Potter Township Centre County
City Zoning Code

The written statement. The written statement shall contain the following information:

The site plan. The site plan shall be drawn to scale sufficient to clearly show the features of the tract and shall show:

The purpose of the zone in which a requested conditional use would be located and the compatibility of the requested conditional use with the existing and potential land uses on adjacent tracts of land.

Whether the specific site is an appropriate location for the use, structure or condition with regard to the problems of water supply, sewage and waste disposal and potential for pollution of water supplies downgradient should some system fail at the site.

Whether the use as developed will adversely affect the neighborhood, including but not limited to property values, health, safety, character of the neighborhood and increase in traffic, noise and congestion.

Whether the use as developed will create nuisance or hazard to vehicles and pedestrians.

Whether adequate and appropriate facilities will be provided to ensure the proper continuing operation of the proposed use.

The economic, noise, glare or odor effects of the proposed use on adjoining and nearby properties and properties generally in the district.

Whether satisfactory provision and arrangement have been made for the following:

The applicant and members of the public shall be afforded an opportunity to present material, evidence and plans, as appropriate, at a public hearing held by the Board of Supervisors pursuant to public notice after the Board has received the recommendation of the Planning Commission. The Board of Supervisors shall decide on a conditional use permit application only after having afforded the applicant, the public and the Planning Commission the opportunity to give evidence and comment at a public hearing.

Should questions arise than cannot be answered at the initial public hearing, the Board may schedule additional public hearings as may be necessary.

The Board shall either grant or deny the permit within 45 days following the last public hearing on the conditional use application.[1]

The Board of Supervisors shall be in no way obligated to render a favorable decision on a conditional use application merely because the applicant has made a proper application and presented material to the Planning Commission and the Board of Supervisors.

Furthermore, mere economic expedience or the fact that land was purchased, subdivided or sold with the expectation of obtaining a conditional use permit or that the landowner or developer has gone to considerable monetary expense to prepare plans and applications hereunder or that any other (conforming) use of the land will not be as profitable shall not, in and of themselves, be reasons for granting a conditional use hereunder.

The Board of Supervisors may reject any application, although properly and timely filed, and meeting all of the requirements hereunder, if in their view, after receiving the recommendation of the Planning Commission and allowing the applicant to present evidence on his own behalf and, hearing comment from the public, such use would not be in the best interests of the residents of the Township.

Definition. For the purposes of this chapter, a "multifamily dwelling" shall be defined as a single structure designed for and constructed to contain three or more dwelling units.

Site plan specifications. Application for a permit for a multifamily dwelling shall require the submission of three copies of a site development plan to the Township Secretary as set forth herein in the section on procedures (§ 220-54). Such plans shall be either black-and-white or blue-and-white prints and shall be drawn to a scale no greater than one inch equals 50 feet.

Design standards.

Application submission procedure. Application for a permit for a multifamily dwelling shall require the submission of three copies of a site development plan to the appropriate Township agencies, as set forth herein in the section on procedures (§ 220-54). Such plans shall be either black-and-white or blue-and-white prints and shall be drawn to a scale of not less than one inch equals 50 feet.

Plan specifications. Said plans as submitted to the Township are required to show all structures, roadways, paths, walkways, parking areas, recreation areas, utility and exterior lighting installations and landscaping on the site, drainage facilities, all existing structures and usages within 200 feet of the site boundaries, methods of sewage disposal and water supply and any other elements that may be deemed essential by the Township.

Minimum parcel area and gross density. A multifamily development in the residential districts shall have a minimum gross area of four contiguous acres of land suitable for development. In all other districts, a minimum of 10 contiguous acres of suitable land shall be required. Lot area per dwelling structure shall be in accordance with Article III [see also Subsection C(6) below].

Maximum density. A multifamily development hereunder shall not exceed the maximum density of dwelling units per acre permitted for single-family detached dwellings in the district in which it is located. In the Agricultural (A), Rural Residential (RR) and Open Space Districts, which are intended for relatively low-density residential use, the impact of high-density multifamily development upon the Township shall be considered as a factor at the conditional use hearing.

Traffic access. Proposed site accessways must be adequate for the expected volume in traffic without being excessive in number. Accessways must be adequate in width, grade, alignment and visibility. Accessways may not be located too near existing street corners or intersections, entrances to schools or places of public assembly. If the proposed plan fails, in the opinion of the Board of Supervisors, to successfully meet these criteria, approval of the plan may be denied, or withheld, until the plan is modified to the satisfaction of the Board of Supervisors.

Circulation and parking. The interior circulations system must be adequate for the expected volume of traffic and all required parking spaces must be easily accessible. The interior circulation and parking plan shall be subject to the same review as set forth for the accessways in Subsection C(3) above [see § 220-86, Table 1, and Subsection D(5) for off-street parking requirements].

Streets system requirements. All multifamily structures or structures within a multifamily housing development must access directly onto a public street or a street in the internal road system of the development. All new streets and access drives shall be designed and constructed in accordance with the road standards set forth in the Township's ordinances, including the provisions of this chapter.

Drainage control requirements. All plans for multifamily housing developments shall include a stormwater management plan developed in conjunction with the Centre County Conservation District. A copy of said plan, including information indication what types of drainage control facilities will be installed to handle runoff produced by the new structure, the internal roads and accessways and the grade of the site shall be submitted. The plans must also indicate where the drainage is to be ultimately channeled. Runoff must be kept on-site to the greatest extent possible; the rate at which runoff leaves the site may not exceed the predevelopment runoff rate. Runoff may not be channeled into sinkholes, except as permitted in § 220-30.

Sewage and water facilities.

Arrangement of buildings. Adequate provision must be made for light, air, access (especially access of emergency vehicles such as fire equipment and ambulances and Township or other vehicles for snow removal and road repair) and privacy in the arrangement of the buildings to each other. Each dwelling unit with the structures shall have a minimum of two exterior exposures. When laundry hookups for a washer and dryer are not provided for each individual unit, laundry facilities, including washing machines and clothes dryers shall be available on the premises for use by all occupants. If, in the opinion of the Board of Supervisors, the plans do not make adequate provision for light, air, access and privacy, approval may be denied or withheld until the plans are modified to the satisfaction of the Board of Supervisors.

Grading and ground cover. Where excavation or grading is proposed or where existing trees, shrubs or other vegetative cover is to be removed, an erosion and sedimentation plan shall be submitted showing what steps are to be taken to avoid soil erosion. Exposed ground surfaces shall be paved, stoned or protected with a vegetative cover as a portion of the final landscaping requirements.

Landscaping. The proposed site must be landscaped in order to enhance the natural qualities of the land, provide eye relief and improve the appearance of the site. Where adjacent land use dictates, proper screening or buffer strips of 25 feet may be required.

Maximum length of rows. The maximum length of any group of attached structures shall not exceed 150 feet. A building group must be arranged so as to be accessible to emergency vehicles.

Distance between buildings.

Distance between buildings and driveways.

Recreation spaces. There shall be provided on the site of such development an area or areas devoted wholly to the joint recreational use of the residents thereof. Such recreational space shall consist of not less than 400 square feet per dwelling unit. Recreational spaces shall be developed with both active and passive recreational facilities. Such area shall, insofar as reasonably possible, be aggregated into one or more large contiguous areas rather than a series of twenty-foot-by-twenty-foot individual areas.

Off-street parking. There shall be provided on the site of such development an area or areas devoted to the parking of vehicles. Adequate parking facilities, as set forth in Article VII , shall be provided on the site.

Solid waste collection disposal. The developer shall present information explaining his proposed method of solid waste collection and disposal. If such methods are not deemed sufficient by the Board of Supervisors, then an alternate means shall be presented by the applicant.

All other provisions of this chapter and any other Township, county or state ordinances, rules or regulations must be adhered to. All provisions of any municipal code or ordinance enacted hereafter shall be adhered to.

Adequate sewage and water facilities must be provided by the developer. Disposal shall be by on-site (or suitable for off-site) disposal system, approved by the Township's engineer and the Department of Environmental Protection. Bonds or other financial arrangements to insure proper maintenance and operation of the sewage system may be required by the Board of Supervisors before issuance of a permit. In addition, the construction and maintenance of test wells or other means of testing the effluent leaving the site may be required as a condition of issuance of the permit.

Water must be obtained from wells located on-site, unless arrangements are made by the developer to obtain water from a well on adjacent land or from some other source. In the event water is to be obtained from some source not on-site, the plans for obtaining said water shall be submitted for review to the Township's engineer to insure that the source will be adequate for the projected use and to the Township's solicitor to insure that the necessary instruments are properly drawn to insure a continuing supply. In the water quality districts, drawing water from a well off-site requires a conditional use permit. When such a water source is proposed, the water source conditional use permit and hearing may be combined with the application and hearing for the overall plan.

Appropriate permits from state and county agencies regarding sewage and water facility installations must be presented with the application for a conditional use. No conditional use permit may be issued unless all appropriate ordinances have been satisfied.

Minimum campground area. A campground shall have a gross area at least equal to the minimum lot size of the district in which it is located.

Grading and ground cover. Where excavation or grading is proposed or where existing trees, shrubs or other vegetative cover is to be removed, an erosion and sedimentation control plan shall be submitted showing what steps are to be taken to avoid soil erosion. Exposed ground surfaces shall be paved, stoned or protected with a vegetative cover as a portion of the final landscaping requirements.

Camping space requirements.

Setbacks, buffer strips and screening requirements.

Parking space requirements. A minimum of one vehicle parking space shall be provided for each camping space, plus one additional space for every three camping spaces. (See Article VII.)

Campground internal street requirements. The internal street and drainage system shall consist of private streets constructed according to right-of-way and construction standards and proposed by the applicant and agreed upon by the Board of Supervisors.

Drainage control requirements. All plans for campgrounds shall include a stormwater management plan developed in conjunction with the Centre County Conservation District. A copy of said plan, including information indicating what types of drainage control facilities will be installed to handle runoff produced by the new structure(s), the internal roads and accessways and the grade of the site shall be submitted. The plans must also indicate where the drainage is to be ultimately channeled. Runoff must be kept on-site to the greatest extent possible; the rate at which runoff leaves the site may not exceed the predevelopment runoff rate. Runoff may not be channeled into sinkholes except as permitted in Article IV, § 220-30.

Sewage and water facilities.

Other utility systems. Electric or other utilities shall be provided in accordance with plans approved by the Board of Supervisors and the utility company.

Solid waste collection and disposal. The developer shall present information explaining his proposed method of solid waste collection and disposal. If such methods are not deemed sufficient by the Board of Supervisors, then an alternate means shall be presented by the applicant.

Service and other campground buildings. Service, maintenance and management buildings and commercial sales buildings required for the management, servicing and maintenance of the campground may be allowed either as separate buildings or combined with, or as part of, a single-family dwelling for resident personnel. Such structures must conform to the requirements of the Floodplain Management Ordinance [Chapter 96], both as to construction and as to location and to the requirements of all other applicable Township ordinances.

Campgrounds may be open to both tents and trailers.

Camping spaces may be used for overnight camping up to a maximum of 60 consecutive days.

Due to flood hazards in all of the floodplain districts, all travel trailers and tents shall be removed from any of these districts when a flood warning is issued by the county. It shall be the obligation and responsibility of the campground operator to insure that all units have been removed beyond the boundary of the floodplain district.

Minimum park area. A mobile home park shall have a gross area of at least five contiguous acres of land suitable for development.

Grading and ground cover.

Mobile home and park lot requirements.

Setbacks, buffer strips and screening requirements.

Recreation space requirements. A minimum of 15% of the gross park area or 15,000 square feet of space, whichever is larger, shall be provided for recreational space. This recreational space shall be suitable for outdoor recreational activity and shall be easily accessible to all mobile home lots. The area shall be large enough and so sited and situated as to be usable for a ballfield, playground or similar purpose.

Parking space requirements. Parking spaces shall be provided in accordance with Article VII. The two vehicle parking spaces shall be located within 200 feet of the mobile home lot that they are intended to serve.

Drainage control requirements. All plans for mobile home parks shall include a stormwater management plan prepared in conjunction with the Centre County Conservation District. Such plan shall include information indicating what types of drainage control facilities will be installed to handle runoff produced by the new structure, the internal roads and accessways and the grade of the site. The plans must also indicate where the drainage is to be ultimately channeled. Runoff must be kept on-site to the greatest extent possible; the rate at which runoff leaves the site may not exceed the predevelopment runoff rate. Runoff may not be channeled into sinkholes except as permitted in § 220-30.

Mobile home park internal street system requirements. All mobile home lots within a mobile home park shall access onto the mobile home park internal street system. Streets shall be constructed to the standards set forth in the Township ordinances, except that street widths shall be as follows:

Mobile home lot improvements. All mobile home lots within the mobile home park shall be improved for use by independent mobile homes. This shall include the necessary utility hookups plus an all-weather surfaced patio with a minimum area of 200 square feet for each mobile home lot. In addition, a lockable, enclosed storage shed containing at least 200 cubic feet of storage space, for the use of the tenant, shall be placed on each lot.

Sewage and water facilities.

Other utility systems. Telephone, electric, television cable, natural or bottled gas, fuel oil or other utilities shall be provided in accordance with plans approved by the Board of Supervisors and the utility company. Underground installation of the utility distribution and service lines is required for approval of the mobile home park proposal.

Service and other auxiliary park buildings. Service, maintenance and management buildings, recreation or community buildings and commercial sales buildings required for the management, servicing and maintenance of the park and the well-being of the park residents shall be allowed within the mobile home park boundaries. Such buildings may be separate structures or they may be combined with or made a part of a single-family dwelling for resident park personnel.

Solid waste collection and disposal. The developer shall present information explaining his proposed method of solid waste collection and disposal. If such methods are not deemed sufficient by the Board of Supervisors, then an alternate means shall be presented by the applicant.

Each mobile home shall be skirted. (Skirting shall include materials which have been prefabricated for this specific purpose or similar materials. It shall not include bales of straw or hay, interior plywood, unfinished wood or similar materials.)

Garbage and trash shall be placed only in appropriate containers and shall not be permitted to accumulate.

Design of the structure. The applicant shall submit plans and required data prepared by a professional engineer and showing the engineer's Commonwealth of Pennsylvania registration number and seal to the Zoning Officer, which shall indicate that the pond has been designed, situated and constructed so that failure of the structure would not result in the loss of life, damage to homes and property, commercial or industrial buildings, highways or other structures or result in the interruption in use or service of public utilities. Where applicable, the applicant shall submit proof of obtaining the required permit(s) from the Pennsylvania Department of Environmental Protection.

Topography and soils. The topography and soils of the pond site shall be shown on the site plan, along with average water depth and volume of the water to be stored. Use of the facility, normal sedimentation, season of use, evaporation and seepage loss calculations shall also be submitted with the zoning permit application.

Foundation. The foundation must consist of, or be underlain by, relatively impervious material which will prevent excessive passage of water. Where surface runoff is the primary source of water for the pond, soils shall be impervious enough to prevent excessive seepage losses or shall be of such a nature that sealing is practical.

Every small-scale manufacturing operation or activity shall be contained totally within a building.

Products or goods manufactured may include crafts, cabinets, furniture items and similar items of custom or hand work. The items sold must be made in whole or part on the premises. Other permitted manufacturing activities would include dairies, printing shops, small-scale assembly and operations where little or no noise, dust, odor or other offensive conditions are created and minor or small-scale product repair shops (not including automobiles or other motorized vehicles).

For the purposes of this section, "small-scale/light manufacturing" shall constitute those activities employing 25 or less employees, unless specifically permitted by the zoning permit.

Every such use shall be limited to 2,500 square feet of floor area.

Off-street parking facilities shall be provided in accordance with § 220-86 (Table 1). Adequate access to the site shall be provided which meets the minimum driveway requirements outlined in § 220-88 for nonresidential uses.

No operation shall be permitted which produces offensive noise, vibrations, heat, dust, glare, odors or other objectionable conditions.

Evidence shall be submitted indicating that appropriate soils test was conducted on the site and that adequate sewage and water facilities will be provided to accommodate the specific operation.

Information concerning the proposed method of solid waste collection and disposal shall also be presented for review.

All other applicable state, federal and local regulations shall be adhered to, including the requirements of the Department of Environmental Protection.

Application submission procedure. Applications for developments of this nature shall require the submission of three sets of plans to the Township Secretary. Such plans shall be either black and white or blue and white and shall be drawn to a scale of not less than one inch equals 50 feet.

Plan specifications. Said plans must show all structures, roadways, pathways, parking areas, service drives, loading and unloading areas, utility and exterior lighting installations and landscaping on the site, drainage and stormwater management facilities, all existing structures and usages within 200 feet of the site boundaries, location of proposed sewage disposal and water supply facilities and other elements as may be deemed essential by the Board of Supervisors.

Access. All proposed site accessways must be adequate for proposed traffic flow, without being excessive in number, adequate in grade, width, alignment and visibility and not situated too near street intersections, entrances to schools or places of public assembly. (See § 220-88, Access drives, for additional design criteria.) In addition, a copy of the proposed plan shall be submitted to the Pennsylvania Department of Transportation for review when access is to be created along a state-owned roadway. Any permits required by that agency must be obtained by the developer before construction is commenced.

Circulation and parking. The interior circulation system must be adequate and all required parking spaces must be provided and easily accessible. (See § 220-86, Table 1, for off-street parking requirements.)

Streets and drainage system requirements. All structures within a planned retail or industrial development must access directly onto a public street or a street in the internal road system of the development. A stormwater management plan must be prepared. All new streets and drainage control systems shall be designed and constructed in accordance with the standards and specifications set forth in the Township ordinances when applicable.

Arrangement of buildings. Adequate provision must be made for light, air, access and privacy in the arrangement of the buildings to each other. Each unit shall have a minimum of two exterior exposures. (For these purposes, the roof shall not be considered an exterior exposure.) (For mall-type structures, a surface facing, or opening into the interior walkway, shall be considered an exterior surface.)

Sewage and water facilities.

Grading and ground cover. Where excavation or grading is proposed or where existing trees, shrubs or other vegetative cover is to be removed and erosion and sedimentation control plan shall be submitted showing what steps are to be taken to avoid soil erosion. Exposed ground surfaces shall be paved, stoned or protected with a vegetative cover as a portion of the final landscaping requirements. Where adjacent land use dictates, proper screening or buffer strips of 25 feet may be required.

Landscaping. The proposed site must be properly landscaped, with the purpose of further enhancing the natural qualities of the land and the area. Where adjacent land use dictates, proper buffer and screening strips shall be required. (See Article X, Definitions; see also Article III, District Regulations, for appropriate minimum yard requirements.)

Loading and unloading. All required loading and unloading spaces shall be provided and designed in accordance with § 220-87 of this chapter.

Solid waste collection and disposal. Information pertaining to the proposed method of solid waste collection and disposal shall be included in the plan.

Outdoor lighting. Any outdoor lighting that is installed at any time shall be installed and shielded in such a manner so as not to cause glare on adjacent or other private properties or impair the vision of passing motorists.

Before any mineral extraction operation can commence, a mineral extraction conditional use permit must be obtained in accordance with the procedures outlined in Article IX. In addition to all other federal, state, county and local requirements, rules and regulations, the following must be met.

Application and plan specifications. Each application for a mineral extraction conditional use permit shall contain the following information:

General design and review criteria.

Following the cessation of mining operations, the applicant shall restore the site as closely as possible to its original condition. In the case of an open mine, the strata that have been removed must be replaced in proper order. The applicant shall submit detailed plans and/or proposals indicating the process to be followed to bring about this restoration as an integral part of the application for a mineral extraction conditional use permit. [See Subsection B(2)(d), above, for the specific information to be provided.] The reclamation plan must be designed to address the entire area included in the permit application and must be found acceptable before a permit is issued to begin excavation.

No application for a new surface mining operation or an expansion of an existing mine or quarry shall be approved until all previous sites connected to the present application by either chain of ownership or physical proximity have undergone appropriate restoration, reclamation is in progress or until a bond is filed with the Township to guarantee completion of such work.

Life of a mineral extraction conditional use permit. No permit shall be issued that shall be valid for a period in excess of three years. All permits must be renewed on a yearly basis. The applicant shall be entitled to a renewal of the permit as long as all the conditions of his plan approval and original permit are being met.

Utility runway visual approach zone. The inner edge of this approach zone coincides with the width of the primary surface and is 250 feet wide. The approach zone expands outward uniformly to a width of 1,250 feet at a horizontal distance of 5,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

Utility runway nonprecision instrument approach zone. The inner edge of this approach zone coincides with the width of the primary surface and is 500 feet wide. The approach zone expands outward uniformly to a width of 2,000 feet at a horizontal distance 5,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

Runway larger than utility visual approach zone. The inner edge of this approach zone coincides with the width of he primary surface and is 500 feet wide. The approach zone expands outward uniformly to a width of 1,500 feet at a horizontal distance of 5,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

Runway larger than utility with a visibility minimum greater than 3/4 mile nonprecision instrument approach zone. The inner edge of this approach zone coincides with the width of the primary surface and is 500 feet wide. The approach zone expands outward uniformly to a width of 3,500 feet at a horizontal distance of 10,000 feet from the primary surface. Its center line is the continuation of the center line of he runway.

Runway larger than utility with a visibility minimum as low as 3/4 mile nonprecision instrument approach zone. The inner edge of this approach zone coincides with the width of the primary surface and is 1,000 feet wide. The approach zone expands outward uniformly to a width of 4,000 feet at a horizontal distance of 10,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

Precision instrument runway approach zone. The inner edge of this approach zone coincides with the width of the primary surface and is 1,000 feet wide. The approach zone expands outward uniformly to a width of 16,000 feet at a horizontal distance of 50,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

Transitional zones. The transitional zones are the areas beneath the transitional surfaces.

Horizontal zone. The horizontal zone is established by swinging arcs of 5,000 feet radii from the center of each end of the primary surface of each runway and connecting the adjacent arcs by drawing lines tangent to those arcs. The horizontal zone does not include the approach and transitional zones.

Conical zone. The conical zone is established as the area that commences at the periphery of the horizontal zone and extends outward therefrom a horizontal distance of 4,000 feet.

Utility runway visual approach zone. Slopes 20 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 5,000 feet along the extended runway center line.

Utility runway nonprecision instrument approach zone. Slopes 20 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 5,000 feet along the extended runway center line.

Runway larger than utility visual approach zone. Slopes 20 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 5,000 feet along the extended runway center line.

Runway larger than utility with visibility minimum greater than 3/4 mile nonprecision instrument approach zone. Slopes 34 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 10,000 feet along the extended runway center line.

Runway larger than utility with a visibility minimum as low as 3/4 mile nonprecision instrument approach zone. Slopes 34 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 10,000 feet along the extended runway center line.

Precision instrument runway approach zone. Slopes 50 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 10,000 feet along the extended runway center line; thence, slopes upward 40 feet horizontally for each foot vertically to an additional horizontal distance of 40,000 feet along the extended runway center line.

Heliport approach zone. Slopes eight feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a distance of 4,000 feet along the heliport approach zone center line.

Transitional zones. Slopes seven feet outward for each foot upward beginning at the sides of and at the same elevation as the primary surface and the approach surface and extending to a height of 150 feet above the airport elevation which is 1,241 feet above mean sea level. In addition to the foregoing, there are established height limits sloping seven feet outward for each foot upward beginning at the sides of and at the same elevation as the approach surface and extending to where they intersect the conical surface. Where the precision instrument runway approach zone projects beyond the conical zone, there are established height limits sloping seven feet outward for each foot upward beginning at the sides of and at the same elevation as the approach surface and extending a horizontal distance of 5,000 feet measured at ninety-degree angles to the extended runway center line.

Heliport transitional zones. Slopes two feet outward for each foot upward beginning at the sides of and at the same elevation as the primary surface and the heliport approach zones and extending a distance of 250 feet measured horizontally from and at ninety-degree angles to the primary surface center line and heliport approach zones center line.

Horizontal zone. Established at 150 feet above the airport elevation.

Conical zone. Slopes 20 feet outward for each foot upward beginning at the periphery of the horizontal zone and at 150 feet above the airport elevation and extending to a height of 350 feet above the airport elevation.

A person who plans to erect a new structure, to add to an existing structure, or to erect or maintain any object (natural or man-made), in the vicinity of the airport, as defined in 14 Code of Federal Regulations Part 77.13(a) (as amended or replaced), shall first notify the Federal Aviation Administration and Pennsylvania Bureau of Aviation to obtain an obstruction review of the proposal. The Township Zoning Officer shall not issue a zoning permit unless and until written responses are received from both the FAA and the Bureau of Aviation. An application for development shall not be considered complete until written responses are provided from the FAA and Bureau of Aviation. A permit may be denied if either the FAA or the Pennsylvania Bureau of Aviation objects to the proposed development.

Proposed construction will be reviewed for compatibility using Pennsylvania Airport Lane Use Compatibility Guidelines. Projects may be disapproved if found incompatible with airport operations.

In whole or part sells, leases, dispenses or displays publications, photographs, drawings, posters, films, videos or reproductions of any type depicting explicit or implicit sex acts or lewdness which, under the State Obscenity Code, must exclude minors or may not knowingly disseminate to minors; or

Exhibits or permits the exhibition of live sexual acts or implied sexual acts or solicits or permits solicitation of persons and/or animals for purposes of indulging in sexual relations or implied sexual relations as defined by the State Obscenity Code.

No adult business or entertainment shall be located within 1,000 feet of any:

One parking space shall be provided for each 100 square feet of building area.

Parking shall be located in front of the establishment but not in the front yard setback.

The premises shall be screened on the sides and rear by evergreen plantings of at least five feet in height at time of planting.

Adult businesses must provide a guard at all times in the video area to prevent sexual contacts or solicitations or more than one person occupying a booth.

No personal contact in the form of providing sexual services shall be permitted.

No more than any one person shall be permitted in a video booth at any one time.

Hours of operation shall be limited from 9:00 a.m. to 9:00 p.m.

No outside advertisements, exhibits or displays, nudity, sexual conduct, as defined by the State Obscenity Code,[1] are allowed.

When reviewing applications for this sort of use, the standards and criteria set forth in Article V, § 220-55, and Article IV, § 220-41, shall also be applied.

Maintain the character of the zoning district in which they are proposed.

Are located so as not to hinder the natural or presumed development of the area or detract from the value of existing development.

Do not constitute a safety or health hazard, a nuisance or have a noxious effect on the surrounding uses either to appearance or operations.

Operating requirements necessitate the location of such uses and buildings within the zoning district to serve the uses in the immediate vicinity of the essential service.

Any animal hospital or veterinary clinic shall be operated by a licensed veterinarian.

A "kennel" is defined as any establishment that keeps, harbors, boards, shelters, sells, gives away or, in any way, transfers a cumulative total of 26 or more dogs of any age in any calendar year.

The applicant shall provide proof of issuance of a kennel permit from the PA Department of Agriculture prior to the issuance of a building/zoning permit.

Minimum lot size is three acres.

Minimum setback requirements:

Outside enclosures cannot be used from 8:00 p.m. to 8:00 a.m.

Off-street parking requirements. One space per 200 square feet of floor area of the veterinary building.

Screening. All outdoor enclosures visible from adjoining residential properties must be screened with fully obscuring fences or landscaping that provides year-round visual opaqueness.

All sound-level measurements shall be made with a sound-level meter meeting the requirements of the standards of the American National Standards Institute, Incorporated (ANSI) or its successor body. No use within this category shall create a sound level which exceeds the limits set forth in the following table for the receiving land use category shown:

The following activities or sources are exempt from these noise standards:

Evidence by the applicant of compliance with the provisions of the Pennsylvania Storage Tank and Spill Prevention Act of 1989,[1] as amended, shall be supplied to the Township.

All outdoor storage of junk, raw materials, fuel and petroleum products shall be completely screened from view from any public right-of-way and commercial or residential district and or uses by a sight-obscuring evergreen planting, fence or wall. If the proposed use is a junkyard, then it shall be completely enclosed by a wall or fence of a uniform design, texture and structure not less than eight feet in height.

The placement of any materials or junk shall be stored or arranged so as to permit access by firefighting equipment and to prevent the accumulation of stagnant water. Materials or junk shall be placed in rows with at least 20 feet between each double row so as to permit movement of firefighting equipment. Material or junk shall not be piled to a height of more than six feet from the ground.

All gasoline and fluids shall be drained from any junked vehicle and stored in a manner consistent with Subsection B(1), above, within 12 hours from arrival on said premises of the junked vehicle.

All discarded organic rubbish or garbage stored outdoors shall be placed in watertight, verminproof containers.

A stormwater management plan must be developed and implemented for each permit application.

A soil erosion and sedimentation plan must be prepared for each permit application and filed with the Township and the Centre County Conservation District.

No burning of any junk, rubbish or other material connected with use under this section is permitted.

Small wind energy system shall be permitted as an conditional use on any lot of at least one acre in size located in the Agricultural, Open Space/Forest, Commercial, PCI and Industrial Zoning Districts, subject to compliance with the following ordinance provisions.[1]

A zoning permit and building permit shall be required for the installation of a small wind energy system. No more than one small wind energy system may be placed on any lot.

Permit applications for small wind energy systems shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for determination that the manner of installation conforms to the National Electrical Code. This information may be supplied by the manufacturer.

Permit applications for small wind energy systems shall be accompanied by standard drawings of the wind turbine structure, including the tower, base, and footings. An engineering analysis of the tower showing compliance with the Uniform Building Code and certified by a licensed professional engineer shall also be submitted. This analysis may be supplied by the manufacturer.

Small wind energy systems shall comply with all applicable FAA regulations, including any necessary approvals for installations close to airports.

Small wind energy systems shall comply with all applicable state construction and electrical codes. The owner/operator of the small wind energy system must also obtain any permits required by other federal, state and local agencies/departments prior to erecting the system.

Decibel levels for the system shall not exceed 60 decibels (dBA) measured at the property line, except during short-term events such as utility outages and gale-force wind conditions.

The small wind energy system shall not cause any radio, television, microwave, or navigation interference. If a signal disturbance problem is identified, the owner shall correct the problem within 90 days of being notified of the problem.

The system owner/operator shall make all reasonable efforts to minimize and/or eliminate shadow flicker to occupied buildings on immediately adjacent properties. The applicant is responsible for identifying problem areas where shadow flicker will interfere with existing sites and describe proposed mitigation measures, including but not limited to a change in siting of the wind energy conversion system, a change in the operation of the wind energy conversion system, or grading or landscaping mitigation measures.

The small wind energy system shall maintain a galvanized neutral finish or be painted to conform to the surrounding environment to minimize adverse effects. No small wind energy system shall have any signage, writing, pictures, or decorations placed on it at any time other than warning, equipment, and ownership information. No small wind energy system will have any flags, streamers, banners, or other decorative items that extend from any part of the system placed on it at any time.

A small wind energy system shall not be artificially lighted unless such lighting is required by the Federal Aviation Administration.

The small wind energy system shall have an automatic overspeed control to render the system inoperable when winds are blowing in excess of the speeds for which the system is designed, and a manually operable method to render the system inoperable in the event of a structural or mechanical failure of any part of the system.

All ground-mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access. The tower shall be designed and installed so as not to provide step bolts, a ladder, rungs, or other publicly accessible means of climbing the tower, for a minimum height of eight feet above the ground elevation.

All electrical wires associated with a small wind energy system shall be located underground when practicable. All wires not located underground, including but not limited to wires necessary to connect the wind generator to the tower wiring, the tower wiring to the disconnect junction box and the grounding wires, shall be contained within an appropriate conduit suitable for same.

No portion of the small wind energy system blade shall extend within 20 feet of the ground.

No small wind energy system shall be installed until evidence has been given that the utility company has been informed of the customers' intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

When application is made for approval of a small wind energy system, adequate notice shall be mailed to the owners by the applicant of all properties adjacent to the site.

A small wind energy system that is out of service for a continuous twelve-month period will be deemed to have been abandoned. Nonfunction or lack of operation may be proven by reports from the interconnected utility. The owner/operator shall make available to the zoning administrator all reports to and from the purchase of energy from the small wind energy system if requested.

If the small wind energy system is determined to be abandoned, the owner of the small wind energy system shall remove the wind generator from the tower at the owner's sole expense within three months of notice of abandonment. The owner is solely responsible for removal of the system and all costs, financial or otherwise, associated with system removal.