Effectively regulate the establishment and maintenance of outdoor storage and other uses as defined herein.

Protect the public health, safety and welfare from potential dangers and/or any adverse effects which may result from the operation of the uses described herein.

Contain the standards and criteria for licensing and operating the uses described herein.

Permit solid waste disposal facilities as per Article XXI, subject to additional criteria intended to protect the public health, safety and welfare from any adverse effects of such facilities and operations.

Permit other intense uses which are not permitted elsewhere.

Provide standards and criteria for outside storage and intensive commercial and industrial development in appropriate areas of the Township in accordance with the Comprehensive Plan.

All presently existing uses as set forth in this article, whether located or not in the OS Outdoor Storage and Intensive Commercial/Industrial District, are declared nonconforming and subject to the provisions of this chapter only at the time of expansion onto adjacent properties, whether or not held in single ownership.

The intent and interpretation of this section is as follows:

Uses contained in § 500-1801, Permitted uses, of the Limited Industrial District of this chapter, developed according to LI District standards; except however, the use permitted in § 500-1801A(4), Warehousing, storage, distribution, and transportation depots and truck terminals, is not permitted in the OS zoning district.

The following uses when approved as a conditional use:

Minimum lot area: five acres.

Minimum lot width: 250 feet.

Maximum impervious surface: 50%.

Maximum building and structure height.

Setbacks.

Plans for new proposals or expansion of any existing OS Outdoor Storage and Intensive Commercial/Industrial District use shall be submitted to the Township Secretary per the final submission date prior to the Planning Commission's regularly scheduled meeting, and such plans shall include all of the information required in § 500-1706, Plan submission and review, and § 500-817, Performance standards, including an environmental assessment statement, per § 500-820 of this chapter.

The additional license required for an outdoor storage business shall be issued by the Township Supervisors after written application has been made to the Planning Commission by the person, partners, association or others desiring to be licensed.

No incomplete applications will be accepted by the Township Planning Commission.

Fee, approval, issuance. Upon approval of the Township Supervisors, the Supervisors shall issue a license upon receipt of a license fee in the amount set by resolution of the Board of Supervisors for each and every license issued.

License limitation. No person licensed under this article shall, by virtue of one license, keep more than one place of business within the Township or maintain more than one of the uses contained in § 500-1902, Permitted uses. A separate license is required for each place of business or use maintained or operated as set forth herein.

Recordkeeping. Every person licensed under this article shall provide and keep a book which shall be written in the English language, at the time of purchase or receipt of any motor vehicle, a description of the vehicle, the date and hour of purchase or receipt, and the person from whom such article or material was purchased or received. The description of the motor vehicle shall include the trade name; the motor body manufacturer's numbers and any other serial numbers; the style of the body; model; color; and license number.

Nontransferability. No license issued by the Township shall be transferable by the licensee to any other person unless such a transfer is authorized by written consent of the Township Supervisors. Any person desiring to transfer his license shall notify the Township Supervisors in writing, and notification shall be accompanied by an application for a license, as described in § 500-1904, Application procedure, by the transferee.

Delay in disposal. Every person licensed under this chapter shall keep and retain upon the licensed premises, for a period of 48 hours after receipt, all motor vehicles received by him and shall not alter the original form, shape or condition until the forty-eight-hour period has elapsed.

Premises shall be maintained so as not to constitute a nuisance or menace to the health of the community or of residents nearby.

No organic wastes or water shall be discharged, treated or stored, except as shall be approved by the Upper Hanover Authority and the Montgomery County Health Department.

There shall be erected a front yard fence or wall not less than six feet in height, and it shall be located within the setback area at a point not closer than the ultimate right-of-way line and maintained in a constant state of good repair. The same fence shall be continued around the sides and rear of the portion of property being actively used so that all parts of the outdoor storage operation are enclosed by the fence.

An adequate internal circulation pattern of streets of at least 20 feet wide shall be maintained in order to allow fire and emergency equipment to maneuver within and to prevent the spread of fires. The internal roads shall be constructed of an all-weather paved material that will permit passage during all types of weather conditions.

The outdoor storage of any materials or wastes which are visible from any adjoining or opposite residential uses, residential districts, or public roads shall be permanently screened by a buffer area. The primary component of the buffer area shall be placement of evergreen trees and deciduous trees.

Also required as a secondary component of the buffer is one or a combination of the following: grass, ground cover and/or similar vegetation; earth mounding (the use of which is encouraged), provided that slopes shall be a maximum of three to one; fencing; and coniferous shrubbery. Any combination of evergreen trees, deciduous trees, mounding, fencing, coniferous shrubs, or other natural vegetation or man-made material is allowable, provided that they are properly related to one another so as to produce an effective buffer area designed to visually screen the materials or wastes and it is achieved within a reasonable time.

Permitted uses contained in § 500-1801, Permitted uses, shall be allowed only where direct access can be obtained from a major arterial or collector road, as defined in the Comprehensive Land Use Plan of Upper Hanover Township, and not any local residential streets. In the event that a secondary access driveway is needed and to be taken from a local residential street, it shall be used for emergency purposes only and not for normal business operations.

No more than two uncrushed vehicles can be stacked on top of one another. All other material and vehicles shall be stored in a manner to prevent any materials or wastes to be washed, blown or otherwise transferred off the site by normal causes or forces and to a height which does not exceed 10 feet.

Preexisting nonconforming uses contained in § 500-1901 shall comply with the standards as set forth in § 500-817, Performance standards, of this chapter.