Amusement park.

Camp for minors.

Child-care facility.

Church or other similar religious facility.

Community center.

Museum.

Park.

Playground.

School.

Other lands where minors congregate.

Amusement park.

Camp for minors.

Child-care facility.

Church or other similar religious facility.

Community center.

Museum.

Park.

Playground.

School.

Other lands where minors congregate.

Minimum lot area: two acres, provided that within the (A) Zone no church shall contain more than two acres of lot area.

Minimum lot width: 200 feet.

All houses of worship shall front on and gain access from an arterial or collector highway.

All front, rear and side yard setbacks shall be 50 feet as measured from a street right-of-way or property line.

All off-street parking areas shall be set back at least 25 feet from the street right-of-way line.

All residential uses shall be accessory, and located upon the same lot or directly adjacent to a lot containing a house of worship.

All residential uses shall be governed by the location, height and bulk standards imposed upon other residences within the site's zone.

All educational or day-care uses shall be accessory, and located upon the same lot as a house of worship.

If education or day-care is offered below the college level, an outdoor play area shall be provided at a rate of 65 square feet per individual enrolled. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a four-foot- to six-foot-high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall be of a nonharmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s).

“Enrollment” shall be defined as the largest number of individuals under day-care supervision at any one time during a seven-day period.

Passenger drop-off areas shall be provided and arranged so that passengers do not have to cross traffic lanes on or adjacent to the site.

All educational or day-care uses shall be governed by the location, height, and bulk standards imposed upon principal uses within the underlying zone.

All day-care facilities shall furnish the necessary registration certificate for the proposed use, issued by the Pennsylvania Department of Public Welfare.

Unless the applicant can demonstrate that the off-street parking associated with the house of worship is sufficient for the proposed use, one off-street parking space shall be provided for each six students below grade 10, and one off-street parking space shall be provided for each three students in grades 10 and above.

All burial plots or structures shall be located at least 20 feet from any property line or street line.

Assurances must be provided that water supplies of surrounding properties will not be contaminated by burial activity within the proposed cemetery.

No burial plots or facilities are permitted in floodplain or flood fringe areas.

Where located in the R-1 Residential Zone (R-1): The minimum amount of restricted open space shall be 30% of net lot area, but shall not total less than 40% of the gross tract area. The restricted open space, while calculated in minimum area on the basis of gross and net lot area, need not physically encompass all of the areas excluded from net lot area as defined herein.

Where located in the R-2 Residential Zone (R-2): The minimum amount of restricted open space shall be 20% of net lot area, but shall not total less than 30% of the gross tract area. The restricted open space, while calculated in minimum area on the basis of gross and net lot area, need not physically encompass all of the areas excluded from net lot area as defined herein.

Maximum permitted density.

Specified area and bulk standards:

Within a cluster development, single-family detached dwellings may employ a zero-lot-line design when the following conditions have been satisfied:

No townhouse building shall contain more than eight units. For each townhouse building containing more than four units, no more than 67% of such units shall have the same front yard setback; the minimum variation of setback shall be two feet. In addition, no more than two contiguous units shall have identical rooflines that generally parallel the ground along the same horizontal plane.

All multiple-family dwelling buildings, including townhouses and quadraplex buildings, shall be set back at least 30 feet from any perimeter boundary of the development site and shall be set back a minimum of 15 feet from any interior access drives or parking facilities contained on commonly held lands, except that all garages accessed directly from interior access drives or parking facilities shall be set back a minimum of 20 feet from the curb of the access drive or sidewalk as applicable.

In those instances where more than one building containing a dwelling or dwellings is located on the same lot, regardless of dwelling type, such as in the case of a condominium ownership arrangement, the following separation distances will be provided between each building:

If the property abuts an arterial road, the minimum front yard setback shall be 40 feet from the right-of-way line.

The minimum front yard setback for accessory residential garages shall be 20 feet.

Where dwellings abut common open space to the rear, the minimum required rear yard setback shall be reduced to 20 feet.

Maximum density shall be increased 0.5 du/ac with the utilization of a special collector street as defined in Chapter 285, Subdivision and Land Development, subject to approval by the Board of Supervisors as part of the conditional use process.

Where cluster development in the R-1 Residential Zone (R-1) includes other than single-family detached dwellings, the following limitations shall be placed on the relative proportion of any one dwelling unit type within an overall development plan:

Where a cluster development abuts existing single-family detached residential development, only single-family detached residences may directly abut the existing neighboring development unless open space at least 100 feet in width intervenes. Such open space shall contain a landscape buffer acceptable to the Township unless it comprises existing woodland which provides a sufficient buffer.

The lot shall have direct access to a collector or arterial road as classified in § 340-39.

Any new structure or additions shall be physically connected to the historic structure and shall satisfy all of the following:

Parking shall be provided in accordance with § 340-35 of this chapter. The number of required spaces shall be the aggregate number of spaces required for "hotels, motels, tourist homes" and for "restaurants," as applicable.

Off-street loading facilities shall be provided in accordance with § 340-36 of this chapter. The number of required loading spaces shall be as required for "hotel, motel and similar lodging facilities."

One sign shall be permitted which is no larger than 18 square feet and is located at least 10 feet from all lot lines. This sign shall be in lieu of and not in addition to any sign permitted for other types of historic conversions, including an historic restaurant conversion, which may be attached to or part of the historic inn conversion.

Such seating is situated and designed so as not to be adversely impacted by potential nearby agricultural activities, nor to adversely impact nearby residences.

Such seating is accessory to the principal interior seating accommodations.

During use, such seating is continuously supervised by an employee or owner of the restaurant.

Any lighting or music system serving such seating is designed and operated so as not to constitute a nuisance to adjoining properties.

The applicant shall furnish and implement a working plan for the continuous cleanup of litter and debris that may result from such outdoor seating.

Such seating is removed during seasons when not in use.

Any addition or additions permitted in the VO Zone shall be physically connected to the historic structure and shall satisfy all of the following:

Any extensions or modifications to the external appearance of the building (except fire escapes) shall complement its residential character.

All floors above or below grade shall have direct means of escape to ground level.

Three off-street parking spaces per unit shall be provided.

Communications towers are permitted outside the public rights-of-way in the following zoning districts by conditional use:

The WCF applicant must demonstrate that a significant gap in Wireless coverage or capacity exists in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage.

Any communications tower shall be set back from each property line a distance equal to its height, but in no circumstances less than 50 feet from any property line. The setback shall also be applicable to guide wire anchors for the communications tower.

No communications tower shall be located within 200 feet of the property line of any public or private school or park.

All communications towers shall be completely enclosed by an eight-foot-high fence and self-locking gate.

The WCF applicant shall furnish expert testimony regarding the construction methods or other measures used to prevent the toppling of any communications tower onto adjoining properties and/or roads, and the wind-borne scattering of ice onto adjoining properties and/or roads.

Communications towers shall be sited so as to separate them from adjacent farming activities and residential structures.

If the tract which is the subject of the application is located within the Agricultural Zone (A), the WCF applicant shall demonstrate that the proposed location on agricultural land is necessary for the efficient operation of the communication system, and that alternative locations outside of the Agricultural Zone (A) are not available.

The WCF applicant shall submit notice of approval for the proposed installation from the Federal Aviation Administration (FAA) and the Federal Communications Commission (FCC).

Communications antennas which are capable of transmitting signals shall not create electrical, electromagnetic, microwave or other interference off site.

The WCF applicant shall demonstrate that the communications tower is the minimum height required to function satisfactorily. The maximum total height of a communications tower shall not exceed 150 feet, measured from average natural grade of the approved facility area to the top point of the communications tower or communications antenna, whichever is greater.

The WCF applicant shall submit a plan for the removal of the communications tower when it becomes functionally obsolete or is no longer in use. The WCF applicant shall be responsible for the removal of the WCF within three months from the date the WCF applicant ceases use of the WCF or the WCF becomes obsolete. Prior to receipt of a zoning permit, the WCF applicant shall provide to the Township a performance bond in the amount of $75,000 for the removal of the communications tower. Said performance bond shall remain in place until the communications tower is removed.

In order to reduce the number of wireless support structures needed in the Township in the future, any proposed support structure shall be designed to accommodate other users including, but not limited to, commercial WCF, police, fire and emergency services.

The WCF applicant shall obtain a building permit in accordance with Chapter 120, Uniform Construction Codes, of the Code of the Township of Warwick, prior to commencement of construction of any communications tower.

The installation of communications towers on existing structures will be permitted in the designated districts of the installation and will not exceed 10 feet above the height of the existing structure.

Attachments to existing structures shall be designed by a certified engineer and must meet the approval of the Township.

The following landscaping shall be required to screen as much of the wireless support structure as possible, the fence surrounding the communications tower, and any other ground-level features (such as a building):

Within 30 calendar days of the date that an application for a communications tower is filed with the Township, the Township shall notify the WCF applicant in writing of any information that may be required to complete such application. All applications for communications towers shall be acted upon within 150 days of the receipt of an application for the approval of such communications tower and the Township shall advise the WCF applicant in writing of its decision. If additional information was requested by the Township to complete an application, the time required by the WCF applicant to provide the information shall not be counted toward the 150-day review period.

Each person that owns or operates a communications tower greater than 40 feet in height shall provide the Township with a certificate of insurance naming the Township as an additional insured evidencing general liability coverage in the minimum amount of $5,000,000 per occurrence and property damage coverage in the minimum amount of $5,000,000 per occurrence covering the communications tower.

Each person that owns or operates a communications tower shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the communications tower. Each person that owns or operates a communications tower shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a communications tower. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.

Upon submission of an application for a communications tower outside the public rights-of-way and the scheduling of the public hearing upon the application, the WCF applicant shall mail notice to all owners of every property within 1,000 feet of the proposed facility. The WCF applicant shall provide proof of the notification to the Township.

The Township reserves the right to waive any of the requirements of this § 340-63A.

Communications antennas are permitted in all zoning districts subject to the restrictions and conditions prescribed below and in § 340-63.1B and subject to applicable permitting by the Township.

No communications antenna shall be located within 200 feet of the property line of any public or private school or park unless permitted by the property owner.

Communications antennas shall be permitted to collocate upon nonconforming communications towers and other nonconforming structures. Collocation of WCF upon existing communications towers is encouraged even if the communications tower is nonconforming as to use within a zoning district.

Any communications antenna shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including but not limited to the most recent editions of the American National Standards Institute (ANSI) Code and the National Electrical Safety Code. All WCFs shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.

Communications antennas shall not interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties.

In the event that use of a communications antenna is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs, or portions of WCFs, shall be removed as follows:

Within 60 days of receipt of a complete application for a new communications antenna that meets the definition of Small wireless communications facility, the Township shall make a final decision on whether to approve the application and shall notify the WCF applicant in writing of such decision. If the proposed communications antenna does not meet the definition of Small Wireless Facility, the Township 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 the application.

Each person that owns or operates a communications antenna shall provide the Township with a certificate of insurance naming the Township as an additional insured evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the communications antenna.

Each person that owns or operates a communications antenna shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the communications antenna. Each person that owns or operates a communications antenna shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a communications antenna. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.

The Township reserves the right to waive any of the requirements of this § 340-63B.

To the extent permitted by law, the following maintenance requirements shall apply:

The following regulations shall apply to all collocated communications antennas that do not substantially change the physical dimensions of the wireless support structure to which they are attached, and/or fall under the Pennsylvania Wireless Broadband Collocation Act.[1]

The following regulations shall apply to all communications antennas that do substantially change the wireless support structure to which they are attached, or that otherwise do not fall under the Pennsylvania Wireless Broadband Collocation Act:[2]

Pole facilities in the public or private rights-of-way shall be limited to pole facilities with a maximum height of 40 feet.

Pole facilities are permitted within the public rights-of-way in the following zoning districts by conditional use:

Pole facilities are permitted within the private rights-of-way in all zoning districts by conditional use subject to the approval of the owner of the private rights-of-way. Evidence that the WCF applicant has obtained such approval shall be a requirement for conditional use approval.

No pole facility shall be located in the front facade of any structure.

Pole facilities or accessory equipment shall not be installed within a public street right-of-way where utility facilities serving lots abutting such street are located underground, unless the WCF applicant provides evidence that no feasible alternative site exists for collocation and/or no available support structures exist.

Pole facilities or accessory equipment shall be permitted in private rights-of-way where utility facilities are located underground subject to the approval of the owner of the private right-of-way. Evidence of such approval shall be provided to the Township as part of the applicant's conditional use application.

No pole facility shall be located within 200 feet of the property line of any public or private school or park unless permitted by the property owner.

An application for a new pole facility in a street right-of-way shall not be approved unless the Township finds that the proposed WCF cannot be accommodated on an existing structure, such as a utility pole or traffic light pole. Any application for approval of a pole facility shall include a comprehensive inventory of all existing pole facilities and other suitable structures within a one-mile radius from the point of the proposed pole facility, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.

The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all pole facilities in the public rights-of-way based on public safety, traffic management, physical burden on the public rights-of-way, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.

Pole facilities and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the public rights-of-way as determined by the Township. In addition:

Design regulations.

The applicant shall allow and encourage other service providers to collocate antennas on pole facilities where technically and economically feasible. The owner of a pole facility shall not install any additional antennas without obtaining the prior written approval of the Township.

Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a pole facility and/or accessory equipment in the public rights-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any pole facility and/or accessory equipment when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:

Every pole facility and/or accessory equipment in the public street right-of-way is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the public rights-of-way. Such compensation for public rights-of-way use shall be directly related to the Township's actual public rights-of-way management costs including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other public rights-of-way management activities by the Township. The owner of each pole facility and/or accessory equipment shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual public rights-of-way management fee for pole facilities and/or accessory equipment shall be determined by the Township and authorized by resolution of the Board of Supervisors and shall be based on the Township's actual public rights-of-way management costs as applied to such pole facility and/or accessory equipment.

Upon submission of an application for a pole facility and the scheduling of the public hearing upon the application, the WCF applicant shall send via first-class mail notice to all owners of every property within 500 feet of the proposed facility. The WCF applicant shall provide proof of the notification to the Township along with the list of return receipts received.

Each person that owns or operates a pole facility shall provide the Township with a certificate of insurance naming the Township as an additional insured evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the pole facility.

Each person that owns or operates a pole facility shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the pole facility. Each person that owns or operates a pole facility shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a pole facility. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.

Within 90 days of receipt of a complete application for a pole facility that meets the definition of small wireless communications facility, the Township shall make a final decision on whether to approve the application and shall notify the WCF applicant in writing of such decision. If the proposed pole facility does not meet the definition of small wireless communications facility, the Township shall make a final decision on whether to approve the application and shall notify the WCF applicant within 150 days of receipt of the application for the pole facility.

The Township reserves the right to waive any of the requirements of this § 340-63.1A.

Communications antennas in the ROW shall be collocated on existing wireless support structures. If collocation is not technologically feasible, the WCF applicant shall locate its communications antenna on existing poles or freestanding structures that do not already act as wireless support structures with the Township's approval.

Design requirements:

The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all communications antennas in the ROW based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.

Communications antennas and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the ROW as determined by the Township. In addition:

Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:

Prior to receipt of a zoning permit, the WCF applicant shall provide to the Township a performance bond in the amount of $25,000 for the removal of the Communications antenna. Said performance bond shall remain in place until the communications antenna is removed.

Every communications antenna and/or accessory equipment in the public street right-of-way is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the public street right-of-way. Such compensation for public street right-of-way use shall be directly related to the Township's actual public street right-of-way management costs including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other public street right-of-way management activities by the Township. The owner of each communications antenna and/or accessory equipment shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual public street right-of-way management fee for communications antennas and/or accessory equipment shall be determined by the Township and authorized by resolution of the Board of Supervisors and shall be based on the Township's actual public street right-of-way management costs as applied to such communications antenna and/or accessory equipment.

The Township reserves the right to waive any of the requirements of this § 340-63.1B.

One-hundred-year floodplains.

Steep slopes (greater than 15%).

Wetlands, streams, ponds or other water bodies.

Sinkholes, caves, vistas or other significant geologic features.

Threatened or endangered species habitats.

Archaeologic resources.

Historic resources.

Significant stands of mature trees.

For sewage disposal and water supply and all other utilities, the elder cottage shall be physically connected to those systems serving the principal dwelling. No separate utility systems or connections shall be constructed or used. All connections shall meet the applicable utility company standards.

If onsite sewer or water systems are to be used, the applicant shall submit evidence to the Zoning Hearing Board showing that the total number of occupants in both the principal dwelling and the elder cottage will not exceed the maximum capacities for which the one unit systems were designed, unless those systems are to be expanded, in which case the expansion approvals are to be submitted. Any connection to or addition to an existing onsite sewer system shall be subject to the review and approval of the Sewage Enforcement Officer.

Sales or repair of agricultural equipment.

Blacksmith shops, farriers.

Butcher shops.

Grain mills.

Processing of locally produced agricultural products.

Veterinary offices which primarily treat farm animals, stables, kennels.

Feed supply, fuel and fertilizer distributors.

Composting and other farm waste storage facilities, exclusive of septage and/or spent mushroom compost processing.

The maximum lot coverage shall be 40%.

No part of a farm related business shall be within 300 feet of any land within a residential zone.

Each crossing shall be perpendicular to the traffic movements.

Only one street, access drive or driveway may be crossed at each location.

No crossing is permitted between a point 15 feet and 150 feet from the cartway edge of a street, access drive or driveway intersection.

The crossing must be provided with a clear sight triangle, as regulated in § 340-33 of this chapter.

Sight distance. Golf path intersections shall be designed to provide adequate sight distance with regard to both horizontal and vertical alignment. The required sight distance shall be governed by § 285-27L of Chapter 285, Subdivision and Land Development, of the Code of the Township of Warwick.

The golf cart path shall not exceed a slope of 8% within 25 feet of the cartway crossing.

Golf path crossings shall be signed, warning motorists and pedestrians and golfers. The surface of the golf path shall be brightly painted with angle stripes.

Golf path crossings of collector or arterial streets shall consist of a tunnel that is located below street grade. The golf course design shall both prohibit ongrade crossing of collector or arterial streets and require the use of the tunnel. The construction of the collector or arterial roadway crossing of the tunnel shall comply with PennDOT standards.

Clubhouse, which may consist of:

Accessory recreation amenities located outside of a building, including:

Freestanding maintenance equipment and supply buildings and storage yards.

The nature of the onsite processing operations, the materials used in the process, the products produced and the generation and methods for disposal of any by-products. In addition the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size.

Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels as regulated by applicable laws and ordinances including, but not limited to, those of § 340-42 of this chapter.

A traffic study prepared by a professional traffic engineer, according to § 340-44 of this chapter.

Adequate provision shall be made for a system of roads sufficient to accommodate predictable vehicular traffic and to ensure safe and efficient vehicular access, for emergency management equipment.

Adequate provision shall be made for the collection, disposal and/or recycling of garbage, trash and medical and/or hazardous waste.

All applications shall contain no less than five contiguous acres. However, applications that expand previously approved hospitals shall have no minimum area requirements.

The subject property shall front on and gain access from an arterial or collector road.

Adequate provision shall be made to minimize disturbance of the natural features including, but not limited to, floodplains, slopes greater than 15%, wetlands, bodies of water, significant geologic features, threatened or endangered species' habitats, archaeological resources, historic resources and significant stands of mature trees.

Adequate provisions for establishing and maintaining a campus or park-like character.

A graphic and/or textual description of the types, mixture and intensity of proposed uses, along with a schematic drawing showing their general locations.

A graphic and/or textual description of the various phases, including an anticipated build-out schedule, and a general description of the public improvements that would be tied to each phase.

A traffic study prepared, according to § 340-44 of this chapter.

A graphic and/or textual description of the public and/or private improvements including, but not limited to, stormwater management devices, streets, open space, ponds, outdoor furniture; pathways, signage, lighting, landscaping, etc.

Certified statements by qualified design professionals indicating the measures incorporated in the concept plan to minimize the impact upon the physical characteristics listed in Subsection A(5) of this chapter.

A textual description of how the proposed use complies with the requirements of this section.

Names and addresses of adjoining property owners, including properties directly across a public right-of-way.

Concept plan approval. Any concept plan presented in support of this conditional use shall become an official part of the record for said conditional use. Approval of any conditional use will also bind the use in accordance with the concept plan; therefore, should a change in the concept plan be required as part of the approval of the use, the applicant shall revise the concept plan prior to the issuance of a zoning permit. Any subsequent change to the use on the subject property not reflected on the originally approved concept plan, shall require the obtainment of another conditional use approval.

Violate any design standards specifically imposed upon the use and its site.

Violate any conditions attached to the original approval of the conditional use.

Substantially change the impact of the hospital.

Permitted uses.

Front yard setbacks. All buildings, structures (except permitted signs), off-street loading areas, dumpsters and outdoor storage areas shall be set back from the street right-of-way at least 100 feet from limited access and/or arterial streets, and 75 feet from other streets. All parking lots shall be set back at least 20 feet from any adjoining right-of-way.

Side and rear yard setbacks. All buildings, structures (except permitted signs), off-street loading areas, dumpsters and outdoor storage areas shall be set back at least 50 feet from any side or rear property line. All off-street parking lots shall be set back at least 20 feet from any side or rear lot line. However, no side or rear yard shall be required between adjoining uses that are connected by passageways, corridors or common areas; provided, that the use of such connection is for the benefit of the owners of such adjoining uses or their respective patients, employees and visitors by cross easements.

Emergency entrances shall be located on a building wall which faces away from adjoining residentially zoned properties or separated by at least 300 feet from residentially zoned properties.

Commercial schools. The school curricula shall be exclusively health care related which is intended to prepare enrolled students for careers in health care, nursing schools and other allied health technology training programs. The education programs shall be conducted by or affiliated with other permitted health care related uses. The school shall be located in one or more buildings in which other permitted uses are located.

Helistops. The helistop shall only be used for the emergency transport by helicopter of patients to or from other permitted health care-related uses. The helistop shall not include auxiliary facilities, such as fueling and maintenance equipment. The helistop shall be set back a minimum of 300 feet from any residentially zoned property and any street. In the event the helistop use is located on the roof of a building which houses emergency health care services, the minimum setback requirements for the applicable building shall supersede. The applicant must demonstrate compliance, through a written statement, and continue to comply with applicable state and federal standards.

Incinerators and autoclaves. Only the processing of waste generated onsite is permitted. All processing and storage of waste shall be conducted within a completely enclosed building. All storage of waste shall be in a manner that is leak and vector proof. No storage of waste shall exceed seven days in length. The incinerator shall be set back at least a distance equal to its height from all lot lines. The applicant must demonstrate compliance, through a written statement, and continue to comply with all applicable state and federal standards and regulations.

Dwellings, nursing homes and congregate living facilities for the elderly or physically handicapped.

Medical facilities including offices, laboratories, clinics, professional or paramedical training centers and ambulatory care facilities.

Commercial uses which are strictly related and subordinate to the residential/medical character of the campus and which directly serve the residents and employees of, or visitors to, the center. The uses should be chosen to reflect their local orientation to the immediate campus vicinity and should be of a size and scope so as not to interfere with existing or proposed retail uses located in the off-campus area.

Recreational and social uses, such as athletic facilities, community centers and assembly halls, limited to use only by campus residents, employees or their guests.

Mini-warehouses shall be used solely for the dead storage of property. The following lists examples of uses expressly prohibited upon the site:

The applicant shall adequately demonstrate that all mini-warehouses rental and/or use contracts shall specifically prohibit these uses.

Group 1. Animals whose average adult weight is less than 10 pounds shall be permitted at an animal density of 12 per acre, with a maximum number of 50 animals.

Group 2. Animals whose average adult weight is between 10 and 65 pounds shall be permitted at an animal density of two per acre, with a maximum number of 20 animals.

Group 3. Animals whose average adult weight is greater than 65 pounds shall be permitted at an animal density of one per acre. No more than five Group 3 animals are permitted.

Group 1 Animals.

Group 2 Animals.

Group 3 Animals.

May not substantially injure or detract from the lawful existing or permitted use of neighboring properties.

May not adversely affect any public or private water supply source.

May not adversely affect the logical, efficient and economical extensions of public services, facilities and utilities throughout the Township.

May not create any significant damage to the health, safety or welfare of the Township and its residents and property owners.

May not result in the land area subject to quarrying being placed in a condition which will prevent the use of that land for economically and ecologically productive uses upon completion of the quarry operation.

Must demonstrate compliance with all applicable state regulations at all times.

The boundaries of the proposed land affected, together with the drainage area above and below the area.

The location and names of all streams, roads, railroads and utility lines on or immediately adjacent to the area.

The location of all buildings within 1,000 feet of the outer perimeter of the area affected, and the names and addresses of the owners and present occupants.

The purpose for which each building is used.

The name of the owner of the affected area and the names of adjacent landowners, the municipality and the county.

All access drives shall be designed and located so as to permit the following minimum sight distances measured from a point at least 10 feet behind the curbline or edge of cartway of an intersecting public street. No sight obstructions shall be permitted which are greater than three feet or less than 10 feet above the street surface.

All access drives serving the site shall have a paved minimum thirty-five-foot-wide cartway for a distance of at least 200 feet from the intersecting street right-of-way line. In addition, a fifty-foot-long gravel section of access drive should be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels.

In general, access drives shall intersect public streets at 90° as site conditions permit, however in no case shall access drives intersect public streets at less than 70°. Said angle shall be measured from the center line of the street to the center line of the access drive.

The name or number of the operation.

The location of the operation with reference to the nearest public road.

A description of the tract or tracts, including a site plan showing the location of all improvements, stockpiles, quarry pits, etc.

The name and address of the landowner or his duly authorized representative.

An annual report of the type and quantity of mineral produced.

The current status of the reclamation work performed in pursuance of the approved reclamation plan.

A maintenance report for the site that verifies that all required fencing, berming and screening has been specifically inspected for needed repairs and/or maintenance and that such needed repairs and/or maintenance has been performed.

Verification that the proposed use continues to comply with all applicable state regulations. The operation shall furnish copies of any approved permits and/or any notices of violation issued by the PA DEP.

Accessory use. A geothermal energy system shall be permitted by right in all zoning districts as an accessory use.

Design and permitting. The design and installation of geothermal systems and related boreholes for geothermal heat pump systems shall conform to all applicable industry standards, including those of the American National Standards Institute (ANSI), the International Ground Source Heat Pump Association (IGSHPA), the American Society for Testing and Materials (ASTM), the Air Conditioning and Refrigeration Institute (ARI), or other similar certifying organizations, and shall comply with the Township Building Code and with all other applicable Township requirements. The manufacturer specifications shall be submitted as part of the application. A zoning permit and building permit, under the Pennsylvania Uniform Construction Code, shall be required.

Permitted types. Only the following types of geothermal energy systems shall be permitted:

Wellhead protection areas. All geothermal energy systems, due to their potential for contaminating, via surface water, the groundwater supplies upon which the residents of Warwick Township depend, shall be prohibited from construction and use within Zone 1 of the designated wellhead protection area. Within Zone 2 of the designated wellhead protection area, geothermal systems are limited to closed-loop systems as defined within this section. [Note: A map of the designated wellhead protection areas, Zones 1 and 2 as established by the WTMA, may be obtained from the WTMA office or the Township's website.]

Karst geology and sinkholes. Recognizing that Warwick Township is a region rich in karst geology and prone to the formation of sinkholes, all applicants for geothermal energy systems shall acknowledge, and by virtue of the application for and installation of a geothermal energy system agree to, the following:

Appurtenances. All or any mechanical equipment (appurtenances) associated with and necessary for the operation of the geothermal energy system shall comply with all accessory setbacks for the district in which the system is installed.

Setback requirements. Unless otherwise specified, geothermal systems shall be set back a minimum distance of 25 feet from any property line.

Closed-loop geothermal systems. The following regulations shall apply to all closed-loop geothermal systems:

Open-loop geothermal systems. The following regulations shall apply to all open-loop geothermal systems:

Abandonment or disrepair. If the geothermal energy system is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to remove, permanently seal, or properly maintain the geothermal energy system within six months from the date the system enters such a state.

Decommissioning. Any earth disturbance as a result of the removal or permanent sealing of the geothermal energy system shall be graded and reseeded.

Accessory use. OWBs shall be permitted by right as accessory uses and accessory structures in only the Agricultural (A) and Rural Estate (RE) Zones.

Design and permitting. The design and installation of OWBs shall conform to all applicable industry standards, including those of the U.S. Environmental Protection Agency (EPA), American National Standards Institute (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM), or other similar certifying organizations, and shall comply with the Township Building Code and with all other applicable fire and life safety requirements. The manufacturer specifications shall be submitted as part of the application. A zoning permit and building permit, under the Pennsylvania Uniform Construction Code, shall be required.

Compliance with other regulations. The owner of the OWB shall provide evidence indicating that the maintenance and operation of the OWB will be in compliance with the operations and performance standards of this ordinance[1] (see §§ 340-25 and 340-42), as well as in compliance with all air emissions quality standards promulgated by the U.S. Environmental Protection Agency (EPA), PA DEP, or other relevant state or federal agency including emissions of dust and particulates.

Setback requirements. All OWBs shall be located a minimum distance of 150 feet from any property line, street right-of-way, or any inhabited dwelling not located on the lot on which the OWB is proposed.

Stack. All OWBs shall have a permanent attached stack. The minimum height of all stacks shall be 20 feet above the ground and otherwise installed according to the manufacturer's specifications.

Abandonment or disrepair. If the OWB is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to remove or properly maintain the OWB within six months from the date the system enters such a state.

Accessory uses. A solar energy system shall be permitted by right in all zones as a permitted accessory use. A system is considered an accessory solar energy system only if it supplies electrical or thermal power primarily for on-site use. When a property upon which the facility is installed also receives electrical power supplied by a utility company, excess electrical power generated and not presently needed for on-site use may be used by the utility company, as long as the electrical power generated is used primarily for on-site use. The owner of the accessory solar energy system shall provide written confirmation that the public utility company has been informed of the customer's intent to install an interconnected customer-owned generator and also approves of such connection. Off-grid systems shall be exempt from this requirement. When a provision below does not specifically refer to either accessory or principal uses, it shall apply to both.

Principal uses. A solar energy system shall be permitted by conditional use in the Agricultural (A), Industrial (I-1) and Campus Industrial (I-2) Zones as a principal use.

Design and permitting. The design and installation of the solar energy system shall conform to all applicable industry standards, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories, the American Society for Testing and Materials (ASTM), or other similar certifying organizations, and shall comply with the Township Building Code and with all other applicable fire and life safety requirements. The manufacturer's specifications shall be submitted as part of the application. A zoning permit and building permit, under the Pennsylvania Uniform Construction Code, shall be required.

Grid interconnection. A solar energy system connected to the utility grid shall provide written authorization from the local utility company acknowledging and approving such connection.

Transmission lines. All power transmission lines from the solar energy system to any building or other structure shall be located underground, unless it can be demonstrated, to the satisfaction of the Zoning Officer, in consultation with the Township Engineer, that this is infeasible.

Appurtenances. All or any mechanical equipment (appurtenances) associated with and necessary for the operation of the solar energy system shall comply with all accessory setbacks for the zone in which the system is installed.

Glare. Solar collectors shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

Mounting location. A solar energy system may be roof- or ground-mounted (freestanding).

Setback requirements.

Roof-mounted systems:

Ground-mounted (freestanding) systems:

Safety warnings for principal solar energy systems. A clearly visible warning sign concerning voltage shall be placed at the base of all pad-mounted transformers and substations or fences.

Security of principal solar energy systems. All access doors to electrical equipment for principal solar energy systems shall be locked or fenced, as appropriate, to prevent entry by nonauthorized personnel.

Abandonment or disrepair. If the solar energy system is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to remove or properly maintain the solar energy system within six months from the date the system enters such a state.

Decommissioning. If a ground-mounted solar energy system is ever removed, any earth disturbance as a result of the removal of the ground-mounted solar energy system shall be graded and reseeded.

Accessory uses. Accessory wind energy systems shall be permitted by right in all zoning districts as a permitted accessory use. A system is considered an accessory wind energy system only if it supplies electrical power primarily for on-site use. When a property upon which the facility is installed also receives electrical power supplied by a utility company, excess electrical power generated and not presently needed for on-site use may be used by the utility company, as long as the electrical power generated is used primarily for on-site use. The owner of the accessory solar energy system shall provide written confirmation that the public utility company has been informed of the customer's intent to install an interconnected customer-owned generator and also approves of such connection. Off-grid systems shall be exempt from this requirement.

Principal uses. Principal wind energy systems shall be allowed, by conditional use, in the Agricultural (A), Industrial (I-1), and Campus Industrial (I-2) Zones.

Design and permitting. The design and installation of the wind energy system shall conform to all applicable industry standards, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories, Det Norske Veritas, Germanischer Lloyd Wind Energies, the American Society for Testing and Materials (ASTM), or other similar certifying organizations, and shall comply with the Township Building Code and with all other applicable fire and life safety requirements. The manufacturer specifications shall be submitted as part of the application. A zoning permit and building permit, under the Pennsylvania Uniform Construction Code, shall be required.

Grid interconnection. A wind energy system connected to the utility grid shall provide written authorization from the local utility company acknowledging and approving such connection.

Transmission lines. All power transmission lines from the wind energy system to any building or other structure shall be located underground.

Appurtenances. All or any mechanical equipment associated with and necessary for the operation of the wind energy system shall comply with all accessory setbacks for the zone in which the system is installed.

Height limitations.

Setback requirements. Minimally, all wind energy systems must meet the setback requirements for accessory structures for the underlying zone. Wind energy systems shall be set back a horizontal distance equal to their height from any property line or residential dwelling, excluding any dwelling on the lot on which the wind energy system is located. No wind energy systems shall be installed within the front yard setback nor along any street frontage, except within the Agricultural (A), Industrial (I-1), Campus Industrial (I-2) or Community Commercial (CC) Zones. Additionally, all wind energy systems must be set back sufficiently from any aboveground utility lines, radio, television, or telecommunication towers so as to present no danger to those lines or structures, as certified by the applicant's engineer.

Noise limitations. Wind energy systems shall not generate noise which exceeds 55 decibels, or 10 decibels above ambient noise, in any hour, whichever is higher. Noise is measured from the property line of the closest neighboring inhabited structure or nearest habitable structure setback line on any abutting property. The ambient sound measurement, known as "A-weighted sound level," is taken where the noise from the wind turbine cannot be heard, or with the wind turbine shut down. The ambient sound level shall be considered the level that is exceeded 90% of the time when the noise measurements are taken. The 55 decibel or 10 decibel over ambient level may be exceeded during short-term events such as utility outages and/or severe wind storms.

Lot coverage. The footprint of a wind energy system shall be calculated as part of the overall lot coverage. In the Agricultural (A) Zone, wind energy systems shall be limited in coverage to a maximum of 2%, or two acres, whichever is less, and shall comply with all applicable agricultural preservation laws, rules, regulations and restrictive covenants. Furthermore, an applicant for a wind energy system in the Agricultural Zone shall demonstrate, to the Zoning Officer by credible evidence, that the area proposed for the wind energy system does not predominantly consist of Class I, II and/or III soils, as identified in the latest edition of the Lancaster County Soil Survey, and is generally unsuitable for agricultural purposes.

Structural integrity. For any roof-mounted wind energy systems, such as micro-turbine systems or horizontal- or vertical-axis turbines, the applicant must demonstrate, to the Building Code Inspector by credible evidence, that the structural integrity of the structure is such that it can adequately support the system being considered.

Storage structures. When an accessory building is necessary for storage cells or related mechanical equipment, the accessory building shall not have a floor area exceeding 200 square feet, and shall comply with the accessory building requirements specified within the underlying zone.

Limitations for residential uses. In the Village Overlay (VO), Mixed Use (MU), or R-1, R-2 or R-3 Residential Zones, no more than one wind energy system (wind turbine) shall be permitted per lot. A wind energy system made up of a number of adjacent micro-turbine panels is considered one system for the purposes of this chapter.

Braking for principal wind energy systems. All principal wind energy systems shall be equipped with a redundant braking system. This includes both aerodynamic overspeed controls (including variable pitch, tip, and other similar systems) and mechanical brakes. Mechanical brakes shall be operated in a fail-safe mode. Manual regulation by wind energy system personnel shall not be considered a sufficient braking system for overspeed protection.

Lighting. Wind energy systems shall not be artificially lighted, except to the extent required by the Federal Aviation Administration (FAA).

Colors. Wind turbines and towers shall be a nonobtrusive color such as white, off-white or gray.

Shadow flicker. All wind energy systems shall, to the extent feasible, be sited to prevent shadow flicker on any occupied building on adjacent properties.

Climbing. Wind energy systems shall be equipped with an appropriate anticlimbing device, or otherwise made unclimbable, to prevent unauthorized access to the system.

Advertising and signage. Wind energy systems shall not be used to display advertising, signage, banners or similar materials, with the exception of any manufacturer's labels or warning placards. Such signs shall have an area not to exceed four square feet.

Safety warnings for principal wind energy systems. A clearly visible warning sign concerning voltage shall be placed at the base of all pad-mounted transformers and substations or fences.

Security of principal wind energy systems. All access doors to wind turbines and electrical equipment for principal wind energy systems shall be locked or fenced, as appropriate, to prevent entry by nonauthorized personnel.

Abandonment or disrepair. If the wind energy system is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to remove or properly maintain the wind energy system within six months from the date the system enters such a state.

Decommissioning. If a wind energy system is ever removed, any earth disturbance as a result of the removal of the ground-mounted solar energy system shall be graded and reseeded.

Accessory use. A manure digester shall be considered an accessory use only if it supplies electrical or thermal power primarily for on-site use. When a property upon which the facility is installed also receives electrical power supplied by a utility company, excess electrical power generated and not presently needed for on-site use may be used by the utility company, as long as the electrical power generated is used primarily for on-site use. The owner of the accessory manure digester shall provide written confirmation that the public utility company has been informed of the customer's intent to install an interconnected customer-owned generator and also approves of such connection. Off-grid systems shall be exempt from this requirement.

Design and installation.

Minimum lot size. The minimum lot size shall be 10 acres.

Geographic range. The maximum radius from which the accessory manure digester can procure its feedstock shall be three miles.

Operation and performance standards. The proposed use shall be subject to the operation and performance standards of this ordinance[2] (see §§ 340-25 and 340-42).

Setback requirements. Accessory manure digesters shall not be located within 50 feet of any side property line, within 75 feet of any rear property line, less than 150 feet from any residential structure other than that of the property owner, and less than 100 feet from any public road right-of-way.

Lot coverage. The footprint of an accessory manure digester shall be calculated as part of the overall lot coverage. Accessory manure digesters shall be limited in coverage to a maximum of 2%, or two acres, whichever is less, and shall comply with all applicable agricultural preservation laws, rules, regulations and restrictive covenants. Furthermore, an applicant for an accessory manure digester shall demonstrate, to the Zoning Officer by credible evidence, that the area proposed for the accessory manure digester does not predominantly consist of Class I, II and/or III soils, as identified in the latest edition of the Lancaster County Soil Survey, and is generally unsuitable for agricultural purposes.

Abandonment or disrepair. If the accessory manure digester is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to remove or properly maintain the accessory manure digester within six months from the date the system enters such a state.

Decommissioning. If an accessory manure digester is ever removed, any earth disturbance as a result of the removal of the accessory manure digester shall be graded and reseeded.

Land use and development. The applicant shall provide a detailed description of the nature of the on-site activities and operations, the types of materials stored, used and generated, the frequency and duration period of storage of materials and the methods for use and disposal of materials of the proposed use and a complete land development application shall be submitted to the Township if the conditional use application is approved. The applicant shall also describe the general scale of operation in terms of its market area, specific space and area requirements for each activity, and the total number of employees of each shift.

Design and installation.

Setback requirements. Except as otherwise provided for under the provisions of the Pennsylvania Nutrient Management Act, the proposed use shall comply with all the requirements of the applicable zone, except that all buildings, structures and facilities used as part of the manure digesting operations shall be set back at least 200 feet from any property line. Additionally, no building, structure, or facility shall be located nearer than 300 feet to an existing residential building unless the owner of such residence waives this restriction in writing to the Township.

Minimum lot size. The minimum lot size for a principal manure digester shall be 60 acres.

Lot coverage. The footprint of principal manure digester shall be calculated as part of the overall lot coverage. Principal manure digesters shall be limited in coverage to a maximum of 2%, or two acres, whichever is less, and shall comply with all applicable agricultural preservation laws, rules, regulations and restrictive covenants. Furthermore, an applicant for a principal manure digester shall demonstrate, to the Zoning Officer by credible evidence, that the area proposed for the principal manure digester does not predominantly consist of Class I, II and/or III soils, as identified in the latest edition of the Lancaster County Soil Survey, and is generally unsuitable for agricultural purposes.

Geographic range. The maximum radius from which the principal manure digester can procure its feedstock shall be 10 miles.

Operation and performance standards. The proposed use shall be subject to the operation and performance standards of this ordinance[3] (see § 340-42).

Traffic impact study. A traffic impact study analysis shall be provided, showing the following:

Abandonment or disrepair. If the principal manure digester is ever abandoned or enters into a state of disrepair, it shall be the responsibility of the property owner to notify the Township immediately; and to remove or properly maintain the principal manure digester within six months from the date the system enters such a state.

Decommissioning. The applicant shall submit a plan for the removal of the manure digestion facility when it becomes functionally obsolete or is no longer in use. At the time of issuance of the permit for the construction of the principal manure digester facility, the owner shall provide financial security in form and amount acceptable to the Township to secure the expense of dismantling and removing said structure.

Additional conditions. The Board of Supervisors can attach conditions which it feels are necessary to protect nearby properties, the intent of the Zoning Ordinance and/or the general public welfare.

Stores for retail sale of goods otherwise permitted within the Community Commercial Zone (CC) or within the Local Commercial Zone (LC), as applicable.

Stores for the performance of customary personal services otherwise permitted within the Community Commercial Zone (CC) or within the Local Commercial Zone (LC), as applicable.

Business, professional or banking offices.

Restaurants, cafes or similar places serving food and/or beverages as otherwise permitted within the Community Commercial Zone (CC) or Local Commercial Zone (LC), as applicable.

Parking area for motor vehicles, including vehicles of customers and park-and-ride facilities for persons using public transportation but excluding the storage or sale of new and/or used vehicles.

Customary accessory uses associated with permitted principal uses, provided that such uses are clearly incidental and, further provided, that they shall be limited to the same lot upon which the principal use is conducted.

Any residential use.

Any industrial use.

Any drive-in or drive-through establishment.

Any automobile filling station, automobile service facility or motor vehicle fueling facility.

Minimum lot size: three acres.

Minimum lot width: 200 feet.

Maximum lot coverage: 65%.

Maximum building height: two stories or 35 feet.

Minimum front yard: 200 feet.

Minimum side yard: 100 feet.

Minimum rear yard: 100 feet.

All buffer areas and landscape screens shall be maintained and keep free of all structures, rubbish and debris. Required plan material located in these areas which becomes diseased or dies shall be replaced by the property owner in order to maintain the requirements of this section.

All ground cover and selection and maintenance of plant materials shall comply with the requirements of § 340-37 of this chapter.

At least three separate points of ingress and egress shall be provided. In addition to any other separation requirements in this chapter, in Chapter 285 (Subdivision and Land Development) or imposed by PennDOT, all access drives shall be at least 500 feet apart (measured from the end of one driveway radius to the beginning of the next driveway radius). Such access shall provide for adequate capacity as determined by the Township to handle traffic volumes at full build-out of the site and must be fully evaluated through a master plan to be submitted with the conditional use application if any remaining lands of the subject tract exist or adjacent undeveloped properties within the Community Commercial Zone (CC) or Local Commercial Zone (LC) are present. No left turns out of an access drive shall be permitted without the installation, by the applicant, of a traffic signal when the intersecting roadway slope is less than 5%. When the intersecting roadway slope at any access drive is equal to or greater than 5%, access shall be limited to right-in, right-out movements, unless the Township and PennDOT approve the installation of a traffic signal. The applicant shall have the burden of proof to establish to the satisfaction of the Board of Supervisors that the installation of a traffic signal will not adversely affect the safety and efficiency of vehicular, bicycle, and pedestrian traffic; provided, however, no left turns into or out of an access drive and no traffic signal shall be permitted when the intersecting roadway slope at any access drive is equal to or greater than 7%. The installation of any traffic signal must also be in compliance with the criteria established in § 340-951(3)(a)[9] of this chapter.

The subject property shall front on an arterial or collector road, and all access drives shall be located at least 300 feet from the intersection of any street right-of-way lines. The Township may require a greater separation if, based upon the Township's review of the traffic impact study referred to in this section or due to factors specific to the site, such as the road grade or alignment, a greater separation is warranted.

The applicant shall prepare, submit and agree to implement as part of the conditional use application a traffic impact study (TIS) which meets the requirements of § 285-14 of the Subdivision and Land Development Ordinance (Chapter 285), which includes a roadway improvement plan satisfactory to the Township, and which complies with the following additional requirements:

The applicant's site plan which must accompany the conditional use application shall clearly depict the proposed locations and dimensions of all on-site circulation improvements. These improvements must demonstrate safe and efficient vehicular and pedestrian movements both within and surrounding the subject property.

Single retail stores.

Single stores in excess of 50,000 square feet of gross floor area in a planned center shall be permitted to install signs as provided in § 340-38, Outdoor signs, Subsection B, Specific regulations for signs, Subsection (1), Classification of signs by use, Subsection (k), of this chapter.

Single stores in excess of 50,000 square feet of gross floor area not located within a planned center shall be permitted to install signs as provided in § 340-38, Outdoor signs, Subsection B, Specific regulations for signs, Subsection (1), Classification of signs by use, Subsection (o), of this chapter.

Lighting facilities for buildings, signs, accessways and parking areas shall be provided and arranged in a manner which shall protect the highway and neighboring properties from glare or hazardous interference of any kind.

Screening to prevent the spillage or projection of headlights and/or site lighting onto residential properties shall be provided.

The length of the facade of any new building which exceeds 32 feet in length shall have vertical design elements such as pilasters, columns, piers, or recesses or projections of one to four feet, so that no new vertical bay or section of a building facade exceeds 32 continuous feet in length.

Building windows and openings shall constitute no less than 30% of all frontage walls on the ground floor. Of this minimum 30%, none shall consist of opaque glass.

No principal building shall have a flat roof, unless it has a parapet wall screening all mechanical equipment from public view along streets and sidewalks.

If 50,000 square feet of gross leasable floor area or greater on the ground floor by one user is proposed, the applicant shall, in order to enable opportunities for the reuse of the structure(s) if the big box use ceases, either:

Inverted U-frame racks (or equivalent) that support the bicycle in a stable, upright position, so that a bicycle, if bumped, will not fall or roll down, must be provided. One or more U-frame racks (or equivalent) shall, in the CC Zone, accommodate a minimum of seven bicycles or bicycle parking facilities which are able to accommodate the number of bicycles equal to 5% of the vehicular parking spaces, whichever is greater. One or more U-frame racks (or equivalent) shall, in the LC Zone, accommodate a minimum of two bicycles or bicycle parking facilities which are able to accommodate the number of bicycles equal to 5% of the vehicular parking spaces, whichever is greater.

Racks must be easily usable with both U-locks and cable locks.

Bicycle parking facilities shall be located in close proximity to the entrance of the building.

Bicycle parking facilities shall be securely anchored to the lot surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and/or theft.

Bicycle parking facilities shall be located in highly visible, well-lighted areas to minimize vandalism and/or theft. Any lighting provided for bicycle parking facilities shall meet the lighting standards outlined in § 340-95L.

Bicycle parking facilities shall not impede pedestrian or vehicular circulation and shall be harmonious with their environment in both color and design. These facilities should be incorporated whenever possible into building design or street furniture.

Paving of the bicycle parking facility is not required, but the ground surface shall be finished or planted in a way that avoids mud and dust. Bicycle parking facilities within automobile parking areas shall be separated by a physical barrier, such as a curb, wheel stops, poles, or other similar feature, to protect bicycles from damage by automobiles.

In reviewing an application and site plan for this conditional use, the applicant shall demonstrate that measures have been used to:

The applicant shall furnish evidence regarding how these objectives have been satisfied.

The applicant shall submit an analysis of raw water needs (groundwater or surface water) from either private or public sources, indicating quantity of water required. If the source is from a municipal system, the applicant shall submit documentation that the public authority will supply the water needed.

In addition, a water feasibility study will be provided to enable the Township to evaluate the impact of the proposed development on the groundwater supply and on existing wells. The purpose of the study will be to determine if there is an adequate supply of water for the proposed development and to estimate the impact of the new development on existing wells in the vicinity. The water feasibility shall be reviewed by the Township Engineer.

A water system which does not provide an adequate supply of water for the proposed development, considering both quantity and quality, or does not provide for adequate groundwater recharge, considering the water withdrawn by the proposed development, shall not be approved by the Township.

A water feasibility study shall include the following information:

The applicant shall submit an analysis of raw water needs (groundwater or surface water) from either private or public sources, indicating quantity of water required. If the source is from a municipal system, the applicant shall submit documentation that the public authority will supply the water needed.

In addition, a water feasibility study will be provided to enable the Township to evaluate the impact of the proposed development on the groundwater supply and on existing wells. The purpose of the study will be to determine if there is an adequate supply of water for the proposed development and to estimate the impact of the new development on existing wells in the vicinity. The water feasibility shall be reviewed by the Township Engineer.

A water system which does not provide an adequate supply of water for the proposed development, considering both quantity and quality, or does not provide for adequate groundwater recharge considering the water withdrawn by the proposed development shall not be approved by the Township.

A water feasibility study shall include the following information:

May not substantially injure or detract from the lawful existing or permitted use of neighboring properties.

May not substantially damage the health, safety or welfare of the Township or its residents and property owners.

Must comply with all applicable state and local laws, rules and regulations regarding the discharge of a firearm.

Shall limit the storage of ammunition to only that utilized for each day's activity, and in no event shall ammunition remain on the property for greater than 24 hours. The storage of live ammunition may only occur indoors in an area secured from general access.

Shall limit the number of shooters to the number of firing points or stations identified on the development plan.

Shall require all shooters to satisfactorily complete an orientation safety program given in accordance with the National Rifle Association before they are allowed to discharge firearms.

Shall limit the consumption of alcoholic beverages to days when no shooting activities are permitted, or when the shooting activities are completed for that day. Furthermore, alcoholic beverages may only be consumed in designated areas away from the firing points or stations.

Shall limit firing to the hours between one hour after dawn and one hour preceding dusk.

The nature of the onsite activities and operations, the types of materials stored, the frequency of distribution and restocking, the duration period of storage of materials, and the methods for disposal of any surplus or damaged materials. In addition, the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

The general scale of the operation, in terms of its market area, specific floor space requirements for each activity, the total number of employees on each shift, and an overall needed site size.

Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels, as regulated by applicable laws and ordinance, including but not limited to those listed in § 340-42 of this chapter.

A traffic study prepared by a professional traffic engineer, according to § 340-44 of this chapter.

Minimize the loss of valuable farmland.

Permit the clustering of residential lots on the subject property and, if applicable, with those lots contained on adjoining farms.

Minimize the length of property lines shared by all residential lots and adjoining farms.

Assure adequate vehicular access to future residences not currently proposed.

Assure that the proposed plan can comply with Chapter 285, Subdivision and Land Development.

Make use of existing public sewer and/or public water facilities.

Minimize the clearing or cutting of mature trees and hedge rows.

Single-family detached dwellings.

Duplexes.

Townhouses.

Quadraplexes.

Multiple-family dwellings.

The proposed development provides links to integrate the developed areas of the site with the surrounding community.

The proposed development provides links to open space networks.

The proposed development provides infrastructure/roadway improvements that are depicted on the Township's Official Map and improve traffic and circulation.

The proposed development is within the Urban Growth Area and within the designated Planning Area 1 or 6 as defined in the 2006 Lititz/Warwick Joint Strategic Comprehensive Plan.

The proposed development is compatible with the character of the surrounding neighborhood and fits with the traditional style of development with care taken to provide special design features, compatible architectural features and landscaping to enhance the site and create a pedestrian-friendly streetscape.

The proposed development encourages the use of alternative transportation.

One TDR is acquired and applied, as regulated by § 340-45 of this chapter, for each dwelling unit above eight dwelling units per acre up to a maximum of 14 dwelling units per acre for multiple-family dwellings.

For a housing for older persons development with an area of 10 acres or greater, at least 30% of the development site shall be devoted to common open space. Such required common open space shall be in addition to any dedicated parklands, and/or fees-in-lieu thereof, and shall be governed by those regulations contained in § 340-43 of this chapter.

All housing for older persons developments shall provide for a complete system of sidewalks, linear parks or linear paths, that where practicable, fully integrate the developed areas of the site, connect with similar adjoining facilities, and connect with any common open space that may be required.

The minimum amount of open space for each lot is identified in § 340-108.1E of this chapter. The housing for older persons development shall include a generous amount of landscaping within the open space areas of the lot or lots. The design of the open space may include:

The design of the open space areas shall be based on a survey and analysis of the existing natural, cultural and environmental features of the site. Such design shall:

Off-street parking.

Residential services. Recreational, cultural and health facilities for the use of the residents of the community, including but not limited to the following: clubhouse, in-ground community swimming pool, picnic grounds, and health facilities. Such facilities may be within residential buildings. The applicant may propose additional facilities. All such facilities shall be subordinate and incidental to the residential character of the development. These accessory uses shall be subject to the design standards set forth in § 340-108.1E of this chapter. For tracts in excess of 10 acres, community facilities to support the recreational needs of its residents shall be provided within the housing for older persons development unless the applicant can demonstrate to the satisfaction of the Board of Supervisors that there are recreational facilities available to the residents within an area reasonably accessible by the residents of the housing for older persons development.

Notwithstanding the preceding, 1 3/4 parking spaces shall be provided per multifamily dwelling unit, provided at least 35% of the multifamily units have no more than one bedroom. If density is greater than or equal to eight dwelling units per acre, one of the required parking spaces shall be met with the provision of structured parking.

Structured parking spaces count toward the off-street parking requirement, provided that the developer records a declaration including an enforceable covenant that each structured parking space counted towards the required parking be used for parking and not converted to another use. Said declaration shall also include an enforceable covenant that each parking space counted towards the required parking be used for parking for licensed and registered passenger motor vehicles and motorcycles only and that no recreational vehicles, motor homes, trailers or boats shall be permitted in the housing for older persons development.

Inverted U-frame racks that support the bicycle in a stable upright position so that a bicycle, if bumped, will not fall or roll down must be provided. One or more inverted U-frame racks shall accommodate a minimum of seven bicycles.

Racks must be easily usable with both U-locks and cable locks.

Bicycle parking facilities shall be located in close proximity to the entrance of the building.

Bicycle parking facilities shall be securely anchored to the lot surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and/or theft.

Bicycle parking facilities shall be located in highly visible, well-lighted areas to minimize vandalism and/or theft. Any lighting provided for bicycle parking facilities shall meet the lighting standards outlined in § 340-95L.

Bicycle parking facilities shall not impede pedestrian or vehicular circulation and shall be harmonious with their environment in both color and design. These facilities should be incorporated whenever possible into building design or street furniture.

Paving of the bicycle parking facility is not required, but the ground surface shall be finished or planted in a way that avoids mud and dust. Bicycle parking facilities within automobile parking areas shall be separated by a physical barrier, such as a curb, wheel stops, poles, or other similar feature, to protect bicycles from damage by automobiles.

Prior to the recording of the subdivision and/or land development plan and the issuance of any permits for the housing for older persons development, the developer of the housing for older persons development shall record a declaration against the property being developed in the Recorder of Deeds' Office in and for Lancaster County, Pennsylvania, in a form and content acceptable to the Township Solicitor, binding the property and owners to the minimum age qualification and such other regulations as may be established by the developer. Such qualifications and regulations shall be in accordance with both federal and Pennsylvania law relating to housing for older persons and shall contain the following minimum age qualifications: All of the permitted dwellings shall be occupied by a head of household at least 55 years of age and have no permanent residents under the age of 19. Permanent resident means a person who customarily resides at a subject address as his/her primary place of residence, including full-time caregivers, whether or not related to a member of the household, but not including guests residing for a period of less than 31 consecutive days or 61 cumulative days within any given calendar year, or persons under the age of 19 enrolled on a full-time basis in a college or university and living elsewhere during regular schooling periods, or active duty members of a United States Military unit during periods of authorized leave. Any person(s) greater than 19 years of age may reside in a permitted dwelling as a permanent resident if they are directly involved with the management, maintenance or caregiving for this development. The maximum number of permanent residents living in any permitted dwelling unit shall never be greater than two for the first bedroom and one for each additional bedroom.

The recorded declaration shall relieve the Township from any obligation to enforce the qualifications and regulations set forth therein and shall place the primary obligation of enforcement on the owners, residents and/or governing association, if any, of the housing for older persons development. The recorded declaration shall require that the development at all times qualify and be marketed, operated, verified and enforced as housing for older persons as required by the Federal Fair Housing Act, as amended, and the Pennsylvania Human Relations Act, as amended, or any future corresponding statutes and the regulations promulgated under such federal and state statutes. The recorded declaration shall further require that documentation satisfactory to the Township be submitted from time to time to demonstrate compliance with all laws and regulations governing housing for older persons.

The moderate density housing for age-restricted development shall consist of only the following types of residential units, subject to the ratios specified in this section:

The following table and its footnotes list the design standards for moderate density age-restricted development. If no individual lot lines are proposed, structures shall be placed so that they could meet the standards if lot lines were proposed and the structures were on individual lots.