Forty thousand square feet of land where both on-site sewer and water facilities are to be provided.

Thirty thousand square feet of land where central water facilities and on-site sewer facilities are to be provided.

Fifteen thousand square feet of land where on-site water facilities and central sewer facilities are to be provided.

Seven thousand five hundred square feet of land where both central sewer and central water facilities are to be provided.

A minimum of one tree shall be planted within the perimeter planting area for every 50 feet of the perimeter of the parking area exclusive of driveway widths. Required perimeter trees shall be planted no less than 25 feet and no more than 50 feet apart. Interior landscaped islands within parking areas shall include one shade tree for each 20 feet in length and five shrubs for each 40 feet in length.

Plant materials used in screen planting shall be at least four feet in height when planted and be of such species as will produce, within two years, a complete year-round evergreen visual screen of at least six feet in height. The plant material shall include a mix of canopy trees, flowering trees, evergreens, and deciduous and evergreen shrubs.

The screen planting shall be maintained permanently, and any plant material which does not live shall be replaced within six months. A performance bond shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released only after the passage of the third growing season following planting. A plan for the perpetual care of the buffer area shall be provided to the Township.

The screen planting shall be spaced so that at maturity it will not be closer than three feet from any right-of-way or property line.

The screen planting shall be broken only at points of vehicular or pedestrian access.

No structure, parking area, driveway or road or storage of materials shall be permitted in the buffer yard, except for necessary driveway access crossing a buffer.

Required buffer plantings shall be placed on a berm of four feet to six feet in height; except, however, where the topographic conditions or existing vegetation make it impractical or undesirable to accommodate a berm and so long as the intent of this Section has been met.

The following quantities of plant materials shall be required:

Application for Permit. Application for the permit shall be made to the Zoning Officer, in writing, upon forms prescribed and provided by the Zoning Officer and shall contain the following information:

Every sign shall bear a permit number issued by the Township, The number with text approximately one inch in height shall be permanently affixed to the structure thereof, Failure to affix the permit number shall constitute cause for revocation of the permit by the Zoning Officer in addition to any other penalties or remedies provided in this Chapter.

If the sign authorized under any such permit has not been completed within six months from the date of the issuance of such permit, the permit shall become null and void, but may be renewed, within 30 days from the expiration thereof, for good cause shown upon payment of an additional fee established by the Township.

The Zoning Officer shall require sign permits to be renewed every 12 months. Such renewal shall be granted following the receipt of annual renewal fees and reinspection of sign, and my be withheld only upon a determination by the Zoning Officer to the effect that such conditions as may have been prescribed by the Zoning Officer in conjunction with the issuance of the original permit have not been, or are being no longer, complied with. In such cases, a period of 60 days shall be granted the applicant for full compliance prior to the revocation of said permit.

Replacing Copy. The changing of the advertising copy or message on an approved painted or printed sign or on a theater marquee and similar approved signs which are specifically designed for the use of replaceable copy, but replacing copy does not include the activities prohibited in Subsection 1N hereof.

Maintenance. Painting, repainting, cleaning and other normal maintenance and repair of a sign or a sign structure unless a structural change is made, but sign maintenance and repair of a sign does not include the activities prohibited in Subsection 1N hereof.

Window signs and signs exempt under the definition of “signs” in this Chapter are also exempt from permit requirements.

Real Estate Signs.

Any sign, whether existing on or erected after the effective date of this Chapter, which advertises a business no longer being conducted or a product no longer being offered for sale in or from the premises on which the sign is located or the sign indicates, shall be removed within 90 days upon the cessation of the business or sale of the product by the owner, agent or person having the beneficial interest in the building or premises on which the sign is located. If the Zoning Officer finds that any sign advertising a business no longer being conducted or a product no longer being offered for sale in or from the premises on which the sign is located has not been removed within 90 days upon the cessation of the business or sale of the product, the Zoning Officer shall give written notices to the owner, agent or person having the beneficial interest in the building or the premises on which the sign is located. The sign shall be removed within 10 days after receipt of the notice from the Zoning Officer. If the sign is not removed after the conclusion of the 10 days period, the Zoning Officer is hereby authorized to remove or cause the removal of the sign at the expense of the owner, agent or person having the beneficial interest in the building or premises on which the sign is located.

Construction Signs. Temporary non-illuminated signs denoting the architect, engineer or contractor placed on premises where construction, repair or renovation is in progress, which signs shall not exceed 24 square feet in area.

Project Identity Signs. A sign or notice erected by (a) a private agency or entity such as a railroad, public utility, radio or television transmitter; (b) a developer of a residential subdivision, planned residential subdivision development, condominium or multiple dwelling unit project, containing 20 or more lots, condominium units, townhouses, apartments or other permitted, dwelling types which are intended for residential occupancy; or (3) Federal, State, County, municipal or other governmental entities for governmental uses and purposes. Project identity signs shall be subject to the following conditions:

Civic and Religious Signs. Signs or bulletin boards customarily incidental to places of worship, libraries, colleges, other educational institutions, philanthropic and religious institutions, hospitals nursing homes, sanitaria, membership clubs and camps, social clubs and other civic organizations, which signs or bulletin boards shall not exceed 24 square feet in area and shall be located on the premises of such organizations. Any such sign shall be placed in accordance with the yard and setback requirements of the district in which said organization is located.

Political Signs. Political signs as used in this Section shall mean any and all political signs and posters, except commercial billboards, used or intended to be used for the display of any announcement, advertisement or notice of any individual candidate for any public office.

Temporary promotional signs shall be permitted for a period not in excess of 10 days without cost, upon notice to the Township Zoning Officer, not to exceed two times per calendar year per business, Any use in excess of 10 days shall be permitted only upon application and payment of a filing fee for a temporary sign permit for a period of 30 days, not to exceed twice per calendar year per business; provided, that such temporary signs are not attached to fences, trees, utility poles or the like; and, further provided, that such signs are not placed or in any manner create a hazard or disturbance to the health and welfare of the general public.

A fee, established by the Township, shall be paid prior to the issuance of a permit for such temporary sign, A minimum of $100 shall be deposited with the Zoning Officer to insure the removal of such signs at the expiration of the permit. The Zoning Officer, after 10 days written notice to the permit holder to remove such signs(s) and after the failure of the permit holder to remove such sign(s), shall cause said sign(s) to be removed and the cash deposit shall be forfeited to help defray the cost of removal.

One home, residence, name, address or professional occupation sign not exceeding two square feet in area shall be permitted per single-family dwelling.

One premises sign advertising a permitted customary home occupation provided that such sign shall not exceed four square feet in area.

One premises sign advertising a permitted professional office or studio provided such sign shall not exceed four square feet for each office or studio.

Premises signs advertising commercial agricultural operations, including crop farming and animal husbandry, on an active farm upon which said operations are conducted provided that there shall be not more than two separate signs with a total aggregate area not exceeding 24 square feet.

Not more than two signs indication only the name of an active farm and not exceeding a total area of 12 square feet. Directional signs indication the location of an active farm not exceeding three square feet per sign.

The Supervisors may permit signs to be artificially illuminated upon finding that such illumination is necessary to the permitted use which the sign advertises, or to the public welfare.

The requirements for yards and setbacks which apply to the structure of any lot shall apply to all signs as permitted in this Section.

Premises or point of sale signs shall be regulated as follows:

Commercial advertising signs, including directional signs other than official directional signs, are prohibited on developed properties, except that:

Identification and directional signs shall be regulated as follows:

Commercial advertising signs shall be permitted and regulated in accordance with Subsection 1K(2) and M herein.

Multiple Establishments on Single Lots in ED Zoning Districts. Multiple establishments on single zoning lots that do not constitute a shopping center may erect one monument sign with a maximum size of 45 square feet and height of eight feet or one pole sign with a maximum size of 32 square feet and height of 15 feet, In addition, each establishment located on a single zoning lot with two or more establishments may erect one sign as follows:

Shopping Centers. Shopping centers located on five or more acres of land under single ownership with five or more establishments planned as an integrated development shall be authorized to erect signs based on the following criteria:

Office Centers. Office centers at least five acres in size and planned as an integrated development shall be authorized to erect signs based on the following criteria:

Theaters. Theaters are authorized to erect one of the permitted wall or marquee signs with a changeable copy board displaying the name(s) and time(s) of the current motion picture or theatrical production, Application for sign shall follow procedures as specified in Subsection 1K(2).

Regional Shopping Centers.

Premises or point of sale signs shall be permitted and regulated in accordance with Subsection 1K herein.

Identification and directional sign shall be permitted and regulated in accordance with Subsection 1K(3)(a) herein.

Commercial advertising signs shall be permitted and regulated in accordance with Subsections 1K(2) and M herein:

Premises or point of sale signs shall be permitted and shall be designed as part of the architectural design of the building or as part of the site plan for any lot, provided that the aggregate area of any such sign shall not exceed two square feet for each horizontal linear foot of building wall facing the same street which the sign faces.

Signs necessary to identify an industrial park provided that an aggregate area of any such sign shall not exceed one square foot for each five linear feet of lot frontage on the same street which the sign faces.

Directional signs shall be permitted provided that no such sign exceeds three square feet in area or contains any advertising.

Multiple establishment signs may be permitted and regulated in accordance with Subsection 1K(5) herein.

If illuminated at night, such illumination shall employ only lights emitting a light of constant intensity, with all light sources shielded from the view of adjacent lots and streets through the use of shielded light fixtures or landscape planting, and no sign shall contain flashing, intermittent, rotating or moving light or lights, and shall be extinguished not later than midnight.

No commercial advertising sign shall be closer than the permitted minimum setback requirement for an ED or M-1 Zoning District as set forth in Schedule I of this Chapter.

There shall not be more than one commercial advertising sign structure displaying a maximum of 300 square feet of advertising space for every 500 linear feet of street frontage. A backup structure facing in the opposite direction shall also be permitted providing the aggregate advertising space (the combined square footage from both sides) thereon shall not exceed 300 square feet with each side being identical in size.

Any commercial advertising structure shall have an open space of not less than three feet, nor more than 10 feet between its lower edge and the ground. However, this space may be shielded by an ornamental lattice or landscaping. Landscaping shall be in accordance with Subsection 1K(1)(l).

No commercial advertising structure shall be more than 35 feet in height from ground level; provided, however, an increase in height may be allowed if it can be shown that excessive grades, buildings interference, bridge obstruction, and the like exist, then the height may be increased.

No commercial advertising structure shall be permitted on a parcel of land with less than 500 feet of road frontage.

No commercial advertising sign shall be located within 500 feet of another commercial advertising sign on the same side of roadway, whether on same parcel of land or adjacent or nearby parcel.

Adequate measures should be taken to prevent the accumulation of refuse or trash upon the lot.

Where an existing commercial advertising sign exists on a property proposing land development or alterations or enlargement of an existing use, said sign shall be removed.

No sign, including projecting signs, shall be located in or project over any street right-of-way except an official sign.

No advertisement, advertising structure, billboard, building structure or other object shall be erected, used or maintained which in any way simulates official, directional or warning signs erected or maintained by the State or by the County or Township or by any railroad or public utility or similar agency concerned with the protection of the public health or safety.

No sign or advertising device shall be erected or maintained at the intersection of streets in such a manner as to obstruct free and clear vision of the intersection.

The following advertisements are specifically prohibited: Any advertisement which uses a series of two or more freestanding signs placed in a line parallel to the highway, or adjacent to each other, all carrying a single advertising message, part of which is contained on each sign.

No signs shall be placed on the roof of any building or extend in height above the roof line of the building on which the sign is erected.

Signs and Parked Vehicles. Signs placed on or affixed to vehicles (except magnetic or painted signage, applied to vehicles used on a daily basis to conduct normal day to day business) and/or trailers which are parked on a public right-of-way, public property or private property, so as to be visible from a public right-of-way where the apparent purpose is to advertise a product or direct people to a business or activity located on the same or nearby property.

Portable and Wheeled Signs. Portable and wheeled signs, except as a temporary sign, as provided for in Subsection 1I of this section.

String of Lights. Including lights that outline property lines, sales areas or any portion of a structure or sign, and are intended to advertise or draw attention to a business or commercial activity, except lights used temporarily as holiday decorations.

Waivers or modifications, see Chapter 22, Part 6, “Modifications.”

Detached single family dwellings.

Semi-detached two family dwellings.

Attached single family dwellings (townhouses).

Garden apartments.

Commercial uses such as retail shops or stores, service businesses, restaurants, golf courses containing at least 18 holes and ski slopes.

Professional or business office uses, including branch banks.

Institutional uses such as private schools, nursery schools and day care centers, places of worship, community activity centers, and nursing homes or skilled nursing facilities.

Hydrology. Analysis of natural drainage patterns and water resources including an analysis of streams, natural drainage swales, ponds or lakes, wetlands, floodplain areas, permanent high water table areas, and seasonal high water table areas throughout this site.

Geology. Analysis of characteristics of rock formations underlying the site including defining aquifers (particularly those locally subject to pollution), shallow bedrock areas, and areas in which rock formations are unstable.

Soils. Analysis of types of soils present in the site area including delineation of prime agricultural soil areas, aquifer recharge soil areas, unstable soils, soils most susceptible to erosion, and soils suitable for urban development. The analysis of soils will be based on the County Soil Survey of the U.S. Soil Conservation Service.

Topography. Analysis of terrain of site including mapping of elevation and delineation of slope areas over 20%, between 10% and 20% and under 10%.

Vegetation. Analysis of tree and plant cover of the site, emphasizing the location of woodland and meadowland areas. Dominant tree and plant species should be identified and the characteristics of each understood.

The natural features of the PRD site shall be a major factor in determining the siting of dwelling unit structures. The results of the natural features analysis in Subsection 8A shall be considered in the siting of all dwelling unit structures.

Conventional siting practices such as building setbacks from streets and minimum distances between buildings may be varied in order to produce attractive and interesting arrangement of buildings.

Dwelling unit structures shall be located and sited so as to promote pedestrian and visual access to common open space wherever possible.

Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the PRD and maintain privacy for residents adjacent to the PRD. Structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent structures.

Dwelling unit and other structures located within 200 feet of the perimeter of a planned residential development must be set back by a distance sufficient to protect the privacy of adjacent existing uses. In no event shall a structure be located less than 50 feet from the property line.

Dwelling unit and other structures located near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.

No structure shall be located within 20 feet of the right-of-way of collector streets.

All commercial uses shall be located in a single area of the planned residential development which shall consist of at least two contiguous acres.

All commercial uses shall be located with direct access to either a collector or arterial street. If the total parking requirements for such uses in 100 parking spaces or more, the uses must be located on a collector street.

Signs for commercial uses are to be in accordance with § 27-504 of this Chapter.

The location, shape, size, and character of the common open space shall be provided in a manner consistent with the objectives set forth in § 27-505, Subsection 1E, of this Chapter, concerning the conservation of natural resources and the creative use of land to obtain a living environment of stable character, with natural feature constraints determined through the natural features analysis as described in § 27-505, Subsection 8A.

The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population, and the number and types of dwelling units to be developed.

Whenever possible common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to all residents of the PRD.

Significant natural features such as woodland areas, large trees, natural watercourses and bodies of water, rock outcroppings, and scenic views shall be incorporated into common open space areas whenever possible. However, no less than 25% of the total common open space area shall be suitable for intensive use as an active recreation area.

Relate harmoniously with land uses within and adjacent to the PRD through the establishment of a hierarchy of roadway functions which includes collector and local streets.

Create a separation of automobile and pedestrian traffic through the coordinated design of streets, dwelling units, common open space areas, and pedestrian walkways.

Create efficient and safe connections with the existing road system of the Township in order to insure proper ingress and egress to and from the PRD.

Minimize through traffic in residential areas.

Collector streets and local streets in the planned residential developments shall be designed in accordance with the provisions of the Subdivision Ordinance [Chapter 22], Where the results of the community impact analysis, described in § 27-505, Subsection 8B, indicate a need for greater or lesser right-of-way and cartway widths, the modifications may be authorized by the official review agency.

Cul-de-sac streets shall not exceed 600 feet in length. Cul-de-sac streets shall have a turning circle with a minimum right-of-way of 50 feet and an outer paved width of 40 feet.

In order to separate automobile and pedestrian circulation and to increase accessibility to common open space areas, pedestrian walkways will be provided wherever feasible. Sidewalks shall be required adjacent to streets in planned residential developments only as deemed necessary by the official review agency.

The design and construction of streets must conform to the standards set forth in the Township Subdivision Ordinance [Chapter 22] relative to paving specifications, cartway design, horizontal and vertical alignment, and eight distances.

Connection to public sewer system shall be required where a public sewer system can feasibly be provided to the PRD site and where such a system can adequately fulfill the sewage disposal needs of the PRD.

Provision of a centralized sanitary sewer system by the developer which serves the entire PRD where a public sewer system cannot feasibly be provided to the PRD site, Centralized sanitary sewer systems shall be designed and constructed in a manner that would permit adequate connection to a public sanitary sewer system in the future. The design and construction of centralized sanitary sewer system shall conform to the current applicable standards of the State Department of Environmental Resources, and where applicable, the Pennsylvania Utilities Commission and the Delaware River Basin Commission.

Connection to a public water system shall be required where a public water system can feasibly be provided to the PRD site and where the capacity of the public system can adequately fulfill the water supply demands of the PRD.

Provision of a centralized, water supply system by the developer, which serves the entire PRD. Centralized water supply systems shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future. The design and construction of a centralized water supply system shall conform to the current applicable standards of the State Department of Environmental Resources and, where applicable, the Pennsylvania Utilities Commission and Delaware River Basin Commission.

The organization shall be established by the developer before the sale or rental of dwelling units in the PRD.

The form, financial capability, rules of membership, and methods of cost assessment of the organization shall be devised so as to insure the successful fulfillment of the maintenance, preservation, and improvement responsibilities of the organization.

The organization responsible for maintenance, preservation, and improvement of common open space areas shall be the sole owner of the common open space lands.

The organization shall have or hire adequate staff to administer common facilities and maintain the common open space.

In the event that the organization established to own and maintain a common open space or any successor organization, shall at any time after establishment of the planned residential development fail to maintain the common open space in reasonable order and condition in accordance with the development plan, the Township may serve written notice upon such organization or upon the residents and owners of the planned residential development setting forth the manner in which the organization has failed to maintain the common open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be corrected within 30 days thereof, and shall state the date and place of hearing thereon which shall be held within 14 days of the notice, At such hearing, the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected, If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the properties with the planned residential development and prevent the common open space from becoming a public nuisance, may enter upon said common open space and maintain the same for a period of one year. Said entry and maintenance shall not constitute a taking of said common open space nor vest in the public any rights to use the same. Before the expiration of said year, the Township, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, shall call a public hearing upon notice to such organization or to the residents and owners of the planned residential development, to be held by the Township, at which hearing such organization or the residents and owners of the planned residential development shall show cause why such maintenance by the Township shall not, at the option of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common open space in reasonable condition, the Township shall cease to maintain said common open space at the end of said year. It the Township shall determine such organization is not ready and able to maintain said common open space in a reasonable condition, the Township may, in its discretion, continue to maintain said common open space during the next succeeding year and subject to a similar hearing and determination in each year thereafter. The decision of the Township in any such case shall constitute a final administrative decision subject to judicial review.

The cost of such maintenance by the Township shall be assessed ratably against all properties within the planned residential development that have a right of enjoyment of the common open space and shall become a lien on said properties. The Township, at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of the County, upon the properties affected by the lien within the planned residential development. Notwithstanding any provision to the contrary, no lien shall be assessed against or upon any property owned by parties other than the organization formed to maintain common open space within the planned residential development. If such owner has paid all current assessments to the aforesaid organization, and further provided that the aggregate total of current assessments due the organization is not less than the Township’s maintenance cost to maintain the common open space in a reasonable condition.

The location and site of the area involved, and the nature of the landowner’s interest in the planned residential development.

The proposed use areas, the average gross residential density and the density of each proposed type of residential use area.

The location, function, size, ownership, and manner of maintenance and the common open space.

The use and the approximate height, bulk and location of buildings and other structures.

Information showing the feasibility of proposals for water, sanitary sewage and stormwater disposition.

Utility systems.

The substance of covenants, grant of easements, or other restrictions to be imposed upon the use of land, buildings and structures including proposed grants and/or easements for public utilities.

The provisions for parking of vehicles and location, rights-of-way and cartway widths of proposed streets and public ways.

In the case of plans which call for development in stages, a schedule showing the time within which the applications for final approval of all parts of the planned residential development are intended to be filed, and which shall be updated annually on the anniversary of submission for final approval.

The application shall, insofar as possible, indicate compliance with the provisions set forth herein, governing the requirements for final approval.

[Reserved]

Plans at a scale of one inch equals 200 feet of existing natural features of the land including topography, vegetation, drainage and soil.

A site plan showing approximate locations of buildings, roads, parking areas at a scale of one inch equals 100 feet.

A plan at a scale of one inch equals 100 feet delineating common open space indicating size, nature of facilities, structures, if any, and uses.

A plan at scale of one inch equals 100 feet delineating approximate locations, street types, rights-of-way and cartway widths.

Site plan illustrating phasing, including a time schedule for all on-site and off-site improvements to be dedicated for public use.

A plan illustrating connection to existing public utilities, streets and rights-of-way accompanied by documentation as to the impact of the proposed development on said public utilities, streets and rights-of-way.

A plan illustrating the relation of the proposed planned residential development to the Township’s Comprehensive Plan.

Grant, tentative approval of the development plans submitted.

Grant tentative approval subject to the specified conditions not included in the development plan as submitted.

Deny tentative approval to the development plan.

In those respects in which the development plan is or is not consistent with the Comprehensive Plan for the development of the Township.

The extent to which the development plan departs from zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, density, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest.

The purpose, location and amount of the common open space in the planned, residential development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and purpose of the common open space related to the proposed density and type of residential development.

The physical design of the development plan and the manner in which said design does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light and air, recreation and visual enjoyment.

The relationship beneficial or adverse, of the proposed planned residential development to the neighborhood in which it is proposed to be established.

In the case of a development plan with proposed development over a period of years, the sufficiency of the terns and conditions intended to protect the interests of the public and of the residents of the planned residential development in the integrity of the development plan.

Drawn at a scale of one inch equals 100 feet as the tentative plan was drawn.

The final plan site map shall be drawn on tracing cloth or be a transparent reproduction with black line on cloth or stable plastic base film. If the final plan site map is drawn in two or more sections, they must be numbered consecutively and accompanied by a key map showing the location of the several sections.

For all street rights-of-way and property lines within the PRD the following must be shown: Accurate dimensions, bearings or deflection angles of all straight lines; error of closure may not exceed one foot in 10,000 for slopes of less than 10% or over two feet in 10,000 for slopes of 10% and over and radii, arcs and central angles of all curves.

For other rights of ways and easements, the location, bearings and purpose.

Survey data shall include: Primary control points or descriptions and ties to such control points to which all dimensions, angles, bearings and similar data on the map are referred.

Number to identify each lot and/or site.

Number of dwelling units and density type.

Purpose for which sites other than residential lots are dedicated or reserved.

Building locations and building setback lines on all lots and other sites.

Names of record owners of adjoining unplatted land.

Reference to recorded land development plans of adjoining developed land by record name, date and number.

Notarized certification of title showing that the applicant is the owner of the land, that the land development shown is his act and deed, and that it will be recorded as shown.

Certification by registered surveyor or registered professional engineer certifying to accuracy of survey and plan.

The location of all proposed monuments and street signs and the location and methods of street lighting facilities.

A location map corrected and updated from the tentative plan.

Source of title.

Provisions for approved signatures by Township officials.

Provisions for review signatures by Township and County Planning Commissions.

Detailed drawings and specifications for improvements shall be submitted.

Two copies of center line profile and cross-section maps or diagrams of streets showing proposed grades, curbs, sanitary and stormwater sewers, water lines and any other underground utilities at minimum scale of 40 feet horizontal and 40 feet vertical.

Two copies of deed restrictions and/or protective covenants for the development.

[Reserved]

From a registered professional engineer retained by the Township, certification that the developer has installed all improvements to the specifications of these requirements and has complied with any conditions attached to the approval of the tentative plan by the Township; or that the developer has posted a surety performance bond or other acceptable security in an amount sufficient to assure completion of all required improvements.

From State agencies, certification that the method of sewage disposal and water supply have been approved by the Pennsylvania Department of Environmental Resources and certification of the sediment and erosion control plan bearing approval of the Pennsylvania Department of Environmental Resources.

Other certificates as may be required such as from the Pennsylvania Public Utility Commission.

An agreement that the developer will install underground utilities before paving streets and constructing sidewalks.

Multi-family dwelling projects shall be considered major subdivisions and land developments subject to the Township Subdivision and Land Development Regulations [Chapter 22], This “major subdivision” classification shall apply to all subdivision of property in connection with the development, regardless of whether or not the same are connected with building development, and the approvals required shall be requested and acted upon concurrently as one subdivision. Application for preliminary approval of multi-family dwelling projects, accordingly, will be made to the Township Planning Commission in the manner provided in the subdivision regulations. The developer shall also submit all information required by said regulations in addition to the following additional information:

The application package shall be processed on a schedule concurrent with requirements for review and approval of other preliminary plans pursuant to the Township subdivision regulations [Chapter 22] including providing the County Planning Commission with a thirty-day opportunity to review copies of the entire package. The Township Planning Commission shall report its findings together with a recommendation indicating whether the conditional use criteria contained in § 27-508 will be satisfied.

The Board of Supervisors shall act on the preliminary plan, conditional use, and planning module for land development concurrently, making the preliminary plan approval, if one shall be given, subject to approval of the planning module by the Pennsylvania Department of Environmental Protection (DEP).

No building permit shall be issued to the applicant until all conditions attached to the approval of any preliminary plan, including DEP approval of the planning module, shall have been satisfied and nothing herein shall be construed as permitting the issuance of a building permit prior to preliminary plan approval. If the preliminary plan shall be rejected no conditional use, building or zoning permit shall be granted.

Following preliminary plan approval, the developer shall provide for the installation of all required or proposed improvements including, but not limited to, streets, parking areas, storm drainage facilities, recreational facilities and lighting. Building improvements shall also be completed or guaranteed prior to the applicant’s request for final approval. No certificate of occupancy shall, however, be issued until such time as (a) final plan approval shall have been granted pursuant to the subdivision regulations [Chapter 22], and (b) buildings have been completed and inspected by the Zoning Officer and a valid certificate of approval from the Pennsylvania Department of Labor and Industry, where required, is provided by the applicant.

Person shall sell, transfer, lease or agree or enter into an agreement to sell or lease any land and/or buildings or interests in the individual dwelling units to be created, or erect any building thereon except in accord with the provisions of this Chapter, and unless and until final plan approval and a certificate of occupancy shall have been granted and the plan has been recorded in the Office of the County Recorder of Deeds.

Land contained within public rights-of-way.

Land contained within the rights-of-way of existing or proposed private streets. Where formal rights-of-way are not involved, the width of the street shall be assumed as 50 feet.

Land contained within the boundaries of easements previously granted to public utility corporations providing electric or telephone service, and any petroleum products pipeline rights-of-way.

The area of water bodies including lakes, ponds and streams (measured to the normal high water mark on each side); floodplains, wetlands; quarries; areas with slope in excess of 24% or greater, and areas used for improvements (e.g., roads, recreational facilities, stormwater facilities, etc.); and dividing the remainder by 6,700 square feet per dwelling unit.

Recreation areas shall be immediately adjacent to the proposed units and freely and safely accessible to all residents of the development and shall not be used to fulfill open space requirements for residents of other future units or provide recreational areas for residents of other future units.

Land designated as open space shall be maintained as open space and may not be separately sold, used to meet open space or recreation area requirements for other developments, subdivided or developed excepting that a holding zone may be reserved for future development pursuant to density and other zoning requirements as they presently exist, provided such lands are specifically defined and indicated as “reserved for future development” on all plats, Such lands shall not be included in calculating permitted density for the proposed development. These provisions, however, shall not be construed as granting or reserving to the developer any rights or privileges to develop on the basis of a “pre-approved plan” if density or other zoning requirements shall have been modified to prelude such development.

Open space areas shall be maintained so that their use and enjoyment are not diminished or destroyed, Such areas may be owned, and maintained by either one or both of the following mechanisms:

At least 50% of the designated recreation area shall be usable for active recreational activities and shall not include swamps, quarries, slopes over 25% in grade, or acreage used for improvements. Storm drainage facilities are considered improvements.

Developments of 50 units or more shall also include parks and playgrounds according to the following formula: 1/2 acre per 50 units.

There shall be no more than 10 dwelling units in each multi-family building, except that the Board of Supervisors may grant a conditional use for a greater number of units for purposes of accommodating the needs of the elderly or handicapped or to create more open space.

No structure shall be constructed within 50 feet of any access road to or through the development or within 10 feet of the edge of any parking area.

Access roads through the development shall comply with the street requirements of the Township subdivision regulations [Chapter 22] for minor roads.

No multi-family development shall be served by more than one access from any public highway, unless topographic or other physical circumstances dictate the use of more than one access for safety reasons.

Parking shall be provided in accord with the requirements of § 27-402 hereof. Industry studies may, in the discretion of the Board of Supervisors, be used to adjust the amount of parking required to fit the particular needs of a project. Multi-family units designed for time-shared use (where multiple occupancies of the same units are involved, including two key units) shall be considered single dwelling units for purposes of these regulations, provided that no such units shall be provided with less than 1 1/2 parking spaces.

All multi-family structures shall be separated by a distance at least equal to the height of the highest adjoining structure; a minimum of 40 feet.

All multi-family structures, improvements and any effluent disposal areas shall be a minimum of 50 feet from any exterior property lines and any public road right-of-way.

Landscaping shall be provided in accord with the requirements hereof.

Multi-family developments shall be subject to the stormwater management requirements of the Township subdivision regulations [Chapter 22].

Sidewalks shall be provided from all buildings and/or units to their respective parking area and shall be of a design approved by the Township and shall be a minimum of three feet in width improved to a mud-free condition.

Exterior storage areas for trash and rubbish shall be screened from public view on three sides and shall be contained in covered, vermin-proof containers. Interior storage areas for trash and rubbish shall at all times be kept in an orderly and sanitary fashion.

The minimum lot area per dwelling unit shall be reduced to 10,000 square feet per bedroom or efficiency apartment, provided no more than four dwelling units are established per acre of land.

The Township Planning Commission shall be authorized, with the subsequent approval of the Board of Supervisors, to waive any procedural standards contained in this Section insofar as their applicability to existing structures or the redevelopment of existing uses and shall instead rely upon the nonconforming use and conditional use standards contained herein.

Nonresidential uses may be mixed with residential to the extent other provisions of this Chapter so permit. Minimum development standards applicable to such activities shall be based on Subsection 1G(1) above and equivalent dwelling units determined from anticipated sewage flows.

Fowls – a total of 12. No roosters, no guinea hens and no peacocks.

Small fur-bearing animals – a total of four in any combination.

Confinement Standards.

One to five acres – 20 hives.

Greater than five acres – 40 hives.

No animal husbandry or commercial sales of bees or bee by-products is allowed, whether wholesale, retail or otherwise.

Cows or steers – one per each two additional acres.

Swine – one per each two additional acres.

Goats or sheep – two per each one additional acre.

Fowl, rabbits, or other small fur-bearing animals – 25 per each one additional acre.

Traffic. Whether or not the business will generate traffic that is excessive and/or detrimental to the neighborhood. A business will be allowed to generate a maximum of 24 vehicle trips per average weekday, Saturday and Sunday. However, based on the characteristics of a specific neighborhood, these amounts may be lowered or raised. The factors to be used for such a determination shall include, but are not limited to, pertinent characteristics of the neighborhood such as width of properties, width of the streets, hills, curves, the number of children present and existing traffic levels on the adjacent street.

Parking. Whether or not parking problems could result from the business use. Factors which shall be used to evaluate this criteria include, but are not limited to, the following:

Nuisance. Whether or not the business activity would cause a nuisance to surrounding property owners. Existing property maintenance codes, fire codes, building codes, environmental and safety codes and other related local lawn shall be the primary basis for evaluating the potential for creating such a nuisance.

A free-standing building containing no more than one commercial establishment shall not exceed 15,000 square feet of gross floor area.

A building that contains two or more commercial establishments shall not exceed 25,000 square feet of gross floor area. Such building shall have a roof line common to the commercial establishments.

The maximum amount of gross floor area for all buildings approved for a PUD shall not exceed 100,000 square feet.

The building coverage ratio shall not exceed 40%. The Planning Commission, however, may recommend and the Township Board of Supervisors may approve a building coverage ratio of up to 50% in the case of lots of less than 200,000 square feet in area. In determining whether or not to allow this increase the Planning Commission and Township Board of Supervisors shall each find, based upon the facts presented by the applicant, that the following criteria have been met:

A proposed commercial use shall not be of a size that would attract substantial numbers of users who would otherwise not utilize adjacent streets to reach the development. So as to determine compliance with this standard, the Planning Commission, in reviewing the size of a proposed commercial use, may require a market study to demonstrate the area which a proposed commercial use is designed to serve.

Buildings and structures shall have a unified, attractive, architectural theme reflective of the character of nearby buildings in the Township. Buildings shall be designed to avoid massive walls or facades, flat roofs and box like building appearance which would be out of character and scale with existing nearby buildings which are located within the Township. Buildings with residential or varied roof lines shall be encouraged.

Buildings shall be located so they do not detract from or predominate the existing view along Township roadways. When a PUD area abuts land zoned for residential use, building setbacks should be such that the privacy and quiet of nearby residents is not adversely affected.

Number, type and size of buildings in relation to the lot size.

Proximity to adjacent existing and future land uses.

Preservation of existing vegetation or other natural features on site.

Topography of the site.

Ability to provide electricity, water, sanitary sewer, storm sewer and other utilities.

Overall design of the development relatives to its capability with nearby existing or proposed land uses.

Ability to provide for drainage and utility easements as well as access for emergency purposes.

A landscaping plan shall be submitted along with the PUD site plan as required herein for other conditional uses. The landscape plan shall illustrate the type, size, location and number of plantings proposed along with any existing on-site vegetation that is to be retained. Existing mature trees shall not be removed except as may be necessary to accommodate those improvements that are of the Township approved site plan. Significant existing vegetation that is proposed to be removed shall be illustrated on the site plan and no removal shall take place in advance of such approval.

A minimum twenty-five-foot wide landscaped strip shall be provided along that portion of the property that abuts a public street or parcel zoned for residential use and at the discretion of the Planing Commission and Board of Supervisors, this buffer may be required to be increased to achieve the intended purposes. Earthen berms may also be required to improve the screening capabilities of the landscaped area.

Landscaping shall be provided adjacent to all buildings in order to reduce the visual impact of larger buildings, provide shade, and improve building appearances.

Applications for day care facilities, where permitted, shall include copies of any required Federal and/or State licenses or permits or certificates indicating such licenses or permits have been granted.

Failure to maintain such licenses and permits shall render Township authorization to use the property for these purposes null and void.

All child day care facilities shall present to the Township a copy of their required State license upon request of the Zoning officer as well as demonstrate compliance with any other applicable State or local building and fire safety codes.

The owner of a day care facility will allow appropriate representatives of the municipality to enter the property to inspect such use for compliance with the requirements of this Chapter.

No portion of a day care facility shall be located within a 300-foot distance from any potentially hazardous land use or activity which could pose a threat to the safety of the children or adults, staff, or other occupants of the facility.

Hours of outside play shall be limited to the hours of 8:00 a.m. until sunset, as defined by the National Weather Service.

An outdoor play area, as required by DPW regulations, shall be provided for child day care facilities and shall not be located in the front yard.

Adequate off-street parking and drop-off areas shall be provided.

Fencing shall be provided to restrict children and adults from hazardous areas, such as open drainage ditches, well, holes, and arterial and major collector roads. Natural or physical barriers may be used in place of fencing so long as such barriers functionally restrict children and adults from these areas.

The expansion of a home day care facility within a residential district to a commercial facility on that same property shall not be permitted.

Child and adult day care facilities shall not provide medical or personal care services which extend beyond assistance with dressing, bathing, diet, and medication prescribed for self administration unless licensed to provide such services.

When applying for a conditional use, the applicant shall submit a plan showing any existing or proposed outdoor play areas, outdoor play equipment, fencing, access drives, adjacent streets, adjacent hazardous land uses, on-site hazardous areas (as previously defined), merchandise delivery areas, parking spaces, and the child or adult drop-off circulation pattern.

Day care facilities shall give written notice to local police and fire departments as to the scope of their operation, including number of customers, location of sleeping areas and hours of operation.

If care is provided to more than three children at any one time, the facility must have an approved and currently valid DPW registration certificate. Proof of DPW registration renewal must be supplied to the Township every year.

Any external evidence of such use shall be limited to one non-illuminated sign subject to § 27-504 (sign regulations).

Day care homes shall only be permitted in single-family detached dwellings and shall not be permitted in accessory buildings.

The person primarily responsible for the day care home shall be a full-time resident of that dwelling.

No more than one person not in residence in the dwelling shall be employed in a day care home.

A fence with a minimum height of four feet shall physically contain the children or adults within the outdoor play area. Natural or physical barriers may be used in place of fencing so long as such barriers functionally contain the children or adults.

Day care (home care) facilities operated within a residence are not subject to the requirements for professional and home occupations (§ 27-508) of this Chapter.

The facility must have an approved and currently valid DPW license. Proof of DPW annual license renewal must be supplied to the Township every year.

A fence with a minimum height of four feet shall physically contain the children or adults within the outdoor play area. Natural or physical barriers may be used in place of fencing so long as such barriers functionally contain the children or adults.

If the facility has access to streets of different classifications, access shall be provided using the street of lesser functional classification.

Play equipment shall be located at least 10 feet from an abutting property line.

The facility shall be served by public water and sewer.

All pedestrian pathway lighting shall conform to the regulations in Chapter 32, Outdoor Lighting Standards.

Day care centers may be permitted as an accessory use to places of worship, schools, recreation centers, work places, and similar uses by conditional use. Accessory day care centers must comply with all other requirements for day care centers. In addition, evidence must be submitted to document that adequate indoor space, outdoor play space, and safe vehicular access are provided.

Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a color so as to reduce visual obtrusiveness.

At a tower or antenna site, the design of the buildings and related structures shall, to the maximum extent possible, use materials, colors, textures, screening and landscaping that will blend them into the natural setting and surrounding buildings. To the maximum extent possible all towers and antennas shall be a stealth design.

If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be, to the maximum extent possible, of stealth design.

Antennas attached to existing structures must comply with § 27-501, Subsection 2E, “Exceptions to Height Regulations.”

Towers shall be of a design to collapse within the property lines of the property on which the tower is located.

The development maintains the privacy of adjacent residential lots or residentially zoned properties through techniques such as decreased height, additional landscape and screening measures, building massing and design to mitigate adverse impacts of noise and lighting, and increased setbacks above those required from adjacent residential lots.

Building design elements incorporate pedestrian-scale features, such as awnings and storefront windows along appropriate corridors (local roads and collector roads).

The design of the site’s circulation system provides adequate and safe access for both motor vehicles and alternate modes of transportation, including pedestrians and bicyclists. The design must minimize potentially dangerous traffic movements and points of conflict between vehicles and pedestrians or bicyclists.

Any increase in building height, above 35 feet, shall be permitted only if plans have been reviewed and approved by the Fire Chief and the emergency services providers to ensure all roads, driveways and access aisles will be of sufficient width and design to accommodate ready access by emergency services vehicles, apparatus and personnel.

Any building or structure exceeding 35 feet in height shall be fully sprinklered in accordance with NFPA standards and provided with a Class III standpipe system on all floors and each wing. State building code requirements shall also apply.

Any building or structure exceeding 35 feet in height shall have an addressable fire alarm system.

Any building or structure exceeding 35 feet in height shall have appropriate signage and emergency lighting in all stair towers.

All fire hydrants shall be equipped with Storz fittings approved by the local fire department.

Knox box (key repository for use of emergency personnel) shall be installed at each entrance to any building or structure greater than 35 feet in height.

Provide evidence of compliance with the standards and criteria for dimensional standards and aesthetics (§ 27-511(22)B, § 27-511(22)C) which shall also include the submission to the Township of an artist's rendering(s) and must also include elevations. When the use is located adjacent to residential districts or sensitive receptors, the artist's rendering(s) must also depict evidence of compliance with the screening, fencing, and landscape buffer regulations in § 27-511(22)D, § 27-511(22)E.

The applicant shall thoroughly demonstrate how the data center's utility needs will be met, including water usage, emergency management, and electrical connectivity (§ 27-511(22)F).

A noise study and a vibration study, prepared and certified by a qualified professional noise engineer, shall be submitted to the Township Supervisors, Township Planning Commission, and Township Engineer for review. The study must demonstrate compliance with the criteria specified in § 27-511(22)G and K.

The applicant shall thoroughly demonstrate capacity to comply with all decommissioning criteria compliance, per § 27-511(22)L.

For all the standards and criteria for these use(s), please refer to § 27-511(22) in its entirety.

The maximum building height for a data center and disaster recovery facility shall be 60 feet, inclusive of roof-mounted equipment such as cooling and ventilation systems, HVAC units, and cooling towers.

The maximum height of a data center accessory use shall be no greater than the height of the principal building.

Data centers, disaster recovery facilities, and data center accessory uses shall be set back 200 feet from the boundary of R-C Residential Conservation District, R-1 Low Density Residential District, or R-2 Moderate Density Residential District, an existing residential use, or the lot line of any property developed with a sensitive receptor.

If data centers, disaster recovery facilities, and data center accessory uses are located on a parcel that is in the ED Economic Development District, or M-1 Industrial District and adjacent to another ED Economic Development District, M-1 Industrial District, or R-E Resort District zoned parcel(s), the setbacks shall be as listed in § 27-309, Schedule of District Regulations. However, if the data center, disaster recovery facilities, and data center accessory use are adjacent to a residentially zoned parcel (R-C Residential Conservation District, R-1 Low Density Residential District, or R-2 Moderate Density Residential District), or a parcel in the ED Economic Development District, RE Resort District, or the M-1 Industrial District which contain a sensitive receptor, then the setbacks shall be as described in § 27-511(22)B(3).

Main Entrance Features.

Building Facades and Fenestration.

To provide visual screening and reduce noise levels, ground-mounted and roof-mounted equipment used for cooling, ventilating, or otherwise operating the use including power generation or other power supply equipment, that is located within 300 feet of a public roadway, R-1 Low Density Residential District, R-2 Moderate Density Residential District, or R-C Residential Conservation District, or the lot line of a property developed with a sensitive receptor(s) must be fully enclosed, except where not mechanically feasible based on the manufacturer's specifications. If it is not mechanically feasible to fully enclose the equipment, it must be fully screened from view using one or more of the following means:

Fencing of the property is permitted, provided that fencing along public and private roadways is not chain-link, with or without slatted inserts, and does not include barbed wire or other similarly visibly intrusive deterrence device. An applicant shall not be required to comply with this requirement if fencing is fully screened from view by one or more of the means identified in § 27-511(22)D(1).

The landscape buffer shall be at least 100 feet in width and may be part of the minimum setback distance.

Landscape buffer plantings shall consist of native species planted as follows:

Utilities, equipment, and stormwater management facilities shall not be located in the landscape buffer. If a utility must cross the landscape buffer, it shall be the minimum traversal distance and then only if every precaution is taken to make up for the lost visual screen by utilizing a screen wall of earthen colors.

In the event that existing vegetation is adequate to meet the intent of the required landscape buffer yard to screen the data center, disaster recovery facility, and/or data center accessory use from adjoining residential zoning districts, existing residential uses, sensitive receptors, and public roadways, the Board of Supervisors, upon recommendation by the Township Engineer and Planning Commission, may determine that existing topography and/or vegetation constitutes all or part of the required landscape buffer yard.

Required Details on Plat Submission. For existing vegetation that is adequate to meet the intent of the required landscape buffer yard, per § 27-511(22)E(4), those vegetation(s) shall be clearly specified and shown on all the submitted plats. If the final plat is approved, the Township Engineer and the applicant shall meet on site prior to the commencement of construction and/or clearing to identify exactly which existing trees meet the criteria, to be credited toward the requirements in § 27-511(22)E.

Power.

Emergency Management.

Water and Sewer.

The applicant shall demonstrate through a sound study(s) conducted by a qualified professional acoustical expert that the sound generated by a data center, disaster recovery facility, and/or data center accessory use during normal operations shall not exceed the standards established in this subsection at the perimeter property boundaries of receiving land uses. The study(s) must be submitted to the Township Supervisors, Township Planning Commission, and Township Engineer for review. Such sound study shall be conducted using a sound level meter equipped with a modern octave band filter according to standards prescribed by the American National Standards Institute (ANSI S1.4-2104) or the International Organization for Standardization (ISO 1996):

Sound Levels and Maximum Sound Pressure Levels. Maximum sound pressure levels shall not exceed those provided in the following table. In addition to the table below, and the sound standards in this subsection, the use(s) shall comply with all applicable standards outlined in Chapter 10, Part 2, Noise and Nuisances. Where any provision of this section conflicts with Chapter 10, Part 2, Noise and Nuisances, the provision imposing the more restrictive standard or higher level of protection shall prevail.

No data center, disaster recovery facility, and/or data center accessory use, and any associated structures, including electrical substations, backup generators and fuel storage, may be located between the 100-year and 500-year flood elevations as shown in the most recent Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency for the Township.

No data center, disaster recovery facility, or data center accessory use shall be located within the conical, horizontal, transitional, primary or approach surface zones for an airport.

No data center, disaster recovery facility, or data center accessory use shall be located within 800 feet of a railroad, railroad station, railroad yard, and freight station.

Generator Testing Adjacent to Residential Zoning Districts or Sensitive Receptor(s). For any data center, disaster recovery facility, and/or data center accessory use located on a parcel adjacent to property with existing residential development, a sensitive receptor, or a residential zoning district, the following standard applies to generator testing:

Outdoor Lighting and Glare: This use(s) shall comply with the lighting regulations in Chapter 32, Outdoor Lighting Standards, and Chapter 22, § 22-1020.

No direct or reflected glare, or measurable heat, from any source shall be perceptible at or beyond the property line of the zoning district in which the use is located, nor at or beyond the property line of any adjacent residential zoned property, or property which contains a sensitive receptor.

The emission of any smoke, odorous gases, other odorous matter, or steam in quantities perceptible at or beyond the boundary with an adjacent residential zoned property, or property which contains a sensitive receptor shall be prohibited.

Every data center, disaster recovery facility, and/or data center accessory use shall be operated so that ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point along any boundary of the zoning district in which the use is located or at the boundary with an adjacent residential property, or a property with a sensitive receptor.

The applicant shall provide a vibration study prepared by a qualified professional that demonstrates that no vibration from the data center, disaster recovery facility, data center accessory use(s), or associated equipment will be perceptible to the human sense of feeling beyond the property line.

Activities which emit dangerous or harmful radioactivity are prohibited.

For a data center, disaster recovery facility, or data center accessory use, it is the facility owner's responsibility that at the end of the project life or active use of the facility as a data center, disaster recovery facility, or data center accessory use the site must be restored to a condition that existed prior to the project or the facility altered in a manner that will allow for a beneficial reuse of the property. This would involve the removal of all equipment, structures, containment ponds, etc., that are no longer in use or cannot be reasonably reused.

A decommissioning agreement will be required to be executed between the Township and the facility owner to ensure the requirements within this section are met within 12 months of the date at which the facility ceases to operate as a data center, data center accessory use, or a disaster recovery facility.

A parking demand study shall be prepared by a qualified professional engineer.

The study must include methodology, assumptions, and data sources. The ITE Parking Generation Manual may be used as a standard reference for estimating parking demand. Comparison with similar land uses or regional data may also be utilized in the study.

Where a parking demand study prepared by a qualified professional demonstrates that the required number of parking spaces (per Schedule II) exceeds actual demand, the Board of Supervisors may approve a reduction in the number of spaces required.

The facility shall comply with the normal setback, lot coverage, and building height standards for the district.

Fence. The self-storage facility shall be surrounded by a fence of such height and design as to restrict access to the self-storage facility, and said fence shall not be less than eight feet in height and shall be located between the self-storage facility and any required buffer. Barbed and/or razor wire is prohibited.

The minimum driveway width between buildings shall be 24 feet.

Parking. The facility shall have one parking space per 200 ft² of office space. Required parking shall not be rented as, or used for, storage.

No storage shall be permitted in any required setback area.

No items or vehicles shall be stored in interior traffic aisles, off-street parking areas, loading areas, or driveway areas.

Individual units shall not be served by a water supply or a sewage disposal system.

Any other commercial, light manufacturing, or industrial use.

The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.

Human habitation.

The keeping or kenneling of animals.

The operation of power tools, spray-painting equipment, table saws, lathes, compressors, welding equipment, kilns, or similar equipment.

Any operation that is noxious or offensive because of odors, dust, noise, fumes, or vibrations.

The storage of flammable or hazardous chemicals, perishable food stuffs, living organisms, trash, garbage, refuse, animal carcasses or skins, explosives, or similar substances.

Regulate the placement, construction and modification of wireless communication facilities to protect the safety and welfare of the public;

Provide for the managed development of wireless communications facilities in a manner that enhances the benefits of wireless communication and accommodates the needs of both Township residents and wireless carriers in accordance with Federal and State laws and regulations;

Establish procedures for the design, siting, construction, installation, maintenance and removal of both tower-based and non-tower-based wireless communications facilities in the Township, including facilities both inside and outside the public rights-of-way;

Address new wireless technologies, including but not limited to distributed antenna systems, data collection units, and other wireless communications facilities;

Encourage the collocation of wireless communications facilities on existing structures rather than the construction of new tower-based structures;

Protect Township residents from potential adverse impacts of wireless communications facilities and preserve, to the extent permitted under law, the visual character of established communities and the natural beauty of the landscape;

Ensure that wireless communications facilities will be removed in the event that such structures are abandoned or become obsolete and are no longer necessary; and

Update the Township’s wireless facilities regulations to incorporate changes in Federal and State laws and regulations.

Any applicant proposing construction of a new tower-based WCF outside the public rights-of-way shall submit plans to the Township for review by the Township staff and Planning Commissions and for conditional use approval by the Township Board of Supervisors in accordance with the requirements of § 27-704 of this Chapter.

The applicant shall prove that it is licensed by the FCC to operate a tower-based WCF and that the proposed tower-based WCF complies with all applicable standards established by the FCC governing human exposure to electromagnetic radiation.

Permitted Subject to Regulations. Any tower-based WCF that is either not mounted on any existing structure or is more than 25 feet higher than the structure on which it is mounted is permitted in certain zoning districts as a conditional use, subject to the restrictions and conditions prescribed herein and subject to the prior written approval of the Township. The Township Board of Supervisors may grant conditional use in accordance with the requirements herein:

Sole Use on a Lot. A tower-based WCF is permitted as a sole use on a lot subject to the minimum lot area and yards complying with the requirements for the applicable zoning district.

Combined with Another Use. A tower-based WCF may be permitted on a property with an existing use, or on a vacant parcel in combination with another industrial, commercial, institutional or municipal use, subject to the following conditions:

Any tower-based WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.

Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township’s residents.

All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.

The Township reserves the authority to require the repainting of all tower-based facilities where the painting of such facilities is not regularly maintained.

All unused or abandoned tower-based WCFs and accessory facilities shall be removed within six months of the cessation of operations at the site unless a time extension is approved by the Township.

If the WCF and/or accessory facility is not removed within six months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and accessory facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF. Any cost to the Township for such removal which is not paid under the owner’s bond shall constitute a lien on the tax lot on which the tower-based WCF is situated and shall be collected in the same manner as a municipal tax on real property.

Any unused portions of tower-based WCFs, including antennas, shall be removed within six months of the time of cessation of operations. The Township must approve all replacements of portions of a tower-based WCF previously removed.

Tower-based WCF applicants proposing a modification to an existing tower-based WCF that does not substantially change the dimensions of the underlying structure shall be required only to obtain a building permit from Smithfield Township.

In order to be considered for such permit, the tower-based WCF applicant must submit a building permit application to the Township in accordance with applicable permit policies and procedures.

Any height extensions to an existing tower-based WCF shall require prior approval of the Township. The Township reserves the right to deny such requests based upon aesthetic and land use impact, or any other lawful considerations related to the character of the Township.

The tower-based WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.

Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the tower-based WCF applicant’s antennas and comparable antennas for future users.

All utilities that are extended to the site of the tower-based WCF shall be placed underground.

The tower-based WCF applicant shall ensure that the existing vegetation, trees and shrubs located within proximity to the tower-based WCF structure shall be preserved to the maximum extent possible.

The tower-based WCF applicant shall submit a soil report to the Township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA/TIA-222, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.

A security fence having a maximum height of eight feet, and a minimum height of six feet, shall completely surround any tower-based WCF, guy wires, or any building housing WCF equipment.

An evergreen screen shall be required to surround the site. The screen can be either a hedge (planted three feet on center maximum) or a row of evergreen trees (planted 10 feet on center maximum). The evergreen screen shall be a minimum height of six feet at planting and shall grow to a minimum of 15 feet at maturity.

In addition, existing vegetation on and around the site shall be preserved to the greatest extent possible.

Ground-mounted equipment associated to, or connected with, a tower-based WCF shall be underground or screened from public view using stealth technologies, as described above.

All utility buildings and accessory structures shall be architecturally designed to blend into the environment in which they are situated and shall meet the minimum setback requirements of the underlying zoning district.

An amount of $75,000 to assure the faithful performance of the terms and conditions of this Section.

An amount determined by the Township Board of Supervisors based on engineering estimates, to cover the cost of removing and disposing of the antenna, tower, and related facilities. The Township Board of Supervisors may consider, but shall not be required to rely upon, applicant’s written report, titled “Cost of Wireless Facilities Removal” certified by a registered professional engineer (P.E.) licensed by the Commonwealth of Pennsylvania.

Any applicant proposing a non-tower WCF to be mounted on a building or any other structure shall submit detailed construction and elevation drawings indicating how the non-tower WCF will be mounted on the structure, for review by the Township staff and Planning Commissions and for conditional use approval by the Township Board of Supervisors in accordance with the requirements of § 27-704 of this Chapter.

The applicant shall prove that it is licensed by the FCC to operate a non-tower WCF and that the proposed non-tower WCF complies with all applicable standards established by the FCC governing human exposure to electromagnetic radiation.

Permitted Subject to Regulations. Subject to the restrictions and conditions prescribed herein, non-tower WCFs are permitted in certain zoning districts as a conditional use upon review by the Township Zoning Officer and approval by the Township Board of Supervisors, in accordance with the requirements herein.

Height. Such non-tower WCF shall not exceed the maximum height permitted in the applicable zoning district.

Equipment building. If the non-tower WCF applicant proposes to locate the communications equipment in a separate building, the building shall comply with the minimum requirements for the applicable zoning district.

Fencing. A security fence with a maximum height of eight feet, and a minimum height of six feet, shall surround any separate communications equipment building. Vehicular access to the communications equipment building shall not interfere with the parking or vehicular circulations on the site for the principal use.

Written authorization from the wireless support structure owner of the proposed non-tower WCF site that such facility may be sited on the wireless support structure. Written authorization from the wireless support structure owner consenting to the making of the application to the Township for special permit use. Written acknowledgment from the wireless support structure owner of being bound by this Section, the conditions of any site plan approval authorized by the Township, and all other requirements of the Township Code.

A site plan that is drawn to scale and shows the following features: property boundaries; existing and proposed structures; existing and proposed use(s); existing and proposed antennas; existing or proposed electrical power source; and scaled elevation view.

A written report including: information describing the antenna height and design; a cross-section of the wireless support structure; engineering specifications detailing attachment of the antenna to the wireless support structure; information describing the proposed painting and lighting schemes; radio frequency coverage including scatter plot analysis and the input parameters for the scatter plot analysis; all wireless support structure information to be certified by a registered professional engineer (P.E.) licensed by the Commonwealth of Pennsylvania; and wireless telecommunications data to be certified by an appropriate wireless telecommunications professional.

A written report, titled “Cost of Non-Tower Wireless Facilities Removal” certified by a registered professional engineer (P.E.) licensed by the Commonwealth of Pennsylvania, detailing the total cost of removing and disposing of antenna and related facilities.

An inventory of its existing wireless communications facilities, including all tower-based, non-tower, and small WCF, that are either sited within the Township or within 1/4 mile of the border thereof. Such inventory shall include specific information about the location, height, design, and use of each wireless communications facility. The Township may share such information with other applicants applying for site plan approvals or special permit use under this Section or other organizations seeking to locate antennas within the Township; provided, however, that the Township is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.

Other information deemed to be necessary by the Township to assess compliance with this Section.

Non-tower WCF applicants proposing a modification to an existing non-tower WCF that does not substantially change the dimensions of the underlying structure shall be required only to obtain a building permit from the Township Zoning Officer.

In order to be considered for such permit, the non-tower WCF applicant must submit a building permit application to the Township in accordance with applicable permit policies and procedures.

An amount of $75,000 to assure the faithful performance of the terms and conditions of this Section.

An amount determined by the Township Board of Supervisors based on engineering estimates, to cover the cost of removing and disposing of the antenna and related facilities. The Township Board of Supervisors may consider, but shall not be required to rely upon, applicant’s written report, titled “Cost of Non-Tower Wireless Facilities Removal” certified by a registered professional engineer (P.E.) licensed by the Commonwealth of Pennsylvania.

Non-tower WCFs shall employ stealth technology and be treated to match the supporting structure in order to minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.

Non-tower WCFs, which are mounted to a building or similar structure, may not exceed a height of 15 feet above the roof or parapet, whichever is higher, unless the non-tower WCF applicant obtains a variance.

All non-tower WCF applicants must submit documentation to the Township justifying the total height of the non-tower structure. Such documentation shall be analyzed in the context of such justification on an individual basis.

Antennas, and their respective accompanying support structures, shall be no greater in diameter than any cross-sectional dimension than is reasonably necessary for their proper functioning.

The non-tower WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.

Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township’s residents.

All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.

The removal and replacement of non-tower WCFs and/or accessory equipment for the purpose of upgrading, replacing, modifying, or repairing the WCF is permitted, so long as such upgrade, replacement, modification, or repair does not increase the overall size of the WCF or the numbers of antennas.

Any material modification to a wireless telecommunication facility shall require a prior amendment to the original permit or authorization.

All abandoned or unused non-tower WCFs and accessory facilities shall be removed within three months of the cessation of operations at the site unless a time extension is approved by the Township.

If the non-tower WCF or accessory facility is not removed within three months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or related facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF. Any cost to the Township for such removal which is not paid under the owner’s bond shall constitute a lien on the tax lot on which the non-tower WCF is situated and shall be collected in the same manner as a municipal tax on real property.

Small WCF are permitted by administrative approval from the Township Zoning Officer in all Township zoning districts, subject to the requirements of this Section and generally applicable permitting as required by the Township Code.

Small WCF located within underground districts shall be collocated on existing or replacement wireless support structures. No new wireless support structure may be installed for the purpose of supporting a small WCF within underground districts.

Small WCF in the public ROW requiring the installation of a new wireless support structure shall not be located directly in front of any building entrance or exit.

All small WCF shall comply with the applicable requirements of the Americans with Disabilities Act and all Township Code requirements applicable to streets and sidewalks.

Any applicant proposing a small WCF shall submit an application for review by the Township staff.

The applicant shall prove that it is licensed by the FCC to operate a small WCF and that the proposed small WCF complies with all applicable standards established by the FCC governing human exposure to electromagnetic radiation.

Within 60 days of receipt of an application for collocation of a small WCF on a preexisting wireless support structure, the Township Zoning Officer shall make a final decision on whether to approve the application and shall notify the WCF applicant in writing of such decision.

Within 90 days of receipt of an application for a small WCF requiring the installation of a new wireless support structure, the Township Zoning Officer shall make a final decision on whether to approve the application and shall notify the WCF applicant in writing of such decision.

Within 10 calendar days of the date that an application for a small WCF is filed with the Township Zoning Officer, the Township shall notify the WCF applicant in writing of any information that may be required to complete such application.

Small WCF applicants proposing a modification to an existing small WCF that does not substantially change the dimensions of the underlying structure shall be required only to obtain a building permit from Smithfield Township.

In order to be considered for such permit, the small WCF applicant must submit a building permit application to the Township in accordance with applicable permit policies and procedures.

The construction, repair, maintenance or installation of any Township or other public improvement in the public right-of-way;

The operations of the Township or other governmental entity in the public right-of-way;

Vacation of a street or road or the release of a utility easement; or

An emergency as determined by the Township.

Worker’s compensation and employers liability policy, covering operations in Pennsylvania. Waiver of subrogation to be included with documentation provided to the Township Secretary.

Commercial general liability policy, with limits of no less than $1,000,000 each occurrence, per WCF location and $2,000,000 general aggregate, per WCF location, with limits for bodily injury and property damage, and shall include the following coverages and endorsements:

Comprehensive automobile policy, with limits of no less than $1,000,000. Bodily injury and property damage liability including coverage for owned, any auto nonowned, and hired private passenger and commercial vehicles. The Township of Smithfield and their assigns, officers, employees, representatives and agents should be named as an “additional insured” on the policy. The certificate of insurance should show this applies to the automobile liability coverage on the certificate, and additional insured endorsement shall be attached. To the extent permitted by Pennsylvania law, each person that owns, operates, or removes a tower-based, non-tower, or small wireless communications facility waives all rights of subrogation or similar rights against the Township of Smithfield, assigns, officers, employees, representatives and agents. Coverage must apply on a primary and noncontributory basis.

Umbrella liability, with limits of no less than $5,000,000 each occurrence per WCF location and $5,000,000 general aggregate per WCF location, including coverage for general liability, automobile, worker’s compensation. Coverage must be written on an Occurrence Policy Form and include provisions “G” and “H.”

Professional liability (if applicable), with limits no less than $1,000,000 per claim.

ASES shall be permitted as a use by right in all zoning districts.

The ASES layout, design, installation, and ongoing maintenance shall conform to applicable industry standards as updated, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM), Institute of Electrical and Electronics Engineers (IEEE), Solar Rating and Certification Corporation (SRCC), Electrical Testing Laboratory (ETL), National Electrical Code (NEC), or other similar certifying organizations, and shall comply with the PA Uniform Construction Code, and with all other applicable fire and life safety requirements.

Upon completion of installation, the ASES shall be maintained in good working order in accordance with standards of the codes under which the ASES was constructed. Failure of the property owner to maintain the ASES in good working order is grounds for appropriate enforcement actions by Smithfield Township in accordance with applicable ordinances.

All on-site utility, connection lines, and conduit and wiring shall be placed underground.

Glare.

Decommissioning.

Zoning/building permit applications shall document compliance with this section and other applicable sections of the Smithfield Township Code.

A roof-mounted or wall-mounted ASES may be located on a principal or accessory building.