Williams Township City Zoning Code
PART 18
"SWZD" - SOLID WASTE ZONING DISTRICT
§ 27-1801 Purpose.
[Ord. No. 2020-01, 1/6/2020]
To provide appropriate location for a planned area for the continued disposal of solid waste that provides a needed service and to protect other uses and the environment in the Township and in neighboring municipalities; and to require compliance with the performance standards of this chapter; and to provide for the safe and orderly transition of uses after the closure of solid waste processing and disposal sites.
§ 27-1802 Definitions: Zoning Map Designated Areas.
[Ord. No. 2020-01, 1/6/2020]
A. DISPOSAL ZONE NON-DISPOSAL ZONE POST-CLOSURE LANDFILL SITE
As used in this Part, the following terms shall have the meanings indicated:
The part of a sanitary landfill where solid waste was, is being or will be disposed, as permitted by this chapter.
The part of a sanitary landfill where disposal of solid waste is not permitted by this chapter, permitted activities shall include such uses as access roads, stormwater management swales and facilities, MSE (mechanically stabilized earth) walls, leachate storage tanks, etc.
This area shall include both the disposal zone and the non-disposal zone as noted on the Zoning Map. Sanitary landfill or portion thereof that has ceased to accept solid waste in compliance with all applicable Pennsylvania Department of Environmental Protection regulations.
§ 27-1803 Permitted Wastes.
§ 27-1804 Nonpermitted Wastes.
[Ord. No. 2020-01, 1/6/2020]
A.
The following wastes are not permitted and are specifically prohibited for disposal in a sanitary landfill:
§ 27-1805 Permitted-By-Right Uses.
[Ord. No. 2020-01, 1/6/2020]
Only the following are permitted-by-right uses in the Solid Waste Zoning District, provided that the requirements for that specific use (if any) in Part 14 are complied with: up to four principal uses shall be permitted upon a parcel or tract within the Solid Waste Zoning District. The following use are permitted by right:
B.
Welding.
C.
Auto service station (see § 27-1402), providing it is a minimum of 50 feet from any lot line of any existing dwelling or residential zoning district boundary. This shall not include facilities primarily intended to serve tractor-trailer trucks.
F.
Any use as permitted in Highway Commercial (HC) District, provided that the use will be setback a minimum of 200 feet from any residential zoning district boundary or any lot line of any existing dwelling. Also any such use shall be located a minimum of 500 feet from the centerline of Morgan Hill Road.
G.
Transfer Stations. No such facility shall be located within 400 feet of the intersection of Morgan Hill Road and Industrial Drive (see § 27-1402).
H.
Solar energy system, off-site usage.
[Amended by Ord. No. 2022-02, 5/11/2022]
I.
Non-tower WCF 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.
J.
Small WCF.
§ 27-1806 Special Exception Uses.
[Ord. No. 2020-01, 1/6/2020]
Only the following uses are permitted by special exception in the SWZD District, provided that the requirements for specific uses of § 27-1402 are met:
§ 27-1807 Accessory Uses.
[Ord. No. 2020-01, 1/6/2020]
A.
With respect to a sanitary landfill, uses such as but not limited to flares, leachate storage tanks, scales, landfill-related office buildings, maintenance facilities, and the operating works of the landfill that are authorized by a solid waste permit issued by the PADEP shall be permitted accessory uses.
§ 27-1808 Uses Permitted by Right in Post-Closure Landfill Sites.
[Ord. No. 2020-01, 1/6/2020]
Each of the following principal uses and their respective accessory uses may be permitted by right in the designated areas of the Solid Waste Zoning District, provided that such use shall comply with dimensional and all other applicable requirements of this chapter.
A.
Wildlife sanctuary.
B.
Nature and habitat area.
C.
Park and sports fields.
D.
Golf driving range.
E.
Audubon International certified golf course.
F.
Ski/sledding slopes.
G.
Sculpture or botanical garden.
H.
Amphitheater.
I.
Township-owned use.
J.
Solar energy system, off-site usage.
[Amended by Ord. No. 2022-02, 5/11/2022]
§ 27-1809 Conditional Uses.
[Ord. No. 2020-01, 1/6/2020]
The following may be permitted as conditional uses in the Solid Waste Zoning District, provided that all other requirements of this chapter are met:
A.
Resource recovery and similar facilities for the processing of solid wastes (see § 27-1402). No such facility shall be located within 400 feet of the intersection of Morgan Hill Road and Industrial Drive. See Pennsylvania Department of Environmental Protection definitions as included in this Part by § 27-1802B.
B.
Bulk storage of fuel.
§ 27-1810 Specifically Prohibited Uses.
[Ord. No. 2020-01, 1/6/2020]
All uses not specifically permitted by this Part are deemed to be prohibited, unless their allowance is favorably interpreted by the Zoning Hearing Board to be implied by a closely similar use. The following uses are specifically prohibited in the Solid Waste Zoning District as either principal and/or accessory uses:
A.
All uses are prohibited that cannot clearly demonstrate that such use can and will comply with the performance standards of this chapter, as stated in Part 15, Environmental Protection.
B.
Incinerators. The burning of solid waste in any manner or with any technology is prohibited.
D.
Access to the Solid Waste Zoning District (for solid-waste-related activities) shall be prohibited except from Industrial Drive in accordance with § 27-1811. Existing residential uses and any proposed Highway Commercial use that is proposed to access the Solid Waste Zoning District from Morgan Hill Road shall be permitted.
§ 27-1811 Lot and Setback Regulations.
[Ord. No. 2020-01, 1/6/2020]
A.
Lot and Setback Regulations for Solid Waste Disposal Use. The following lot and setback regulations shall apply to sanitary landfill use in the Solid Waste Zoning District, unless a more restrictive requirement is stated in § 27-1811 and Part 14:
(1)
Information submission: The applicant shall present information on the approximate number of employees and shifts that are expected for the sanitary landfill operation. Also, the applicant shall present truck traffic information of all kinds on the amount and schedule that is expected.
(2)
Minimum lot area: 20 acres.
(3)
Minimum front yard setback: 55 feet from centerline of adjacent streets.
(4)
Maximum building coverage: 10%. Solid waste or any cover or liner shall not be considered to be building coverage for the purpose of zoning restrictions. This zoning interpretation is not intended to affect the amount of building coverage for stormwater management.
(5)
Maximum impervious coverage: 60%. Solid waste or any cover or liner shall not be considered to be building coverage for the purpose of zoning restrictions. This zoning interpretation is not intended to affect the amount of impervious coverage for stormwater management.
(6)
Minimum side yard: 50 feet.
(7)
Minimum rear yard: 100 feet, for both principal and accessory buildings, structures and uses.
(8)
Maximum height: 50 feet for structures. Solid waste shall not considered to be a structure.
(9)
Enclosed structures: All beneficial landfill gas activity, use or recycling shall occur within completely enclosed structures or buildings.
(10)
Setback from expressway or arterial streets: 50 feet minimum from future right-of-way for any expressway or arterial streets.
(11)
Setbacks for mechanically stabilized earthen wall and earthen berm: 25 feet minimum from the edge or cartway of any adjacent street, residential zoning district, or any lot line of a lot with a dwelling on it; or, in area where there is no adjacent street, then 15 feet from any property line.
B.
Lot and Setback Regulations for All Other Uses.
(1)
Information submission: The applicant shall present information on the approximate number of employees and shifts that are expected for the sanitary landfill operation. Also, the applicant shall present truck traffic information of all kinds on the amount and schedule that is expected.
(2)
Minimum lot area: two acres.
(3)
Minimum lot width: 200 feet.
(4)
Maximum lot depth: 100 feet.
(5)
Minimum front yard setback: 75 feet from the adjoining street centerline.
(6)
Paved area setbacks: 10 feet from all lot lines.
(7)
Maximum building coverage: 50%.
(8)
Maximum impervious coverage: 70%.
(9)
Minimum side yard: 50 feet, except as provided for in § 27-1106L and M for both principal and accessory structures, buildings, and uses.
(10)
Minimum rear yard: 50 feet.
(11)
Maximum height: 50 feet, except any necessary air pollution equipment mandated by the Department of Environmental Protection.
(12)
Enclosed structures: All transfer station waste handling activity, including waste sorting, and storage, vehicular maneuvering for waste dumping and loading of waste into transfer vehicles, shall occur within completely enclosed structures or buildings. All beneficial landfill gas activity shall occur within completely enclosed structures or buildings.
(13)
Setback from expressway or arterial streets: 50 feet minimum from future right-of-way for any arterial streets or expressway.
(14)
Setbacks for mechanically stabilized earthen wall and earthen berm: 25 feet minimum from the edge or cartway of any adjacent street, residential zoning district, or any lot line of a lot with a dwelling on it; or 15 feet from any property line in area where there is no adjacent street.
§ 27-1812 Additional Requirements.
[Ord. No. 2020-01, 1/6/2020]
B.
Signs. Part 17 shall be applicable. Also permitted are any regulatory signs that are required by the Pennsylvania Department of Environmental Protection.
D.
Land Development Approval. Any application submitted to the Pennsylvania Department of Environmental Protection for expansion or reconfiguration of a landfill permitted area, or for construction of a waste transfer station shall be subject to the Township's subdivision and land development procedures.[1] Any other activity meeting the definition of "land development" in Part 2 shall also be subject to such procedures.
G.
Utilities. All commercial, industrial, and institutional uses shall be served by both public water and public sewer service. No on-lot or individual treatment or disposal of sewage waste shall be permitted.
I.
Sanitary Landfill:
(1)
All solid waste shall be disposed of only within the disposal zone as shown on the Williams Township Official Zoning Map, and as permitted by the Pennsylvania Department of Environmental Protection.
(2)
The site and facility shall comply with all applicable federal and state rules, regulations, and requirements, and in all cases the most stringent requirements shall apply.
(3)
The operation of the landfill shall comply with all state and federal standards and the terms, conditions, and provisions of any permits or orders issued by the Pennsylvania Department of Environmental Protection, or any other government agency.
(4)
Evergreen plant material and/or berms with evergreen plant material shall be installed along all roadways that border the site. The approval of such planting shall be part of any land development approval, and shall be a required public improvement for which financial security shall be provided and maintained. Evergreen plant material shall be not less than eight feet high above the root ball when planted.
(5)
Topographic cross sections of the proposed grading shall be submitted to show the final height of the landfill. The Township and/or DEP may require and impose height limitations to protect scenic features and to provide and maintain land use compatibility with adjoining land use.
(6)
Measures and procedures to prevent and minimize fire hazards shall be established, implemented and maintained. A plan setting forth such measures and procedures shall be provided to the Township and the Township Fire Department.
J.
Entrances and Exits. Entrances and exits from public roads for a sanitary landfill, transfer station, or any other use involving solid waste shall be in compliance with approval by the Township, and shall be located a minimum of 400 feet from the intersection of Morgan Hill Road and Industrial Drive.