The special exceptions listed in this chapter and their accessory buildings and uses may be permitted by the Zoning Hearing Board in the districts indicated therein, in accordance with the procedures and requirements set forth in this article and Article XIV.

Upon receipt of an appeal for special exception by the Zoning Officer, a preliminary site plan by the developer shall be referred to the Planning Commission for investigation as to the manner in which the proposed location and character of the special exception will affect the community and how the required standards are applied. The Planning Commission shall report the results of its study to the Zoning Hearing Board within 30 days following receipt of the application. If no such report has been filed with the Zoning Hearing Board within this time period, the Zoning Hearing Board may assume the Planning Commission has acted favorably, but in any event the recommendation of the Planning Commission shall be advisory and not binding upon the Zoning Hearing Board.

The Zoning Hearing Board shall conduct a public hearing on the appeal under the procedure of Article XIII.

If the proposed special exception is located in a district wherein such use may be permitted and the requirements set forth herein for special exception will be met and the special exception is consistent with the spirit, purpose and intent of this chapter and will not substantially and permanently injure the appropriate use of neighboring property and will serve the public convenience and welfare, the Zoning Hearing Board may approve the special exception, subject to such appropriate conditions and safeguards as the Board may deem necessary or desirable.

The applicant may then apply to the Zoning Officer for building and occupancy permits in accordance with the procedures specified in this chapter.

An existing lawful use which is listed herein as a special exception is a conforming use in the district permitted as a special exception.

Any expansion of such special exception involving the enlargement of the buildings, structure and land area devoted to such use shall be subject to the procedure described in this section.

If the nature of the special exception involved more than one of those listed, the applicant may apply for a permit for the special exception which most closely related to the primary use, provided that the requirements of all related uses will be met.

A planned residential or community unit residential development may be permitted as a special exception in any residential district with the minimum requirements hereinafter set forth.

Recommendations of the Planning Commission. The proposed multiple-family dwelling plan, with the required statements and supplementary information, shall be studied by the Planning Commission, and a report recommending approval or disapproval and the reasons therefor shall be made to the Zoning Hearing Board for its considerations. Any report from the Planning Commission approving a proposed multiple-family dwelling plan shall contain findings relating to the following conditions:

Approval of the Board. If the Zoning Hearing Board approves the plan after the report and recommendations of the Planning Commission, building permits and certificates of occupancy may be issued even though the use of land, the location of the buildings to be erected in the area and the yards and open spaces contemplated by the plan do not conform in all respects to the district regulations of the district in which it is located, provided that the spirit and intent of this chapter are not violated.

Permitted uses. Buildings and premises shall be used only for multiple-family dwelling and accessory buildings and uses customarily incidental to the above uses.

Lot requirements.

Dwelling unit standards. Each dwelling unit shall not have less than 800 square feet of floor area per dwelling unit.

Yard requirements. All buildings and structures hereafter erected shall provide and maintain a front yard, side yard and rear yard of horizontal dimension of not less than the height of the building or 50 feet, whichever is the greater.

Density. The maximum density of the development shall not exceed 20 units per acre. The maximum coverage of all buildings shall not exceed 30% of the gross area of the site. At least 250 square feet per family unit shall be reserved and maintained as an outdoor recreation area by the owner or developer of the site.

Off-street parking and loading facilities shall be provided as required under Article IX.

Assurance requirements. Assurance shall be required from the developer that the project will be used for the specified purposes, and the Township Commissioners may require a trust indenture restricting the area to such uses.

A funeral home may be permitted as a special exception in R-2 and R-3 Residential Districts with the minimum requirements as hereinafter set forth.

Height shall be as permitted in each district.

Lot area. The minimum lot area shall be one acre.

Yard areas shall be as required in each district.

Percentage of lot coverage shall be as permitted in each district.

Site plan shall be as required under Article IV, § 155-14.

Off-street parking facilities shall be as required under Article IX.

A hospital or nursing home may be permitted as a special exception in the R-2 and R-3 Residential Districts with the minimum requirements as hereinafter set forth.

Height shall be as permitted in each district.

Lot area. The minimum lot area shall be two acres.

Yard areas shall be as required in each district.

Percentage of lot coverage shall be as permitted in each district.

Site plan shall be as required under Article IV, § 155-14.

Off-street parking facilities shall be as required under Article IX.

A mobile home park may be permitted as a special exception in the R-3 Residential District with the minimum requirements as hereinafter set forth. No mobile home may be permitted except in approved mobile home parks or for a watchman or employee in a light manufacturing district.

Lot area. The minimum area for every mobile home park hereafter developed shall be three acres.

Plot plan. Each application shall be accompanied by three copies of a plot plan drawn at a scale of one inch equals 20 feet, prepared by a licensed surveyor or engineer, showing limits and square footage of the proposed mobile home park and location and size of driveways, parking areas, drying areas, playgrounds, service buildings, other buildings, and mobile home lots, together with required setbacks from rights-of-way and property lines. All mobile home lots shall be numbered in sequence on the plot plan.

Minimum lot area for each trailer. The minimum unit area for each lot used or occupied by and under each trailer shall be as follows:

Minimum width of trailer lots. The minimum width of each mobile home lot shall be 30 feet.

Minimum distance between trailers. No mobile home shall be placed within 15 feet of another, provided that with respect to mobile homes parked end-to-end, the distance between mobile homes so parked shall be not less than 10 feet.

Setbacks. No mobile home shall be placed a lesser distance from the mobile home park boundary than the side yard width required in the zoning district which abuts each boundary line. In no case shall a mobile home be parked less than 10 feet from the mobile home park boundary.

Mobile home stands. The area of the mobile home stand shall be improved to provide adequate support for the placement and tie-down of the mobile home, thereby securing the superstructure against uplift, sliding, rotation and overturning.

Markers. Every mobile home lot shall be clearly defined on the ground by permanent markers. There shall be posted and maintained in a conspicuous place on each lot a number corresponding to the number of each lot as shown on the plot plan.

Streets and driveways. The minimum lane or driveway on which an individual mobile home lot fronts shall be 28 feet in width. In cases where driveways dead end, there shall be constructed at each dead end a cul-de-sac with a minimum turning radius of 38 feet. All streets and driveways will be paved in accordance with standards and specifications required for local streets in Chapter 133, Subdivision of Land. All construction material for such roads shall meet established Township requirements. Where an entrance to any mobile home park is from a state highway, approval of said entrance from the State Highway Department must be secured before said development is approved.

Water and sewer facilities. An adequate supply of water approved by the Health Department shall be furnished from a public water supply system or from a private water system conforming to all applicable laws, regulations, resolutions and ordinances, with supply faucets located on each trailer lot. In each trailer park, all waste water from a faucet, toilet, tub, shower, sink, drain, washing machine, garbage disposal unit or laundry shall empty into an approved sewer system installed in accordance with state and Township regulations.

Service buildings. Each trailer park shall provide service buildings to house the following facilities:

Storage tanks. Gasoline, liquefied petroleum, gas or oil storage tanks shall be so installed as to comply with all county, state and National Fire Prevention Code regulations.

Playgrounds. The purpose of this subsection is to provide for areas and facilities for recreational purposes appropriate to the needs of the occupants. At least 50 square feet of playground space shall be provided and maintained for each trailer lot. Each trailer park must provide not less than one playground, and no playground shall be less than 2,500 square feet in area. Such areas shall be used exclusively for playground purposes.

Additions to trailers. No permanent or semipermanent structures shall be affixed to any mobile home as an addition to such mobile home, nor shall any accessory structure be permitted on any trailer lot or in any mobile home park except those accessory structures required by these regulations and an office structure. The prohibition herein against any addition or accessory to a mobile home shall not apply to a canopy or awning designed for use with a mobile home. The mobile home or lot coverage of a mobile home shall not exceed 30% of the total mobile home lot area.

Parking. Parking shall be provided as follows:

General conditions. All procedures for development of a mobile home park shall be the same as required for a special use exception as specified in the zoning regulations.

Light manufacturing may be permitted as a special exception in a C Commercial District with the minimum requirements as hereinafter set forth.

In the C District, the light manufacturing use shall be one which creates a minimum amount of nuisance outside the plant; is conducted entirely within enclosed buildings; does not use the open area around such buildings for storage of raw materials or manufactured products unless screened from public view or for any other industrial purpose other than transporting goods between buildings; and which is not noxious or offensive by reason of the emission of smoke, dust, fumes, gas, odors, noises or vibrations beyond the confines of the building. Such uses include animal hospital; automobile repair, major; bottling work; building material yard or establishment; cabinetmaking establishments and carpenter shops; clothing factory; contractor's yard; dry-cleaning plant, machine shop; milk distribution station; optical goods factory; paper box factory; pencil factory; publication and engraving plant; research and development organization; storage firm; wholesale business; and any other compatible-type light industrial manufacturing, accessory uses or building customarily incidental to the above-permitted uses.

All the minimum requirements of the C Commercial District shall be met.

Cultivation of grain, hay, vegetables and other similar crops.

Nursery, greenhouse and landscape gardening yard for cultivation and sale of trees, shrubs and similar crops.

Horse stable, riding stable and grazing of livestock, provided that the area in which the animals are confined is located a minimum distance of 300 feet from the nearest residential structure.

Barns, storage sheds, grain storage buildings, fences and similar buildings and structures necessary and incidental to conducting the permitted agricultural activities.

Accessory uses customarily incidental to any of the above-permitted uses.

Storage yard for trucks, tractors, earthmoving equipment and similar types of equipment, provided that the equipment storage yard is set back a minimum distance of 25 feet from the nearest property line and the area is properly screened from adjacent properties.

Storage of materials and supplies customarily incidental to the operation of a contractor's business, provided that all materials are stored within an enclosed building or structure.

Office for a contractor.