[Amended 6-28-2001 by Ord. No. 01-03]
The purpose of this zone is to reserve appropriate areas of
the Township for quarrying and processing of quarry raw materials;
to provide reasonable standards for quarry operations in order to
prevent conditions which would interfere with the enjoyment or use
of other properties; and to allow uses of a temporary nature in locations
premature for quarrying. None of the regulations stated in this article
supersede the Surface Mining Conservation and Reclamation Act of May
31, 1945, the Noncoal Surface Mining Conservation and Reclamation
Act of December 19, 1984, the Oil and Gas Act of December 19, 1984,
or the Bituminous Mine Subsidence and Land Conservation Act of April
27, 1966.
The following principal uses are permitted by right in the zone:
A.
Quarrying.
B.
Public buildings, including firehouses.
C.
Public utilities.
D.
Farms.
E.
Nursery and garden centers.
F.
Parking lots or parking garages.
G.
Manufacturing or processing establishments utilizing quarry materials.
H.
A communications antenna mounted on an existing public utility transmission tower, building or other structure, and a communications equipments building. (See § 150-322.1.)
[Added 4-9-1998 by Ord. No. 98-06; amended 6-28-2001 by Ord. No.
01-03]
I.
Forestry.
[Added 6-28-2001 by Ord. No. 01-03]
[Added 6-28-2001 by Ord. No. 01-03[1]]
Subject to the general criteria listed in § 150-383,
special exceptions shall be as follows:
[1]
Editor's Note: This ordinance also repealed former § 150-215.1,
Conditional uses, added 4-9-1998 by Ord. No. 98-06.
Lot area and lot width not less than the following dimensions
shall be provided for each principal use hereafter established in
this zone:
The building height limit shall be 100 feet.
Not more than 60% of the lot area may be covered by buildings,
including accessory buildings.
[Amended 6-28-2001 by Ord. No. 01-03]
Not more than 80% of the lot area may be covered by impervious
surfaces, such as buildings, driveways, parking areas and sidewalks.
Each lot shall provide front, side and rear setbacks not less
than the following:
A.
General. Quarry operations:
(1)
May not substantially injure or detract from the lawful existing
or permitted use of neighboring properties.
(2)
May not adversely affect any public or private water supply
source.
(3)
May not adversely affect the logical, efficient and economical
extensions of public services, facilities and utilities throughout
the Township.
(4)
May not create any significant damage to the health, safety
or welfare of the Township and its residents and property owners.
(5)
May not result in the land area subject to quarrying being placed
in a condition which will prevent the use of that land for economically
and ecologically productive uses upon completion of the quarry operation.
(6)
Must comply with all applicable state regulations.
B.
Fencing. A substantial fence or earthen barrier measuring at least
six feet in height must surround the area of actual quarrying to prevent
unauthorized persons from entering the area to their potential endangerment.
C.
Screens. Where adjacent to a residential or a public street right-of-way
or where a quarry operation will substantially impair the beauty and
character of the surrounding countryside, trees and shrubs must be
planted or attractive earthen barriers erected to screen the operation,
as far as practical, from normal view.
D.
Access. Truck access to any quarry operation shall be so arranged as to minimize danger to traffic and nuisance to neighboring properties. Access drives shall conform to the specifications set forth in the West Manchester Township Access Drive Ordinance, Ordinance No. 96-01, Chapter 42 of the Code of the Township of West Manchester.
[Amended 3-14-1996 by Ord. No. 96-08]
E.
Setbacks from residential zones. Where the lot or parcel of land
which is the site of quarrying operations is adjacent to a residential
zone:
F.
Setbacks from public streets. No part of a quarry pit, stockpile,
waste pile, processing equipment, scale, operational equipment or
truck parking area may be closer than 100 feet to a public street
line.
A.
Rehabilitation required. Within two years after the termination of
quarrying operations, the area of actual quarrying operations must
be rehabilitated to a condition of reasonable physical attractiveness
and, as practical, restored.
B.
Rehabilitation standards. In rehabilitating the area of actual quarrying
operations, the owner or operator must comply with the following standards:
(1)
Slope. The slope of earth material in any excavated pit must
not exceed the angle of slippage.
(2)
Topsoil and ground cover. Where filling of the pit is desirable
and economically feasible, the fill must be a kind and depth to sustain
grass, plants or trees, and such must be planted.
(3)
Drainage. To prevent any silt, erosional debris or other loose
material from filling any existing drainage course or encroaching
on state or Township roads or private property, all surface drainage
existing or developing by or through the topsoil site must be controlled
by dikes, barriers or drainage structures. All measures to control
natural drainage or floodwater must meet with the approval of the
Board of Supervisors.
(4)
Removal of plant and equipment. Within two years after termination
of operations, all plant and equipment must be removed, except where
the plant and equipment is still used for processing earth material
from other properties. If substantially covered, foundations and piers
may be left in the ground.
All applications for new or expanded quarry operations shall
include, and in order to keep the Zoning Officer abreast of impending
termination of quarrying operations and plans for rehabilitation as
well as operational activities which he has a duty to check, each
quarry owner or operator must submit to the Zoning Officer, annually
in the month of October, the information following:
A.
The ownership and acreage of the land which is the site of quarrying
operations, including all land held under contract or lease.
B.
The type of earth resources quarried.
C.
The present depth of excavations.
D.
The probable effect of blasting and other excavation methods upon
existing and permitted uses in the area surrounding the quarry site.
E.
A map, at a scale of one inch equals 100 feet, or such other scale
acceptable to the Township, showing:
(1)
All land owned or under option, contract or lease.
(2)
Lot or land quarried.
(3)
As practical, contours at twenty-foot intervals extending beyond
the site to the nearest public street or highway.
(4)
Private access roads and abutting streets and highways.
(5)
The location of all structures.
(6)
The location of stockpiles and waste piles.
(7)
The title, scale, North point and date.
(8)
Fencing and screen planting.
F.
The proposed reuse of the land to be quarried.
G.
Plantings or other planned special features of rehabilitation.
H.
The proposed methods by which rehabilitation is to be accomplished.
I.
A listing of those roads contained within the Township that are to
be used by hauling trucks from the quarry operation.
