A1 General Farming. The production of agricultural, horticultural, arboriculture, viticultural and dairy products; the keeping of livestock, poultry and the products thereof; bee raising and the products thereof; and all buildings (barns, sheds, silos, etc.) which are associated with this use are subject to the following provisions:

A2 Nursery. The growing of plants, shrubs and trees, outdoors or in a greenhouse, for sale and transplantation are subject to the following provisions:

A3 Intensive Agriculture. Mushroom houses; feedlots; aquaculture; confinement livestock or poultry operations taking place in structures or closed pens; livestock operations involving more than the number of head of livestock provided for in subparagraph A1(j)1); poultry operations involving more than 25 heads of poultry per acre; and greenhouse operations which create an impervious surface ratio of greater than 3% are subject to the following provisions:

A4 Forestry.

A5 Riding Academy. An establishment where horses are boarded and cared for and/or where instruction in riding, jumping and showing is offered and/or the general public may, for a fee, hire horses for riding. A riding academy is subject to the following provisions:

A6 Commercial Kennel. An establishment, structure, lot, or portion of a lot on or in which six or more dogs, cats, or domestic pets are housed, bred, boarded, trained or sold or in which animals are raised for furs and skins. A commercial kennel is subject to the following provisions:

A7 Agricultural Retail. The retail sales of agricultural products at roadside stands or other similar structures to the general public, subject to the following provisions:

A8 Farm Unit. Detached dwelling units for the sole use of the property owner, immediate family members of the property owner and persons engaged in agricultural employment on the property. Immediate family members shall be limited to parents, grandparents, siblings, sons and daughters. A farm unit is subject to the following provisions:

A9 Farm Support Facility. Commercial grain or commercial feed mill. Facility for the warehousing, sale and service of agricultural equipment, vehicles, feed or supplies. A farm support facility is subject to the following provisions:

B1 Single-Family Detached. A single-family detached dwelling on an individual lot with private yards on all sides of the house and with public or community open space. Detached dwellings may include dwellings constructed on the lot, prefabricated dwellings, and modular dwellings. Single-Family detached uses shall comply with the requirements in §27-512, “Table of Performance Standards,” for Use B1, and are subject to the following provisions:

B1A Single-Family Detached Exemption. Parcels in existence on or before the date of adoption of this Chapter, which is June 27, 2005, shall be permitted to comply with the standards in this Section. All lots are B1 if the lot existed prior to the date of adoption of this Chapter, unless created as part of a B1A, B4, etc., subdivision. The exemption pertains to subdivisions, not the lots. The purpose of this exemption is to permit subdivisions on small, infill sites, and to permit minor subdivisions of larger parcels without the immediate reservation of open space. It is also the purpose of this Section to ensure that land identified as part of the municipal open space plan shall be permanently protected open space, even as small-scale development occurs. Subdivisions under the B1A exemption use shall meet all of the following provisions:

B2 Residential Conversion. The conversion of an existing residential or nonresidential building into two or more dwelling units, subject to the following provisions:

B3 Rooming or Boarding House. A dwelling used for the housing of roomers, boarders, or lodgers with or without common eating facilities, including dormitory, fraternity, sorority, or other buildings of charitable, educational, or philanthropic institutions, are subject to the following provisions:

B4 Single-Family Detached Enhanced Density. Single-Family detached dwellings on individual lots with private yards on all sides of the houses, patterned to preserve common open space. Detached dwellings may include dwellings constructed on the lot, prefabricated dwellings, and modular dwellings. This use provides a density bonus for applicants who choose to preserve a higher percentage of open space than for B1 Use Single-Family Detached. The singlefamily detached enhanced density use is subject to the following provisions:

B5 Performance Standard Subdivision. A type of conservation development in which the developer may choose to develop a variety of housing types subject to the regulations stated below and the requirements of Part 5 of this Chapter. Performance standard subdivisions allow the grouping or clustering of dwelling units, permitting a variety of housing types to encourage better, more flexible designs. The subdivision as a whole must meet prescribed standards for open space, density and impervious surfaces and is subject to the following provisions:

B6 Mobile Home Park. A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile/manufactured homes, subject to the following provisions:

B7 Country Property. A single-family detached dwelling on an individual lot with private yards on all sides of the house. Where a property contains characteristics and/or resources that are determined to be worthy of preservation, as outlined in the Richland Township Open Space Plan, the Board of Supervisors may require a 10% open space dedication of this land to the municipality. Detached dwellings may include dwellings constructed on the lot, prefabricated dwellings, and modular dwellings. This use provides for very low densities appropriate to rural situations with flexible and reduced design standards. For general requirements and design standards regarding open space for this use, refer to §27-563.A(2) and (3). A country property is subject to the following provisions:

B8 Urban Dwelling. A detached dwelling–off center, twin, duplex, patio house, or atrium house as defined in subparagraph B5, subject to the following provisions:

B9 Life Care Facility. A life care facility is a form of residential use designed and operated for individuals requiring certain medical and non-medical support facilities and services. A life care facility is subject to the following provisions:

B10 Community/Group Home. Community/group homes are facilities for the purpose of providing temporary or permanent residential housing for more than two but fewer than eight persons who are unable to maintain a residence for themselves, including the mentally or physically handicapped. For purposes of this Chapter, community/group homes shall not include facilities for treatment or rehabilitation, halfway houses, or nursing homes, and are subject to the following provisions:

C1 Place of Worship. Church, synagogue or other place of religious worship, provided that the following requirements are met:

C2 School. Religious, sectarian and non-sectarian, denominational private school or public school which is not conducted as a private gainful business, subject to the following provisions:

C3 Commercial School. Trade or professional school, music or dancing school, or other schools not included in Uses C2 or C10.

C4 Library or Museum. Library or museum open to the public or connected with a permitted educational use and not conducted as a private, gainful business.

C5 Recreational Facility. Recreational facility or park owned or operated by the municipality or other governmental agency, subject to the following provisions:

C6 Private Recreational Facility. A recreational facility owned or operated by a non-governmental agency, subject to the following provisions:

C7 Golf Course. An area designed for the play of the game of golf containing greens, tees, fairways, bunkers and related areas. This use shall not include a miniature golf course. A golf course is subject to the following provisions:

C8 Private Club. A private club or lodge established for the fraternal, social, educational, civic or cultural enrichment of its members, whose members meet certain prescribed qualifications for membership and pay dues, subject to the following provisions:

C9 Community Center. An educational, social, cultural or other similar facility, operated by a public or non-profit group or agency subject to the following provisions:

C10 Day Care Center. A facility in which out-of-home day care is provided to four or more children, disabled persons and/or elderly. A day care center is subject to the following provisions:

C11 Hospital. An establishment licensed by the American Hospital Association which provides health services primarily for in-patient medical or surgical care of the sick or injured, including related facilities such as laboratories, outpatient departments, training facilities, central service facilities and staff offices as an integral part of the establishment. A hospital is subject to the following additional provisions:

C12 Nursing Home. A nursing facility or convalescent home licensed by the Pennsylvania Department of Health which is set up to provide long term health care to individuals who, by reason of advanced age, chronic illness or disabilities are unable to care for themselves. A nursing home is subject to the following provisions:

C13 Halfway House. A facility which provides living arrangements for persons with emotional, alcohol or drug related problems and who are receiving rehabilitative treatment, therapy, and/or counseling. Also included in this use are facilities for teenage mothers and abused persons. The residents live in the facility for a short period of time, usually three months to 12 months. A halfway house is subject to the following provisions:

C14 Cemetery. A burial place or graveyard including mausoleum, crematory or columbarium, subject to the following provisions:

C15 Recreational Camping Park. A property upon which two or more campsites are located, established, or maintained for occupancy as temporary living quarters for recreation or vacation purposes, subject to the following provisions:

C16 Municipal Services. All municipal buildings, structures and uses including, but not limited to, governmental offices, garages for the storage of tools, equipment and vehicles, municipally sponsored police and emergency services, transportation, utilities, renewable energy facilities, education, emergency services, recreation, pedestrian safety, information resources and the use of land for the stockpiling of materials used by the municipality in its municipal functions. Municipal services are subject to the following provisions:

C17 Health Care Campus. A health care campus shall provide for a broad range of uses that individually and collectively contribute to the promotion of wellness and enable the improvement and maximum recovery of health from physical and mental diseases, illnesses and injuries; provide opportunities for educational advancement, learning, and research related to wellness and health; and create a logical transition between existing residential uses and health care uses that will protect and preserve the character of the surrounding neighborhood. A C17 Health Care Campus shall include utilities, landscaping and buffering which includes improvements for internal driveways, parking facilities, coordinated accesses, and lighting. When an applicant proposes development of a C17 Health Care Campus, the provisions of the underlying zoning districts shall apply except where provisions of the C17 Health Care Campus differ from provisions of other sections of this chapter or other Township ordinances regarding the same or a closely similar matter, in which case the provisions of the C17 Health Care Campus shall govern. A C17 Health Care Campus is subject to the following provisions:

D1 Office. Professional, business or government office, other than Uses C16 or D2, subject to the following provisions:

D2 Medical Office. Office or clinic for medical or dental examination or treatment of persons as outpatients, including laboratories incidental thereto, subject to the following provisions:

D3 Office Park. An office park is a planned development of office and related uses which includes improvements for internal streets, coordinated utilities, landscaping and buffering, subject to the following provisions:

D4 Neighborhood Office Park. A neighborhood office park is a planned development of offices and related uses, utilities, landscaping and buffering which includes improvements for internal driveways, parking facilities, coordinated accesses and lighting. A neighborhood office park is subject to the following provisions:

E1 Retail Shop. A shop or store with a gross floor area of 10,000 square feet or less selling apparel, books, confections, drugs, dry goods, flowers, foodstuffs, furniture, gifts, hardware, toys, household appliances, jewelry, notions, periodicals, shoes, stationery, tobacco, paint, cards, novelties, hobby and art supplies, music, luggage, sporting goods, pets, floor covering, garden supplies, plants, fabrics and automotive accessories. Also included within this use shall be the sale of soft drinks, beer and other alcoholic beverages in sealed containers not for consumption on the premises. A retail shop is subject to the following provisions:

E2 Large Retail Store. A store with a gross floor area of greater than 10,000 square feet, selling commodities and goods to the ultimate consumer such as supermarkets, department stores and discount stores, subject to the following provisions:

E3 Service Business. Service business including, but not limited to: barber, beautician, laundry and dry cleaning, shoe repair, tailor, photographer, travel agency, and photocopy center, subject to the following provisions:

E4 Financial Establishment. Bank, savings and loan association, credit union and other financial establishments, subject to the following provisions:

E5 Eating Place. Eating place for the sale and consumption of food and beverages without drive-in service. All food and beverages are to be served by waiters and waitresses while patrons are seated at counters and tables. The sale of alcoholic beverages must be incidental to the sale and consumption of food.

E6 Drive-Ins and Other Eating Places. Eating place which utilizes an inside window, service area or cafeteria line where customers place their orders and food is served for consumption at seating areas and for customer take-out service. This type of eating place may also have drive-through service. The sale of alcoholic beverages is prohibited. Drive-ins and other eating places are subject to the following provisions:

E7 Repair Shop. Repair shop for appliances, lawn mowers, watches, guns, bicycles, locks, small business machines and other light equipment, but not including automobiles, motorcycles, trucks and heavy equipment.

E8 Funeral Home or Mortuary. An establishment for the preparation of the deceased for burial and the display of the deceased and ceremonies connected therewith before burial or cremation. Any funeral home or mortuary located within the Rural Agricultural (RA) Zoning District shall have a minimum lot size of 10 acres and shall be located along a road classified as a collector or arterial road.

E9 Motel, Hotel and/or Inn. A building or group of buildings for the accommodation of transient guests, chiefly motorists, containing guest rooms for rent, subject to the following provisions:

E10 Indoor Entertainment. An entertainment or recreational facility operated as a gainful business and taking place within a building including a bowling alley, skating rink, billiard hall, movie theater, theater or other similar use.

E11 Athletic Facility. An athletic facility with indoor and/or outdoor facilities. Activities may include the following: court games such as racquetball, handball, squash, tennis, basketball, and volleyball; facilities for exercise equipment and health clubs; swimming pools; and facilities related thereto. An athletic facility is subject to the following provisions:

E12 Outdoor Entertainment. Outdoor entertainment or recreational facility, including miniature golf and golf driving ranges, operated as a gainful business and not including an athletic facility, outdoor motion picture establishment, or vehicular track or course. The outdoor entertainment use is subject to the following provisions:

E13 Tavern. An establishment which serves alcoholic beverages for onpremises consumption and which is licensed by the Pennsylvania Liquor Control Board. The sale of food shall be incidental to the primary use.

E14 Lumber Yard. Lumber yard where lumber products are sold and/or processed, subject to the following provisions:

E15 Veterinary Office or Clinic. Office of a veterinarian with associated animal kennel. In no event shall animal kennels be allowed as a primary use. A veterinary office or clinic is subject to the following provisions:

E16 Service Station. An establishment for the sale of vehicular fuels and the sale and installation of lubricants, tires, batteries and similar automotive accessories, subject to the following provisions:

E17 Car Wash. A facility for washing automobiles, subject to the following provisions:

E18 Automotive Sales. The sale, lease or rental of new or used automobiles, trucks (not exceeding one ton), motorcycles, boats and recreational vehicles, subject to the following provisions:

E19 Automotive Repair. Automobile repair garage, including paint spraying and body and fender work, subject to the following provisions:

E20 Truck Sales. Truck and heavy equipment repair and sales, subject to the following provisions:

E21 Parking Lot or Garage. A lot of record upon which the parking or storing of motor vehicles is the primary use, provided:

E22 Multiple Commercial Use. A group of commercial establishments which is preplanned and designed as a complex of related structures and circulation patterns, subject to the following:

E23 Adult Commercial Uses. The Township has determined that the establishment and operation of adult entertainment uses will cause various secondary effects which may have an impact on the health, safety and general welfare of the Township and its citizens. Said secondary effects include, inter alia, an increase in law enforcement activity, an increase in municipal maintenance and trash collection, possible deleterious effects on local business and residential property values, an increase in crime and/or prostitution, and the potential for the relocation of residents and businesses. As a result of the aforementioned concerns, Richland Township has determined that adult commercial uses shall be permitted by conditional use only in the Planned Industrial District (PI). Nothing contained herein is intended to affect or suppress any activities which may be protected by the First Amendment to the United States Constitution. It is the intent of Richland Township, by adopting this Chapter, to address the above mentioned secondary effects associated with adult commercial uses.

E24 Outdoor Motion Picture Establishment. An open lot used for the showing of motion pictures or theatrical productions on a paid admission basis to patrons seated in automobiles. Such use may include facilities for the sale and consumption of food and non-alcoholic beverages. An outdoor motion picture establishment is subject to the following provisions:

E25 Vehicular Track or Course. A recreational facility that provides a motor powered vehicle to a patron, for a fee, to drive on a track or course that is located on the premises. For the purposes of this use, a motor-powered vehicle is a motorcycle, all-terrain vehicle (three or four wheeled), go-cart, or other vehicle with two, three or four wheels of a similar nature. These vehicles are usually designed to accommodate only one person. A vehicular track or course is subject to the following provisions:

E26 Flea Market. A periodic sales activity held within a building and/or outdoors, where retail merchants offer goods, new or used, for sale to the public, subject to the following provisions: (This use does not include garage or yard sales as defined in subparagraph H2(h).)

E27 General Auction. A public or private sale conducted by competitive bidding for real goods, new or used, that occurs on a regular basis, subject to the following provisions:

E28 Livestock Auction. A public or private sale of livestock, conducted by competitive bidding which occurs on a regular basis, subject to the following provisions:

E29 Vehicle Auction. A public or private sale of new or used vehicles, conducted by competitive bidding that occurs on a regular basis, subject to the following provisions:

E30 Dwelling in Combination. A dwelling or dwellings within the same building as an existing or permitted office or commercial use, subject to the following provisions:

F1 Utilities. 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 provisions:

F2 Emergency Services. Fire, ambulance, police, rescue and other emergency services of a municipal or volunteer nature, subject to the following provisions:

F3 Terminal. Railway station or bus station providing transportation services to the general public.

F4 Airport or Heliport. A place where aircraft can land and take off, subject to the following provisions:

F5 Commercial Communications Facilities. The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless commercial communications services.