not less than one footcandle.
5) 
Access Driveways. Average one footcandle but not less than 1/4 footcandle.
6) 
Parking Areas. Average two footcandles but not less than 3/4 footcandle. The average level of illumination at the perimeter of the site shall not exceed 2/10 footcandle except as the site adjoins the collector or arterial street. No lights shall be allowed to shine beyond the boundary of the property.
(3) 
Building Design Standards. The building shall be designed in conformance with the Department of Labor and Industry requirements and in conformance with the Department of Justice requirements and receive approval from all appropriate departments or agencies. In addition, the following requirements are specifically established by Plainfield Township:
(a) 
Maximum two story and/or 30 feet in height.
(b) 
Fireproof Construction. Unprotected metal or wood roofs are expressly prohibited.
(c) 
Interior finishes shall be equal or better than the following under ASTM procedures E84-70:
1) 
Administrative areas, Class II (26-75).
2) 
Inmate areas, Class I (0-25).
(d) 
Fire exits from inmate areas shall be to maximum security exercise areas which shall be large enough for all inmates to retreat a safe distance from the building.
(e) 
The building shall be equipped with Class A. Automatic fire alarms including smoke, temperature and flame detectors.
(f) 
The building shall be equipped with automatic sprinklers, standpipe and fire department connections.
(g) 
Yard hydrants shall be provided around the perimeter of the building at a spacing not to exceed 350 feet.
(h) 
The facility shall be provided with an indoor active exercise area.
(i) 
The facility shall be provided with an infirmary.
(j) 
Multiple person cells are prohibited.
(4) 
Utility Requirements. The facility shall be provided with the following:
(a) 
Electricity.
(b) 
Potable water supply.
(c) 
Emergency engine generator sized for the basic building demand and all exterior security lighting.
(d) 
Primary water storage for the automatic sprinklers in an amount equal; to the total possible flow for 1/2 hour.
(e) 
Water storage or supply to the yard hydrants in an amount of 1,000 gallons per minute at a minimum residual hydrant pressure of 15 pounds per square inch for a period of four hours.
(f) 
Wastewater treatment plant.
H. 
Public Heliport.
(1) 
For heliport, a minimum lot size of 10 acres shall be required.
(2) 
The site and its design shall be approved by the Pennsylvania Bureau of Aviation and FAA.
(3) 
The proposed expected flight paths must be such that a noise and safety hazard will not be created to existing residences or approved residential developments.
(4) 
The landing pad of a heliport shall be a minimum of 300 feet from an existing principally residential use, which the applicant for the heliport does not have an option to purchase.
(5) 
The Board of Supervisors may place such necessary and reasonable conditions on the use to carry out the objectives of this Chapter. These include limiting the types and sizes of aircraft, the hours of operations, the numbers of flights and the general direction of approach.
I. 
Sanitary Landfill. Involving the disposal of more than 100 tons of solid waste per day.
(1) 
The site for a sanitary landfill shall contain at least 50 acres.
(2) 
All solid waste shall only be disposed of within the disposal zone; this disposal zone shall be at least 100 feet from any public highway, road or street and adjoining property line, and at least 300 feet from any occupied dwelling (unless the occupant of the property consents to a lesser setback).
(3) 
The site and facility shall comply with all applicable federal and state rules, regulations, and requirements and in all cases the most stringent requirements shall apply.
(4) 
The facility shall comply with the performance standards in this Chapter (Part 5).
(5) 
Each facility shall be operated and maintained in such a manner as to minimize health hazards, odors, dust, noise, environmental degradation, unsightliness, the attraction, harborage or breeding of insects, rodents or vectors, and to eliminate conditions which create safety hazards or impose an undue burden upon the Township or its municipal service infrastructure.
(6) 
Fences to control blowing litter shall be located in the immediate operating area downwind from the working area. Prior to the disposal activities an eight-foot height fence totally encompassing the landfill area shall be required for safety and to prevent unauthorized entrance.
(7) 
Litter shall be collected weekly daily from fences, roadways, tree line corridors and other barriers.
(8) 
Evergreen plant materials and/or berms shall be used to visually screen solid waste in the disposal zone where the landfill site is located adjacent to a residential district, including the FF District, or the Borough of Pen Argyl. A plan for visual screens shall be submitted by the operator for review by the Township.
(9) 
Entrances and exits to the facility shall be separated and clearly designated to avoid confusion; entrances and exits shall each be at least 30 feet in width and shall be located along either an arterial or major collector road.
(10) 
Measures and procedures to prevent and minimize fire hazard shall be established and practiced at the site or facility. A report describing these procedures shall be provided to the Township.
(11) 
Burning of any kind of waste is prohibited, except for the burning of methane gas for odor control when approved by the Pennsylvania Department of Environmental Protection.
(12) 
All wastes shall be covered with a suitable earth cover at the close of operations each day.
(13) 
A truck wash shall be required at the facility to minimize mud and dirt on the roads.
(14) 
A double liner system shall be required within the disposal zone.
(15) 
Accessory uses and accessory structures, including monitoring wells, pump houses and truck washes, may be located in the setback zone while the landfill is in operation, provided that none of the accessory uses or structures are located within 100 feet of the property line.
(16) 
All incinerator ash that is to be disposed of in the landfill shall first be tested for hazardous materials and substances. Any ash found to be hazardous shall be rejected and shall not be disposed at the facility.
(17) 
All incinerator ash shall be disposed of in a safe manner and in accordance with the regulations of the Pennsylvania Department of Environmental Protection.
(18) 
The operator shall cooperate with and involve the Township in the environmental monitoring of the landfill. To assist in this monitoring, the Township shall appoint a local inspector. The inspector shall be trained and certified by DEP, if such training and certification is available from DEP. If training is not available from DEP, training may be obtained from private entities. Municipal inspectors shall be authorized to enter property, inspect only those records required by DEP, take samples and conduct inspections. The municipal inspector has the right to halt operations of the facility if the inspector determines that there is an immediate threat to health and safety.
(19) 
The Township shall have the right to perform independent water and other environmental tests around the landfill.
(20) 
A traffic impact analysis shall be required in accordance with § 27-410. The Board of Supervisors may use the results of this analysis to require off-site traffic improvements in order to minimize traffic congestion and to achieve safe and efficient circulation.
(21) 
An overall phasing plan of the entire landfill area shall be submitted and a phased-approach to solid waste disposal shall be required to minimize impacts. The Township Supervisors, after review of the site and phasing plans and other required information, may establish a maximum size for each phase. Prior to starting work in each new phase, the level of past performance may be a basis for limiting work in other phases.
(22) 
The amount of waste disposed at the landfill shall not exceed an average of 1,200 tons per day over any calendar month; the maximum amount of waste per any given day shall not exceed 1,500 tons per day.
(23) 
Topographic cross-sections, drawn at various locations across the landfill, shall be submitted showing the future, final height of the proposed landfill. To the extent not preempted by the Pennsylvania Department of Environmental Protection, the Township may require height limitations to protect scenic features and to achieve land use compatibility.
J. 
Special Mobile Devices Facility.
(1) 
Limited to the sales and service of special mobile devices.
(2) 
All repair and refinishing shall be performed within a building.
(3) 
All provisions shall be made to prevent or minimize noise, odor, vibration, or electrical interference to adjacent lots.
(4) 
Storage or organic material is prohibited.
(5) 
AU special mobile devices shall be parked at least 50 feet from any adjoining lot. With respect to any area zoned, Suburban Residential, Planned Residential, Village Residential, or Farm and Forest, such mobile devices shall be at least 100 feet from the boundary of such zone. These set-back requirements may be waived with the consent, in writing, of the adjacent property owner which consent may be revoked at any time, at which time the set-back limits set forth in this Section shall once again be in effect.
(6) 
All special mobile devices shall be stored at least 100 feet from any occupied dwelling regardless of the zoning district in which said occupied dwelling is located.
(7) 
All special mobile devices shall be stored on a prepared aggregate surface with items aligned in orderly rows of sufficient width to permit access by emergency vehicles.
(8) 
Storage locations for special mobile devices shall be screened by plantings or fencing approved by the Township Engineer and comply with the buffer yard required by § 27-404, Subsection 4, of this Chapter.
(9) 
Sales of component parts of special mobile devices and the storage of special mobile devices to serve as sources for parts (rather than for sale of the entire special mobile device) shall be permitted as an accessory use only. Exterior storage of such special mobile devices and/or component parts shall be limited to an area not to exceed three times the indoor repair or service area and shall adhere to all setbacks set forth in this Section for special mobile devices.
(10) 
Any exterior lights shall be shielded so as not to shine beyond the boundaries of the property.
(11) 
All special mobile device facilities shall be located on a lot abutting a collector or arterial road with access to the facility being directly to that road.
K. 
Solid Waste Transfer Station.
(1) 
All facilities with a capacity to treat or process more than 50 tons of waste per day shall contain at least three acres.
(2) 
The entire transfer process, which includes unloading, compaction and loading onto the transfer trucks, shall occur inside a building.
(3) 
Solid waste shall not remain on the site for more than 72 hours.
(4) 
At the end of each workday all municipal solid waste on the site shall be compacted in a transfer container.
(5) 
Oversized items and items that cannot be compacted because of their size or construction shall be stored in the building. These items shall not remain on the site for more than 15 days.
(6) 
Entrances and exits to the facility shall be separated and clearly designated; entrances and exits shall each be at least 30 feet in width and shall be located along either an arterial or major collector road.
(7) 
All access roads shall be paved.
(8) 
All loading and unloading shall be conducted within the confines of a building.
(9) 
All waste materials shall remain within the vehicles delivering wastes to the facility for treatment or disposal and any material that may be dropped upon roads or neighboring properties shall be promptly removed by the operator of the facility.
(10) 
Each facility shall be operated and maintained in such a manner as to prevent health hazards, odors, dust, noise, environmental degradation, unsightliness, the attraction, harborage or breeding of insects, rodents or vectors, and to eliminate conditions which create safety hazards or impose an undue burden upon the Township or its municipal services infrastructure.

§ 27-321 Utility Use Regulations.

[Ord. 275, 2/9/2000; as added by Ord. 380, 4/3/2017]
1. 
Applicability. Transformer station, pumping station, relay station, towers, substations, switching center, sewage treatment plant and any similar or related installation, not including a public incinerator, a public or private landfill, or any equipment, pole or tower related to commercial communication facilities. In addition to public utilities, this use includes private utilities in a subdivision or land development. A utilities use is subject to the following conditions:
A. 
In all districts, such uses shall be permitted only where all of the following conditions have been met. These requirements shall not apply to uses that are exempt under Article VI of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10601 et seq.
(1) 
Such installation is essential to service the Township of Plainfield.
(2) 
No public business office, storage building or storage yard shall be operated in connection with the use.
B. 
All uses associated with the operation of commercial communications facilities shall be in accordance with Part 9, Wireless Communications Facilities Regulations, and shall not be installed within Township-owned rights-of-way, except as permitted by Part 9, Wireless Communications Facilities Regulations, and Chapter 21, Streets and Sidewalks, Part 4, Right-of-Way Management, as amended.

§ 27-322 Setbacks from Pipelines and Natural Gas Compressor Stations.

[Added by Ord. No. 393, 9/11/2019]
1. 
Applicability. These pipeline setbacks shall apply for proposed new uses from the right-of-way of a regulated pipeline. A regulated pipeline is an existing pipeline or a proposed pipeline that has been processed to the point of the advertisement for the final Federal Energy Regulatory Commission public hearing. These setbacks shall apply from a transmission or storage pipeline with an inside diameter of 12 inches or more, but shall not require setbacks from distribution pipelines that directly serve individual users. These setbacks shall only apply from a pipeline that is designed to carry or store petroleum products, natural gas, or hazardous and/or potentially explosive substances. These setbacks shall apply unless a larger setback is required by another Township requirement.
2. 
A new dwelling unit shall not be located within 200 feet from the right-of-way of a regulated pipeline.
3. 
A new or expanded prison, nursing home, personal care center, assisted living center, child day-care center, adult day-care center, hospital, school or closely similar use that does not allow persons to self-evacuate shall be setback a minimum of 600 feet from the right-of-way of a regulated pipeline.
4. 
A structure or tank used for the bulk storage of potentially explosive materials shall be setback a minimum of 500 feet from the right-of-way of a regulated pipeline. This provision shall not apply to customarily accessory tanks for cooking or heating of an on-site building.
5. 
Any other new principal building that is not addressed by Subsection 2, 3 or 4 above shall be setback a minimum of 100 feet from the right-of-way of a Regulated Pipeline.
6. 
A new natural gas compressor station shall be setback a minimum of 750 feet from an existing dwelling and a minimum of 500 feet from a residential district, and shall only be allowed as a conditional use in the CI, I-BP or GI Districts.
7. 
Plainfield Township and its officials and consultants do not provide any guarantee that the setbacks in this section are sufficient to protect public health and safety. Persons proposing to construct a use within proximity to a pipeline are encouraged to provide additional setbacks and to consult research on the subject. (Note: One example of available research is available at https://www.nap.edu/read/11046/chapter/10, which includes a chart of expected hazard radii in Figure D-1.)