A.
Permitted uses:
(1)
Single-family detached dwellings.
(2)
Individual mobile homes.
(3)
Churches or similar places of worship.
(4)
Agriculture and agriculturally related operations
as follows:
(a)
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
(b)
Granaries, sawmills, and similar agriculturally
related activities.
(c)
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
(d)
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals, domestic cats and dogs if the total amount
of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s).
(e)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
[Amended 2-27-2004 by Ord. No. 2004-7; 12-27-2005 by Ord. No. 2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)
|
Up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(5)
Federal, state, and local municipal buildings and
uses and essential services and essential service facilities.
(7)
Conversions of existing single-family detached dwellings to two-family dwellings, provided that each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwelling to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-16 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-16. In the event any conversion project is subject to state approvals, such approval must be obtained prior to Township approval.
(8)
Sales offices shall be permitted as an accessory use to any residential development in excess of 15 lots or dwelling units. Any such sales office shall be housed in a building in keeping with the principal residential character of the property and comply with the applicable sign provisions of § 105-34A(1)(e) of this chapter.
(9)
Cemeteries and related uses provided no graves or
structures shall be located within 50 feet of any property line of
the cemetery and screening shall be provided along all property lines
of the cemetery, excluding the street property line.
(10)
Solar energy conversion systems. Residential application of
solar energy conversions systems shall be permitted in the Agricultural
Residential District, subject to the following conditions:
[Added 4-10-2018 by Ord.
No. 2018-1[1]]
(a)
A solar energy system may be roof-mounted or ground-mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principal building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(c)
Solar energy commercial operations are prohibited as a principal
use of land except within an industrial zoning district.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy systems shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[2] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electrical Code (NEC). The local utility provider
shall be contacted to determine grid interconnection and net metering
policies.
[2]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
The applicant shall submit certificates of design compliance
obtained by the equipment manufacturer from a certifying organization,
and any such design shall be certified by an engineer registered in
the Commonwealth of Pennsylvania.
(g)
All mechanical equipment associated with and necessary for the
operation of a solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property.
The screen shall consist of shrubbery, trees or other noninvasive
plant species which provide a visual screen. In lieu of a planting
screen, a decorative fence may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(h)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(i)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(j)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturers
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(k)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(l)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to approval of the plan there shall be a notation
on the plan that restrictions have been placed on the lots in question
concerning the placement of structures and vegetation as they relate
to small-scale solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a small-scale energy system and all adjoining lots in the approved
development.
[1]
Editor's Note: This ordinance also redesignated former Subsection
A(10) as A(11).
(11)
Accessory buildings and uses customarily incidental
to a permitted use.
B.
Conditional uses (Additional requirements are in Article X):
(1)
Outdoor recreation facilities such as playgrounds, fishing and hunting
clubs, swimming pools, tennis courts, and similar uses, subject to
the following conditions:
[Amended 8-25-2009 by Ord. No. 2009-7]
(2)
Golf courses as defined in § 105-64, subject to the following conditions:
[Added 8-25-2009 by Ord. No. 2009-7[3]]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties, unless
a waiver of the screening requirement is granted by the impacted adjacent
property owner.
[3]
Editor's Note: This ordinance also redesignated former Subsection
B(2) through B(5) as Subsection B(6) through B(9), respectively.
(3)
Country clubs as defined in § 105-64, subject to the following conditions:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties, unless
a waiver of the screening requirement is granted by the impacted adjacent
property owner.
(4)
Golf course standards: A golf course or the golf course component
of a country club shall meet the following standards:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
The course shall be comprised of at least nine holes.
(b)
Minimum length from median tee location to the center of the
green for the 18 holes shall not be less than 6,000 yards and not
less than 3,000 yards for a nine-hole course.
(c)
Minimum area occupied, maintained and operated as the golf course
shall not be less than 100 contiguous acres for a nine-hole course
or 180 contiguous acres for an eighteen-hole course. The area of any
golf course shall be delineated on the conditional use plan and shall
include the area of all greens, all tees, all fairways, typical and/or
delineated rough areas, and cart path alignments necessary to reasonably
play the course. Easements over private property may be included to
allow errant ball retrieval (which easements shall not be included
in the area of the golf course) and cart path alignment connections.
(d)
The course shall be designed so that golf balls are highly unlikely
to enter any public rights-of-way and property not a part of the golf
course or country club's property.
(e)
A clubhouse, pro shop, pool, pool house, driving range and tennis
courts shall be permitted. New facilities and any extensions and additions
to any such facilities in existence prior to the effective date of
this provision shall be a minimum of 150 feet from any existing exterior
perimeter property line of the proposed golf course or country club
property.
(f)
Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.
(g)
Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.
(h)
The edges of fairways and greens shall be set back a minimum
of 40 feet from any property or lot line, street right-of-way line
and/or parking area.
(i)
The design of the golf course shall prohibit the driving or
hitting of golf balls across any building, street or parking area,
whether existing or proposed.
(j)
No outdoor storage of maintenance equipment shall be permitted.
(l)
The applicant shall provide documentation, prepared by a professional
engineer or geologist, that no well within the radius of influence,
or, at a minimum, within 1/4 mile of any water source, will be adversely
impacted by the water usage for the golf course(s).
(m)
Golf course ponds and lakes shall be designed so as to ensure
that they do not become breeding grounds for mosquitoes and so as
to minimize potential accumulation of algae.
(n)
In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.
(o)
Golf cart crossings.
[1]
At-grade golf cart crossings at existing state and Township roads shall be prohibited; provided, however, that any golf course in existence prior to the effective date of this provision shall be exempt from such prohibition, but shall comply with the requirements of Subsection B(4)(o)[2] below.
[2]
All golf cart crossings shall comply with PennDOT regulations
and requirements pertaining to required minimum site distances for
private driveways (Greene Township Subdivision and Land Development
Ordinance,[4] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.
(5)
Country club or golf course – expanded use. If either of these uses desires to offer expanded use facilities or activities, as defined in § 105-64 of this chapter, they must comply with the following additional conditions:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
Signs and advertising structures.
[1]
Identification. Clubs or courses located in a residential district
shall be allowed a single identification-type sign. Said sign shall
be limited to identifying the club or course entrance with no advertising
or separate listing of expanded uses permitted. Such sign may not
exceed 32 square feet in size nor eight feet in height and may be
illuminated.
[2]
Signs which display or otherwise indicate the availability of
facilities and services of any expanded use shall not be visible beyond
the boundary of the club or course property.
(b)
The square footage of the floor space devoted to the expanded
services shall not exceed 15,000 square feet per 100 acres of land
comprising the country club or golf course.
(c)
Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.
(d)
Any new country club or golf course involving expanded use facilities,
or expansion of an existing country club or golf course to include
expanded use facilities, shall be subject to setbacks of 150 feet
where the expanded facilities are to be developed.
(e)
The following expanded uses may be permitted on site to supplement
the primary use of the facility and, in that capacity, may provide
products and/or services to the general public:
[Added 1-27-2015 by Ord.
No. 2015-4]
(6)
Campgrounds, trailer or recreational vehicle camps,
subject to the following conditions:
(a)
Any site shall occupy a lot area of not less
than 10 acres and no building shall be erected within 100 feet of
a public road or lot line.
(b)
The maximum length of any building shall not
exceed 150 feet. Distance between buildings shall not be less than
25 feet.
(c)
There shall be a minimum of two points of ingress
and egress.
(d)
All camps shall have a sewage disposal system
and water supply system approved by the State Department of Environmental
Protection.
(e)
Common open space. All trailer camps shall provide
not less than 20% of the total land area for common open space purposes.
Common open space shall be so located as to be free of traffic hazards
and should, where the topography permits, be centrally located and
easily accessible to all campers.
(f)
Lot size and park density. Each trailer lot
shall be a minimum of 50 feet wide and 60 feet deep. The park density
shall not exceed 15 trailers per gross acre.
(g)
Setback. No trailer, tent, building, etc. shall
be located closer than 15 feet to any internal street.
(7)
Farm markets. Retail establishments located on the
same property as the principal farming operation, and which function
as outlets for local farm products and related products which are
supplementary or compatible with the farm products may be permitted
subject to the following standards:
(a)
The principal farming operation on which the
farm market is proposed to be located shall contain a minimum of 20
acres.
(b)
The farm market building shall be of one-story
and not exceed 3,000 square feet of floor area.
(c)
The farm market building shall be set back a
minimum of 75 feet from the street right-of-way and be located no
closer than 50 feet from the side and rear property lines.
(d)
Each application shall be accompanied with a
report listing the products to be sold consistent with the farm market
definition.
(e)
Along each property line which is adjacent to
a residential district or existing residence, screening shall be provided
as defined in this chapter.
(f)
Any illumination or floodlighting shall be arranged
so there will be no glare of lights upon a residence, residential
district or street.
(g)
Each application shall be accompanied with a plan as set forth in § 105-50A(7) and (8) indicating parking and circulation, and landscaping arrangements. Parking spaces as a minimum shall be provided at the rate of seven spaces per 1,000 square feet of floor area.
(h)
Each application for a land use permit shall include a parking and circulation plan design in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.
[Amended 7-27-2010 by Ord. No. 2010-3]
(i)
A landscaping plan must be approved by the Township
Supervisors before a building or use permit can be processed. The
applicant shall be responsible for the installation of all landscaping
and screening according to the approved landscaping plan. The proposed
landscaping plan shall be submitted to the Township at least 14 days
prior to the next regularly scheduled meeting of the Planning Commission
in order for the Planning Commission to review the plan and make its
recommendations to the Township Supervisors.
(j)
Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).
[Amended 2-27-2004 by Ord. No. 2004-1]
(8)
Bed-and-breakfast inns. The rental of rooms on a temporary
basis with an arrangement to provide breakfast to the renter, commonly
known as "bed-and-breakfast inn." Such use may be granted as a conditional
use provided that the bed-and-breakfast inn does not adversely affect
the residential character of the neighborhood and that such use is
carried on in an existing residential structure. Further, the structure
must have been constructed prior to 1940.
(a)
The building proposed for use as a bed-and-breakfast
inn must have the operator of the bed-and-breakfast inn residing in
the building as his/her principal residence.
(b)
Primary use of the building shall remain residential.
(c)
The quarters to be utilized by the guests and
the occupants of the premises shall be in the principal residential
structure. Separate structures, accessory buildings and garages are
not permitted to be used as living units or sleeping rooms.
(d)
One off-street parking space shall be provided
for each sleeping area designated for guests.
(e)
Serving of meals to overnight guests shall be
limited to breakfast only.
(f)
Each room that is designated for guest occupancy
must be provided with a smoke detector.
(g)
No exterior modification or additions shall
be made to a building or structure for additional sleeping area rooms
for guests. Additions may be permitted for purposes such as kitchen
areas, dining rooms, bathrooms, or additional living area for operations
living quarters only, necessary to accommodate the change of use to
bed-and-breakfast inn.
(h)
No more than two signs shall be placed upon
the premises of this use, unless such property fronts on more than
one street, in which event two additional signs may be erected on
each additional street frontage. The size of these signs shall not
exceed 10 square feet in sign area for each sign.
(i)
In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(8)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:
[Added 7-10-2018 by Ord.
No. 2018-4]
[1]
The applicant must submit a separate conditional use application
for accessory uses. As part of the application process, the applicant
shall contact the Pennsylvania Municipal Code Alliance, Inc. to determine
if building and/or occupancy permits may be required and their response
shall be submitted as part of the conditional use application.
[2]
Accessory uses shall be limited to 125 guests.
[3]
Except as provided in Subsection B(8)(i)[4] next following, accessory uses shall be limited to the interior space of the structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.
[4]
Accessory uses may occur outside of the structure provided it
is located on a single parcel no less than four acres in size.
[5]
Accessory uses shall occur only between the hours of 9:00 a.m.
and 10:00 p.m. prevailing time.
[6]
A parking and circulation plan shall be required per § 105-29 and shall provide at least one off-street parking space for every two guests as well as one off-street parking space for every staff member.
(9)
Sanitary landfills. Sanitary landfills shall be considered
conditional uses as follows. New sanitary landfills and expansions
of existing sanitary landfills, designed and permitted in accordance
with the rules and regulations promulgated under Act 97, the Pennsylvania
Solid Waste Management Act of 1980,[5] as amended, shall be permitted as a conditional use subject
to the following conditions and performance standards:
(b)
The storage, maintenance and repair of motor
vehicles and collection containers operated by the landfill for the
collection and transport to the site of the landfill by its local
hauling company involved in the collection of solid waste legally
acceptable by the landfill shall be accepted as a use accessory to
the landfill activities; provided, however, all such activities shall
be subject to all of the terms and conditions otherwise applicable
to the ownership and operation of the landfill itself.
[Amended 12-27-2005 by Ord. No. 2005-7]
(c)
Screening, as follows shall be provided by the
owner along all of the property and street boundary lines separating
the landfill from adjacent uses. If the proposed screening is to be
in the form of vegetation, the following standards shall apply.
[1]
A minimum of three rows of trees, shrubs, or
other vegetation shall be planted to produce the desired visual barricade.
[2]
At least two different species of trees, shrubs,
or other vegetation shall be utilized. Selected species shall exhibit
different tolerances to insects and disease.
[3]
Species selected must be capable of producing
the desired visual barricade within two years of planting.
[4]
Prompt replacement of any dead species shall
be required.
(d)
The following security measures shall be provided:
[1]
Adequate fencing shall be provided at any point
where vehicular access into the landfill may be possible.
[2]
All access points into the landfill shall be
provided with gates that can be locked to prevent unauthorized entry
during times of non-operation.
[3]
Adequate security lighting shall be provided
only at points of vehicular access, such as the front gate, scale
house, other areas of public entry.
(e)
The landfill shall have an adequate number of
employees to operate in accordance with Section 26, Chapter 75 of
the State Solid Waste Managements Rules and Regulations.
(f)
The landfill shall have posted, in a conspicuous
location, the days and hours of operation.
(g)
A washdown facility shall be provided to clean
off refuse vehicles prior to their entry onto the public road. However,
all mud or debris shall be kept off the public road and adjoining
lands.
(h)
An operations plan shall be provided for all
landfill operations which shall include the following:
[1]
Procedures to be followed for compliance with
Section 26, Chapter 75 of the Solid Waste Management Rules and Regulations
regarding operation standards for sanitary landfills.
[2]
A schedule of operation hours provided that
no operation commences prior to 6:00 a.m. or after 7:00 p.m. prevailing
time.
[3]
Procedure for the removal of any mud or debris
on any public road from the ingress or egress of landfill traffic.
(i)
A site plan of the entire property, clearly
and legibly drawn at a scale of one inch equals 100 feet or less shall
be provided and include the following items:
[1]
North arrow, scale and date.
[2]
Topographic contour lines.
[3]
All property lines including a metes and bounds
description and the size of the property expressed in acres or square
feet.
[4]
The location of all existing building, structures,
streets and streams within 50 feet of the proposed landfill.
[5]
The location of the proposed landfill on the
property, and the staging of activities.
[6]
The location of proposed building, structures,
storage areas, access roads and washdown facility associated with
the proposed landfill operation.
[7]
The location of security fences, gates, lights,
and signs.
[8]
The location and description of required screening.
[9]
The location and description of any erosion
and sedimentation control measures.
(j)
A vicinity plan drawn at suitable scale shall
be provided indicating the following:
[5]
Editor's Note: See 35 P.S. § 6018.101
et seq.
(10)
Surface mining. Sandpits, slate pits, and related surface mining operations both new and expansions of existing operations, which are subject to the Commonwealth of Pennsylvania, Department of Environmental Protection, Bureau of Surface Mine Reclamation, are subject to the following Standards, as well as the applicable provisions in Article X of this chapter:
(a)
Surface mining operations shall include sandpits,
gravel pits, peat bogs, removal of topsoil or rock, or the removal
of any natural resource or mineral from the land or ground.
(b)
An individual, corporation or entity, proposing
such activity shall verify compliance with the licensing requirements
by the Pennsylvania Department of Environmental Protection.
(c)
The land shall be proven to contain mineral
deposits of a demonstrable economic value.
(d)
Surface mining operations shall comply with
the following minimum setback requirements:
(e)
Stockpiling shall not be conducted closer than
200 feet to any property line or public road.
(f)
All extraction, processing and stockpiling operations
shall be screened as defined in this chapter and a plan of such screening
shall be submitted to the Township prior to conditional use approval.
If the proposed screening is to be in the form of vegetation, the
following standards shall apply:
[1]
A minimum of three rows of trees, shrubs, or
other vegetation shall be planted to produce the desired visual barricade.
[2]
At least two different species of trees, shrubs
or other vegetation shall be utilized. Selected species shall exhibit
different tolerances to insects and disease.
[3]
Species selected must be capable of producing
the desired visual barrier within two years of planting.
[4]
Prompt replacement of any dead species shall
be required.
(g)
The following security measures shall be provided:
[1]
Prior to the commencement of surface mining
operations, a physical barricade shall be constructed enclosing the
area actively being excavated in accordance with the following standards:
Fencing shall be at least six feet high and constructed of wire mesh
fabric and barbed wire across the top.
[2]
All access openings shall be provided with gates
that can be locked to prevent unauthorized entry during periods of
non-operations.
[3]
Warning signs stating the nature of the operation
shall be conspicuously posted around the perimeter of the operation.
(h)
A site plan of the entire property, clearly
and legibly drawn at a scale of one inch equals 100 feet or less,
shall be provided and include the following items:
[1]
North arrow, scale, and date.
[2]
Topographic contour lines.
[3]
All property lines including a metes and bounds
description and the size of the property expressed in acres or square
feet.
[4]
The location of all existing buildings, structures,
cemeteries, streets, wells, and streams within 500 feet of the property
proposed for surface mining operation.
[5]
The location of the proposed surface mining
operation and the staging of operations if applicable.
[6]
The location of proposed stockpiles, sedimentation
ponds, access roads and buildings associated with the proposed operation.
[7]
The location of security fences, gates, and
signs.
[8]
The location and description of required screening.
[9]
The location and description of all erosion
and sedimentation control measures.
(i)
A traffic circulation plan drawn at a suitable
scale shall be provided indicating the following:
[1]
The location of the proposed operation with
respect to major traffic arteries.
[2]
The proposed vehicular routing both to and from
the proposed operation.
[3]
The proposed traffic circulation plan shall
be submitted to the Township at least 14 days prior to the next regularly
scheduled meeting of the Planning Commission in order for the Planning
Commission to review the plan and make its recommendations to the
Township Supervisors.
(j)
An operation plan shall be provided for all
surface mining operations and shall include the following:
[1]
Procedures to be followed for compliance with
Section 102, Chapter 77 of the Department of Environmental Protection
Rules and Regulations.
[3]
Procedures for the removal of mud or debris
on any public road resulting from the ingress or egress of vehicular
traffic from the operation. Said mud or debris shall be removed at
the end of each working day, or more frequently if needed during the
working day.
[4]
Procedures for dust control shall include the
following:
[5]
Procedures for controlling erosion and sedimentation resulting from the proposed operation as required by the Department of Environmental Protection and consistent with erosion and sedimentation control measures included in this chapter and Chapter 80, Stormwater Management.
[6]
Procedures for the ultimate closing and reclamation
of the proposed operation as required by the Department of Environmental
Protection.
(11)
Personal wireless or cellular telecommunication
facilities. The location of personal wireless or cellular telecommunication
facilities shall be permitted as a conditional use, subject to the
following conditions:
(a)
Such facility with a tower shall be subject
to minimum lot size of 60,000 square feet; minimum yard requirements
of 50 feet to all property lines, and maximum height of a freestanding
tower at 200 feet and of any building at 40 feet.
[Amended 4-26-2006 by Ord. No. 2006-2]
(b)
If the tower is attached to an existing structure
or building, this facility shall be subject to a maximum height of
50 feet above this structure or building.
(c)
The following buffer plantings shall be located
around the perimeter of the security fence:
(d)
An eight-foot-high security fence shall completely
surround the tower (and guide wires if used) and equipment building.
(e)
The tower shall be designed and constructed
to all applicable standards of the American National Standards Institute,
ANSI/EIA 222-E manual, as amended.
(f)
A soil report complying with the standards of
Appendix I: Geotechnical Investigations, ANSI/EIA 222-E, as amended,
shall be submitted to the Township Supervisors to document and verify
the design specifications of the foundation for the tower and anchors
for the guide wires if used.
(g)
Towers and antennae shall be designed to withstand
wind gusts of at least 100 miles per hour.
(h)
An antenna may not be located on a building
or structure that is listed on a national or state historic register
or is in an existing or eligible historic district.
(i)
It shall be fully automated and unattended on
a daily basis and shall be visited only for periodic maintenance and
emergency repair.
(j)
Elevations of existing and proposed structures
showing all dimensions for antennae, tower and equipment shall be
presented.
(k)
Compliance with all federal and state laws and regulations concerning aviation safety shall be demonstrated consistent with § 105-15 of this chapter.
(l)
If this use is adjacent to a residential district
or dwelling or public grounds and buildings, the setback from any
property line shall be a distance of at least that equal to the height
of the tower.
(m)
If this use is abandoned for a two-year period,
the entire facility shall be removed.
(12)
Animal husbandry, milk processing, livestock
production, including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animal and domestic cats and dogs if the total amount
of animals exceeds the amount as is indicated on the following schedule
shall be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage animals for animal waste between the building housing animals
and an adjoining property line within the minimum building setback
line required for the building housing animals, there shall be added
to the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in the aggregate2
|
11 or more
|
50
| |
|
G. Domestic dogs and cats in approved kennels
regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a nutrient
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines
relating to the management of animal waste. All manure management
plans shall, at a minimum, follow the guidelines and comply with the
criteria set forth in the Pennsylvania Department of Environmental
Protection publication entitled “Manure Management for Environmental
Protection,” dated October 1986, and all technical supplements
thereto as revised and amended as of the date the newer management
plan is submitted. If it is determined by a court of competent jurisdiction
that amendments or revisions to said DEP publication and supplements
cannot be incorporated herein by this subsection, then the said publication
and technical supplements in effect on this date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use permit or building permit application. It shall be reviewed,
approved or rejected by the Planning Commission. The manure management
plan shall include provisions for the control of runoff and, when
buildings housing animals are within 200 feet of any property line,
potable water supply, occupied residential dwelling, surface water
body and stormwater drainage channel, excluding the property owner
or lessee farmer’s residence, the plan must specifically state
what measures, if any, are included to insure stormwater flows will
not flow through or around the building and across property lines
or in any other way flow off the property or affect potable water
supplies on adjoining property. If the proposed conditional use is
an expansion of an existing building housing farm animals, a plot
plan shall be prepared by a registered professional engineer or registered
professional land surveyor certifying that the minimum setback requirements
have been met. If the proposed conditional use does not qualify as
described above, a land development plan shall also be required for
submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(13)
More than one energy conversion system will be permitted as
a conditional use, subject to the following standards. The foregoing
notwithstanding, no system may be located within the area established
as the Appalachian Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6]
(a)
Required setbacks.
[1]
Wind turbines shall be set back from all property lines, public
rights-of-way and utility easements a distance equal to 1.5 times
the total extended height.
[2]
Wind turbines and tower bases shall be set back from all adjacent
residences, residential subdivisions and land developments of a density
of three or more dwelling units per acre a distance equal to three
times the total extended height.
(b)
Tower height.
[1]
The total extended height of the wind energy conversion system
shall not exceed 55 feet.
[2]
No wind energy conversion system shall be constructed, altered
or maintained so as to project above any imaginary air space surfaces
described in the Federal Aviation Administration regulations.
[3]
Stand-alone systems and wind-measuring devices shall be restricted
to 55 feet for the maximum total extended height.
(c)
Maximum sound levels.
[1]
Sound produced by the wind turbine under normal conditions as
measured at the property line shall not exceed 55 decibels. Sound
levels, however, may be exceeded during short-term events such as
severe wind storms or power utility outages.
[2]
Methods for measuring and reporting sound levels from wind turbines
and wind energy conversion systems shall be equal to or exceed the
minimum precision operating standards described by the American Wind
Energy Association.
(d)
Equipment certification.
[1]
Wind turbines must be certified by the American Wind Energy
Association, the American National Standards Institute and the Equipment
Manufacturers Underwriter Laboratories.
[2]
Wind energy conversion systems shall depict on certified engineered
drawings the tower, base, footings, foundation, guy wires, electrical
components and soil conditions. The site plan shall also show the
location of all existing buildings and structures within 150 feet
of such system.
(e)
Access limitations.
[1]
No wind turbine blade at its lowest point shall be closer to
the surface of the ground than 15 feet. Any foot pegs or rungs within
15 feet above ground surface of a freestanding tower with a wind turbine
or electrical equipment shall be removed to prevent unauthorized entry.
For latticed or guy-wired towers, sheets of metal or wood may be fastened
to the bottom section such that it cannot be readily climbed.
[2]
All access doors to wind turbines and electrical equipment shall
be appropriately locked or fenced.
(f)
Accessory use prohibitions.
[1]
All signs except for identification of owner, manufacturer or
installer and appropriate warnings shall be prohibited.
[2]
No illumination of the wind turbine or tower shall be allowed
unless required by the Federal Aviation Administration.
[3]
Reasonable efforts shall be made to eliminate shadow flicker
on adjacent property occupied buildings.
[4]
No satellite or microwave discs and no television or radio antennas
shall be attached to this system.
(14)
Agricultural
equipment sales and service facilities.
[Added 10-25-2022 by Ord. No. 2022-5]
(a)
Agricultural equipment sales and service facilities, subject to the
following criteria:
[1]
All service and/or repair activities shall be conducted within a
completely enclosed building.
[2]
Maximum impervious (lot) coverage (of all uses on lot): 20%.
[3]
The facility shall be located on a contiguous parcel of land under
single ownership having a land area of no less than 100 acres.
[4]
No part of the facility shall be within 300 feet of any existing
occupied residence (excluding the farm dwelling).
[5]
All buildings associated with the facility shall be subject to a
minimum setback distance of 150 feet from all property lines and road
rights-of-way.
[6]
The property on which the facility is located must have no less than
500 feet of frontage on and direct access to an arterial or major
collector road as identified in the Township Comprehensive Plan (as
amended) in order to accommodate the expected type and volume of road
traffic to be generated by the facility.
[7]
No outdoor storage of parts, equipment, lubricants, fuel or other
materials used or discarded as part of the service or repair operation
shall be permitted.
[8]
All exterior areas for the display of new and/or used equipment offered
for sale shall be subject to lot coverage requirements and screened
from adjoining residentially used property.
[9]
One sign having a gross surface area of no more than 120 square feet
shall be permitted.
[10]
Any ventilation equipment outlets associated with the service/repair
work area(s) shall not be directed toward any adjoining residentially
used property.
[11]
All vehicles and/or machinery being serviced or repaired shall be
removed from the premises within 30 days following completion of any
service or repairs unless being offered for sale on site.
[12]
The use of the agricultural equipment service facility shall discontinue
if the associated agricultural equipment sales no longer operates.
[13]
Applicants shall furnish evidence that the storage and disposal of
materials will be accomplished in a manner that complies with state
and federal regulations.
[14]
Applicants shall provide an interior parking and circulation plan
demonstrating adequate fire and EMS apparatus access to and throughout
the premises.
[15]
Applicants shall provide emergency services Knox-Box® access prior to the
issuance of a certificate of occupancy.
(b)
For purposes of this § 105-6B(14), "facility" shall be the portion of the property being utilized for agricultural equipment sales and service and shall include the area of display as well as associated buildings and parking but shall not include any area(s) utilized for stormwater management.
A.
Permitted uses:
(1)
Single-family detached dwellings.
(2)
Two-family, semidetached dwellings.
[Amended 5-14-2013 by Ord. No. 2013-2]
(3)
Churches or similar places of worship.
(4)
Agriculture and agriculturally related operations
as follows:
(a)
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
(b)
Granaries, sawmills, and similar agriculturally
related activities.
(c)
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
(d)
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals, domestic cats and dogs if the total amount
of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s).
(e)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)
|
Up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(5)
Public and private schools, day care and geriatric
centers and similar institutions, provided that all outside active
play areas are screened from adjacent properties.
(7)
Individual mobile homes.
(8)
Federal, state, and local municipal buildings and
uses and essential services.
(9)
Sales offices shall be permitted as an accessory use to any residential development in excess of 15 lots or dwelling units. Any such sales office shall be housed in a building in keeping with the principal residential character of the property and comply with the applicable sign provisions of § 105-34A(1)(e) of this chapter.
(10)
Cemeteries and related uses provided no graves
or structures shall be located within 50 feet of any property line
of the cemetery and screening shall be provided along all property
lines of the cemetery, excluding the street property line. The minimum
lot area for the development of a cemetery shall be 10 acres except
where a cemetery is located on the same lot as a church.
(11)
Conversions of existing single-family detached dwellings to two-family dwellings provided each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-17 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-17. In the event any conversion project is subject to state approval(s); such approval(s) must be obtained prior to Township approval.
(12)
Stand-alone,
off-grid wind power systems shall be permitted as an accessory use,
provided these systems shall not project more than 10 feet above the
actual roofline nor may they exceed the maximum building height of
40 feet. Only one wind turbine per residential use and up to three
wind turbines per nonresidential use may be located on a single lot
or tract of land. The units may not be located in the front or side
yards and must be set back from the property line a distance of 1.5
times the total extended height of the system. No system may be located
within the area set aside as the Appalachian Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6[1]]
[1]
Editor’s Note: This ordinance also redesignated former
Subsection A(12) as Subsection A(13) [now A(14)].
(13)
Higher learning campus with expanded uses, subject to the following
conditions:
[Added 1-27-2015 by Ord.
No. 2015-4[2]]
(a)
The primary purpose of the facility shall be to provide higher
learning opportunities to the community.
(b)
The campus shall perpetually consist of two or more buildings
on a minimum of 50 contiguous acres, which shall not be subdivided
for the purpose of expanded uses identified herein.
(c)
The campus shall remain under single ownership.
(d)
The campus may provide the following amenities intended to primarily
serve the student and staff population:
[1]
Dining facilities for students, staff, and guests.
[2]
Housing for students and staff with overnight accommodations
for guests and visitors.
[3]
Recreation and fitness centers and athletic facilities, which
may also serve the public.
[4]
Health care facilities to provide for the needs of students
and staff. Except in the case of emergencies, said facilities shall
not be routinely available to visitors, guests or the general public.
[5]
Campus administrative and business offices, faculty and academic
counseling offices, research facilities, and maintenance facilities.
[6]
Conference center facilities and performing arts facilities,
which may also serve the public.
[7]
Personal service shops, including, but not limited to, barbers/beauticians,
seamstresses/tailors, laundry services, thrift shops, snack shops,
banking facilities, mail and parcel delivery services, bakeries, and
shops for school supplies and convenience items, provided such shops
are primarily for serving the student and staff population, guests
and visitors. There shall be no signs or other advertisement of the
availability of these facilities to the general public.
(e)
The following business activities (expanded uses) may be permitted
on campus to supplement the primary educational use of the facility
and, in that capacity, may provide products and/or services to the
general public. In the event the primary higher learning campus closes
or ceases to operate, all expanded use activities shall similarly
cease operations. The lessor shall incorporate language to this effect
into all lease agreements.
[1]
Business services.
[2]
Professional services.
[3]
Veterinary clinics and pet care.
[4]
Photography, art and/or music studios.
[5]
Repair services.
[6]
Automotive repair and maintenance shops, excluding body work
and painting. No parking or storage of vehicles shall be permitted
outside. All service and repair of vehicles shall be conducted in
a completely enclosed building, although doors to any shop need not
be closed at all times.
[7]
Restaurants. Drive-through facilities shall not be permitted.
[8]
Child or adult day-care facility (including both day-care home
and day-care center) to accommodate students, faculty, employees,
and the public. Said facilities shall be properly and continuously
licensed as applicable by the Commonwealth of Pennsylvania.
[9]
Small retail shops not to exceed 1,500 square feet in sales
floor space.
[10]
Military veterans' center for job retraining,
civilian employment assistance, and/or rehabilitation facilities,
including licensed health care facilities, to provide for the needs
of military service clientele and their families.
(f)
Expanded use activities shall be subject to a minimum setback
of 150 feet from any exterior perimeter campus property line. Said
setback shall apply to buildings, parking, and all other facilities
and activities associated with the business use.
(h)
Cumulative square footage of floor space for all expanded use
activities shall at no time exceed 50,000 square feet for every 50
acres of designated campus area.
(j)
Signs which display or otherwise indicate the availability of
facilities and services of any expanded use shall not be visible beyond
the boundary of the campus property.
(k)
Not more than 60% of the total campus area shall be occupied
by buildings, parking, roads or other impervious surface area.
(l)
Sidewalks and/or pedestrian paths shall be provided to safely
and conveniently interconnect all facilities for a walkable campus.
Adequate lighting and accessibility considerations shall be provided
along said sidewalks and paths for security and safe passage of all
pedestrians.
(m)
All campus facilities shall be connected to and served by centralized
water and sanitary sewage systems.
(n)
Vehicular access shall be provided by a minimum of two full
and direct points of access to a public road(s). Circulation within
the campus, including design and construction of all vehicular thoroughfares,
shall be subject to an approved parking and circulation plan per this
chapter and shall comply in all respects with the Greene Township
Subdivision and Land Development Ordinance.
(o)
Prior to locating on campus, each proposed expanded use shall
submit an individual land use permit application to the Township Zoning
Officer for review. Upon review, the Zoning Officer shall determine
the applicability of the use per this section of the chapter and shall
further determine whether any additional permits and/or documentation
shall be required for approval prior to occupancy, including, but
not limited to, a building permit, land development plan approval,
and/or parking and circulation plan approval.
[2]
Editor's Note: This ordinance also provided for the renumbering
of former Subsection A(13) as Subsection A(14).
(14)
Solar energy conversion systems. Residential application of
solar energy conversion systems shall permitted in the Low Density
Residential District, subject to the following conditions:
[Added 4-10-2018 by Ord.
No. 2018-1[4]]
(a)
A solar energy system may be roof-mounted or ground-mounted.
[1]
The height of roof-mounted systems on the principal building shall
not extend more than three feet above the finished roof which is to
be mounted. In no instance shall any part of the system extend beyond
the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall not
extend beyond the front wall of the principal building. Ground-mounted
systems attached to accessory buildings shall be set back not less
than 15 feet from any side or rear property line.
(b)
There is no limit to the number of modules and arrays installed on each property that compromise a solar energy system, except for the restrictions contained herein in Subsection A(14)(c), through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.
(c)
Solar energy commercial operations are prohibited as a principal
use of land except within an industrial zoning district.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy systems shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act of 1999, as amended,[5] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electrical Code (NEC). The local utility provider
shall be contacted to determine grid interconnection and net metering
policies. The applicant shall submit certificates of design compliance
obtained by the equipment manufacturer from a certifying organization,
and any such design shall be certified by an engineer registered in
the Commonwealth of Pennsylvania.
[5]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of a solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property.
The screen shall consist of shrubbery, trees or other noninvasive
plant species which provide a visual screen. In lieu of a planting
screen, a decorative fence may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All transmission lines from a ground-mounted solar energy system
to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturers
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with prevailing sign regulations.
(j)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(k)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to approval of the plan there shall be a notation
on the plan that restrictions have been placed on the lots in question
concerning the placement of structures and vegetation as they relate
to small-scale solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a small-scale energy system and all adjoining lots in the approved
development.
[4]
Editor's Note: This ordinance also redesignated former Subsection
A(14) as A(15).
(15)
Accessory buildings and uses customarily incidental
to a permitted use.
B.
Conditional uses (Additional requirements are in Article X):
(1)
Outdoor recreation facilities such as playgrounds, fishing and hunting
clubs, swimming pools, tennis courts, and similar uses, subject to
the following conditions:
[Amended 8-25-2009 by Ord. No. 2009-7]
(2)
Golf courses as defined in § 105-64, subject to the following conditions:
[Added 8-25-2009 by Ord. No. 2009-7[6]]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties.
[6]
Editor's Note: This ordinance also redesignated former Subsection
B(2) through B(10) as Subsection B(6) through B(14), respectively.
(3)
Country clubs as defined in § 105-64, subject to the following conditions:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties, unless
a waiver of the screening requirement is granted by the impacted adjacent
property owner.
(4)
Golf course standards: A golf course or the golf course component
of a country club shall meet the following standards:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
The course shall be comprised of at least nine holes.
(b)
Minimum length from median tee location to the center of the
green for the 18 holes shall not be less than 6,000 yards and not
less than 3,000 yards for a nine-hole course.
(c)
Minimum area occupied, maintained and operated as the golf course
shall not be less than 100 contiguous acres for a nine-hole course
or 180 contiguous acres for an eighteen-hole course. The area of any
golf course shall be delineated on the conditional use plan and shall
include the area of all greens, all tees, all fairways, typical and/or
delineated rough areas, and cart path alignments necessary to reasonably
play the course. Easements over private property may be included to
allow errant ball retrieval (which easements shall not be included
in the area of the golf course) and cart path alignment connections.
(d)
The course shall be designed so that golf balls are highly unlikely
to enter any public rights-of-way and property not a part of the golf
course or country club's property.
(e)
A clubhouse, pro shop, pool, pool house, driving range and tennis
courts shall be permitted. New facilities and any extensions and additions
to any such facilities in existence prior to the effective date of
this provision shall be a minimum of 150 feet from any existing exterior
perimeter property line of the proposed golf course or country club
property.
(f)
Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.
(g)
Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.
(h)
The edges of fairways and greens shall be set back a minimum
of 40 feet from any property or lot line, street right-of-way line
and/or parking area.
(i)
The design of the golf course shall prohibit the driving or
hitting of golf balls across any building, street or parking area,
whether existing or proposed.
(j)
No outdoor storage of maintenance equipment shall be permitted.
(l)
The applicant shall provide documentation, prepared by a professional
engineer or geologist, that no well within the radius of influence,
or, at a minimum, within 1/4 mile of any water source, will be adversely
impacted by the water usage for the golf course(s).
(m)
Golf course ponds and lakes shall be designed so as to ensure
that they do not become breeding grounds for mosquitoes and so as
to minimize potential accumulation of algae.
(n)
In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.
(o)
Golf cart crossings.
[1]
At-grade golf cart crossings at existing state and Township roads shall be prohibited; provided, however, that any golf course in existence prior to the effective date of this provision shall be exempt from such prohibition, but shall comply with the requirements of Subsection B(4)(o)[2] below.
[2]
All golf cart crossings shall comply with PennDOT regulations
and requirements pertaining to required minimum site distances for
private driveways (Greene Township Subdivision and Land Development
Ordinance,[7] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.
(5)
Country club or golf course - expanded use. If either of these uses desires to offer expanded facilities or activities, as defined in § 105-64 of this chapter, they must comply with the following additional conditions:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
Signs and advertising structures. Signs, displays and other
indications of availability of facilities and services shall be erected
so as not to be visible beyond the boundary of the country club or
golf course property.
(b)
The square footage of the floor space devoted to the expanded
services shall not exceed 15,000 square feet per 100 acres of land
comprising the country club or golf course.
(c)
Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.
(d)
Any new country club or golf course involving expanded use facilities,
or expansion of an existing country club or golf course to include
expanded use facilities, shall be subject to setbacks of 150 feet
where the expanded facilities are to be developed.
(e)
The following expanded uses may be permitted on site to supplement
the primary use of the facility and, in that capacity, may provide
products and/or services to the general public:
[Added 1-27-2015 by Ord.
No. 2015-4]
(6)
Campgrounds, trailers or recreational vehicle camps,
subject to the following conditions:
(a)
Any site shall occupy a lot area of not less
than 10 acres and no building shall be erected within 100 feet of
a public road or lot line.
(b)
The maximum length of any building shall not
exceed 150 feet. Distance between buildings shall not be less than
25 feet.
(c)
There shall be a minimum of two points of ingress
and egress.
(d)
All camps shall have a sewage disposal system
and water supply system approved by the Pennsylvania Department of
Environmental Protection.
(e)
Common open space. All trailer camps shall provide
not less than 20% of the total land area for common open space purposes.
Common open space shall be so located as to be free of traffic hazards
and should, where the topography permits be centrally located and
easily accessible to all campers.
(f)
Lot size and park density. Each trailer lot
shall be a minimum of 50 feet wide and 60 feet deep. The park density
shall not exceed 15 trailers per gross acre.
(g)
Setback. No trailer, tent, building, etc. shall
be located closer than 15 feet to any internal street.
(7)
Mobile home parks in accordance with the requirements of Chapter 85, Subdivision and Land Development.
(8)
Townhouses or attached dwellings subject to the following
standards:
(a)
Minimum project area. A townhouse project must
contain a minimum area of five acres.
(b)
Per dwelling unit minimum standards:
[1]
Lot area: 3,000 square feet.
[2]
Interior lot width: 20 feet.
[3]
Front yard: 30 feet.
[4]
Side yard for end units: 20 feet.
[5]
Rear yard: 30 feet.
[6]
Off-street parking: two spaces.
[7]
Height (maximum): 40 feet.
[Amended 4-26-2006 by Ord. No. 2006-2]
[8]
Active play area: 150 square feet.
[9]
Minimum distance between groups or units: 60
feet.
(c)
No less than three and no more than eight dwellings
shall be permitted in a unit or group.
(d)
Central water and Greene Township Municipal
Sewer Service shall be provided.
(e)
In addition to the off-street parking requirements
for each dwelling, one additional off-street parking space shall be
provided for each dwelling unit within the project area.
(f)
The rear yard of each unit shall be accessible
by a pedestrian easement.
(9)
Multiple dwelling residences (garden apartments) subject
to the following standards:
(a)
Minimum project area. A garden apartment complex
must contain a minimum area of three acres.
(b)
The maximum number of dwelling units permitted
shall be determined on the basis of 2,500 square feet of lot area
exclusive of public rights-of-way for each dwelling unit.
(c)
The length of any building shall not exceed
150 feet.
(d)
There shall be a minimum distance of 60 feet
between principal buildings and a minimum setback of 50 feet from
all boundary lines of the project.
(e)
There shall be a minimum of two off-street parking
spaces per dwelling unit and one additional parking space provided
for every 10 dwelling units.
(f)
Active play area per dwelling unit shall be
a minimum of 200 square feet.
(g)
Any garden apartment project which is subject
to state approval(s) must obtain such approval(s), prior to the Township's
issuance of a building permit.
(h)
Central water supply and Greene Township Municipal
Sewer Service shall be provided.
(10)
Bed-and-breakfast inns. The rental of rooms
on a temporary basis with an arrangement to provide breakfast to the
renter, commonly known as "bed-and-breakfast inn." Such use may be
granted as a conditional use provided that the bed-and-breakfast inn
does not adversely affect the residential character of the neighborhood
and that such use is carried on in an existing residential structure.
Further, the structure must have been constructed prior to 1940.
(a)
The building proposed for use as a bed-and-breakfast
inn must have the operator of the bed-and-breakfast residing in the
building as his/her principal residence.
(b)
Primary use of the building shall remain residential.
(c)
The quarters to be utilized by the guests and
the occupants of the premises shall be in the principal residential
structure. Separate structures, accessory buildings and garages are
not permitted to be used as living units or sleeping rooms.
(d)
One off-street parking space shall be provided
for each sleeping area designated for guests.
(e)
Serving of meals to overnight guests shall be
limited to breakfast only.
(f)
Each room that is designated for guest occupancy
must be provided with a smoke detector.
(g)
No exterior modifications or additions shall
be made to a building or structure for additional sleeping area rooms
for guests. Additions may be permitted for purposes such as kitchen
areas, dining rooms, bathrooms, or additional living area for the
operators living quarters only, necessary to accommodate the change
or use to a bed-and-breakfast inn.
(h)
No more than two signs shall be placed upon
the premises of this use, unless such property fronts on more than
one street, in which event two additional signs may be erected on
each additional street frontage. The size of these signs shall not
exceed 10 square feet in sign area for each sign.
(i)
In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(10)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:
[Added 7-10-2018 by Ord.
No. 2018-4]
[1]
The applicant must submit a separate conditional use application
for accessory uses. As part of the application process, the applicant
shall contact the Pennsylvania Municipal Code Alliance, Inc. to determine
if building and/or occupancy permits may be required and their response
shall be submitted as part of the conditional use application.
[2]
Accessory uses shall be limited to 125 guests.
[3]
Except as provided in Subsection B(10)(i)[4] next following, accessory uses shall be limited to the interior space of the existing structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.
[4]
Accessory uses may occur outside of the structure provided it
is located on a single parcel no less than four acres in size.
[5]
Accessory uses shall occur only between the hours of 9:00 a.m.
and 10:00 p.m. prevailing time.
[6]
A parking and circulation plan shall be required per § 105-29 and shall provide at least one off-street parking space for every two guests as well as one off-street parking space for every staff member.
(11)
Surface mining. Sandpits, slate pits, and related surface mining operations both new and expansion of existing operations, which are subject to the Commonwealth of Pennsylvania, Department of Environmental Protection, Bureau of Surface Mine Reclamation, are subject to the following Standards as well as the applicable provisions in Article X of this chapter.
(a)
Surface mining operations shall include sandpits,
gravel pits, peat bogs, removal of topsoil or rock, or the removal
of any natural resource or mineral from the land or ground.
(b)
An individual, corporate or otherwise, proposing
such activity shall verify compliance with the licensing requirements
by the Pennsylvania Department of Environmental Protection.
(c)
The land shall be proven to contain mineral
deposits of a demonstrable economic value.
(d)
Surface mining operations shall comply with
the following minimum setback requirements:
(e)
Stockpiling shall not be conducted closer than
200 feet to any property line or public road.
(f)
All extraction, processing and stockpiling operations
shall be screened as defined in this chapter and a plan of such screening
shall be submitted to the Township prior to conditional use approval.
If the proposed screening is to be in the form of vegetation, the
following standards shall apply:
[1]
A minimum of three rows of trees, shrubs, or
other vegetation shall be planted to produce the desired visual barricade.
[2]
At least two different species of trees, shrubs
or other vegetation shall be utilized. Selected species shall exhibit
different tolerances to insects and disease.
[3]
Species selected must be capable of producing
the desired visual barrier within two years of planting.
[4]
Prompt replacement of any dead species shall
be required.
(g)
The following security measures shall be provided:
[1]
Prior to the commencement of surface mining
operations, a physical barricade shall be constructed enclosing the
area actively being excavated in accordance with the following standards:
Fencing shall be at least six feet high and constructed of galvanized
chain link fabric and barbed wire across the top.
[2]
All access openings shall be provided with gates
that shall be locked to prevent unauthorized entry during periods
of non-operations.
[3]
Warning signs stating the nature of the operation
shall be conspicuously posted around the perimeter of the operation.
(h)
A site plan of the entire property, clearly
and legibly drawn at a scale of one inch equals 100 feet or less,
shall be provided and include the following items:
[1]
North arrow, scale, and date.
[2]
Topographic contour lines.
[3]
All property lines including a metes and bounds
description and the size of the property expressed in acres or square
feet.
[4]
The location of all existing buildings, structures,
cemeteries, streets, wells, and streams within 500 feet of the property
proposed for surface mining operation.
[5]
The location of the proposed surface mining
operation and the staging of operations if applicable.
[6]
The location of proposed stockpiles, sedimentation
ponds, access roads and buildings associated with the proposed operation.
[7]
The location of security fences, gates, and
signs.
[8]
The location and description of required screening.
[9]
The location and description of all erosion
and sedimentation control measures.
(j)
An operation plan shall be provided for all
surface mining operations and shall include the following:
[1]
Procedures to be followed for compliance with
Section 102, Chapter 77 of the Department of Environmental Protection
Rules and Regulations:
[3]
Procedures for the removal of mud or debris
on any public road resulting from the ingress or egress of vehicular
traffic from the operation. Said mud or debris shall be removed at
the end of each working day, or more frequently if needed during the
working day.
[4]
Procedures for dust control shall include the
following:
[5]
Procedures for controlling erosion and sedimentation resulting from the proposed operation as required by the Department of Environmental Protection and consistent with erosion and sedimentation control measures included in this chapter and Chapter 80, Stormwater Management.
[6]
Procedures for the ultimate closing and reclamation
of the proposed operation as required by the Department of Environmental
Protection.
(12)
Farm markets. Retail establishments located
on the same property as the principal farming operation, and which
functions as an outlet for local farm products and related products
which are supplementary or compatible with the farm products may be
permitted subject to the following standards:
(a)
The principal farming operation on which the
farm market is proposed to be located shall contain a minimum of 20
acres.
(b)
The farm market building shall be one-story
and not exceed 3,000 square feet of floor area.
(c)
The farm market building shall be setback a
minimum of 75 feet from the street right-of-way and located no closer
than 50 feet from the side and rear property lines.
(d)
Each application shall be accompanied with a
report listing the products to be sold consistent with the farm market
definition.
(e)
Along each property line which is adjacent to
a residential district or existing residence, screening shall be provided
as defined in this chapter.
(f)
Any illumination or floodlighting shall be arranged
so there will be no glare of lights upon a residence, residential
district or street.
(g)
Each application shall be accompanied with a plan as set forth in § 105-50A(7) and (8) indicating parking and circulation, and landscaping arrangements. Parking spaces as a minimum shall be provided at the rate of seven spaces per 1,000 square feet of floor area.
(h)
Each application for a land use or building permit shall include a parking and circulation plan designed in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.
[Amended 7-27-2010 by Ord. No. 2010-3]
(i)
A landscaping plan must be approved by the Township
Supervisors before a building or use permit can be processed. The
applicant shall be responsible for the installation of all landscaping
and screening according to the approved landscaping plan. The proposed
landscaping plan shall be submitted to the Township at least 14 days
prior to the next regularly scheduled meeting of the Planning Commission
in order for the Planning Commission to review the plan and make its
recommendations to the Township Supervisors.
(j)
Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).
[Amended 2-27-2004 by Ord. No. 2004-1]
(13)
Animal husbandry, milk processing, livestock
production, including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animal and domestic cats and dogs if the total amount
of animals exceeds the amount as is indicated on the following schedule
shall be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers, calves,
and bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in the aggregate2
|
11 or more
|
50
| |
|
G. Domestic dogs and cats in approved kennels
regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a manure
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines
relating to the management of animal waste. All manure management
plans shall, at a minimum, follow the guidelines and comply with the
criteria set forth in the Pennsylvania Department of Environmental
Protection publication entitled “Manure Management for Environmental
Protection,” dated October 1986, and all technical supplements
thereto as revised and amended as of the date the newer management
plan is submitted. If it is determined by a court of competent jurisdiction
that amendments or revisions to said DEP publication and supplements
cannot be incorporated herein by this subsection, then the said publication
and technical supplements in effect on this date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use or building permit application. It shall be reviewed, approved
or rejected by the Planning Commission. The manure management plan
shall include provisions for the control of runoff and, when buildings
housing animals are within 200 feet of any property line, potable
water supply, occupied residential dwelling, surface water body and
stormwater drainage channel, excluding the property owner or lessee
farmer’s residence, the plan must specifically state what measures,
if any, are included to insure stormwater flows will not flow through
or around the building and across property lines or in any other way
flow off the property or affect potable water supplies on adjoining
property. If the proposed conditional use is an expansion of an existing
farm animal housing building, a plot plan shall be prepared by a registered
professional engineer or registered professional land surveyor certifying
that the minimum setback requirements have been met. If the proposed
conditional use does not qualify as described above, a land development
plan shall also be required for submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(14)
Retirement communities/retirement housing complexes/nursing
and convalescent housing facilities, subject to the following conditions:
[Added 2-27-2004 by Ord. No. 2004-1]
(a)
Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)] or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities, which shall be designed and located to serve principally the residents of said community/complex:
[1]
Dining facilities for residents and their guests
and employees.
[2]
Overnight guest rooms for visitors.
[3]
Community activity facilities.
[4]
Fitness centers, swimming pools and other recreational
facilities.
[5]
Health-care facilities, including skilled and
intermediate care and/or assisted living, clinics and rehabilitation
services, pharmacies and laboratories.
[6]
Administrative offices and maintenance facilities.
[7]
Personal service shops, including but not limited
to barbers/beauticians, seamstresses/tailors, laundromats, thrift
shops, snack shops, banking facilities, post office, bakery and a
shop for convenience items, provided that said shops are designed
primarily to serve the residents, visitors and employees of the community/complex
and do not exceed the allowable densities of § 105-7B(10)(d)[2].
[8]
Day-care center for employees.
[9]
Adult day-care facilities.
(b)
The minimum lot size shall be 15 contiguous
acres.
(c)
The maximum density shall be six dwelling and/or
living units per acre of the gross site area, subject to the setback
and coverage requirements of this chapter. In the calculation of overall
site density, every five beds located within the skilled care center,
nursing home or similar hospital situation shall equal one housing
unit and shall be included in determining the total number of housing
units allowed under the terms of this chapter.
(d)
A maximum of 15% of the gross site area shall
be used for administrative and/or service facilities.
[1]
Said administrative and service facilities shall
be principally for the site upon which they are located.
[2]
Personal service shops, as indicated in § 105-7B(10)(a)[7]
of this chapter shall comprise no more than 4% of the gross site area
and shall be calculated as a part of the total administration and/or
service facilities allowed for the community/complex.
(e)
Every retirement community or retirement home
complex shall reserve at least 40% of the gross site area for open
space use or active and/or passive recreation.
(f)
No group of single-family attached units shall
exceed five units. Variety in design and construction is encouraged
to enhance appearance and identify units.
(g)
The campus shall primarily serve the needs of
the retirement-aged person. At least one resident of each household
unit shall be at least 55 years old, be the remaining spouse of a
deceased resident who was at least 55 years old, or possess some handicap
that can be treated within a setting like a retirement community.
(h)
The building coverage of the development in
this district shall not exceed 40% of the gross site area.
(i)
Required setbacks shall be provided for the
following uses and/or structures located in a retirement residential
community or retirement complex.
(j)
Single-family detached, semidetached and attached
dwellings shall be constructed no less than 10 feet apart on sides
and 40 feet apart when the front or back of a unit faces another unit.
Similarly, detached multifamily personal care or apartment buildings,
skilled care medical facilities and nonresidential buildings or structures
shall maintain an isolation distance of 20 feet from all other buildings
or structures.
(k)
No building shall be higher than 40 feet in
height and in no event shall any building exceed three stories.
(l)
Plans for all living and service facilities
shall be approved by the applicable local and state agencies, including
but not limited to the Department of Labor and Industry and the Department
of Health.
(m)
The development shall have direct access to
a public street or road.
(n)
Sidewalks and/or pedestrian paths shall be provided
to interconnect all living units with the community service areas,
parking lots, dining areas and health-care facilities to be utilized
by the residents living therein. Sidewalks, or other forms of clearly
marked pedestrian walkways, may be required elsewhere if deemed necessary
for the safe and convenient movement of residents within the community.
Furthermore, adequate lighting shall be provided along said walks
and parking areas for the safe passage of residents and employees.
(p)
All commercial uses shall be strictly related
and subordinate to the residential/medical character of the campus
and shall serve principally the residents and employees of, or visitors
to, the facility. Such uses shall be accessible only via the private
street, sidewalk or pathway system of the campus and should be limited
in size and scope to that necessary to serve campus residents.
(q)
Commercial, medical and recreational uses should
be located for the convenience of the residents and designated to
encourage pedestrian travel rather than the use of vehicles by residents.
(r)
Utilities. Every retirement residential facility
or retirement living complex and every nonresidential use shall be
supplied with public water and sewer facilities. All telephone, cable
and electrical lines shall be installed underground.
(s)
Minimum off-street parking and loading requirements.
Off-street parking shall be provided for in accordance with the Greene
Township Zoning Ordinance.
(t)
Signs and advertising structures. Signs indicating
the availability of personal service shops as identified in § 105-7B(10)(a)[7]
shall only be erected on the interior of the buildings and shall not
be visible from the exterior of any building.
(u)
Except for the provision of § 105-20A(3) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[9]
[Amended 12-27-2005 by Ord. No. 2005-7; 6-26-2007 by Ord. No. 2007-7]
[9]
Editor’s Note: Former Subsection B(15), regarding solar
energy conversion systems, which immediately followed, was repealed
4-10-2018 by Ord. No. 2018-1.
A.
Permitted uses:
(1)
Single-family detached dwellings.
(2)
Individual mobile homes.
(3)
Two-family, semidetached dwellings.
[Amended 5-14-2013 by Ord. No. 2013-2]
(4)
Two-family, detached dwellings provided the lot area
is 25% larger than the minimum required for single-family detached
dwellings and in compliance with the yard and setback requirements
for single-family detached dwellings.
(5)
Attached dwelling residences (townhouses).
(6)
Multifamily dwellings and garden apartments.
(7)
Conversions of existing single-family detached dwellings to two-family dwellings provided each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-18 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-18. In the event any conversion project is subject to approvals of the Commonwealth of Pennsylvania, such approval must be obtained prior to Township approval.
(8)
Churches or similar places of worship.
(9)
Agriculture and agriculturally related operations
as follows:
(a)
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
(b)
Granaries, sawmills, and similar agriculturally
related activities.
(c)
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
(d)
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals, domestic cats and dogs if the total amount
of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s).
(e)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves,
and bulls)
|
Up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(10)
Public and private schools, day care and geriatric
centers and similar institutions, provided that all outside active
play areas are screened from adjacent residential properties.
(12)
Federal, state, and local municipal buildings
and uses and essential services.
(13)
Boarding, lodging or rooming house.
(14)
Sales offices shall be permitted as an accessory use to any residential development in excess of 15 lots or dwelling units. Any such sales office shall be housed in a building in keeping with the principal residential character of the property and comply with the applicable sign provisions of § 105-34A(1)(e) of this chapter.
(15)
Cemeteries and related uses provided no graves
or structures shall be located within 50 feet of any property line
of the cemetery and screening shall be provided along all property
lines of the cemetery, excluding the street property line.
(16)
Stand-alone,
off-grid wind power systems shall be permitted as an accessory use,
provided these systems shall not project more than 10 feet above the
actual roofline nor may they exceed the maximum building height of
40 feet. Only one wind turbine per residential use and up to three
wind turbines per nonresidential use may be located on a single lot
or tract of land. The units may not be located in the front or side
yards and must be set back from the property line a distance of 1.5
times the total extended height of the system. The foregoing notwithstanding,
no system may be located within the area established as the Appalachian
Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6[1]]
(17)
Higher learning campus with expanded uses, subject to the following
conditions:
[Added 1-27-2015 by Ord.
No. 2015-4[2]]
(a)
The primary purpose of the facility shall be to provide higher
learning opportunities to the community.
(b)
The campus shall perpetually consist of two or more buildings
on a minimum of 50 contiguous acres, which shall not be subdivided
for the purpose of expanded uses identified herein.
(c)
The campus shall remain under single ownership.
(d)
The campus may provide the following amenities intended to primarily
serve the student and staff population:
[1]
Dining facilities for students, staff, and guests.
[2]
Housing for students and staff with overnight accommodations
for guests and visitors.
[3]
Recreation and fitness centers and athletic facilities, which
may also serve the public.
[4]
Health care facilities to provide for the needs of students
and staff. Except in the case of emergencies, said facilities shall
not be routinely available to visitors, guests or the general public.
[5]
Campus administrative and business offices, faculty and academic
counseling offices, research facilities, and maintenance facilities.
[6]
Conference center facilities and performing arts facilities,
which may also serve the public.
[7]
Personal service shops, including, but not limited to, barbers/beauticians,
seamstresses/tailors, laundry services, thrift shops, snack shops,
banking facilities, mail and parcel delivery services, bakeries, and
shops for school supplies and convenience items, provided such shops
are primarily for serving the student and staff population, guests
and visitors. There shall be no signs or other advertisement of the
availability of these facilities to the general public.
(e)
The following business activities (expanded uses) may be permitted
on campus to supplement the primary educational use of the facility
and, in that capacity, may provide products and/or services to the
general public. In the event the primary higher learning campus closes
or ceases to operate, all expanded use activities shall similarly
cease operations. The lessor shall incorporate language to this effect
into all lease agreements.
[1]
Business services.
[2]
Professional services.
[3]
Veterinary clinics and pet care.
[4]
Photography, art and/or music studios.
[5]
Repair services.
[6]
Automotive repair and maintenance shops, excluding body work
and painting. No parking or storage of vehicles shall be permitted
outside. All service and repair of vehicles shall be conducted in
a completely enclosed building, although doors to any shop need not
be closed at all times.
[7]
Restaurants. Drive-through facilities shall not be permitted.
[8]
Child or adult day-care facility (including both day-care home
and day-care center) to accommodate students, faculty, employees,
and the public. Said facilities shall be properly and continuously
licensed as applicable by the Commonwealth of Pennsylvania.
[9]
Small retail shops not to exceed 1,500 square feet in sales
floor space.
[10]
Military veterans' center for job retraining,
civilian employment assistance, and/or rehabilitation facilities,
including licensed health care facilities, to provide for the needs
of military service clientele and their families.
(f)
Expanded use activities shall be subject to a minimum setback
of 150 feet from any exterior perimeter campus property line. Said
setback shall apply to buildings, parking, and all other facilities
and activities associated with the business use.
(h)
Cumulative square footage of floor space for all expanded use
activities shall at no time exceed 50,000 square feet for every 50
acres of designated campus area.
(j)
Signs which display or otherwise indicate the availability of
facilities and services of any expanded use shall not be visible beyond
the boundary of the campus property.
(k)
Not more than 60% of the total campus area shall be occupied
by buildings, parking, roads or other impervious surface area.
(l)
Sidewalks and/or pedestrian paths shall be provided to safely
and conveniently interconnect all facilities for a walkable campus.
Adequate lighting and accessibility considerations shall be provided
along said sidewalks and paths for security and safe passage of all
pedestrians.
(m)
All campus facilities shall be connected to and served by centralized
water and sanitary sewage systems.
(n)
Vehicular access shall be provided by a minimum of two full
and direct points of access to a public road(s). Circulation within
the campus, including design and construction of all vehicular thoroughfares,
shall be subject to an approved parking and circulation plan per this
chapter and shall comply in all respects with the Greene Township
Subdivision and Land Development Ordinance.
(o)
Prior to locating on campus, each proposed expanded use shall
submit an individual land use permit application to the Township Zoning
Officer for review. Upon review, the Zoning Officer shall determine
the applicability of the use per this section of the chapter and shall
further determine whether any additional permits and/or documentation
shall be required for approval prior to occupancy, including, but
not limited to, a building permit, land development plan approval,
and/or parking and circulation plan approval.
[2]
Editor's Note: This ordinance also provided for the renumbering
of former Subsection A(17) as Subsection A(18).
(18)
Solar energy conversion systems. Residential application of
solar energy conversion systems shall be permitted in the Medium Density
Residential District, subject to the following conditions:
[Added 4-10-2018 by Ord.
No. 2018-1[4]]
(a)
A solar energy system may be roof-mounted or ground-mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principal building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(c)
Solar energy commercial operations are prohibited as a principal
use of land except within an industrial zoning district.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy systems shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[5] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electrical Code (NEC). The local utility provider
shall be contacted to determine grid interconnection and net metering
policies. The applicant shall submit certificates of design compliance
obtained by the equipment manufacturer from a certifying organization,
and any such design shall be certified by an engineer registered in
the Commonwealth of Pennsylvania.
[5]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of a solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property.
The screen shall consist of shrubbery, trees or other noninvasive
plant species which provide a visual screen. In lieu of a planting
screen, a decorative fence may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturers
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(j)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(k)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to approval of the plan there shall be a notation
on the plan that restrictions have been placed on the lots in question
concerning the placement of structures and vegetation as they relate
to small-scale solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a small-scale energy system and all adjoining lots in the approved
development.
[4]
Editor's Note: This ordinance also redesignated former Subsection
A(18) as A(19).
(19)
Accessory buildings and uses customarily incidental
to a permitted use.
B.
Conditional uses (Additional requirements are in Article X):
(1)
Outdoor recreation facilities such as playgrounds, fishing and hunting
clubs, swimming pools, tennis courts, and similar uses, subject to
the following conditions:
[Amended 8-25-2009 by Ord. No. 2009-7]
(2)
Golf courses as defined in § 105-64, subject to the following conditions:
[Amended 8-25-2009 by Ord. No. 2009-7]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties, unless
a waiver of the screening requirement is granted by the impacted adjacent
property owner.
(3)
Country clubs as defined in § 105-64, subject to the following conditions:
[Added 8-25-2009 by Ord. No. 2009-7[6]]
(a)
That exterior lighting, other than that essential for the safety
and convenience of the users of the premises, shall be prohibited.
All exterior lighting shall be shielded from adjacent properties and
streets.
(b)
All new structures and any expansions to existing structures
shall be screened from the view of all adjacent properties, unless
a waiver of the screening requirement is granted by the impacted adjacent
property owner.
[6]
Editor's Note: This ordinance also redesignated former Subsection
B(3) through B(6) as Subsection B(6) through B(9), respectively.
(4)
Golf course standards: A golf course or the golf course component
of a country club shall meet the following standards:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
The course shall be comprised of at least nine holes.
(b)
Minimum length from median tee location to the center of the
green for the 18 holes shall not be less than 6,000 yards and not
less than 3,000 yards for a nine-hole course.
(c)
Minimum area occupied, maintained and operated as the golf course
shall not be less than 100 contiguous acres for a nine-hole course
or 180 contiguous acres for an eighteen-hole course. The area of any
golf course shall be delineated on the conditional use plan and shall
include the area of all greens, all tees, all fairways, typical and/or
delineated rough areas, and cart path alignments necessary to reasonably
play the course. Easements over private property may be included to
allow errant ball retrieval (which easements shall not be included
in the area of the golf course) and cart path alignment connections.
(d)
The course shall be designed so that golf balls are highly unlikely
to enter any public rights-of-way and property not a part of the golf
course or country club's property.
(e)
A clubhouse, pro shop, pool, pool house, driving range and tennis
courts shall be permitted. New facilities and any extensions and additions
to any such facilities in existence prior to the effective date of
this provision shall be a minimum of 150 feet from any existing exterior
perimeter property line of the proposed golf course or country club
property.
(f)
Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.
(g)
Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.
(h)
The edges of fairways and greens shall be set back a minimum
of 40 feet from any property or lot line, street right-of-way line
and/or parking area.
(i)
The design of the golf course shall prohibit the driving or
hitting of golf balls across any building, street or parking area,
whether existing or proposed.
(j)
No outdoor storage of maintenance equipment shall be permitted.
(l)
The applicant shall provide documentation, prepared by a professional
engineer or geologist, that no well within the radius of influence,
or, at a minimum, within 1/4 mile of any water source, will be adversely
impacted by the water usage for the golf course(s).
(m)
Golf course ponds and lakes shall be designed so as to ensure
that they do not become breeding grounds for mosquitoes and so as
to minimize potential accumulation of algae.
(n)
In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.
(o)
Golf cart crossings.
[1]
At-grade golf cart crossings at existing state and Township roads shall be prohibited; provided, however, that any golf course in existence prior to the effective date of this provision shall be exempt from such prohibition, but shall comply with the requirements of Subsection B(4)(o)[2] below.
[2]
All golf cart crossings shall comply with PennDOT regulations
and requirements pertaining to required minimum site distances for
private driveways (Greene Township Subdivision and Land Development
Ordinance,[7] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.
(5)
Country club or golf course - expanded use. If either of these uses desires to offer expanded facilities or activities, as defined in § 105-64 of this chapter, they must comply with the following additional conditions:
[Added 8-25-2009 by Ord. No. 2009-7]
(a)
Signs and advertising structures. Signs, displays and other
indications of availability of facilities and services shall be erected
so as not to be visible beyond the boundary of the country club or
golf course property.
(b)
The square footage of the floor space devoted to the expanded
services shall not exceed 15,000 square feet per 100 acres of land
comprising the country club or golf course.
(c)
Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.
(d)
Any new country club or golf course involving expanded use facilities,
or expansion of an existing country club or golf course to include
expanded use facilities, shall be subject to setbacks of 150 feet
where the expanded facilities are to be developed.
(e)
The following expanded uses may be permitted on site to supplement
the primary use of the facility and, in that capacity, may provide
products and/or services to the general public:
[Added 1-27-2015 by Ord.
No. 2015-4]
(6)
Mobile home parks in accordance with the requirements of Chapter 85, Subdivision and Land Development.
(7)
Bed-and-breakfast inns. The rental of rooms on a temporary
basis with an arrangement to provide breakfast to the renter, commonly
known as "bed-and-breakfast inn." Such use may be granted as a conditional
use provided that the bed-and-breakfast inn does not adversely affect
the residential character of the neighborhood and that such use is
carried on in an existing residential structure. Further, the structure
must have been constructed prior to 1940.
(a)
The building proposed for use as a bed-and-breakfast
inn must have the operator of the bed-and-breakfast inn residing in
the building as his/her principal residence.
(b)
Primary use of the building shall remain residential.
(c)
The quarters to be utilized by the guests and
the occupants of the premises shall be in the principal residential
structure. Separate structures, accessory buildings and garages are
not permitted to be used as living units or sleeping rooms.
(d)
One off-street parking space shall be provided
for each sleeping area designated for guests.
(e)
Serving of meals to overnight guests shall be
limited to breakfast only.
(f)
Each room that is designated for guest occupancy
must be provided with a smoke detector.
(g)
No exterior modification or additions shall
be made to a building or structure for additional sleeping area rooms
for guests. Additions may be permitted for purposes such as kitchen
areas, dining rooms, bathrooms, or additional living area for the
operators living quarters only, necessary to accommodate the change
of use to a bed-and-breakfast inn.
(h)
No more than two signs shall be placed upon
the premises of this use, unless such property fronts on more than
one street, in which event two additional signs may be erected on
each additional street frontage. The size of these signs shall not
exceed 10 square feet in sign area for each sign.
(i)
In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(7)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:
[Added 7-10-2018 by Ord.
No. 2018-4]
[1]
The applicant must submit a separate conditional use application
for accessory uses. As part of the application process, the applicant
shall contact the Pennsylvania Municipal Code Alliance, Inc. to determine
if building and/or occupancy permits may be required and their response
shall be submitted as part of the conditional use application.
[2]
Accessory uses shall be limited to 125 guests.
[3]
Except as provided in Subsection B(7)(i)[4] next following, accessory uses shall be limited to the interior space of the existing structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.
[4]
Accessory uses may occur outside of the structure provided it
is located on a single parcel no less than four acres in size.
[5]
Accessory uses shall occur only between the hours of 9:00 a.m.
and 10:00 p.m. prevailing time.
[6]
A parking and circulation plan shall be required per § 105-29 and shall provide at least one off-street parking space for every two guests as well as one off-street parking space for every staff member.
(8)
Animal husbandry, milk processing, livestock production,
including breeding of dairy and beef cattle, sheep, swine, horses,
ponies, mules, goats, poultry, other birds, fowl, fur animals, associated
farm animal and domestic cats and dogs if the total amount of animals
exceeds the amount as is indicated on the following schedule shall
be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers, calves,
and bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in
the aggregate2
|
11 or More
|
50
| |
|
G. Domestic dogs and cats in approved
kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a manure
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines
relating to the management of animal waste. All manure management
plans shall, at a minimum, follow the guidelines and comply with the
criteria set forth in the Pennsylvania Department of Environmental
Protection publication entitled “Manure Management for Environmental
Protection,” dated October 1986, and all technical supplements
thereto as revised and amended as of the date the newer management
plan is submitted. If it is determined by a court of competent jurisdiction
that amendments or revisions to said DEP publication and supplements
cannot be incorporated herein by this subsection, then the said publication
and technical supplements in effect on this date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use or building permit application. It shall be reviewed, approved
or rejected by the Planning Commission. The manure management plan
shall include provisions for the control of runoff and, when buildings
housing animals are within 200 feet of any property line, potable
water supply, occupied residential dwelling, surface water body and
stormwater drainage channel, excluding the property owner or lessee
farmer’s residence, the plan must specifically state what measures,
if any, are included to insure stormwater flows will not flow through
or around the building and across property lines or in any other way
flow off the property or affect potable water supplies on adjoining
property. If the proposed conditional use is an expansion of an existing
building housing farm animals, a plot plan shall be prepared by a
registered professional engineer or registered professional land surveyor
certifying that the minimum setback requirements have been met. If
the proposed conditional use does not qualify as described above,
a land development plan shall also be required for submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(9)
Retirement communities/retirement housing complexes/nursing
and convalescent housing facilities subject to the following conditions:
[Added 2-27-2004 by Ord. No. 2004-1]
(a)
Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)]or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities which shall be designed and located to serve principally the residents of said community/complex:
[1]
Dining facilities for residents and their guests
and employees.
[2]
Overnight guest rooms for visitors.
[3]
Community activity facilities.
[4]
Fitness centers, swimming pools and other recreational
facilities.
[5]
Health-care facilities, including skilled and
intermediate care and/or assisted living, clinics and rehabilitation
services, pharmacies and laboratories.
[6]
Administrative offices and maintenance facilities.
[7]
Personal service shops, including but not limited
to barbers/beauticians, seamstresses/tailors, laundromats, thrift
shops, snack shops, banking facilities, post office, bakery and a
shop for convenience items, provided that said shops are designed
primarily to serve the residents, visitors and employees of the community/complex
and do not exceed the allowable densities of § 105-7B(10)(d)[2].
[8]
Day-care center for employees.
[9]
Adult day-care facilities.
(b)
The minimum lot size shall be 15 contiguous
acres.
(c)
The maximum density shall be six dwelling and/or
living units per acre of the gross site area, subject to the setback
and coverage requirements of this chapter. In the calculation of overall
site density, every five beds located within the skilled care center,
nursing home or similar hospital situation shall equal one housing
unit and shall be included in determining the total number of housing
units allowed under the terms of this chapter.
(d)
A maximum of 15% of the gross site area shall
be used for administrative and/or service facilities.
[1]
Said administrative and service facilities shall
be principally for the site upon which they are located.
[2]
Personal service shops, as indicated in § 105-7B(10)(a)[7]
of this chapter shall comprise no more than 4% of the gross site area
and shall be calculated as a part of the total administration and/or
service facilities allowed for the community/complex.
(e)
Every retirement community or retirement home
complex shall reserve at least 40% of the gross site area for open
space use or active and/or passive recreation.
(f)
No group of single-family attached units shall
exceed five units. Variety in design and construction is encouraged
to enhance appearance and identify units.
(g)
The campus shall primarily serve the needs of
the retirement-aged person. At least one resident of each household
unit shall be at least 55 years old, be the remaining spouse of a
deceased resident who was at least 55 years old, or possess some handicap
that can be treated within a setting like a retirement community.
(h)
The building coverage of the development in
this district shall not exceed 40% of the gross site area.
(i)
Required setbacks shall be provided for the
following uses and/or structures located in a retirement residential
community or retirement complex.
(j)
Single-family detached, semidetached and attached
dwellings shall be constructed no less than 10 feet apart on sides
and 40 feet apart when the front or back of a unit faces another unit.
Similarly, detached multifamily personal care or apartment buildings,
skilled care medical facilities and nonresidential buildings or structures
shall maintain an isolation distance of 20 feet from all other buildings
or structures.
(k)
No building shall be higher than 40 feet in
height and in no event shall any building exceed three stories.
(l)
Plans for all living and service facilities
shall be approved by the applicable local and state agencies, including
but not limited to the Department of Labor and Industry and the Department
of Health.
(m)
The development shall have direct access to
a public street or road.
(n)
Sidewalks and/or pedestrian paths shall be provided
to interconnect all living units with the community service areas,
parking lots, dining areas and health-care facilities to be utilized
by the residents living therein. Sidewalks, or other forms of clearly
marked pedestrian walkways, may be required elsewhere if deemed necessary
for the safe and convenient movement of residents within the community.
Furthermore, adequate lighting shall be provided along said walks
and parking areas for the safe passage of residents and employees.
(o)
The design and construction of private streets
located within the retirement residential communities or retirement
home complexes shall comply in all respects with the Greene Township
Subdivision and Land Development Ordinance.
(p)
All commercial uses shall be strictly related
and subordinate to the residential/medical character of the campus
and shall serve principally the residents and employees of, or visitors
to, the facility. Such uses shall be accessible only via the private
street, sidewalk or pathway system of the campus and should be limited
in size and scope to that necessary to serve campus residents.
(q)
Commercial, medical and recreational uses should
be located for the convenience of the residents and designated to
encourage pedestrian travel rather than the use of vehicles by residents.
(r)
Utilities. Every retirement residential facility
or retirement living complex and every nonresidential use shall be
supplied with public water and sewer facilities. All telephone, cable
and electrical lines shall be installed underground.
(s)
Minimum off-street parking and loading requirements.
Off-street parking shall be provided for in accordance with the Greene
Township Zoning Ordinance.
(t)
Signs and advertising structures. Signs indicating
the availability of personal service shops as identified in § 105-7B(10)(a)[7]
shall only be erected on the interior of the buildings and shall not
be visible from the exterior of any building.
(u)
Except for the provision of §105-20A(3) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[8]
[Amended 12-27-2005 by Ord. No. 2005-7; 6-26-2007 by Ord. No. 2007-7]
[8]
Editor’s Note: Former Subsection B(10), regarding solar
energy conversion systems, which immediately followed, was repealed
4-10-2018 by Ord. No. 2018-1.
A.
Permitted uses. All permitted uses as listed and regulated
in the R-2 Residential District, except planned residential developments
which are not permitted in Community Commercial Districts. The following
uses are regulated in the (CC) Community Commercial District:
(1)
Single-family detached dwellings.
(2)
Individual mobile homes.
(3)
Two-family, semidetached dwellings.
[Amended 5-14-2013 by Ord. No. 2013-2]
(4)
Two-family, detached dwellings provided the lot area
is 25% larger than the minimum required for single-family detached
dwellings and in compliance with the yard and setback requirements
for single-family detached dwellings.
(5)
Conversions of existing single-family detached dwellings into two-family detached dwellings. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-18 for the first dwelling unit and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-18. In the event that any conversion project is subject to state approvals, such approval must be obtained prior to Township approval.
(6)
Attached dwelling residences (townhouses).
(7)
Multifamily structures and garden apartments.
(8)
Churches or similar places of worship.
(9)
Agriculture and agriculturally related operations
as follows:
(a)
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
(b)
Granaries, sawmills, and similar agriculturally
related activities.
(c)
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
(d)
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals including domestic cats and dogs, if the total
amount of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s). Buildings housing animals
shall have a minimum setback distance from any property line in accordance
with the following schedule. In the event the proposed development
proposes to construct storage for animal waste between the building
housing animals and an adjoining property line within the minimum
building setback line required for the building housing animals, there
shall be added to the building setback line the distance between the
building housing animals and the proposed storage facility for animal
waste.
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves,
and bulls)
|
up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(10)
Animal hospitals.
(11)
Public and private schools, day-care centers
and similar institutions, provided that all outside, active play areas
are screened from adjacent properties.
(13)
Federal, state, and local municipal buildings
and uses and essential services and essential service facilities.
(14)
Boarding, lodging, or rooming house.
(15)
Stand-alone,
off-grid wind power systems shall be permitted as an accessory use,
provided these systems shall not project more than 10 feet above the
actual roofline nor may they exceed the maximum building height of
40 feet. Only one wind turbine per residential use and up to three
wind turbines per nonresidential use may be located on a single lot
or tract of land. The units may not be located in the front or side
yards and must be set back from the property line a distance of 1.5
times the total extended height of the system. The foregoing notwithstanding,
no system may be located within the area established as the Appalachian
Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6[1]]
[1]
Editor’s Note: This ordinance also redesignated former
Subsection A(15) as Subsection A(16).
(16)
Accessory buildings and uses customarily incidental
to a permitted use.
B.
The following uses in accordance with Community Commercial
(CC) lot requirements:
(1)
Small retail business shops not to exceed 1,500 square feet in sales
floor space, but excluding establishments designed to provide drive-in
facilities.
(2)
Business services, but excluding establishments designed to provide
drive-in facilities.
(3)
Personal services, including, but not limited to, barbers/beauticians,
seamstresses/tailors, laundry services, banking facilities, mail and
parcel delivery services, and bakeries, but excluding establishments
designed to provide drive-in facilities.
(4)
Repair services.
(5)
Professional services.
(6)
Photography, art and/or music studios.
(7)
Restaurants. Drive-through facilities shall not be permitted.
(8)
Manufacturing, assembling, converting, altering, finishing,
cleaning or any other processing of products which is clearly incidental
to a retail or service business and where goods so produced or processed
are to be sold exclusively on the premises.
(9)
Multiple use buildings, provided that there is a minimum
lot area of 10,000 square feet for the first use and 2,000 square
feet for each additional use and in accordance with yard and setback
requirements of community commercial uses.
(10)
Bed-and-breakfast inns. The rental of rooms
on a temporary basis with an arrangement to provide breakfast to the
renter, commonly known as "bed-and-breakfast inn." Such use may be
granted as a conditional use provided that the bed-and-breakfast inn
does not adversely affect the residential character of the neighborhood
and that such use is carried on in an existing residential structure
which was constructed prior to 1940.
(a)
The building proposed for use as a bed-and-breakfast
inn must have the operator of the bed-and-breakfast inn residing in
the building as his/her principal residence.
(b)
Primary use of the building shall remain residential.
(c)
The quarters to be utilized by the guests and
the occupants of the premises shall be in the principal residential
structure. Separate structures, accessory buildings and garages are
not permitted to be used as living units or sleeping rooms.
(d)
One off-street parking space shall be provided
for each sleeping area designated for guests.
(e)
Serving of meals to overnight guests shall be
limited to breakfast only.
(f)
Each room that is designated for guest occupancy
must be provided with a smoke detector.
(g)
No exterior modifications or additions shall
be made to a building or structure for additional sleeping area rooms
for guests. Additions may be permitted for purposes such as kitchen
areas, dining rooms, bathrooms, or additional living area for the
operators living quarters only, necessary to accommodate the change
of use to bed-and-breakfast inn.
(h)
No more than two signs shall be placed upon
the premises of this use, unless such property fronts on more than
one street, in which event two additional signs may be erected on
each additional street frontage. The size of these signs shall not
exceed 10 square feet in sign area for each sign.
(11)
Solar energy conversion systems. Residential application of solar energy conversion systems shall be permitted subject to the following conditions. Commercial application of solar energy conversion systems shall be permitted as a conditional use subject to the same following conditions as well as the conditional use criteria set forth in Article X of this chapter.
[Amended 4-10-2018 by Ord. No. 2018-1]
(a)
A solar energy system may be roof-mounted or ground-mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principle building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(c)
Solar energy commercial operations are prohibited as a principal
use of land except within an industrial zoning district.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy system shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[3] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electric Code (NEC). The local utility provider shall
be contacted to determine grid interconnection and net metering policies.
The applicant shall submit certificates of design compliance obtained
by the equipment manufacturer from a certifying organization, and
any such design shall be certified by an engineer registered in the
Commonwealth of Pennsylvania.
[3]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property
that is used for residential purposes. The screen shall consist of
shrubbery, trees or other noninvasive plant species which provide
a visual screen. In lieu of a planting screen, a decorative fence
may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturer's
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(j)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(k)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to the approval of the plan, there shall be
a notation on the plan that restrictions have been placed on the lots
in question concerning the placement of structures and vegetation
as they relate to the small-scale solar energy systems.
[2]
On new site development plans that propose to provide for solar
energy systems, the applicant must provide for an easement for solar
access to be placed on the deeds of those lots proposed for a small-scale
energy system and all adjoining lots in the approved development.
[2]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
C.
Use standards. Commercial uses permitted in the Community
Commercial Districts shall be subject to the following conditions:
(2)
Any illumination or floodlighting shall be arranged
so there will be no glare of lights upon a residence or residential
district.
(3)
Loading areas or bays shall not be located in the
front yard of the building or in any required yard adjacent to a residential
district or an existing residence and which faces a street.
D.
Conditional uses:
(1)
Animal husbandry, milk processing, livestock production,
including breeding of dairy and beef cattle, sheep, swine, horses,
ponies, mules, goats, poultry, other birds, fowl, fur animals, associated
farm animal and domestic cats and dogs if the total amount of animals
exceeds the amount as is indicated on the following schedule shall
be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers,
calves, and bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in
the aggregate2
|
11 or More
|
50
| |
|
G. Domestic dogs and cats in approved kennels
regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, Llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a manure
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines
relating to the management of animal waste. All manure management
plans shall, at a minimum, follow the guidelines and comply with the
criteria set forth in the Pennsylvania Department of Environmental
Protection publication entitled “Manure Management for Environmental
Protection,” dated October 1986, and all technical supplements
thereto as revised and amended as of the date the newer management
plan is submitted. If it is determined by a court of competent jurisdiction
that amendments or revisions to said DEP publication and supplements
cannot be incorporated herein by this subsection, then the said publication
and technical supplements in effect on this date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use or building permit application. It shall be reviewed, approved
or rejected by the Planning Commission. The manure management plan
shall include provisions for the control of runoff and, when buildings
housing animals are within 200 feet of any property line, potable
water supply, occupied residential dwelling, surface water body and
stormwater drainage channel, excluding the property owner or lessee
farmer’s residence, the plan must specifically state what measures,
if any, are included to insure stormwater flows will not flow through
or around the building and across property lines or in any other way
flow off the property or affect potable water supplies on adjoining
property. If the proposed conditional use is an expansion of an existing
building housing farm animals, a plot plan shall be prepared by a
registered professional engineer or registered professional land surveyor
certifying that the minimum setback requirements have been met. If
the proposed conditional use does not qualify as described above,
a land development plan shall also be required for submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(2)
Kennels and animal care facilities for cats, provided
that such animals are boarded, groomed, kept or maintained indoors
and adequate provisions are made for sanitary disposal of animal waste.
[Added 3-22-2016 by Ord.
No. 2016-2]
A.
Uses permitted.
(1)
Agricultural and agricultural-related operations subject to the same limitations as described in § 105-6A(4).
(2)
Federal, state and local municipal buildings and uses and essential
services and essential facilities.
(4)
Public and private schools, day-care and geriatric centers,
including but not limited to training centers related to health care.
(5)
Veterinary clinics, animal hospitals and related animal care
facilities.
(6)
Stores for the retailing of food, drugs, confectionary, newspapers,
hardware, bakery products, clothing, household appliances, flowers
and house plants.
(7)
Personal service shops, including barbers, beauty parlors, tailors,
shoe repair, dry cleaning and travel agencies.
(8)
Restaurants, tearooms, cafes and other places serving food and
beverages.
(9)
Mortuary and undertaking establishments.
(10)
Medical and dental clinics and laboratories, including outpatient-only
health care clinics for urgent care/ambulatory care services. Said
facilities may include professional offices, medical offices and laboratories
involving the diagnosis, treatment, and care of humans, including
any and all support services normally related thereto. Clinics as
described above shall not include a health care facility as defined
by this chapter,[1] but may be included as a component of a health care facility
campus as regulated by § 105-9.1B2.
(11)
Banks, financial services, and financial institutions.
(12)
Massage therapy businesses as that term is defined in Code § 105-64. Adult-oriented establishments as that phrase is referenced and discussed in Article III, § 105-11C(4), of the Code are not permitted.
(13)
Offices of recognized professionals to include those persons
engaged in furnishing professional, personal, medical, surgical or
other services to individuals, including offices of physicians, dentists
and other health practitioners and professional offices or persons
engaged in such activities as accounting, engineering, consulting,
computer programming, real estate, insurance, financial planning or
other similar uses. By this provision it is intended to limit the
uses permitted in this category to those activities normally involving
office and clerical activities as opposed to activities involving
wholesaling or retailing of goods and merchandise.
(14)
Overnight lodging facilities, similar in nature to hotel/motel
accommodations, owned, maintained and operated by a health care organization
for the primary benefit of its patients, patients' families, and individuals
that are receiving treatment from a hospital or other health care
facility. Such facilities shall be restricted for use exclusively
by those persons associated with an identified and established health
care facility.
(15)
Nursing facilities, convalescent and assisted living facilities.
(16)
Child or adult day-care facility (including both day-care home
and day-care center) to accommodate patients, patients' families,
health care employers and their employees and the public.
(17)
Rehabilitation facilities and general fitness centers.
(18)
Farm markets subject to the same conditions and limitations described in § 105-6B(7) of this Code.
(19)
Churches and similar places of worship.
(20)
Accessory buildings and uses customarily incidental to a permitted
use; provided, however, the combined area of the principal as well
as the accessory building may not exceed 30,000 square feet.
B.
Conditional uses (additional requirements are in Article X).
(1)
Neighborhood residential development as defined and limited
by the following, regulations:
(a)
A proposed neighborhood residential development (NRD) shall
be a minimum of 20 acres of land area consisting of one or more contiguous
parcels of land under single ownership.
(b)
A proposed NRD shall be connected to a public water supply system
and a public sanitary sewer system.
(c)
A proposed NRD shall be developed according to a single plan
that depicts a complete land development.
(d)
Tracts of land less than 20 acres can be considered for a NRD
when contiguous with or directly across the street from an existing
or approved NRD.
(f)
The maximum residential density within a proposed NRD shall
be five dwelling units per acre. The use of one or more design incentives
can increase this density to a maximum of 10 dwelling units per acre.
These incentives are listed below:
[1]
Dwelling units provided with rear vehicular access drive or
garage via a lane or alley, as those terms are otherwise defined in
the subdivision and land development sections of the code of Greene
Township, will obtain a 0.25-dwelling-unit-per-acre density increase
for every 30 dwellings provided as described.
[2]
If 30 trees are planted on the subject property or a public
use lot, there would be an additional dwelling unit permitted. This
incentive can be used for up to five additional dwelling units. The
incentive shall be further conditioned upon the following:
[a]
To qualify for the incentive, the trees must have
a canopy at least five feet wide and be at least five feet high at
planting.
[b]
There shall be a maintenance plan provided to insure
that the trees are maintained in a healthy growing condition at all
times. It shall be the responsibility of the property owner of record
or his/its delegated representative to properly maintain/care for
the subject trees.
[c]
There shall be required a one-year contractor's
warranty of the healthy condition of the subject trees.
(h)
Open space requirements as follows:
[1]
A minimum of 25% of the NRD land area shall be devoted to open
space.
[2]
A one-hundred-foot-wide landscaped buffer area shall be located
inside the perimeter of the exterior property line. Said buffer shall
be in addition to any minimum open space requirement.
[3]
A minimum of 50% of the open space shall be free of floodplains,
wetlands, slopes over 15%, stormwater basins, berms or swales, land
within operating railroad rights-of-way, land beneath high voltage
(69 KV) electrical transmission lines, or other critical natural features
that would render the site unusable and/or inaccessible.
[4]
The design of the open space shall relate to the overall NRD
and shall be usable by and accessible to the NRD residents.
[5]
Maintenance of the buffer area and common open space shall be
the principal responsibility of the lot owners/homeowners within the
NRD, which responsibility shall be a covenant running with the land.
The lot owner/homeowners may create a homeowners' association or contract
with any other entity to perform the actual maintenance, but primary
and ultimate responsibility for maintenance, in all events, shall
be that of the lot owners/homeowners within the development.
(j)
Landscaping requirements as follows:
[1]
A minimum of one deciduous canopy tree shall be planted every
50 feet of public street frontage except on alleys, lanes or drives.
These street shade trees shall be located no closer than 10 feet to
the right-of-way line and shall not be within any clear sight triangle
or within the area of any sewer, water or electric easement.
[2]
Planting materials shall be at least five feet wide and five
feet high at planting for any required screening or buffer area. Wall
or fence materials can be substituted.
[3]
There shall be a minimum of one evergreen tree with at least
2 1/2 inches caliper for every 10 parking spaces installed on
planting islands at least 100 square feet per tree in land area and
underlain by a minimum two-foot soil depth.
[4]
Any trail, greenway or other common open space shall be designed
to tie into the proposed development and adjacent developments via
a surfaced access pathway for pedestrians, bicycles and maintenance
equipment.
(2)
A health care facility campus, as defined and limited by the
following regulations:
(a)
The health care facility campus must be on a tract of ground
under single ownership comprising not less than 50 contiguous acres.
If different tracts are combined to compromise the fifty-acre campus,
the tracts must be combined into a single tract. A master plan in
recordable form which shall become mandatory and binding part of any
conditional use approval shall be submitted as part of the conditional
use application. The master plan shall show present and future proposed
development of the campus.
(b)
No building area shall exceed 60,000 square feet per floor, and there shall not be more than three stories for each structure. In context of the size limitation referenced in this subsection, two or more buildings maintaining the twenty-foot separation for which provision is made in Subsection B(2)(c)[1] next following may be connected by an enclosed walkway subject to the following criteria:
(c)
The following minimum building spacing shall be required between
structures:
[1]
End wall to wall: 20 feet minimum.
[2]
Any building adjacent to a cartway which does not have a parking
facility as an end destination shall be set back from the center line
a minimum of 85 feet.
[3]
Any building adjacent to a driveway which does have a parking
facility as an end destination shall be set back from the center line
a minimum of 65 feet.
(d)
Not more than 60% of the total campus area shall be occupied
by buildings, parking, roads or other impervious surface area.
(e)
Not less than 40% of the total campus area shall be in green space. Building setback areas shall be landscaped. Parking lots, loading areas, trash containers, electric transformers and junction boxes shall be screened. Except as provided in Subsection B(2)(f) following, parking lots may not be considered part of the open space requirement and shall not be provided in the required perimeter setback area.
(f)
The use of shared parking facilities is encouraged. As an incentive to provide shared parking facilities, in the case of developments which would provide more than 50 off-street parking spaces, the developer must set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105, but upon the request of the developer, if agreed by the Township as part of any conditional use approval, the developer may be permitted to set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105 but not be required to presently construct more than 75% of the required parking spaces. In the event the developer is permitted to presently construct fewer than the required parking spaces, the remainder of the parking area set aside must be kept free of all construction and be planted and maintained as a grassy area. The Township may require construction of the remaining parking spaces at any time by the then owner of the premises upon giving the owner not less than six months' advance written notice. In the event of the granting of the waiver herein described, the fact of the grant as well as the requirement that the owner maintain the space set aside as a level grass area and that the Township has reserved the right to require construction of the remaining parking spaces upon six months' notice to the owner of the site must be reflected in a note appearing on the subdivision or land development plans recorded. The area being set aside for possible future expansion of the parking facilities may come from the forty-percent green space area required by Subsection B(2)(e) next above, up to but not in excess of 15% of said area, thereby potentially reducing the forty-percent open space requirement to a net total of 25% of the total campus area.
(g)
In the event, after a period of one year from the date of issuance of an occupancy permit for a building, the parking facilities which have been constructed pursuant to Subsection B(2)(f) next above, the Board of Supervisors agrees that the actual constructed parking is sufficient for that building use, the excess parking set aside may be included in the calculation of parking facilities for any new building utilizing the same shared parking facilities, the land development plans for which are approved after the one-year anniversary date.
(h)
A helipad for the pickup and discharge of patients requiring
emergency care and the landing/takeoff of helicopters shall be an
accessory use to a health care facility use, provided that the flight
path design shall not be over any residential development at an altitude
of less than 1,000 feet. The permanent or temporary housing or siting
of a helicopter on the campus is prohibited.
(i)
If a fifty-acre or greater campus is developed on one side of
a public street, there may be established immediately adjacent but
across the public street an additional campus compromised of a total
area of not less than 25 acres. The twenty-five-acre area shall be
under the same ownership as the adjacent fifty-acre campus and shall
be subject to all other regulations applicable to the fifty-acre campus,
except the conditions imposed by the Township as part of the conditional
use approval shall be those particularly applicable to the twenty-five-acre
development.
(j)
A combination of one canopy tree and six shrubs shall be installed
every 30 feet as measured along the property line. Appropriate plant
materials should be selected for particular soil and weather conditions
in accordance with guidelines of the Pennsylvania Department of Agriculture
and the American Society of Landscape Architects. A developer may
propose and utilize such suitable alternate landscaping as may be
agreed to by the Township as part of any conditional use approval.
C.
Uses not permitted.
(1)
Automobile and other motor vehicle body shops shall not be allowed,
nor shall there be permitted the sale or other distribution of motor
vehicle fuel, whether gas, diesel or otherwise, nor shall there be
permitted facilities involving the storage or distribution of bulk
propane, i.e., facilities designed to refill propane gas cylinders.
Nor shall there be permitted outside storage or warehousing of materials,
except storage which is incidental and customary to the permitted
uses, excluding temporary activities such as new construction activities.
Incinerators shall not be a permitted use. Autoclaves, sterilization
equipment and similar devices are not classified as incinerators for
purposes of this prohibition.
(2)
Except as otherwise specifically provided in this § 105-9.1, none of the uses described as permitted uses or as conditional uses in the areas zoned Highway Commercial, Light Industrial and Heavy Industrial shall be permitted as permitted uses or conditional uses herein.
(3)
Research activities involving animals shall not be permitted.
(4)
Residential uses are not permitted except as provided in § 105-9.1A(14) and B(1).
D.
Performance standards. Except as may otherwise be specifically provided in this chapter, the use standards applicable to development and uses in the Highway Commercial District as set forth more specifically in § 105-10C shall be applicable to development and uses in this district.
E.
Standards for access. Every development designed to accommodate more
than one nonresidential use or tenant shall so design access among
uses or tenants that travel off site onto public streets is not necessary
in traveling from one nonresidential use to another.
F.
Building size limitations.
(1)
Any structure utilized for the conduct of any of the businesses described in Subsection A(4) through (20) of § 105-9.1 shall be limited in size to 30,000 square feet. This limitation is intended to apply to the total of building area, ground floor area as well as any multiple floor areas if the building is more than one story high, and is not intended simply to be the area encompassed in the ground floor structure footprint.
(2)
Subject to conditional use approval, a structure may exceed the 30,000 square feet limitation referenced in Subsection F(1) above by up to an additional 30,000 square feet for a total of 60,000 square feet; provided, nevertheless, in no event shall the footprint of the structure exceed 30,000 square feet.
A.
Permitted uses:
(1)
All permitted uses listed and regulated in the (R-2) Medium-Density Residential District, except residential application of solar energy conversion systems only shall be permitted with commercial application of solar energy conversion systems continuing to be permitted as conditional uses only and with both type of systems remaining subject to the same conditions set forth in the (R-2) Medium-Density Residential District regulations. Planned residential developments shall not be permitted in Highway Commercial Districts. All permitted residentially zoned uses shall have a minimum lot area of 40,000 square feet and shall be subject to the requirements of §§ 105-19 and 105-20.
[Amended 2-27-2004 by Ord. No. 2004-1; 4-10-2018 by Ord. No. 2018-1]
(2)
Multiple use buildings, provided that there is a minimum
lot area of 40,000 square feet for the first use and 2,000 square
feet for each additional use in accordance with the yard and setback
requirements of this District.
(3)
The following uses in accordance with the Highway
Commercial lot requirements:
(a)
Hotels, motels, tourist homes, (including bed-and-breakfast
inns) restaurants, indoor commercial recreation facilities including
pools, tennis or other court games, and exercise or spa type facilities
and outdoor commercial recreation facilities including pools, tennis
or other court games, driving ranges, golf courses, and exercise or
playing field facilities.
(b)
Automotive, trailer, and mobile home sales and
service, such as service stations, repair garages, new and used car
dealers, excluding auto body shops:
[1]
Entrance and exit driveways shall have an unrestricted
width of not less than 12 feet and no more than 30 feet and shall
be located not less than 20 feet from any property line.
[2]
Vehicle lifts or pits, dismantled or non-operable
vehicles and all parts or supplies shall be located within completely
enclosed buildings or completely screened from adjacent properties.
Storage shall not be within the clear-sight triangle, the right-of-way
of any street or in the required front, side or rear yard setbacks.
[3]
All service or repair of motor vehicles, other
than such minor servicing as change of tires or sale of gasoline or
oil, shall be conducted in a completely enclosed building. This requirement
shall not be construed to mean that the doors to any repair shop must
be kept closed at all times.
[4]
The storage of gasoline or flammable oils in
bulk shall be located fully underground and not nearer than 50 feet
from any property line other than the street line.
(c)
Drive-in establishments.
(d)
Wholesaling and warehousing.
[Amended 4-13-2021 by Ord. No. 2021-2]
(e)
Shopping centers in accordance with the provisions
of this chapter.
(f)
Retail business, such as variety stores, building
materials and supply stores, apparel stores, drugstores, grocery stores,
farm markets, eating establishments, antique shops, music shops, sporting
goods stores, book, stationery, magazine, candy and tobacco shops
and convenience stores.
[Amended 4-27-1999 by Ord. No. 99-2; 8-23-2016 by Ord. No.
2016-6]
(g)
Business services, such as banks, credit unions,
loan companies and other financial institutions, real estate and insurance
agencies, utility offices, government, business and professional offices,
medical, dental or clinical facilities and veterinary clinics.
(h)
Personal services, such as barber shops, beauty
salons, photographic studios, coin laundromats, tailor, dressmaking,
millinery and dry-cleaning and laundry operations.
(i)
Repair services, such as radio, television,
and appliance shops, plumbing shops, carpenter shops, upholstery shops,
and shoe-repair shops.
(j)
Veterinary clinics, hospitals, kennels, animal
care facilities.
(k)
Essential services and essential service facilities.
(l)
Agriculture and agriculturally related operations
as follows:
[1]
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
[2]
Granaries, sawmills, and similar agriculturally
related activities.
[3]
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
[4]
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals, domestic cats and dogs, if the total amount
of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s). Buildings housing animals
shall have a minimum setback distance from any property line in accordance
with the following schedule. In the event the proposed development
proposes to construct storage for animal waste between the building
housing animals and an adjoining property line within the minimum
building setback line required for the building housing animals, there
shall be added to the building setback line the distance between the
building housing animals and the proposed storage facility for animal
waste.
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)
|
up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other
birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(m)
Accessory uses customarily incidental to a permitted
principal use.
(n)
Mini storage/self-storage facilities and storage.
[Added 10-25-2022 by Ord. No. 2022-5]
[1]
Each building shall be a fully enclosed building built of durable
materials on a permanent foundation. Truck trailers, shipping containers
or similar impermanent structures shall not be used as buildings for
self-storage units.
[2]
No door openings for any mini storage building unit shall be constructed
facing any residentially zoned or used property.
[3]
Open storage areas shall only be permitted as accessory to a mini
storage/self-storage facility. Area utilized for accessory open storage
area cannot exceed 40% of the area occupied by buildings utilized
for self-storage units within the facility. Open storage areas must
comply with building setback requirements.
[4]
Parking, if an on-site manager/business office is included: minimum
of four designated parking spaces required. Parking for storage units
with individual exterior access shall be provided by parking/driving
lanes adjacent to the buildings. Lanes shall be a minimum of 26 feet
wide when storage units are single-loaded and 30 feet wide when storage
units are doubled-loaded. Parking for storage unit structures with
common interior building access shall be provided at one space per
25 units.
B.
Conditional uses (additional requirements are in Article X):
(1)
Animal husbandry, milk processing, livestock production,
including breeding of dairy and beef cattle, sheep, swine, horses,
ponies, mules, goats, poultry, other birds, fowl, fur animals, associated
farm animal and domestic cats and dogs if the total amount of animals
exceeds the amount as is indicated on the following schedule shall
be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in the aggregate2
|
11 or More
|
50
| |
|
G. Domestic dogs and cats in approved kennels
regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a manure
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines
relating to the management of animal waste. All manure management
plans shall, at a minimum, follow the guidelines and comply with the
criteria set forth in the Pennsylvania Department of Environmental
Protection publication entitled “Manure Management for Environmental
Protection,” dated October 1986, and all technical supplements
thereto as revised and amended as of the date the newer management
plan is submitted. If it is determined by a court of competent jurisdiction
that amendments or revisions to said DEP publication and supplements
cannot be incorporated herein by this subsection, then the said publication
and technical supplements in effect on this date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use or building permit application. It shall be reviewed, approved
or rejected by the Planning Commission. The manure management plan
shall include provisions for the control of runoff and, when buildings
housing animals are within 200 feet of any property line, potable
water supply, occupied residential dwelling, surface water body and
stormwater drainage channel, excluding the property owner or lessee
farmer’s residence, the plan must specifically state what measures,
if any, are included to insure stormwater flows will not flow through
or around the building and across property lines or in any other way
flow off the property or affect potable water supplies on adjoining
property. If the proposed conditional use is an expansion of an existing
farm animal housing building, a plot plan shall be prepared by a registered
professional engineer or registered professional land surveyor certifying
that the minimum setback requirements have been met. If the proposed
conditional use does not qualify as described above, a land development
plan shall also be required for submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(2)
Manufacturing, assembling, converting, altering, finishing,
cleaning or any other processing of products which is clearly incidental
to a retail or service business and where goods so produced or processed
are to be sold exclusively on the premises, provided the site is not
adjoining a residential use or residential district, unless such residential
use or district is separated from the proposed site by a street or
road.
(3)
Light manufacturing uses such as assembling, converting,
and processing activities in accordance with the following standards:
(a)
Upon application for a land use or building
permit, a report shall be submitted setting forth the reasons why
such light manufacturing use is sufficiently compatible to the other
uses permitted in the Highway Commercial District in terms of traffic
generation, parking requirements and site demands. The report shall
be subject to approval of the Township Supervisors before a building
permit or land use permit is issued. The report shall be submitted
to the Township at least 14 days prior to the next regularly scheduled
meeting of the Planning Commission in order for the Planning Commission
to review the plan and make its recommendations to the Township Supervisors.
[Amended 7-27-2010 by Ord. No. 2010-3]
(b)
Light manufacturing uses shall not have a lot
area in excess of 1.5 acres in this District.
(c)
Light manufacturing uses shall not be permitted
in a Highway Commercial District if the proposed site adjoins a residential
use or a residential district, unless such residential use or district
is separated from the proposed site by a street or road.
(4)
More than one energy conversion system will be permitted as a conditional
use, subject to the following standards. The foregoing notwithstanding,
no system may be located within the area established as the Appalachian
Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6]
(a)
Required setbacks.
[1]
Wind turbines shall be set back from all property lines, public
rights-of-way and utility easements a distance equal to 1.5 times
the total extended height.
[2]
Wind turbines and tower bases shall be set back from all adjacent
residences, residential subdivisions and land developments of a density
of three or more dwelling units per acre a distance equal to three
times the total extended height.
(b)
Tower height.
[1]
The total extended height of the wind energy conversion system
shall not exceed 55 feet.
[2]
No wind energy conversion system shall be constructed, altered
or maintained so as to project above any imaginary air space surfaces
described in the Federal Aviation Administration regulations.
[3]
Stand-alone systems and wind-measuring devices shall be restricted
to 55 feet for the maximum total extended height.
(c)
Maximum sound levels.
[1]
Sound produced by the wind turbine under normal conditions as
measured at the property line shall not exceed 55 decibels. Sound
levels, however, may be exceeded during short-term events such as
severe wind storms or power utility outages.
[2]
Methods for measuring and reporting sound levels from wind turbines
and wind energy conversion systems shall be equal to or exceed the
minimum precision operating standards described by the American Wind
Energy Association.
(d)
Equipment certification.
[1]
Wind turbines must be certified by the American Wind Energy
Association, the American National Standards Institute and the Equipment
Manufacturers Underwriter Laboratories.
[2]
Wind energy conversion systems shall depict on certified engineered
drawings the tower, base, footings, foundation, guy wires, electrical
components and soil conditions. The site plan shall also show the
location of all existing buildings and structures within 150 feet
of such system.
(e)
Access limitations.
[1]
No wind turbine blade at its lowest point shall be closer to
the surface of the ground than 15 feet. Any foot pegs or rungs within
15 feet above ground surface of a freestanding tower with a wind turbine
or electrical equipment shall be removed to prevent unauthorized entry.
For latticed or guy-wired towers, sheets of metal or wood may be fastened
to the bottom section such that it cannot be readily climbed.
[2]
All access doors to wind turbines and electrical equipment shall
be appropriately locked or fenced.
(f)
Accessory use prohibitions.
[1]
All signs except for identification of owner, manufacturer or
installer and appropriate warnings shall be prohibited.
[2]
No illumination of the wind turbine or tower shall be allowed
unless required by the Federal Aviation Administration.
[3]
Reasonable efforts shall be made to eliminate shadow flicker
on adjacent property occupied buildings.
[4]
No satellite or microwave discs and no television or radio antennas
shall be attached to this system.
(g)
Abandonment.
[1]
If a wind turbine is inoperable for six consecutive months,
the property owner will be notified to restore the wind energy conversion
system to an operable condition within 30 days.
[2]
If the property owner fails to do this, removal of the wind
turbine from the tower will be required for public safety reasons.
(5)
Solar energy conversion systems, commercial application of solar
energy conversion systems shall be permitted as a conditional use
in the Highway Commercial District, subject to the following conditions:
[Added 7-12-2011 by Ord. No. 2011-2; amended 4-10-2018 by Ord. No. 2018-1]
(a)
A solar energy system may be roof-mounted or ground-mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principle building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(c)
Solar energy commercial operations are prohibited as a principle
use of land except within an industrial zoning district.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy system shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[1] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electric Code (NEC). The local utility provider shall
be contacted to determine grid interconnection and net metering policies.
The applicant shall submit certificates of design compliance obtained
by the equipment manufacturer from a certifying organization and any
such design shall be certified by an engineer registered in the Commonwealth
of Pennsylvania.
[1]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property
that is used for residential purposes. The screen shall consist of
shrubbery, trees or other noninvasive plant species which provide
a visual screen. In lieu of a planting screen, a decorative fence
may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturer's
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(j)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(k)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to the approval of the plan, there shall be
a notation on the plan that restrictions have been placed on the lots
in question concerning the placement of structures and vegetation
as they relate to the small-scale solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a small-scale energy system and all adjoining lots in the approved
development.
C.
Use standards. The following use standards are applicable
to all permitted uses and conditional uses in a Highway Commercial
District:
(2)
Any illumination or floodlighting shall be arranged
so there will be no glare of lights upon a residence, street or residential
district.
(3)
No driveway entrance or exits shall be located within
75 feet of an intersecting street measured from the point of intersection
of the center line. Where this intersection involves streets of two
different classifications, this separation distance shall be increased
by the amount any required right-of-way exceeds 50 feet.
(4)
Loading areas or bays shall not be located in the
front yard of the building or in any required yard adjacent to a residential
district or an existing residence or which faces a street.
A.
Purpose: to provide appropriate locations for the
development of manufacturing uses, predominantly from previously prepared
materials, of finished products or parts, including processing, fabrication,
assembly, treatment, packaging, incidental storage, sales and distribution
of such products, but excluding basic industrial processing.
B.
Permitted uses. A building may be erected, used or
occupied and a lot may be used or occupied for any of the following
purposes:
(1)
All permitted uses as listed in the HC District (subject to all restrictions and conditions as contained in § 105-10), with the exception of residential uses, which are not permitted in the LI District. All uses shall be subject to the LI District minimum area requirements.
(2)
Agriculture and agriculturally related operations
as follows:
(a)
Forest reserves, tree farming and crop farming
to include forage, sod, grain, and feed.
(b)
Granaries, sawmills, and similar agriculturally
related activities.
(c)
Vineyards, orchards, greenhouses, nurseries,
gardens, commercial production of fruits, vegetables, flowers, plants
and similar products.
[Amended 4-27-1999 by Ord. No. 99-2]
(d)
Animal husbandry, milk processing, livestock
production including breeding of dairy and beef cattle, sheep, swine,
horses, ponies, mules, goats, poultry, other birds, fowl, fur animals,
associated farm animals, domestic cats and dogs, if the total amount
of animals does not exceed the number as indicated on the following
schedule. All birds and animals are to be confined on the property
limits owned or leased by their owner(s). Buildings housing animals
shall have a minimum setback distance from any property line in accordance
with the following schedule. In the event the proposed development
proposes to construct storage for animal waste between the building
housing animals and an adjoining property line within the minimum
building setback line required for the building housing animals, there
shall be added to the building setback line the distance between the
building housing animals and the proposed storage facility for animal
waste.
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)
|
Up to 50
|
100
| |
|
B. Cattle (cows, steer, heifers, calves,
and bulls)
|
Up to 100
|
100
| |
|
C. Sheep and goats
|
Up to 50
|
100
| |
|
D. Horses (ponies, mules and donkeys)
|
Up to 20
|
100
| |
|
E. Fowl (chicken, turkeys, ducks, other birds)
|
Up to 1,000
|
100
| |
|
F. Domestic cats and dogs
|
Up to 10
|
N/A
| |
|
G. Cervines (deer, elk or other members of the
family cervidae)
|
Up to 20
|
100
| |
|
H. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Up to 20
|
100
| |
|
I. Camelidae (camels, llamas, alpacas, vicugnas,
and guanacos)
|
Up to 20
|
100
| |
|
J. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Up to 20
|
100
|
(3)
Amusement parks.
(4)
Asphalt plants.
(5)
Automobile service stations or garage.
(6)
Automobile assembly or body shops.
(7)
Automobile upholstering or reconditioning.
(8)
Blacksmith and machine shops.
(9)
Bookbinding.
(10)
Building materials storage and sales.
(11)
Cabinet making.
(12)
Carpentry shops.
(13)
Commercial printing and photographic reproduction.
(14)
Concrete plants.
(15)
Contractor equipment storage, sales and service.
(16)
Electric generating plants.
(17)
Essential services and essential service facilities.
(18)
Hotels and motels.
(19)
Laboratories.
(20)
Laundries.
(21)
Manufacture of articles from previously prepared
materials.
(22)
Metal fabrication and assembly.
(23)
Painting shops.
(24)
Pottery.
(25)
Railroad yards and freight terminals.
(26)
Recreation facilities.
(27)
Restaurants.
(28)
Tire retreading or recapping.
(30)
Vehicle and mobile home sales.
(31)
Warehousing.
[Amended 4-13-2021 by Ord. No. 2021-2]
(32)
Welding shops.
(33)
Wholesale and retail sales of manufactured products.
(34)
Accessory buildings and uses customarily incidental
to the above.
C.
Conditional uses. A building may be erected, used
or occupied and a lot may be used or occupied for any of the following
purposes, provided that certain standards and criteria set forth in
this chapter are met:
(1)
Malt or brewing beverage distribution.
(2)
Offtrack wagering facilities.
(3)
Gambling, gaming or wagering devices or facilities.
(4)
Adult-oriented establishment. The term includes, without
limitation, the following establishments when operated for profit,
whether direct or indirect:
(a)
Adult bookstores: establishments having a substantial
or significant portion of their stock and trade in, or an establishment
which, as one of its principal business purposes, offers for sale,
books, films, video cassettes or magazines and other periodicals which
are distinguished or characterized by their emphasis on matter depicting,
describing or relating to specified sexual activities or specified
anatomical areas.
(b)
Adult motion-picture theaters: buildings with
capacities of 50 or more persons which have a principal business purpose
of exhibiting, presenting or selling material distinguished or characterized
by an emphasis on matter depicting, describing or relating to specified
sexual activities or specified anatomical areas for observation by
patrons.
(c)
Adult mini-motion picture theaters: buildings
with capacities of less than 50 persons which have a principal business
purpose of exhibiting, an emphasis on matter depicting, describing
or relating to specified sexual activities or specified anatomical
areas for observation by patrons.
(d)
The operation of any massage parlor in which
the treatment of any person of the opposite sex is carried on, except
upon the assigned order of a licensed physician, osteopath, chiropractor,
or registered physical therapists. The requirements of this provision
shall not apply to any treatments given in the residence of a patient,
the office of a licensed physician, osteopath, registered physical
therapist or chiropractor or in a regularly established and licensed
hospital, extended care facility, convalescent facility, nursing home
or other health care facility.
(e)
The operation of any business which involves,
in whole or in part, the sale, lease, trade, gift or display for sale
of any obscene materials.
(f)
Any premises to which the public, patrons or
members are invited or admitted and which are so physically arranged
as to provided booths, cubicles, rooms, studios, compartments or stalls
separate from the common areas of the premises for the purpose of
viewing adult-oriented motion pictures, or where an entertainer provides
adult entertainment to a member of the public, a patron or a member.
(g)
An adult entertainment studio or any premises
that are physically arranged and used as such, whether advertised
or represented as an adult entertainment studio, rap studio, exotic
dance studio, encounter studio, sensitivity studio, modeling studio
or any other term of like import.
(h)
For the purpose of this chapter the term "adult
entertainment" means:
[1]
An exhibition of any adult-oriented motion pictures,
meaning those distinguished or characterized by an emphasis on matter
depicting, describing or relating to specified sexual activities or
specified anatomical areas.
[2]
A live performance, display or dance of any
type, which as a significant or substantial portion of the performance
any actual or simulated performance of specified sexual activities
or exhibition and viewing of specified anatomical areas, removal of
articles of clothing or appearing unclothed, pantomiming, modeling
or any other personal services offered customers.
(5)
Personal wireless or cellular telecommunication facilities.
(7)
Animal husbandry, milk processing, livestock production,
including breeding of dairy and beef cattle, sheep, swine, horses,
ponies, mules, goats, poultry, other birds, fowl, fur animals, associated
farm animal and domestic cats and dogs if the total amount of animals
exceeds the amount as is indicated on the following schedule shall
be permitted as a conditional use subject to the following conditions
and performance standards:
[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-6]
(a)
Buildings housing animals shall have a minimum
setback distance from any property line in accordance with the following
schedule. In the event the proposed development proposes to construct
storage for animal waste between the building housing animals and
an adjoining property line within the minimum building setback line
required for the building housing animals, there shall be added to
the building setback line the distance between the building housing
animals and the proposed storage facility for animal waste.
|
Type of Farm Animal
|
Total Number of Animals
|
Minimum Setback Distance
(feet)
| |
|---|---|---|---|
|
A. Swine (hogs and pigs)1
|
Greater than 50
|
200
| |
|
B. Cattle (cows, steer, heifers, calves, and
bulls)1
|
Greater than 100
|
200
| |
|
C. Sheep and goats1
|
Greater than 50
|
200
| |
|
D. Horses (ponies, mules and donkeys)1
|
Greater than 20
|
200
| |
|
E. Fowl (chicken, turkeys, ducks, other birds)1
|
Greater than 1,000
|
200
| |
|
F. Domestic dogs and cats including in the aggregate2
|
11 or More
|
50
| |
|
G. Domestic dogs and cats in approved kennels
regulated by the Pennsylvania Bureau of Dog Law Enforcement2
|
N/A
|
25
| |
|
H. Cervines (deer, elk or other members of the
family cervidae)
|
Greater than 20
|
200
| |
|
I. Ratites (ostriches, emus, moas, kiwis, rheas,
cassowaries and tnamous)
|
Greater than 20
|
200
| |
|
J. Camelidae (camels, Llamas, alpacas, vicugnas,
and guanacos)
|
Greater than 20
|
200
| |
|
K. Bovidaes (buffalos, antelopes, oxen and other
members of the Bovidae family, but not including domestic dairy cows
or cattle)
|
Greater than 20
|
200
|
|
NOTES:
1Requires a manure
management plan and a minimum of 20 acres for housing of animals.
| |
|---|---|
|
2Requires a manure
management plan.
|
(b)
When the number of animals meets the specification
for a conditional use above, the applicant shall prepare a manure
management plan with the assistance and concurrence of the Franklin
County Soil Conservation Service, the Pennsylvania State University
Cooperative Extension office or such other professional who by training,
certification and/or experience is qualified to advise concerning
full compliance with the Pennsylvania Nutrient Management Act, the
Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act
and all other federal and state regulatory requirements and guidelines.
All manure management plans shall, at a minimum, follow the guidelines
and comply with the criteria set forth in the Pennsylvania Department
of Environmental Protection publication entitled “Manure Management
for Environmental Protection,” dated October 1986, and all technical
supplements thereto as revised and amended as of the date the newer
management plan is submitted. If it is determined by a court of competent
jurisdiction that amendments or revisions to said DEP publication
and supplements cannot be incorporated herein by this subsection,
then the said publication and technical supplements in effect on this
date are hereby adopted.
[1]
Such plan shall accompany any land development,
land use or building permit application. It shall be reviewed, approved
or rejected by the Planning Commission. The manure management plan
shall include provisions for the control of runoff and, when buildings
housing animals are within 200 feet of any property line, potable
water supply, occupied residential dwelling, surface water body and
stormwater drainage channel, excluding the property owner or lessee
farmer’s residence, the plan must specifically state what measures,
if any, are included to insure stormwater flows will not flow through
or around the building and across property lines or in any other way
flow off the property or affect potable water supplies on adjoining
property. If the proposed conditional use is an expansion of an existing
farm animal housing building, a plot plan shall be prepared by a registered
professional engineer or registered professional land surveyor certifying
that the minimum setback requirements have been met. If the proposed
conditional use does not qualify as described above, a land development
plan shall also be required for submission.
[Amended 7-27-2010 by Ord. No. 2010-3]
[2]
The manure management plan shall include a statement
that periodic inspections by the Township Zoning Officer will be conducted
to verify that conditions of the plan have been met and continue to
be in compliance.
[3]
When the manure management plan includes the
use of leased or rented land for disposal of manure, a lease or rental
agreement specifically stating that manure disposal is permitted on
the leased or rented property shall be included.
[4]
Disposal of dead animals must be in full compliance
with the Pennsylvania Domestic Animal Act. In no event shall dead
animals be piled or stored on the premises for a period in excess
of 24 hours except in compliance with the Pennsylvania Domestic Animal
Act and all other Pennsylvania Department of Health, Department of
Environmental Protection and Department of Agricultural Regulations.
(8)
More than one energy conversion system will be permitted as a conditional
use subject to the following standards. The foregoing notwithstanding,
no system may be located within the area established as the Appalachian
Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6]
(a)
Required setbacks.
[1]
Wind turbines shall be set back from all property lines, public
rights-of-way and utility easements a distance equal to 1.5 times
the total extended height.
[2]
Wind turbines and tower bases shall be set back from all adjacent
residences, residential subdivisions and land developments of a density
of three or more dwelling units per acre a distance equal to three
times the total extended height.
(b)
Tower height.
[1]
The total extended height of the wind energy conversion system
shall not exceed 55 feet.
[2]
No wind energy conversion system shall be constructed, altered
or maintained so as to project above any imaginary air space surfaces
described in the Federal Aviation Administration regulations.
[3]
Stand-alone systems and wind-measuring devices shall be restricted
to 55 feet for the maximum total extended height.
(c)
Maximum sound levels.
[1]
Sound produced by the wind turbine under normal conditions as
measured at the property line shall not exceed 55 decibels. Sound
levels, however, may be exceeded during short-term events such as
severe wind storms or power utility outages.
[2]
Methods for measuring and reporting sound levels from wind turbines
and wind energy conversion systems shall be equal to or exceed the
minimum precision operating standards described by the American Wind
Energy Association.
(d)
Equipment certification.
[1]
Wind turbines must be certified by the American Wind Energy
Association, the American National Standards Institute and the Equipment
Manufacturers Underwriter Laboratories.
[2]
Wind energy conversion systems shall depict on certified engineered
drawings the tower, base, footings, foundation, guy wires, electrical
components and soil conditions. The site plan shall also show the
location of all existing buildings and structures within 150 feet
of such system.
(e)
Access limitations.
[1]
No wind turbine blade at its lowest point shall be closer to
the surface of the ground than 15 feet. Any foot pegs or rungs within
15 feet above ground surface of a freestanding tower with a wind turbine
or electrical equipment shall be removed to prevent unauthorized entry.
For latticed or guy-wired towers, sheets of metal or wood may be fastened
to the bottom section such that it cannot be readily climbed.
[2]
All access doors to wind turbines and electrical equipment shall
be appropriately locked or fenced.
(f)
Accessory use prohibitions.
[1]
All signs except for identification of owner, manufacturer or
installer and appropriate warnings shall be prohibited.
[2]
No illumination of the wind turbine or tower shall be allowed
unless required by the Federal Aviation Administration.
[3]
Reasonable efforts shall be made to eliminate shadow flicker
on adjacent property occupied buildings.
[4]
No satellite or microwave discs and no television or radio antennas
shall be attached to this system.
(g)
Abandonment.
[1]
If a wind turbine is inoperable for six consecutive months,
the property owner will be notified to restore the wind energy conversion
system to an operable condition within 30 days.
[2]
If the property owner fails to do this, removal of the wind
turbine from the tower will be required for public safety reasons.
(9)
Small-scale solar energy systems, as well as solar energy commercial
operations, shall be permitted as a conditional use, subject to the
following conditions specific to solar energy systems, as well as
all conditions generally applicable to conditional uses under this
chapter of the Greene Township Code.
[Added 7-12-2011 by Ord. No. 2011-2[2]]
(a)
A solar energy system may be roof mounted or ground mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principle building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(b)
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Township
acknowledging and approving such connection.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy system shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[3] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electric Code (NEC). The local utility provider shall
be contacted to determine grid interconnection and net metering policies.
The applicant shall submit certificates of design compliance obtained
by the equipment manufacturer from a certifying organization, and
any such design shall be certified by an engineer registered in the
Commonwealth of Pennsylvania.
[3]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property
that is used for residential purposes. The screen shall consist of
shrubbery, trees or other noninvasive plant species which provide
a visual screen. In lieu of a planting screen, a decorative fence
may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturer's
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(j)
The solar energy system shall comply with all applicable Township
ordinances and codes so as to ensure the structural integrity of such
solar energy system.
(k)
Before any construction can commence on any solar energy system,
the property owner must acknowledge, in writing to the Township, that
he/she is the responsible party for owning and maintaining the solar
energy system.
(l)
If a ground-mounted solar energy system is removed, any earth
disturbance as a result of the removal of the ground-mounted solar
energy system shall be graded and reseeded.
(m)
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Township Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards or be removed by
the property owner within the time period allowed by the Township
Building Code Official. If the owner fails to remove or repair the
defective or abandoned solar system, the Township may pursue a legal
action to have the system removed at the owner's expense.
(n)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(o)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, the Township shall require prior to the approval of
the plan a notation on the plan that restrictions have been placed
on the lots in question concerning the placement of structures and
vegetation as they relate to the solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a solar energy system and all adjoining lots in the approved development.
(10)
An airport or heliport, provided no flight path to or from the
facility may be designed in such a manner as to cross a residential
development at an altitude of less than 1,000 feet and may not be
located within 1/2 mile of a zoning district in which residential
development is a permitted use.
[Added 7-12-2011 by Ord. No. 2011-3[4]]
[4]
Editor's Note: This ordinance also redesignated former Subsection
C(10) as Subsection C(12).
(11)
A state prison or county jail or a facility to house troubled
youth placed by order of court.
[Added 7-12-2011 by Ord. No. 2011-3]
(13)
Drop lot or drop and hook lot (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
(14)
Fulfillment center and/or return center (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
(15)
Terminal, rail and/or truck (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
D.
Documentation required. To determine whether or not the proposed use is a permitted use, if not specifically listed in § 105-11B, or if it is listed as a conditional use in § 105-11C, a detailed site plan with accompanying documentation shall be submitted to the Township Zoning Officer, who will distribute copies of the plan to all the review agencies mentioned in Chapter 85, Subdivision and Land Development. Based upon their remarks and recommendations, the Township Supervisors shall make an objective determination within 30 days of the hearing. This decision shall be furnished, in writing, not later than 10 days after the decision is rendered, to the person, persons or corporation requesting certification of the use in this District. Once this is done, an official application for subdivision and land development plan approval or a land use or building permit, whichever is applicable, can be completed and processed. The information required shall be as follows:
[Amended 7-27-2010 by Ord. No. 2010-3]
(1)
Sketch plan showing all property dimensions, existing
locations of all buildings, structures, right-of-way, easements, driveways,
off-street parking facilities; utility lines, poles and appurtenances;
entrances and exits on the site, and within 100 feet of the property;
proposed locations, and dimensions of proposed buildings, structures,
walkways,buffer zones, parking areas, loading areas, storage areas,
signs, sanitary sewer facilities, stormwater management facilities,
water supply, waste disposal provisions, curbs, landscaping, exterior
lighting; existing and proposed physical features such as water bodies,
water course, grades, woods, trees, soils, rock outcrops, subsurface
formations, ecological habitats, vistas; all adjoining properties
and uses within 200 feet of the site to include their historical,
architectural and archaeological significance.
(2)
Statement explaining the suitability of the site for
development, and its compatibility and demand for the intended use
of the type proposed in the particular location proposed; furthermore,
its accessibility and availability of community facilities and services
should be included, as well as the proposed project's impact on the
Township Comprehensive Plan, planned capital improvements or proposed
development regulations.
(3)
Description of existing and proposed machinery, processes
and products.
(4)
Specifications for the mechanisms and techniques used
or to be used in restricting emission of any dangerous and objectionable
elements, and in measurement of the potential emission if any is anticipated.
(5)
Inventory and analysis of water quantity requirements
and water yields and quality; traffic counts, road capacities, circulation
patterns and considerations; market information; and, any other data
that may be required.
(6)
Designation of applicable local, commonwealth, and
federal approvals and permits required, and compliance with same and
the following performance standards.
E.
Performance standards. All permitted uses and conditional
uses shall meet or exceed all of the following requirements:
(1)
Buffer zones:
(a)
The buffer zone shall be measured from the District
boundary line or a property line or right-of-way line, if not coexistent
with the District boundary line.
(b)
A minimum buffer zone of 100 feet in width shall
be provided along any common property line with a residential use
or district (AR, R-1 and R-2 Districts).
(c)
The buffer zone shall be maintained and kept
clean of debris, rubbish, weeds, and other unsightly features.
(e)
No less than the exterior half of the buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs per the vegetative screening requirements of § 85-40.1B(2) of the Township Code.
[Amended 5-26-2015 by Ord. No. 2015-6[6]]
[6]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
(2)
Drainage. No stormwater or natural drainage which
originates on the property or water generated by the activity, e.g.,
air conditioners, swimming pools, shall be diverted across property
lines unless transported in an approved or existing drainage system.
(3)
Electricity. Electric or electronic equipment shall
be shielded so there is no interference with any radio or television
reception at the lot line or beyond as the results of the operation
of such equipment.
(4)
Glare. No use shall produce a strong dazzling light
or a reflection of a strong dazzling light or glare beyond its lot
lines. Exterior lighting shall be shielded, buffered, and directed
so that glare will not become a nuisance to adjoining properties,
adjoining districts, or streets.
(5)
Radioactivity. Any proposed activity in this district
shall not emit any dangerous radioactivity at any point of the site.
(6)
Vibration. There shall be no vibration which is discernible
to the human sense of feeling beyond the immediate site on which such
use is conducted.
(7)
Fire and explosion hazard:
(a)
All activities shall be carried out in buildings,
structures, outdoor storage areas and improvements which conform to
the standards of the National Board of Fire Underwriters.
(b)
No highly flammable or explosive liquids, solids
or gases shall be stored in bulk above the ground except in structures
according to commonwealth and federal specifications.
(c)
All materials or wastes which might cause fumes,
constitute a fire hazard, or attract rodents or insects may only be
stored if enclosed in buildings or containers which are adequate to
eliminate such hazards in accordance with all Commonwealth of Pennsylvania
and federal requirements.
(d)
No materials, fuels, wastes, or flammable substances
may be deposited or stored on a lot in such a manner as to allow them
to be transferred off the lot by natural causes or forces. No substances,
including but not limited to gasoline, oil, waste oil, and chemicals
which can contaminate a stream or water source or render such stream
or water source unusable or undesirable as a source of water supply
or, recreation or which will destroy or damage aquatic life shall
be stored in such a location so that it could be introduced into the
said stream or water source by natural causes or forces, or by rupture
or storage containers or accidental discharge.
(e)
Furthermore, protection against fire and explosion
shall be upon the advice of the local fire company serving the area
of the site.
(8)
Traffic control. All design traffic volumes shall be determined by accepted procedures of the Pennsylvania Department of Transportation. The design hourly volume shall be used as a basis of computation. Geometric design features shall be consistent with the design speeds and capacities of streets serving the site. Minimum stopping, turning and passing sight distances shall be determined. Grades, alignments, lanes, slopes, clearances, other street standards shall be consistent with Chapter 85, Subdivision and Land Development. Traffic control devices (signs, signals, pavement markings, etc.) shall be consistent with the Manual on Uniform Traffic Control Devices, American Association of State Highway Officials in cooperation with the Pennsylvania Department of Transportation. Anticipated traffic generation shall not exceed the design volume of the street or streets serving the site and surrounding area, unless appropriate provisions to upgrade and to construct necessary street provisions consistent with Greene Township and the Pennsylvania Department of Transportation Road Specifications.
(9)
Noise control. The sound level of any use within this
District shall not exceed, at any point along the boundary of the
lot on which the use is to be undertaken, federal standards or recommended
decibel levels in the designated octave bands, except for emergency
alarm systems. Sound levels shall be projected in accordance with
similar or identical operations or uses and shall be measured with
a sound level meter and associated octave band analyzer manufactured
according to standards prescribed by the American Standards Association.
Measurements shall be made using the same measuring system which may
now or hereafter be utilized by the United States government for this
purpose.
(10)
Dust, fumes, vapor, and gas control. The emission
of dust, dirt, flash, fumes, vapors, or gases which cause any damage
to human health, animals vegetation or other forms of property, or
which can cause soiling or staining of persons or property at any
point beyond the lot line of the use creating such emission is hereby
prohibited. No emission of liquid or solid particulate from any chimney
or stack or otherwise shall exceed 0.03 grains per cubic foot of the
covering gas at any point beyond the lot line of the use creating
the emission. Identical processes or facilities may be compared to
determine compliance with this subsection. For measurement for the
amount of particles discharged as set forth above, measurement procedures
shall follow those then employed by the Pennsylvania Department of
Environmental Protection for similar or identical measurements.
(11)
Liquid and solid wastes. No operation shall
discharge wastes of any kind into a surface water or a groundwater
source. All methods of waste disposal shall be approved by the Pennsylvania
Department of Environmental Protection. Such evidence of approval
shall be provided.
F.
Use standards:
(2)
The uses listed in Subsection C(4) directly above are subject to the standards and criteria below, in addition to the requirements of Subsections D and E:
(a)
Any adult-oriented establishment shall not be
located within 500 feet of any residential zone or use, hospital,
church, school, park or playground, governmental building, shopping
center, theater, club or lodge, restaurant, or other use or activity
where large numbers of children and families travel or congregate.
(b)
Any adult-oriented establishment shall operate
in accordance with the requirements of 68 Pa.C.S.A. § 5501
et seq. (regulation of adult-oriented establishments).
(c)
Off-street parking shall be provided in accordance with § 105-29 of this chapter, using the schedule for a retail store, and including provisions for drainage, surfacing, access points, space dimensions, setbacks, screening and landscaping.
(d)
Signs shall be in accordance with § 105-34 of this chapter, and buildings or other structures on the premises shall not be painted in garish colors or such other fashion as will effectuate the same purpose as a sign.
(f)
The interior of the building(s) should be adequately
lighted and constructed so that every portion thereof is readily visible
to the clerk or other supervisory personnel from the counter or other
regular station of business.
(g)
Lobby and entrance areas should be designed
so as to minimize obstruction of sidewalks during operating hours.
(h)
Advertisements, displays, or other promotional
materials shall not be shown or exhibited so as to be visible to the
public, from pedestrian sidewalks or walkways, or from other areas
public or semipublic, and such displays shall be considered signs.
(3)
Personal wireless or cellular telecommunication facilities.
The location of personal wireless or cellular telecommunication facilities
shall be permitted in this District and in all cases shall be subject
to the following conditions:
(a)
Such facility with a tower shall be subject
to minimum lot size of 80,000 square feet; minimum yard requirements
of 60 feet to all property lines and maximum height of a freestanding
tower at 200 feet and of any building at 45 feet.
(b)
If the tower is attached to an existing structure
or building, this facility shall be subject to a maximum height of
50 feet above this structure or building.
(c)
The following buffer plantings shall be located
around the perimeter of the security fence:
(d)
An eight-foot-high security fence shall completely
surround the tower (and guide wires if used) and equipment building.
(e)
The tower shall be designed and constructed
to all applicable standards of the American National Standards Institute,
ANSI/EIA 222-E manual, as amended.
(f)
A soil report complying with the standards of
Appendix I: Geotechnical Investigations, ANSI/EIA 222-E, as amended,
shall be submitted to the Township Supervisors to document and verify
the design specifications of the foundation for the tower and anchors
for the guide wires if used.
(g)
Towers and antennae shall be designed to withstand
wind gusts of at least 100 miles per hour.
(h)
An antenna may not be located on a building
or structure that is listed on a national or state historic register
or is in an existing or eligible historic district.
(i)
It shall be fully automated and unattended on
a daily basis and shall be visited only for periodic maintenance and
emergency repair.
(j)
Elevations of existing and proposed structures
showing all dimensions for antennae, tower and equipment shall be
presented.
(k)
Compliance with all federal and state laws and regulations concerning aviation safety shall be demonstrated consistent with § 105-15 of this chapter.
(l)
If this use is adjacent to a residential district
or dwelling or public grounds and buildings, the setback from any
property line shall be a distance of at least that equal to the height
of the tower.
(m)
If this use is abandoned for a two-year period,
the entire facility shall be removed.
(n)
The tower shall be marked with alternate color
bands of orange and white paint as authorized by the Federal Aviation
Administration. These bands should be equal in width, approximately
1/7 of the height of the structure in width, perpendicular to the
vertical axis, orange at the top and bottom of the structure, and
an odd number of color bands on the structures. The paint for the
bands shall conform to federal standards (No. 595 according to the
color table: orange 12197 and white 17875).
(o)
The tower shall be mounted with obstruction
lights on top if it exceeds 150 feet in height. At least one red flashing
beacon (L-864) shall be installed in a manner to ensure an unobstructed
view of one or more lights by an aircraft pilot. These lights shall
be operated by a satisfactory control device, or they may remain lit
continuously.
A.
Purpose: to provide appropriate locations for the
development and continued operation of uses engaged in the basic processing
and manufacturing of materials or products predominantly from extracted
or raw materials, or uses engaged in the storage of, or manufacturing
processes using flammable or explosive materials, or storage or manufacturing
processes that potentially involve hazardous conditions or require
special environmental protections.
B.
Permitted uses. A building may be erected, used or
occupied and a lot may be used or occupied for any of the following
purposes:
(1)
All permitted uses as listed in the LI District, including all permitted uses as listed in the HC District (subject to all restrictions and conditions as contained in § 105-10), with the exception of residential uses, which are not permitted in either the LI or HI Districts. All LI and HC uses shall be subject to HI District minimum area requirements.
(2)
Food processing and packaging.
(3)
Heavy equipment sales, storage and repair.
(4)
Industrial parks.
[Amended 6-26-2007 by Ord. No. 2007-7]
(6)
Manufacture of electrical and electronic equipment.
(7)
Manufacture of furniture and fixtures.
(8)
Manufacture of lumber and wood products.
(9)
Manufacture of plastic products.
(10)
Manufacture of paperboard containers and boxes.
(11)
Manufacture of mobile homes and modular housing.
(12)
Manufacture of small precision instruments.
(13)
Manufacture of industrial machinery.
(14)
Manufacture of automotive parts and transportation
equipment.
(15)
Manufacture of communications equipment.
(16)
Manufacture of fabricated metal products.
(17)
Mobile home sales and services.
(18)
Railroad yards and freight stations.
(19)
Resource recovery facilities.
(20)
Trade schools and training facilities.
(21)
Transfer stations.
(23)
Truck, trailer and farm equipment sales and
services.
(24)
Warehousing.
[Amended 4-13-2021 by Ord. No. 2021-2]
(25)
Accessory buildings and uses customarily incidental
to the above.
C.
Conditional uses:
(1)
Refineries, fuel and hazardous material storage facilities and chemical manufacturing facilities as well as all conditional uses identified in the Light Industrial District, subject to the same standards and criteria set forth in § 105-11.
[Amended 6-26-2007 by Ord. No. 2007-7]
(2)
Manufacture, storage and repair of ordnance materials.
The manufacture, storage or repair of ordnance materials is permitted
as a conditional use only in the HI District and is not permitted
in any other zoning district. The location, siting and setback requirements
applicable to a building, structure or magazine used for the manufacture,
storage or repair of ordnance materials shall meet or exceed the requirements
of Title 25 and Title 34 of the Pennsylvania Code, as amended.
(3)
A building may be erected, used or occupied and a lot may be used or occupied for any use not specifically listed in § 105-12B if sufficient documentation is presented for review by the Supervisors in accordance with all provisions and procedures of § 105-11D. which demonstrates to the Supervisors similarity to one or more of the permitted uses above and compliance with the performance standards enumerated in §§ 105-11E and F and 105-12D.
[Amended 6-26-2007 by Ord. No. 2007-7]
(4)
More than one energy conversion system will be permitted as a conditional
use, subject to the following standards. The foregoing notwithstanding,
no system may be located within the area established as the Appalachian
Trail Overlay District.
[Added 7-27-2010 by Ord. No. 2010-6]
(a)
Required setbacks.
[1]
Wind turbines shall be set back from all property lines, public
rights-of-way and utility easements a distance equal to 1.5 times
the total extended height.
[2]
Wind turbines and tower bases shall be set back from all adjacent
residences, residential subdivisions and land developments of a density
of three or more dwelling units per acre a distance equal to three
times the total extended height.
(b)
Tower height.
[1]
The total extended height of the wind energy conversion system
shall not exceed 55 feet.
[2]
No wind energy conversion system shall be constructed, altered
or maintained so as to project above any imaginary air space surfaces
described in the Federal Aviation Administration regulations.
[3]
Stand-alone systems and wind-measuring devices shall be restricted
to 55 feet for the maximum total extended height.
(c)
Maximum sound levels.
[1]
Sound produced by the wind turbine under normal conditions as
measured at the property line shall not exceed 55 decibels. Sound
levels, however, may be exceeded during short-term events such as
severe wind storms or power utility outages.
[2]
Methods for measuring and reporting sound levels from wind turbines
and wind energy conversion systems shall be equal to or exceed the
minimum precision operating standards described by the American Wind
Energy Association.
(d)
Equipment certification.
[1]
Wind turbines must be certified by the American Wind Energy
Association, the American National Standards Institute and the Equipment
Manufacturers Underwriter Laboratories.
[2]
Wind energy conversion systems shall depict on certified engineered
drawings the tower, base, footings, foundation, guy wires, electrical
components and soil conditions. The site plan shall also show the
location of all existing buildings and structures within 150 feet
of such system.
(e)
Access limitations.
[1]
No wind turbine blade at its lowest point shall be closer to
the surface of the ground than 15 feet. Any foot pegs or rungs within
15 feet above ground surface of a freestanding tower with a wind turbine
or electrical equipment shall be removed to prevent unauthorized entry.
For latticed or guy-wired towers, sheets of metal or wood may be fastened
to the bottom section such that it cannot be readily climbed.
[2]
All access doors to wind turbines and electrical equipment shall
be appropriately locked or fenced.
(f)
Accessory use prohibitions.
[1]
All signs except for identification of owner, manufacturer or
installer and appropriate warnings shall be prohibited.
[2]
No illumination of the wind turbine or tower shall be allowed
unless required by the Federal Aviation Administration.
[3]
Reasonable efforts shall be made to eliminate shadow flicker
on adjacent property occupied buildings.
[4]
No satellite or microwave discs and no television or radio antennas
shall be attached to this system.
(g)
Abandonment.
[1]
If a wind turbine is inoperable for six consecutive months,
the property owner will be notified to restore the wind energy conversion
system to an operable condition within 30 days.
[2]
If the property owner fails to do this, removal of the wind
turbine from the tower will be required for public safety reasons.
(5)
Small-scale solar energy systems, as well as solar energy commercial
operations, shall be permitted as a conditional use, subject to the
following conditions specific to solar energy systems, as well as
all conditions generally applicable to conditional uses under this
chapter of the Greene Township Code.
[Added 7-12-2011 by Ord. No. 2011-2]
(a)
A solar energy system may be roof mounted or ground mounted.
[1]
The height of roof-mounted systems on the principal building
shall not extend more than three feet above the finished roof to which
it is mounted. In no instance shall any part of the system extend
beyond the edge of the roof.
[2]
Solar energy systems are prohibited in front yards and shall
not extend beyond the front wall of the principle building. Ground-mounted
systems and systems attached to accessory buildings shall be set back
not less than 15 feet from any side or rear property line.
(b)
A solar energy system connected to the utility grid shall provide
written authorization from the local utility company to the Township
acknowledging and approving such connection.
(d)
Ground-mounted solar energy systems shall not be categorized
as accessory buildings.
(e)
The design of the solar energy system shall conform to applicable
industry standards. A building permit shall be obtained for a solar
energy system per the Pennsylvania Uniform Construction Code (UCC),
Act 45 of 1999, as amended,[2] and the regulations adopted by the Department of Labor
and Industry. All wiring shall comply with the applicable version
of the National Electric Code (NEC). The local utility provider shall
be contacted to determine grid interconnection and net metering policies.
The applicant shall submit certificates of design compliance obtained
by the equipment manufacturer from a certifying organization, and
any such design shall be certified by an engineer registered in the
Commonwealth of Pennsylvania.
[2]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(f)
All mechanical equipment associated with and necessary for the
operation of the solar energy system shall comply with the following:
[1]
Mechanical equipment shall be screened from any adjacent property
that is used for residential purposes. The screen shall consist of
shrubbery, trees or other noninvasive plant species which provide
a visual screen. In lieu of a planting screen, a decorative fence
may be used.
[2]
Mechanical equipment shall not be located within the minimum
front yard setback and must be set back not less than 15 feet from
any other lot line.
(g)
Solar panels shall be placed such that concentrated solar radiation
or glare shall not be directed onto nearby properties or roadways.
(h)
All power transmission lines from a ground-mounted solar energy
system to any building or other structure shall be located underground.
(i)
A solar energy system shall not be used to display advertising,
including signage, streamers, pennants, spinners, reflectors, ribbons,
tinsel, balloons, flags, banners or similar materials. The manufacturer's
and equipment information, warning or indication of ownership shall
be allowed on any equipment of the solar energy system, provided it
complies with the prevailing sign regulations.
(j)
The solar energy system shall comply with all applicable Township
ordinances and codes so as to ensure the structural integrity of such
solar energy system.
(k)
Before any construction can commence on any solar energy system,
the property owner must acknowledge, in writing to the Township, that
he/she is the responsible party for owning and maintaining the solar
energy system.
(l)
If a ground-mounted solar energy system is removed, any earth
disturbance as a result of the removal of the ground-mounted solar
energy system shall be graded and reseeded.
(m)
If a ground-mounted solar energy system has been abandoned (meaning
not having been in operation for a period of six months) or is defective
or is deemed to be unsafe by the Township Building Code Official,
the solar energy system shall be required to be repaired by the owner
to meet federal, state and local safety standards or be removed by
the property owner within the time period allowed by the Township
Building Code Official. If the owner fails to remove or repair the
defective or abandoned solar system, the Township may pursue a legal
action to have the system removed at the owner's expense.
(n)
Public input.
[1]
Upon request, the Township Supervisors reserve to themselves
the right to grant waivers of the setback or height requirements,
provided the waiver will not present any undue hardships on the adjoining
property.
[2]
In granting waivers under this section, the Township Supervisors
shall take into consideration the support or opposition of adjacent
property owners in granting waivers of setback or height requirements.
(o)
Easements.
[1]
On new site development plans that propose to provide for solar
energy systems, prior to the approval of the plan, there shall be
a notation on the plan that restrictions have been placed on the lots
in question concerning the placement of structures and vegetation
as they relate to the solar energy systems.
[2]
On the new site development plans that propose to provide for
solar energy systems, the applicant must provide for an easement for
solar access to be placed on the deeds of those lots proposed for
a solar energy system and all adjoining lots in the approved development.
(6)
An airport or heliport, provided no flight path to or from the facility
may be designed in such a manner as to cross a residential development
at an altitude of less than 1,000 feet and may not be located within
1/2 mile of a zoning district in which residential development is
a permitted use.
[Added 7-12-2011 by Ord. No. 2011-3]
(7)
A state prison or a county jail or a facility to house troubled youth
placed by order of court.
[Added 7-12-2011 by Ord. No. 2011-3]
(8)
Distribution and logistics center (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
(9)
Drop lot or drop and hook lot (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
(10)
Fulfillment center and/or return center (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
(11)
Terminal, rail and/or truck (subject to the criteria in § 105-37.1).
[Added 4-13-2021 by Ord. No. 2021-2]
D.
Performance standards:
(1)
All permitted uses and conditional uses in a Heavy
Industrial District, which are not permitted uses or conditional uses
in a Light Industrial District or are not permitted uses or conditional
uses in a Highway Commercial District shall meet or exceed all of
the following requirements:
(a)
Buffer zone:
[1]
The buffer zone shall be measured from the District
boundary line or a property line or right-of-way line, if not consistent
with the District boundary line.
[2]
A minimum buffer zone of 200 feet in width shall
be provided along any common property line with a residential use
or district (AR, R-1 and R-2 Districts).
[3]
The buffer zone shall be maintained and kept
clean of debris, rubbish weeds and other unsightly features.
[5]
No less than the exterior half of the buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs per the vegetative screening requirements of § 85-40.1B(2) of the Township Code.
[Amended 5-26-2015 by Ord. No. 2015-6[3]]
[3]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
(b)
The performance standards contained in § 105-11E(2) through (11).
(2)
All permitted uses and conditional uses which are permitted in a Heavy Industrial District, which are permitted uses or conditional uses in a Light Industrial District or are permitted uses or conditional uses in a Highway Commercial District shall meet or exceed all of the performance standards which are applicable to those uses in § 105-11E and F.
When an initial submission or a series of submissions
of a land development plan(s) or a subdivision plan(s) for a multiple
use business and industrial development on a tract of land which is
zoned Heavy Industrial or Light Industrial and either the initial
submission or the cumulative submissions encompass five or more acres
then the following requirements shall apply:
A.
If a multiple use business and industrial development
is proposed to be sited in a Heavy Industrial District then the siting
of HI, LI and HC uses within the multiple use business and industrial
development shall be in accordance with the following:
(1)
HI uses shall not be permitted to occupy more than
44.5% of the multiple use business and industrial development tract.
(2)
LI uses shall not be permitted to occupy more than
89% of the multiple use business and industrial development tract.
(3)
HC uses shall not be permitted to occupy less than
11% of the multiple use business and industrial development tract.
B.
For purposes of this section, HI uses are those uses
which are permitted solely in an HI District. LI uses are those uses
which are specifically permitted in an LI District, but are referenced
as permitted in HI District; and HC uses are those uses which are
specifically identified as permitted in an HC District, but which
are referenced as permitted in HI and LI Districts.
C.
The percentages indicated in § 105-13A(1), (2) and (3) represent the total allowable percentage of HI, LI and HC uses in a multiple use business and industrial development in a HI District. The percentage of District use (HI, LI and HC) identified in all subdivision or land development submissions for a particular multiple use business and industrial development in a HI District shall be applicable to the total allowable percentage of use for future development within the particular multiple use business and industrial development. Periodic submissions of land development or subdivision plans for individual parcels of land, whether or not contiguous, located with the same zoned district, under single ownership or owned by related or successor persons or entities shall be considered and treated as a submission for one multiple use business and industrial development for purpose of § 105-13 of this chapter and § 85-18 of Chapter 85, Subdivision and Land Development.
A.
Purpose:
(1)
To promote the general welfare, health and safety
of Township residents by controlling the erection of structures in
flood hazard areas.
(2)
Preserve the natural characteristics of designated
flood prone area by preventing rapid water runoff to contribute to
downstream flooding and by providing areas for groundwater absorption
for maintenance of the subsurface water supply.
(3)
Encourage appropriate construction practices in order
to prevent or to minimize flood damage in the future.
(4)
Reduce financial burdens on the community at large
by preventing excessive development in areas subject to flooding.
B.
Establishment
of Flood Hazard District. The limits of the Flood Hazard District
are hereby determined as those areas of Greene Township classified
as special flood hazard areas (SFHAs) in the Flood Insurance Study
(FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated
January 18, 2012, and issued by the Federal Emergency Management Agency
(FEMA) or the most recent revisions thereof, including all digital
data developed as part of the Flood Insurance Study.
[Amended 6-26-2007 by Ord. No. 2007-7; 3-13-2012 by Ord. No.
2012-7]
C.
District applicability. The Flood Hazard District shall be deemed an overlay on any zoning district now or hereafter applicable to any lot. Should the Flood Hazard District be declared inapplicable to any lot by action of the Township or any court of competent jurisdiction, the zoning of such lot shall be deemed to be the district in which it is located without consideration of this section. It shall be unlawful for any construction, subdivision or development to be undertaken unless all appropriate permits and approvals have been obtained from the Greene Township Board of Supervisors. For these purposes, the regulations set forth in Chapter 50 of the Greene Township Code shall be controlling.
[Amended 3-13-2012 by Ord. No. 2012-7[1]]
[1]
Editor’s Note: This ordinance also repealed former Subsections
D through K, as amended, which immediately followed. Subsections L
and M, which immediately followed said subsections, were repealed
4-24-2012 by Ord. No. 2012-8.
Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No.
2005-7]
A.
Title. A district regulating and restricting the height
of structures and objects of natural growth, and otherwise regulating
the use of land in the vicinity of the Franklin County Regional Airport
by creating an appropriate zone and establishing the boundaries thereof;
defining certain terms used herein; complying with Pennsylvania Act
161, known as the "Airport Zoning Act," amended in 1980; referring
to the Airport Zoning Overlay District Map which is incorporated in
this chapter and made part of this chapter; providing for enforcement
and an appeals process; coordinating with applications for land subdivision
and development and permits for buildings, improvements and appurtenances;
imposing penalties and remedies for violations of this chapter.
B.
Purpose and scope. Pursuant to authority conferred
by Act 161 of the Laws of the Commonwealth of Pennsylvania, effective
July 1, 1981,[1] it is hereby found that any obstructions to the Franklin
County Regional Airport have the potential for endangering lives and
property of users of the airport, as well as property or occupants
of land in its vicinity; may affect existing and future minimum instrument
approaches of the airport; and may reduce the area available for the
landing, takeoff and maneuvering of aircraft, thus tending to destroy
or impair the utility of the airport and the public investment therein.
Accordingly, it is declared:
(1)
That the certain creation or establishment of an obstruction
has the potential of being a public nuisance and may injure the region
served by the Franklin County Regional Airport.
(2)
That it is necessary in the interest of the health,
safety, morals and welfare of the general public that obstructions
which are hazards to air navigation be prevented.
(3)
That the prevention of these obstructions should be
accomplished, to the extent legally possible, by the exercise of the
police power without compensation.
(4)
That the prevention of the creation or establishment
of hazards to air navigation; the elimination, removal, alteration
or mitigation of hazards to air navigation; or the marking and lighting
of obstructions are public purposes for which Greene Township, Chambersburg
Borough, Franklin County or other political subdivision affected by
the airport may act accordingly in the public interest.
[1]
Editor's Note: See 74 Pa.C.S.A. § 5911.
C.
AIRPORT
AIRPORT ELEVATION
APPROACH SURFACE
APPROACH, CONICAL, HORIZONTAL, AND TRANSITIONAL ZONES
CONICAL SURFACE
HAZARD TO AIR NAVIGATION
HEIGHT
HORIZONTAL SURFACE
LARGER THAN UTILITY RUNWAY
NONCONFORMING USE
NON-PRECISION-INSTRUMENT RUNWAY
OBSTRUCTION
PRIMARY SURFACE
RUNWAY
STRUCTURE
TRANSITIONAL SURFACES
TREE
UTILITY RUNWAY
VISUAL RUNWAY
ZONING HEARING BOARD
Definitions. As used in this section, unless the context
otherwise requires:
Franklin County Regional Airport.
The highest point of the airport's usable landing area measured
in feet from sea level.
A surface longitudinally centered on the extended runway
center line, extending outward and upward from the end of the primary
surface and at the same slope as the approach zone height limitation
slope set forth in this chapter. The perimeter of the approach surface
coincides with the perimeter of the approach zone.
These zones are set forth in Subsection D of this section.
A surface extending outward and upward from the periphery
of the horizontal surface at a slope of 20 to 1 for a horizontal distance
of 4,000 feet.
An obstruction determined to have a substantial adverse effect
on the safe and efficient utilization of the navigable airspace.
For the purpose of determining the height limits in all zones
set forth in this chapter and shown on the Zoning Map, the datum shall
be mean sea level elevation unless otherwise specified.
A horizontal plane 150 feet above the established airport
elevation, the perimeter of which in plan coincides with the perimeter
of the horizontal zone.
A runway that is constructed for and intended to be used
by propeller-driven aircraft of greater than 12,500 pounds maximum
gross weight and jet power aircraft.
Any preexisting structure, object of natural growth, or land
use which is inconsistent with the provisions of this chapter or an
amendment thereto.
A runway having an existing instrument approach procedure
utilizing air navigation facilities with only horizontal guidance
or area type navigation equipment for which a straight-in non-precision-instrument
approach procedure has been approved or planned.
Any structure, growth, or other project, including a mobile object, which exceeds a limiting height set forth in Subsection E of this section.
A plane dimension longitudinally centered on a runway. Since
the runway has a specially prepared hard surface, the primary surface
extends 200 feet beyond each end of that runway. The primary surface
is measured from the center line of the runway 250 feet in each direction,
or a total width of 500 feet. The elevation of any point on the primary
surface is the same as the elevation of the nearest point on the runway
center line.
A defined area on an airport prepared for landing and takeoff
of aircraft along its length.
An object, including a mobile object, constructed or installed
by man, including but without limitation, buildings, towers, cranes,
smokestacks, earth formation, and overhead transmission lines.
These surfaces extend outward at ninety-degree angles to
the runway center line and the runway center line extended at a slope
of seven feet horizontally for each foot vertically from the sides
of the primary and approach surfaces to where they intersect the horizontal
and conical surfaces. Transitional surfaces for those portions of
the precision approach surfaces, which extend a distance of 5,000
feet measured horizontally from the edge of the approach surface and
at ninety-degree angles to the extended runway center line.
Any object of natural growth.
A runway that is constructed for and intended to be used
by propeller-driven aircraft of 12,500 pounds maximum gross weight
and less.
A runway intended solely for the operation of aircraft using
visual approach procedures.
A board consisting of three members appointed by the Greene
Township Supervisors as provided for in the Pennsylvania Municipalities
Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10101
et seq.
D.
Airport Zone. In order to carry out the provisions
of this chapter, there is hereby created and established an airport
overlay zone which includes all of the land lying beneath the approach,
transitional, horizontal and conical surfaces as they apply to the
Franklin County Regional Airport. The Airport Overlay Zone is shown
on the Zoning Map of Greene Township prepared by Nassaux-Hemsley,
Incorporated, which is attached to this chapter and made a part hereof.
The Zone is hereby established and defined as follows:
(1)
Utility Runway Visual Approach Zone. The inner edge
of this approach zone coincides with the width of the primary surface
and is 500 feet wide. The approach zone expands outward uniformly
to a width of 1,250 feet at a horizontal distance of 5,000 feet from
the primary surface. Its center line is the continuation of the center
line of the runway.
(2)
Utility Runway Non-Precision-Instrument Approach Zone.
The inner edge of this approach zone coincides with the width of the
primary surface and is 500 feet wide. The approach zone expands outward
uniformly to a width of 2,000 feet at a horizontal distance of 5,000
feet from the primary surface. Its center line is the continuation
of the center line of the runway.
(3)
Transitional Zone. The transitional zones are the
areas beneath the transitional surfaces. They project from the runway
at a 7 to 1 slope and intersect with the approach zone.
(4)
Horizontal Zone. The horizontal zone is established
by swinging arcs of 10,000 feet radii from the center of each end
of the primary surface of each runway and connecting the adjacent
arcs. The horizontal zone does not include the approach and transitional
zones.
(5)
Conical Zone. The conical zone is established as the
area that commences at the periphery of the horizontal zone and extends
outward therefrom a horizontal distance of 4,000 feet.
E.
Height limitations. Except as otherwise provided in
this chapter, no structure shall be erected, altered, or maintained,
and no tree shall be allowed to grow in any zone created by this chapter
to a height in excess of the applicable height limit herein established
for such zone. Such applicable height limitations are hereby established
for each of the zones in question as follows:
(1)
Utility Runway Visual Approach Zone. Slopes 20 feet
outward for each foot upward beginning at the end of and at the same
elevation as the primary surface and extending to a horizontal distance
of 5,000 feet along the extended runway center line.
(2)
Utility Runway Non-Precision-Instrument Approach Zone.
Slopes 20 feet outward for each foot upward beginning at the end of
and at the same elevation as the primary surface and extending to
a horizontal distance of 5,000 feet along the extended runway center
line.
(3)
Transitional Zone. Slopes seven feet outward for each
foot upward beginning at the sides of and at the same elevation as
the primary surface and the approach surface and extending to a height
of 150 feet above the airport elevation which is 687.5 feet above
mean sea level. In addition to the foregoing, there are established
height limits sloping seven feet outward for each foot upward beginning
at the sides of and at the same elevation as the approach surface
and extending to where they intersect the conical surface.
(4)
Horizontal Zone. Established at 150 feet above the
airport elevation or at a height of 837.5 feet above mean sea level.
(5)
Conical Zone. Slopes 20 feet outward for each foot
upward beginning at the periphery of the horizontal zone and at 150
feet above the airport elevation and extending to a height of 350
feet above the airport elevation or 1,037.5 feet elevation.
(6)
Excepted height limitations. Nothing in this section
shall be construed as prohibiting the construction or maintenance
of any structure or growth of any tree to a maximum of 50 feet above
the grade of the land. This supersedes any required or exempt height
limitation, if applicable; adequate clearances would have to be shown
for any encroachment on the approach slope in excess of 50 feet.
F.
Use restrictions. Notwithstanding any other provisions
of this chapter, no use may be made of land or water within any zone
established by this chapter in such a manner as to create electrical
interference with navigational signals or radio communications between
the airport and aircraft; make it difficult for pilots to distinguish
between airport lights and others; result in glare in the eyes of
pilots using the airport; impair visibility in the vicinity of the
airport; create bird strike hazards; or otherwise in any way endanger
or interfere with the landing, takeoff, or maneuvering of aircraft
intending to use the airport.
G.
Nonconforming use.
(1)
Regulations not retroactive. The regulations prescribed
by this section shall not be construed to require the removal, lowering
or other change or alteration of any structure or tree not conforming
to the regulations as of the effective date of this chapter, or otherwise
interfere with the continuance of nonconforming use. Nothing contained
herein shall require any change in the construction, alteration, or
intended use of any structure, the construction or alteration of which
was begun prior to the effective date of this chapter, and is diligently
prosecuted.
(2)
Marking and lighting. Notwithstanding the proceeding
provision of this section, the owner of any existing nonconforming
structure or tree is hereby required to permit the installation, operation
and maintenance thereon of such markers and lights as shall be deemed
necessary by the Greene Township Zoning Officer and/or the Susquehanna
Area Regional Airport Authority or its successor in ownership of the
airport to indicate to the operators of aircraft in the vicinity of
the airport the presence of such navigation and obstructions. Such
markers and lights shall be installed, operated and maintained at
the expense of the Susquehanna Area Regional Airport Authority or
its successor.
H.
Permits.
(1)
Future uses.
(a)
Except as specifically provided in Subsection H(1)(a)[1], [2] and [3] hereunder, no material change shall be made in the use of land, no structure shall be erected or otherwise established, and no tree shall be planted in any zone hereby created unless a permit therefor shall have been applied for and granted. Each application for a permit shall indicate the purpose for which the permit is desired, with sufficient particularity to permit it to be determined whether the resulting use, structure or tree would conform to the regulations herein prescribed. If such determination is in the affirmative, the permit shall be granted. No permit for a use inconsistent with the provisions of this chapter shall be granted unless a variance has been approved in accordance with § 105-15H(4) hereinafter.
[1]
In the area lying within the limits of the horizontal
zone and conical zone, no permit shall be required for any tree or
structure less than 75 feet of vertical height above the ground, except
when, because of terrain, land contour, or topographic features, such
tree or structure would extend above the height limits prescribed
for such zones.
[2]
In areas lying within the limits of the approach
zones, but at a horizontal distance of not less than 4,200 feet from
each end of the runway, no permit shall be required for any tree or
structure less than 75 feet of vertical height above the ground, except
when such tree or structure would extend above the height limit prescribed
for such approach zone.
[3]
In the areas lying within the limits of the
transition zones beyond the perimeter of the horizontal zone, no permit
shall be required for any tree or structure less than 75 feet of vertical
height above the ground, except when such tree or structure, because
of terrain, land contour, or topographic features, would extend above
the height limit prescribed for such transition zones.
(2)
Existing uses. No permit shall be granted that would
allow the establishment or creation of an obstruction or permit a
nonconforming use, structure, or tree to become a greater hazard to
air navigation than it was on the effective date of this chapter or
any amendments thereto or than it is when the application for a permit
is made. Except as indicated, all applications for such a permit shall
be granted.
(3)
Nonconforming uses abandoned or destroyed. Whenever
the Greene Township Zoning Officer determines that a nonconforming
tree or structure has been abandoned or more than 80% torn down, physically
deteriorated or decayed, no permit shall be granted that would allow
such structure or tree to exceed the applicable height limit or otherwise
deviate from the zoning regulations.
(4)
Variances.
(a)
Any person desiring to erect or increase the
height of any structure or permit the growth of any tree or use property
not in accordance with the regulations prescribed in this chapter
may apply to the Zoning Hearing Board for a variance from such regulations.
The application for variance shall be accompanied by a determination
from the Federal Aviation Administration as to the effect of the proposal
on the operation of air navigation facilities and the safe, efficient
use of navigable airspace.
(b)
Such variances shall be allowed where it is
duly found that a literal application or enforcement of the regulations
will result in unnecessary hardship and relief granted will not be
contrary to the public interest, will not create a hazard to air navigation,
will do substantial justice, and will be in accordance with the spirit
of this chapter. Additionally, no application for variance to the
requirements of this chapter may be considered by the Zoning Hearing
Board unless a copy of the application and supporting documentation
has been furnished to the Susquehanna Area Regional Airport Authority
or its successor in interest or the agent of the same or to the person,
agency or corporation responsible for operation and maintenance of
the airport for advice as to the aeronautical impacts of the variance.
If there is no response to this transmittal within 15 days after receipt,
the Zoning Hearing Board may act on its own to grant or deny said
application. Granting of variance may include conditions and terms;
denial shall state reasons in the action taken and be made part of
the official record of the proceedings.
(5)
Obstruction marking and lighting. Any permit or variance
granted may, if such action is deemed advisable to effectuate the
purpose of this chapter and be reasonable in the circumstances, be
so conditioned as to require the owner of the structure or tree in
question to install, operate, and maintain, at the owner's expense,
such markings and lights as may be necessary. Obstruction marking
and lighting for proposed new structures or trees shall be the sole
obligation of the property owner on whose site they are located. Also,
said property owner shall be responsible for the operation and maintenance
as well as installation of such obstruction marking and lighting.
The Airport Manager or other representatives of the Susquehanna Area
Regional Airport Authority or its successor shall immediately notify
the property owner of any malfunction in need of repair or replacement.
(6)
It shall be the duty of the Zoning Officer to administer
and enforce the regulations prescribed herein. Applications for permits
and variances shall be made on a form published for this purpose by
Greene Township. They shall be forthwith transmitted to the Zoning
Hearing Board, if applicable.
I.
Other restrictions. Nothing in this chapter shall
supersede any aviation easement. Furthermore, this chapter shall not
supersede the following Commonwealth of Pennsylvania requirements
that prohibit construction within an approach area that extends into
the incline plane, starting at each end of the runway and extending
1,000 feet at a ratio of one foot height to each 20 feet of distance
from the runway edge and having a horizontal width dimension of 300
feet, and that notice be given to the State Bureau of Aviation, Capitol
City Airport, New Cumberland, Pennsylvania, 17070, prior to erecting
any structure within two miles of the airport limits and encroaching
anywhere above the forty-feet to one-foot glide plane.
[Added 7-27-2010 by Ord. No. 2010-4]
The Appalachian Trail Overlay District is hereby created to
be defined by the area within 300 feet on each side of the Appalachian
Trail center line as depicted on the Official Zoning Map and designated
by the Appalachian Trail Conservancy, the Pennsylvania Department
of Conservation and Natural Resources Bureau of Forestry and the US
Department of the Interior National Park Service. The intent of this
district is to provide a buffer area from incompatible land uses and
development along the trail and its vicinity, while recognizing that
the Appalachian Trail crosses through privately owned or leased lands
where reasonable land uses and development must be permitted. The
following standards shall apply:
A.
Buffer area required. All permitted and conditional land uses and
structures in the Agricultural Residential District shall be allowed
in the Appalachian Trail Overlay District. They shall be set back
at least 100 feet from the Appalachian Trail center line. Open space,
forestry and agriculture will be permitted within the buffer area.
If any other uses encroach on the buffer area, assuming a variance
is granted, this structure shall be screened with a minimum five-foot-high
fence, wall, hedge or vegetative landscaping material to mitigate
any adverse visual impact.
B.
Conservation of woodlands and other valuable vegetative cover. No
wooded lot shall be disturbed in such a manner that the number of
viable trees having a diameter of six inches or greater measured 4.5
feet in height from the ground surface shall be reduced by more than
25%. Where unavoidable or desirable by sound forest management practices
to exceed 25% of the existing viable trees, new tree plantings shall
replace those disturbed or removed. Disturbance to other vegetative
cover shall be minimized.
C.
Protection of steep slopes. No site disturbance shall be allowed
on slopes exceeding 15% except under certain circumstances where selective
logging and woodcutting shall be limited to minimal removal of trees,
or where grading and earthmoving operations shall not result in vertical
dimensions exceeding 10 feet and in finished grades exceeding 3:1
unless it can be demonstrated that steeper slopes can be stabilized
and maintained adequately. The natural landscape shall be preserved
insofar as practical. There shall be neither regrading nor clear-cutting
on slopes over 15%.
D.
Preservation of floodplains, wetlands and water resources. These
areas include natural swales, channels, springs, streams, seasonally
high water tables and similar water collection or concentration places.
They shall be delineated and not disturbed. Any encroachments shall
secure appropriate permits.
E.
Site disturbance regulations.
(1)
All trees and vegetation to be retained within 25 feet of a
proposed building or other site improvement shall be protected from
mechanical equipment damage and site grading change by effective structural
barriers.
(2)
When digging trenches for utility lines or similar essential
uses, disturbance to the root zones of all woody vegetation shall
be minimized.
(3)
Topsoil removed by grading and earthmoving operations shall
be redistributed and stabilized with at least six inches of earth
surface cover material to include seeding, sod, hydroseed, geotextile,
riprap or native species plantings.
(4)
All construction debris shall be hauled away from the property
so that it does not impede woody vegetation growth and maintenance.
(5)
No hazardous and toxic material shall be stored within 100 feet
of on-site woody vegetation.
F.
Site design regulations.
(1)
For any structure outside the buffer area, the minimum building
setback shall vary by the size of the structure footprint as follows:
(2)
Any structure shall be sited in the least visually prominent
location on the property.
(3)
Any structure shall not be situated at the top of a ridgeline
or silhouetted against the sky.
(4)
The scale of any new structure shall be compatible with existing
adjacent structures.
(5)
There shall be no direct or indirect glare illumination and
noise emission permitted to spill over into another property, including
the Appalachian Trail alignment.
[Added 3-22-2016 by Ord.
No. 2016-2]
The Exit 17 Interchange Overlay District is located within the
Transitional Commercial District and within a specific area west of
Interstate Route 81 described by a measurement of 350 feet from the
center line of that portion of Kohler Road beginning at the point
of intersection of the center lines of Kohler Road and Walker Road
to the point of intersection of the center lines of Kohler Road and
Walker Road Extended and from the center line of Walker Road Extended
to the cul-de-sac at the terminus of Walker Road Extended as further
detailed on the Greene Township Zoning Map. Within this overlay district,
the following uses shall be permitted in addition to those permitted
in the Transitional Commercial District, unless otherwise specified
herein:
A.
Hotels and motels.
B.
Automobile dealerships.
C.
Theaters.
E.
All structures associated with the use, as well as the totality of
the principal use of the premises, must be located in their entirety
within the boundaries of the overlay district.
F.
Neighborhood residential developments shall not be permitted within
this overlay district.
G.
All other permitted and conditional uses in the Transitional Commercial District shall be permitted herein subject to the requirements of § 105-9.1A through F. However, the sale or distribution of motor vehicle fuel, whether gas, diesel or otherwise, and/or sale and exchange of propane gas cylinders shall be permitted as part of any other permitted use within the Exit 17 Interchange Overlay District.
[Amended 8-23-2016 by Ord. No. 2016-6]
