[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
See § 27-787.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An alcohol rehabilitation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Facilities and equipment to support overnight boarding shall not be permitted.
B. 
The provisions of this subsection shall apply whether or not an occupancy permit or certificate of use has been issued to the owner or operator of a methadone treatment facility for a location that is within 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meeting house or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A bakery shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Any and all odors generated as part of a bakery operation shall be in conformance with the performance standards of this chapter.
B. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot.
C. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
D. 
To minimize conflicts between food items, animals and the natural elements, the storage of pallets and other loading-related equipment/materials shall be contained within an enclosed and covered structure.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A bank/financial institution shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The Township shall require the landowner and/or developer to prepare and submit a traffic impact analysis of the proposed development.
B. 
The ground of off-street parking and loading spaces shall be paved with bituminous brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.
C. 
Side and rear buffer areas shall be maintained in accordance with this chapter.
D. 
Paved off-street stacking spaces shall be arranged in an orderly fashion so as not to cause blockage of any means of ingress or egress and to ensure that the traffic flow on public rights-of-way is not endangered in any way. A separate means of ingress shall be established and clearly marked, as shall be a separate means of egress from the bank. Should any traffic congestion occur in the public right-of-way, it shall be the responsibility of the owner to direct traffic away from the facility by posting a "temporarily closed" sign or other means. The Township may require any traffic studies and associated improvements as a condition of approval.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A bed-and-breakfast shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
No more than five bedrooms may be available or used for such use in any building.
B. 
Not more than one ground sign shall be permitted on the lot. The maximum permitted sign area shall be 20 square feet.
C. 
Service meals shall be limited to breakfast only to overnight guests of the facility.
D. 
All off-street parking spaces shall be provided on the lot. The number of off-street parking and loading spaces shall be provided as defined by Part 9 of this chapter. All parking spaces and driveways shall be surfaced with bituminous brick, concrete or stone block paving material.
E. 
The owner and/or manager of the facility shall reside therein.
F. 
An overnight guest shall not occupy the facility for more than 14 consecutive nights in a thirty-day period.
G. 
Means of ingress and egress to the lot shall be from an arterial or collector street only.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A billboard shall be permitted as a use by special exception, subject to the following express standardized criteria:
A. 
Location. Required spacing shall be measured from a point perpendicular to the structure along the front lot line parallel to the center line of the roadway to which the billboard is oriented.
(1) 
The minimum front, side and rear yard requirements applying to a principal use as set forth within the zoning district in which the bill-board is to be located shall apply to each billboard structure.
(2) 
A billboard shall be considered a structure and shall be included in the calculation of maximum building coverage. The maximum lot coverage calculation shall be cumulative, including the billboard and any other structures and buildings on the same lot therewith.
(3) 
No billboard shall be erected in such a manner as to block the view from the road or street of any existing business identification sign or residential or nonresidential structure or to limit or reduce the light and ventilation requirements regulated by Township provisions for building construction and fire prevention.
(4) 
No billboard shall be constructed within the clear sight triangle of the public street or road on which it is situated, and it shall not in any case obstruct or impede traffic safety.
(5) 
Billboards shall maintain a lateral minimum spacing of 750 feet between billboard structures. Required spacing shall be measured from a point perpendicular to the centermost point of the billboard structure along the front lot line parallel to the center line of the roadway to which the billboard is oriented.
(6) 
Billboards may not be mounted on the roof, wall or other part of a building or any other structure.
B. 
Size and Height. A billboard shall have a maximum allowable gross surface area of 750 square feet per sign face. A billboard shall have a maximum of two sign faces per billboard structure.
(1) 
The billboard structure may have sign faces placed back-to-back or in a V-shaped configuration on a single billboard structure.
(2) 
A billboard sign face shall be independently supported and have vertical supports of metal which are galvanized or otherwise treated to prevent rust and corrosion.
(3) 
The one vertical support shall be capable of enabling the entire sign face to be able to withstand a minimum wind load of 60 miles per hour.
(4) 
The entire base of the billboard structure shall be permanently landscaped with suitable shrubbery and/or bushes of a minimum height of three feet placed in such manner as to screen the foundation of the structure.
(5) 
Landscaping shall be maintained by the billboard sign owner in an attractive and healthy manner in accordance with accepted conservation practices.
(6) 
Permanent landscaping shall form a base and/or backdrop to the billboard sign when practical, in the opinion of the Zoning Officer.
(7) 
No bare earth cuts are permitted on a hillside.
(8) 
All earth cuts or fills are to be permanently seeded or planted.
C. 
Other Restrictions. All billboards must operate in compliance with the following additional restrictions:
(1) 
A billboard with display lighting shall be constructed so that it does not glare upon adjoining property and shall not exceed a maximum of 1.5 footcandles upon the adjoining property.
(2) 
Display lighting shall not operate between 12:00 midnight and 5:00 a.m., prevailing local time. All lighting shall be in accordance with the provisions of this chapter.
(3) 
No billboard structure, sign face or display lighting shall move, flash or emit noise. No display lighting shall cause distractions, confusion, nuisance or hazard to traffic, aircraft or other properties.
(4) 
The use of colored lighting is not permitted.
(5) 
Electronic variable-message billboards, meaning an electrically or electronically activated billboard sign containing message content that, either in whole or in part, may be changed by means of electronic programming, shall not be permitted, with the exception of time-and-temperature indicators.
(6) 
No billboard shall have changing or moving colors, pictures, images, graphics, or text.
D. 
Maintenance.
(1) 
A billboard structure shall be entirely painted every three years.
(2) 
Every 10 years, the owner of the billboard shall have a structural inspection made of the billboard by an engineer or an architect and shall provide to the Township a certificate from the engineer or architect certifying that the billboard is structurally sound.
(3) 
Annual inspections of the billboard shall be conducted by the Township to determine compliance with the provisions of this chapter.
(4) 
Billboards found to be in violation of this chapter shall be brought into compliance or shall be removed within 30 days, upon proper notification by the Township. Failure to comply shall be a violation of this chapter.
(5) 
Billboards using removable paper or other materials shall be maintained in such condition as to eliminate loose or frayed material protruding or hanging from the structure.
E. 
Permits. Prior to submission of an application for a building permit, the applicant for a billboard use shall obtain and submit with the application approvals from the County of Allegheny and the Pennsylvania Department of Transportation (PennDOT).
F. 
Application Fees. Said application shall be accompanied by an application fee in an amount equal to that set by resolution of the Board of Supervisors.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Kennels shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Such uses shall be located at least 100 feet from any lot line adjoining a residential use or zoning district and at least 50 feet from any other lot line.
B. 
The minimum lot area required for the use shall be 80,000 square feet.
C. 
Outdoor runs and similar facilities shall be constructed for easy cleaning, shall be adequately secured by a fence with a self-latching gate and shall be screened by a six-foot-high compact hedge or one-hundred-percent-opaque fence on all sides which are visible from any street or residential lot.
D. 
If adjacent properties are developed for single-family dwellings, the kennels shall be soundproofed to minimize noise impact on adjacent properties.
E. 
The kennel shall be licensed by the Commonwealth of Pennsylvania, and compliance with all applicable rules and regulations of the Commonwealth of Pennsylvania and the Allegheny County Health Department shall be maintained.
F. 
At no time shall the animals be permitted to run loose on the lot other than in a completely enclosed area.
G. 
This conditional approval shall be subject to periodic inspections to ensure compliance with the conditions of approval.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A microbrewery shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Any and all odors generated as part of a microbrewery operation shall be in conformance with the performance standards of this chapter.
B. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot.
C. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
D. 
To minimize conflicts between food/beverage items, animals and the natural elements, the storage of pallets and other loading-related equipment/materials shall be contained within an enclosed and covered structure.
[Added by Ord. 464, 4/3/2013, § IC]
A brewpub shall be available as a use by special exception subject to the following express standards and criteria:
A. 
Any and all odors generated as part of the microbrewery operation shall be in conformance with the performance standards of this Chapter.
B. 
In order to assure pedestrian safety, access and circulation patterns for both customers and deliveries/loading shall be clearly posted or otherwise marked.
C. 
No outdoor storage shall be allowed, which prohibition shall apply to all outdoor storage, including, without limitation, to the storage of palettes and other loading-related equipment/materials, portable storage units, cargo containers and tractor trailers.
D. 
One landscaped island for every seven parking spaces shall be provided within all parking areas. All landscaped islands shall contain one tree a minimum of two inches dbh.
E. 
Outdoor seating shall not be utilized after 9:00 p.m., except on Friday and Saturday nights, when such seating maybe utilized until 10:00 p.m.
F. 
All mechanical equipment and loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
G. 
Service trucks for the purpose of loading and unloading materials and equipment shall be restricted to between the hours of 8:00 a.m. and 8:00 p.m., Monday through Saturday, and between 11:00 a.m. and 7:00 p.m. on Sundays and legal holidays.
H. 
Access and loading bays shall not face any street.
I. 
Access and loading bays and dumpsters shall have their doors closed at all times, except during the movement of raw materials, other supplies or finished products into or out of the building.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Business services shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Retail-oriented activity shall not be conducted on site.
B. 
Deliveries shall not occur between 9:00 p.m. to 7:00 a.m., Monday through Friday, and 8:00 p.m. to 8:00 a.m., Saturday and/or Sunday.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A car wash shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Washing operations shall take place in an enclosed building, except for one outside washing bay.
B. 
Parking and reservoir area shall be in accordance with Part 9.
C. 
All driveway and waiting areas shall be paved with a permanent surface and edged with a curb where it abuts grassed areas. Paved areas shall be sloped to an acceptable storm drainage system. Areas of the lot not paved shall be landscaped and maintained.
D. 
Access shall be limited to two driveways and one additional driveway on a second street where the lot abuts a second street, such driveways each not more than 35 feet wide at the lot line. No driveway shall be located within 75 feet of any street intersection, measured from the point of crossing of the intersecting street right-of-way lines abutting the lot and the edge of the driveway nearest the intersection.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A cemetery shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum size of a cemetery shall be 10 acres.
B. 
The developer shall provide a statement of guaranteed perpetual maintenance before approval is given.
C. 
No burial sites shall be within 50 feet of any lot line or 100 feet of a street right-of-way, and no crematorium shall be within 200 feet of any lot line.
D. 
Access drives shall be located to take maximum advantage of sight distances for motorists.
[1]
Editor's Note: Former § 27-724, Communications Tower, adopted 7/16/2008 by Ord. 430, as amended, was repealed 11/18/2015 by Ord. 482. See now § 27-513.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A contractor yard or material storage facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The business shall include a permanent building on the lot for office, storage or minor assembly use of not less than 1,000 square feet.
B. 
Areas used for the storage of supplies and equipment shall be screened from view of adjacent residential properties and from adjacent highways.
C. 
Lighting of the lot shall adhere to § 27-508 required provisions pertaining to lighting and glare for all districts.
D. 
Areas of the lot not occupied by buildings or by storage areas shall be either paved or landscaped and maintained.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A convenience store, including gas and/or energy recharge station, shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot.
B. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
C. 
One additional tree per gas pump shall be planted on the lot.
D. 
Lighting associated with any canopy constructed on the lot shall be installed as internal illumination of the canopy only.
E. 
To minimize conflicts between food/beverage items, animals and the natural elements, the storage of pallets and other loading-related equipment/materials shall be contained within an enclosed and covered structure.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A country club/golf course shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The lot shall contain not less than 50 acres and shall have direct access to a state or county highway.
B. 
All buildings on the lot shall be set back at least 200 feet from any lot line.
C. 
Access drives shall be located to take maximum advantage of sight distances for motorists and shall be as remote as possible from street intersections.
D. 
Parking areas shall be screened from view of neighboring houses or those directly across the street from the lot.
E. 
Recreation areas on the lot other than the golf course shall meet the requirements of this chapter.
F. 
The golf course itself shall not be lighted.
G. 
The residence of a caretaker shall be the only dwelling permitted on the lot.
H. 
One identification sign only, at the entrance to the lot, shall be permitted, with each of the sign's two faces, maximum, not more than 32 square feet in area for each face.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A crematorium shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Any and all odors and smoke generated as part of a crematorium operation shall be in conformance with the performance standards of this chapter.
B. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
C. 
No outdoor storage shall be permitted on a lot associated with a crematorium.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An adult day-care center shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Exterior recreation space shall be located on the lot in an effort to minimize physical conflict between said use and surrounding land uses.
B. 
No accommodations for overnight facilities of patrons shall be provided on the lot.
C. 
Said use shall possess licensure as issued by the Commonwealth of Pennsylvania to operate as a day-care center.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A day-care home shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Exterior open space shall be provided, being usable and accessible only for the children, at a minimum ratio of 65 square feet per child. Interior space shall be provided as per the regulations of the Pennsylvania Department of Welfare. In addition, other lot and area requirements within the zoning district in which the day-care center is proposed shall apply.
B. 
Off-street parking spaces required for day-care centers shall be one for each 300 square feet of gross floor area, with a minimum of four spaces.
C. 
Depending on traffic and/or adjoining use of the premises, a fence with approved height and strength by the Township may be required along the lot's perimeter for the protection of those using the day-care home/center.
D. 
Safe vehicular access and areas for discharging and picking up children shall be provided.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A department store shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A minimum of two access points to the development shall be provided on the lot.
B. 
Outdoor storage and/or merchandise display shall not occupy any parking spaces on the lot.
C. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot.
D. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A drive-in theater shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The lot shall have direct access to a state highway.
B. 
The location of entrances shall be clear and well-marked, and circulation within the parking area shall be obvious.
C. 
Maximum unobstructed sight distances shall be available for motorists entering as well as leaving the premises.
D. 
Lighting of parking areas shall adhere to required provisions pertaining to lighting and glare for all districts.
E. 
Parking and truck loading areas shall be screened from view from adjacent residential properties.
F. 
In the case of drive-in theaters, the screen shall be oriented away from the highway, and the ticket building shall be located so that at least two rows of 10 cars each may line up on the premises approaching the building.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Driving ranges, including par-three courses and miniature golf, shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area shall be three acres.
B. 
The location and orientation of golf activities on the lot shall be designed to minimize conflicts and liability of such activity on surrounding uses.
C. 
The number of off-street parking and loading spaces shall be provided as defined by this chapter.
D. 
The ground surface of off-street parking and loading spaces shall be paved with bituminous brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances.
E. 
A driving range's hours of operation and activities must be appropriately scheduled to protect the surrounding neighborhood from detrimental noise, disturbance or interruption.
F. 
The owner(s) and operator(s) of a driving range shall be responsible for the conduct and safety of the members, visitors or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by the members, visitors and guests.
G. 
No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids is permitted.
H. 
Light fixtures for the night illumination of putting greens, driving range areas and parking areas shall be designed to minimize illumination levels to zero footcandles when measured from an adjacent lot line.
I. 
The owner(s) and operator(s) of a driving range shall incorporate best management practices as outlined in the Pennsylvania Handbook of Best Management Practices for Developing Areas to minimize negative impacts of erosion, siltation and surface water and groundwater contamination.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A dry-cleaning processing facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All materials and equipment shall be stored within a completely enclosed building.
B. 
The use shall comply with all performance standards specified in this chapter.
C. 
The storage or manufacture of hazardous or potentially hazardous materials which are not listed on file with the Township shall not be permitted.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An emergency services (police, fire, and EMS station) facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
An access analysis shall be conducted in order to evaluate sight distance and to identify appropriate lot access points. Special traffic signage control and lighting may need to be provided pending the results of said access analysis.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Fairgrounds shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All parking areas adjacent to an existing residential lot shall provide a screen with a minimum height of six feet. Screens shall be constructed as earth berm, landscaped buffer yards, fence or wall and should have a minimum opacity of 80%.
B. 
To minimize negative traffic, noise and lighting impacts on surrounding development, said activity shall be limited to no more than 10 consecutive days in a calendar month.
C. 
Service areas, maintenance areas/facilities and dumpster areas shall be screened from adjacent residences with a screen with a minimum height of eight feet. Screens shall be a minimum opacity of 80%.
D. 
Exterior lighting for areas visible from adjacent residential lots shall be reduced to 50% luminosity after 11:00 p.m.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A farm shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A farm shall contain at least 40 acres of land.
B. 
A commercial feedlot operation may be permitted if no parts of it are nearer than 400 feet from a residential lot line.
C. 
Wayside sales of produce grown on the premises only may be permitted, provided that the structure meets all requirements for setbacks in the zoning district where located, off-street parking for at least 10 cars is provided, safe access to the abutting road is available, no more than one freestanding sign not more than 20 square feet in area, each face, is erected, and the structure is closed up and secured and the sign removed when the market is not in operation.
D. 
Any new operation or expansion of an existing farm shall not be approved by the Township until an erosion and sedimentation control plan has been prepared and found satisfactory by the County Conservation District.
E. 
A list of all chemicals utilized in the propagation and care of farm products shall be filed annually with the Township Zoning Officer.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A farmette shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A farmette shall contain at least five acres of land.
B. 
Permitted activities shall include only the growing of crops; the breeding, raising and hatching of poultry, fowl, rabbits, chinchillas, fish, frogs or bees; the raising and breeding but not slaughtering of cows, sheep, horses, goats or hogs; and boarding stables.
C. 
A commercial feedlot operation shall not be permitted.
D. 
Animals shall not be fed garbage, offal or other wastes.
E. 
All farm buildings shall not be closer to any lot line than 150 feet.
F. 
Surface water runoff from areas where animals are enclosed shall be diverted away from adjacent residential properties and shall not contaminate downstream watercourses.
G. 
Wayside sales structures shall be removed from the roadside when not in use.
H. 
Any new operation or expansion of an existing farm shall not be approved by the Township until an erosion and sedimentation control plan has been prepared and found satisfactory by the County Conservation District.
I. 
A list of all chemicals utilized in the propagation and care of farm products shall be filed annually with the Township Zoning Officer.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A retail farm stand shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A business established for the purposes of a retail farm stand shall have one point of ingress and egress to a public road right-of-way. The point of ingress and egress shall be located in a manner that minimizes detrimental traffic impacts to both pedestrians and vehicles.
B. 
A retail farm stand may be placed adjacent to or separately from a lot on which a farm or farmette is located.
C. 
Display areas within parking lots and outdoor storage areas shall be included within the calculated gross floor area.
D. 
The minimum number of required parking spaces shall not be utilized for any display areas and/or outdoor storage areas.
E. 
To promote adequate vehicular safety and circulation, an entrance drive surfaced with bituminous brick, concrete or stabilized aggregate shall be constructed between the nearest public road right-of-way and the retail area. The entrance drive shall be a minimum of 16 feet wide. Loading and equipment storage areas shall, at a minimum, be paved with crushed limestone aggregate.
F. 
A retail farm stand shall not significantly intensify vehicular or pedestrian traffic which is normal for the residences in the neighborhood.
G. 
No more than one identification sign associated with advertising the farm, farmette and/or retail store shall be permitted. The identification sign shall be a ground or a wall sign and shall have a maximum graphic area of 40 square feet.
H. 
The sale of live animals, if included as part of the retail use, shall be limited to domesticated animals.
I. 
The minimum distance between buildings shall be 30 feet.
J. 
The maximum length of any building shall be no more than 200 feet.
K. 
Unless the landowner places a list of the following materials on written record with the Township, no storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids shall be permitted on the lot(s), with the exception of gasoline, diesel fuel and oil for the operation and maintenance of motorized vehicles and equipment.
L. 
The owner(s) and operator(s) of a retail farm/farmette shall incorporate best management practices as outlined in the Pennsylvania Handbook of Best Management Practices for Developing Areas to minimize negative impacts of erosion, siltation and surface water and groundwater contamination.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A flea market shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area shall be 10 acres. The maximum lot area shall be 20 acres.
B. 
The premises shall be maintained so as to not constitute a nuisance or a menace to public health and safety.
C. 
No garbage, organic waste, petroleum products or hazardous waste shall be stored, buried or disposed of on the premises.
D. 
No outdoor storage, outdoor sales, structure or outdoor display activity associated with a flea market shall occur within 200 feet of any dwelling unit or within 100 feet of any lot line or right-of-way line of a public street.
E. 
Any material or object associated with a flea market shall not be stored outdoors more than 48 hours in a seven-day period.
F. 
The premises shall be enclosed by a wall or fence on the interior edge of the required buffer yard. If fencing is erected, supplemental vegetative screening not less than six feet in height and located between the fence and lot line shall be provided. The vegetative screening shall create a visual buffer that is 100% opaque.
G. 
Buffer Yard A, as defined by this chapter, shall be incorporated between all lot lines adjoining a nonindustrial use or zoning district.
H. 
Persons or owners who intend to operate a flea market shall obtain a license to operate from the Township. Applications for licensing can be obtained at the Township and shall be filed with the Township Zoning Officer.
I. 
To minimize traffic impacts on local Township roads, a flea market shall be located along and primarily accessible from an arterial road, as defined by this chapter. All flea markets shall have clearly labeled access points with no less than one dedicated entrance and one dedicated exit from the arterial road. The spacing of all entrances and exits shall be separated by no less than 150 linear feet.
J. 
All business shall be conducted from individual booths. The placement of booths shall be arranged in a manner so that aisles of a minimum width of 25 five feet between rows of booths are maintained in order to facilitate access for fire fighting.
K. 
All flea markets shall contain an indoor facility for booth spaces. Outdoor booth spaces are permitted but shall not comprise more than 25% of the total booth spaces. Outdoor booth spaces are not permitted in any parking area that impacts the minimum number of required parking spaces.
L. 
Seventy-five percent of all parking spaces that support flea market activity shall be paved to minimize risk of pedestrian injury.
M. 
To minimize stormwater runoff from impervious surfaces, the landowner/operator and/or developer of a flea market shall provide a statement, in writing, that it is intended to attempt to utilize existing parking lot(s) for flea market attendees. The statement shall, at a minimum, contain signatures from the landowner and/or developer as well as landowners and/or developers of adjacent properties. Any agreement for said shared parking shall be submitted to the Township as part of the licensing application. It is the responsibility of the flea market owner/operator to provide pedestrian pathways for safe connections from all parking lots to the flea market sales area.
N. 
All on-site parking lots shall comply with the standards of this chapter. Parking spaces on neighboring lots available through shared parking agreements shall be included when verifying that the total number of parking spaces meets the minimum requirements of Table 5. Parking for flea markets in areas other than parking lots, including the shoulder of the arterial roadway, shall be prohibited.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A flex space shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A flex-space use shall have a minimum lot area of 20,000 square feet.
B. 
A flex-space use shall have direct access to an arterial road, as defined by this chapter.
C. 
All equipment supplies, materials and other apparatus shall be properly screened. Screens shall be constructed within an earth berm, landscaped buffer yard, fence or wall with a minimum height of eight feet with a minimum opacity of 80%.
D. 
The buffer yard shall be landscaped with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers.
E. 
Grass, sod, lawn or turf shall not be considered an acceptable plant for use within landscaped buffer yards.
F. 
A flex space that adjoins an existing residence shall not begin mechanical operations until 7:00 a.m. and shall cease all mechanical operations by 9:00 p.m.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A gaming facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Hours of operation shall be scheduled to minimize negative impacts on any surrounding residential neighborhoods.
B. 
All parking areas adjacent to an existing residential lot shall provide a screen with a minimum height of six feet. Screens shall be constructed as earth berm, landscaped buffer yards, fence or wall and should have a minimum opacity of 80%.
C. 
Service areas, maintenance areas/facilities and dumpster areas shall be screened from adjacent residences with a screen with a minimum height of eight feet. Screens shall be a minimum opacity of 80%.
D. 
Exterior lighting for areas visible from adjacent residential lots shall be reduced to 50% luminosity after 11:00 p.m.
E. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot. Conflicts between customer and delivery/loading shall be minimized.
F. 
In addition to minimum landscaping requirements defined by this chapter, two trees per one bus parking space shall be provided within the parking areas of a gaming facility.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009; and by Ord. 750, 7/20/2011]
Gas and oil wells shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The applicant shall show the proposed routes of all trucks to be utilized for hauling to and from the gas and oil well site and the estimated weights of those trucks. The applicant shall show evidence of compliance with designated weight limits on Township streets, unless a bond and an excess maintenance agreement to assure road damage repair is provided, and shall design the hauling routes to minimize the use of an impact upon Township streets wherever feasible. The applicant shall also show evidence satisfactory to the Township Engineer that intersections along proposed hauling routes provide a sufficient turning radius for trucks of the size to be utilized for hauling, such that all turns can be safely made without damage to vehicles, sidewalks or curbs.
B. 
The applicant or operator shall post a bond or other financial security in favor of the Township and in a form acceptable to the Township prior to beginning operations to guarantee maintenance and repair during construction/drilling/fracturing and post-operation restoration of Township streets which may be determined in the reasonable opinion of the Township Engineer to be damaged as a result of traffic generated by gas and oil well use generated traffic. In addition, if the Township Engineer concludes that gas and oil well generated traffic will cause substantial damage to a Township road, then the applicant must, before operations begin, enter into an agreement with the Township undertaking the responsibility to repair the road to the extent determined in the reasonable discretion of the Township Engineer, which agreement may provide for a bond to be posted in excess of otherwise applicable PennDOT limits when the Township Engineer has reasonably estimated that the cost of repair will exceed the PennDOT limits. In addition, should the Township Engineer reasonably determine that preventive measures, such as shoring of bridges or putting protective mats over utility lines, should be taken to prevent damage to Township roads, bridges or utilities, then the applicant shall install such protective measures as directed by the Township Engineer, prior to beginning operations.
C. 
Prior to the commencement of oil or gas well drilling activities, no construction activities involving excavation of, alteration to or repair work on any access road to an oil or gas well site shall be performed during the hours of 9:00 p.m. to 7:00 a.m.
D. 
The Township recognizes and acknowledges that oil and gas use is accompanied by inherent noise. The regulations in this section are intended and shall be interpreted and applied to establish a process for reasonable noise control, that provides for response to individual complaints, and requires that undue noise be addressed, where feasible, without the Township dictating the particular operational steps that must be taken. The operator shall take the following steps to minimize, to the extent practicable, the noise resulting from the oil and gas well use:
(1) 
Prior to drilling of an oil and gas well, the operator shall establish a continuous seventy-two-hour ambient noise level at the nearest protected structure property line or 100 feet from the nearest protected structure (as measured to the closest exterior point of the building), whichever is closer to the well or, alternatively, and in lieu of establishing the above seventy-two-hour ambient noise level, the operator may assume and use, for the purposes of compliance with this chapter, a default ambient noise level of 50 dBA. The sound level meter used in conducting any evaluation shall meet the American National Standards Institute's standard for sound meters or an instrument and the associated recording and analyzing equipment which will provide equivalent data. For the purposes of this chapter, a "protected structure" shall be any occupied residence, commercial business, school or church located within 1,000 feet of the surface location of an oil or gas well that may be impacted by noise generated from drilling or hydraulic fracturing activity at an oil or gas well, excluding any structure owned by an oil and gas lessor who has signed a lease with the operator granting surface drilling rights to drill the subject well or whose owner (or occupants) has/have signed a waiver relieving the operator from implementation of the noise measures established in this chapter for the owner's or occupant's benefit.
(2) 
The operator shall provide documentation of any established, seventy-two-hour evaluation relied upon to establish an ambient noise level greater than 50 dBA to the Township's Zoning Officer within three business days of such a request from the Zoning Officer.
(3) 
The noise generated during drilling and hydraulic fracturing activities, when measured at the nearest protected structure property line or 100 feet from the nearest protected structure (as measured to the closest exterior point of the building), whichever is closer to the well, shall not exceed the average ambient noise level (as determined by the seventy-two-hour evaluation) or default level, whichever is higher: during drilling activities, by more than seven decibels during the hours of 7:00 a.m. to 9:00 p.m.; during drilling activities, by more than five decibels during the hours of 9:00 p.m. and 7:00 a.m.; or by more than 10 decibels during hydraulic fracturing operations. The operator shall inform the Township of which level (average ambient noise level or default level) is being used. The operator shall provide for ongoing regular noise level monitoring at a station to be located at or near the nearest protected structure property line or 100 feet from the nearest well (as measured to the closest exterior point of the building), whichever is closer to the protected structure. The noise monitoring data acquired at this station shall be made available to the Township upon request.
(4) 
Adjustments to the foregoing noise limits may be permitted in accordance with the following:
Permitted Increase
(dBA)
Duration of Increase
(minutes)*
5
15
10
5
15
1
20
1
NOTES:
*
Cumulative minutes during any one hour.
(5) 
If a complaint is received by the Township from any person, whether a resident or otherwise using the protected structure for any lawful purpose, within 1,000 feet from the wellhead or equipment generating noise during drilling or hydraulic fracturing activities, the operator shall, within 24 hours of receipt of the complaint from the Township, continuously monitor for a forty-eight hour period at a point which is the closer the complainant's building of:
(a) 
The complainant's protected structure property line nearest to the well site or equipment generating the noise; or
(b) 
One hundred feet from the protected structure.
(6) 
Once the monitoring is complete, the operator will provide monitoring data to the Township and will meet with Township representatives and affected property owners and will provide a noise abatement plan to effectively mitigate any noise exceeding the permitted levels. In determining the noise mitigation measures to be installed, the Township may, at the expense of the operator, utilize the services of a consultant with expertise in noise measurement, noise remediation and in gas and oil well drilling and operation.
(7) 
Exhaust from any internal combustion engine or compressor used in connection with the drilling of any well or for use on any production equipment or used in development shall not be discharged into the open air unless it is equipped with an exhaust muffler or an exhaust box. The exhaust muffler or exhaust box shall be constructed of noncombustible materials designed and installed to suppress noise and disruptive vibrations. Moreover, all such equipment with an exhaust muffler or exhaust box shall be maintained in good operating condition according to manufacturer's specifications.
(8) 
All workover operations shall be restricted to the hours of 7:00 a.m. to 9:00 p.m., except as necessary, as reasonably determined by the operator. "Workover operations" shall mean work performed in a well after its completion in an effort to secure production where there has been none, restore production that has ceased, or increase production.
(9) 
In cases where noise has exceeded permitted levels and it is economically feasible for gas and oil well drilling rigs to be outfitted with acoustic barrier insulation blankets, such barriers shall be installed in accordance with best management practices in the industry; provided, however, that no such acoustic barrier shall be required where its use would be contrary to applicable state or federal regulations or where its use would create a safety hazard in the opinion of the Township Engineer or of any regulatory agency with jurisdiction.
(10) 
Sections 27-743D and H(3) shall not apply to conventional oil and gas well drilling and completion activities; i.e., those wells drilled to depths shallower than the base of the Elk Sandstone or its stratigraphic equivalent, or to such oil and gas wells that are planned to involve drilling of a single well on a well site for no more than seven consecutive days or seven days total in any twelve-month period, measured commencing within the first day of drilling.
E. 
Notwithstanding any other provision in this chapter, provide sufficient parking to allow all vehicles associated with the gas and oil well operation to be parked off-street. Parking areas within 200 feet of an occupied building not associated with the gas and oil well operation shall provide a slag or stone or other surface designed to minimize dust or, alternatively, dust reduction measures such as water sprinkling whenever necessary.
F. 
The operator shall take all necessary steps to ensure that public roads remain free of dirt, mud or debris resulting from gas and oil well traffic or activities, including road sweeping and tire washing, if needed. Where traffic generated by the gas and oil well is heavy in the proximity of school bus stops, the operator will provide flagmen to ensure the safety of children waiting for or leaving school buses.
G. 
The operator shall, prior to drilling and once per year thereafter, provide an opportunity for Township emergency services providers to arrange visits to the well site for the purpose of being oriented to the location, equipment, materials used at and layout of the site. Such orientation visits shall be mutually arranged between the operator and the chief officer of any given emergency provider service.
(1) 
The operator shall provide appropriate maps, material data safety sheets, and emergency plan documents to such chief officers and to the Township Secretary, including a copy of a Preparedness, Prevention and Contingency Plan ("PPC") as defined by PADEP.
(2) 
The operator shall provide 24/7 emergency contact information, including a supervisor's name and a toll-free phone number, to all Township emergency service providers and to the Township Secretary, as well as on signage at the well site.
H. 
The operator shall:
(1) 
Install both temporary safety and security fencing at least six feet high around water impoundments, drilling, fracturing and hydraulic equipment and install permanent fall protection fencing meeting OSHA requirements around any permanent pit for impoundment of liquid at a depth greater than two feet.
(2) 
Install warning signs at the well site.
(3) 
Provide at least one on-site security guard 24/7 when a drilling rig or hydraulic fracturing equipment is on the well site.
I. 
Each application for a special exception use under this section shall have attached thereto a site plan. The proposed site development plan shall be a topographic plan, prepared by a professional engineer registered in the Commonwealth of Pennsylvania, to a scale no greater than one inch equals 200 feet, on a standard sheet size of 24"H x 36"W, to include the following:
(1) 
Title block giving name of development, property owner, developer, North point, key location map, registration stamp, date and scale, with index.
(2) 
Property lines, Zoning Ordinance district boundary lines and total acreage of parcel proposed for development.
(3) 
All existing streets, rights-of-way, easements related to the development and any acreage leased in connection with the proposed well.
(4) 
Owners of adjacent properties, including the location of any existing structures and driveway locations.
(5) 
The location of relevant natural features on site, including but not limited to streams or other natural watercourses and adjacent areas which are subject to flooding and significant stands of existing trees.
(6) 
The location of relevant natural features abutting properties within 300 feet, including but not limited to streams or other natural watercourses and adjacent areas which are subject to flooding and significant stands of existing trees.
(7) 
The location of structures on abutting property within 300 feet of common property lines and the location of any protected structures as described in § 27-743D(1) and copies of any waivers from owners of such protected structures.
(8) 
The location of all gas and oil well structures, facilities, equipment or buildings, existing or proposed within 5,000 feet of the well site.
(9) 
The location of existing structures, buildings and accessory uses on site.
(10) 
The location of vehicle and equipment cleaning and tire cleaning areas and a description of the proposed program for removing mud and other well-site-generated debris from public streets.
(11) 
The location of proposed access roads and proposed haul roads.
(12) 
The location of stormwater and sediment controls or any water impoundment facilities.
(13) 
Plans for grading, revegetation, landscaping, buffer areas, stormwater control and other restoration activities at the well site.
(14) 
The method of and place of disposal of any radioactive tailings.
(15) 
An environmental impact statement, which shall include the following:
(a) 
A description of existing conditions in the area and the land use history of the property.
(b) 
A description of the proposed gas and oil well operations and associated facilities.
(c) 
A description of the method and location for disposal of any radioactive tailings.
(d) 
An assessment of the proposed gas and oil well operations on abutting, surrounding uses.
(e) 
An historical record of previous gas and oil well operations at the site.
(f) 
A description of existing conditions, including gas and oil well facilities, structures, buildings or equipment.
(g) 
A description of all project site restoration activities and a timetable for same, including but not limited to a description of any restoration plantings by location, number, species and size of tree or other planting.
(16) 
A copy of any permit issued by or submitted to the Pennsylvania Department of Environmental Protection or other government regulatory agency, including certification that a bond is held by the Pennsylvania DEP to ensure proper plugging when the well is classified as inactive by the Pennsylvania DEP and, upon request, copies of the application for any permit referenced herein.
(17) 
The location, depth and profile of any proposed pipelines for water, gas, oil or other substance.
(18) 
A lighting plan, demonstrating maximum feasible reduction of glare onto adjacent properties and compliance with § 27-508C(3) regulating glare.
(19) 
A plan for water usage and disposal, identifying the source and amount of water to be used at or withdrawn from the well site, the proposed method of transport, treatment and/or disposal of water, including truck routes or pipeline routes, and the destination of any water to be tested or disposed of. A schedule for at least daily inspection shall be required for surface water transport lines.
(20) 
The history of any notices of violations issued, for the five years preceding the application, by the DEP or any municipality.
(21) 
Such other information pertinent to the proposed gas and oil well as may be requested by the Township Engineer or Zoning Officer.
J. 
During construction, the operator shall remove and dispose of all unrooted trees, stumps, brush, rubbish, construction materials and debris promptly in the interest of public safety.
K. 
No employees, subcontractors or other persons shall be housed on the well site.
L. 
The operator shall operate and maintain a vapor recovery unit or vapor destruction unit, or other available and feasible means to eliminate vapors emitted from any condensate tanks at the well site.
M. 
During the time any pond or impoundment contains nonpotable water or other liquids, such pond shall be fully covered with bird netting.
N. 
No on-site burial or other disposal of drilling residuals or hydraulic fracturing chemicals or residuals is permitted. A plan identifying the means for disposal of cuttings, fracturing fluids, oil, toxic materials, hazardous materials and other waste products and providing for Township access to any waste manifest shall be provided.
O. 
An odor control plan shall be provided to eliminate odors if perceptible on nearby occupied properties during the drilling and fracturing process. Upon complaint by the occupants of a nearby property of odors generated at the well site, the operator will meet with the Township and the complainant to establish a feasible and effective way of controlling any such odors. The operator will reimburse the Township for the cost of consultants or other investigation needed to address odor complaints. For the purposes of this section, "nearby properties" shall be properties located within 500 feet of the well site. The odor restrictions of § 27-508C(4) shall be met.
P. 
Air contaminant emissions, particulate and otherwise, shall be in compliance with all County Health Department, state and federal regulations, including but not limited to the control of the Clean Air Act, as amended, Allegheny County Health Department regulations, and the smoke limitations set forth at § 27-508C(2).
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A grocery/food store shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Hours of operation shall be scheduled to minimize negative impacts on the surrounding neighborhoods.
B. 
As part of all land development, the landowner and/or developer shall provide a plan for photometries of the lot. Illumination, when measured at a lot line, shall be a maximum of one footcandle.
C. 
A food and grocery store shall have a maximum of two points of ingress/egress to an arterial or collector street, as defined by this chapter.
D. 
A food and grocery store shall not exceed 20,000 square feet in gross floor area.
E. 
Screening for service areas shall be subject to Township review where, at a minimum, no service doors, outdoor activity or service parking shall be visible to any surrounding residential use.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A heliport/helipad shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Such use shall be designed and shall operate in conformance with all regulations of the Federal Aviation Administration.
B. 
No fuel shall be stored on site.
C. 
No major maintenance or repair work shall be done on site.
D. 
Approach and departure paths shall be designed to not extend over schools, stadiums, playgrounds, places of worship/assembly or other similar places.
E. 
A minimum one-thousand-foot setback shall be maintained between the center of the helipad and other buildings on the same lot and from any public street, any dwelling and/or school.
F. 
The minimum distance between any two helipads shall be 5,000 feet.
G. 
The minimum site area shall be 25 acres.
H. 
Hours for takeoff and landing shall be scheduled to minimize negative impacts on surrounding residential activity.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A home improvement center shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Outdoor storage and/or merchandise display shall not occupy any parking spaces on the lot.
B. 
In order to ensure pedestrian safety, access and circulation for both customers and deliveries/loading shall be posted on the lot.
C. 
Loading areas/docks shall be screened with either landscaping or fencing from neighboring uses.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A home occupation (other) shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The employees of a home occupation (other) may include the residents of said dwelling and a maximum of one nonresident.
B. 
A home occupation shall not be permitted to be conducted in any accessory structure.
C. 
The use shall not create any additional environmental impact other than those impacts, including but not limited to road infrastructure, traffic, garbage, water and sewage, normally resulting from residential use.
D. 
The use shall not cause an increase in the use of water, sewerage, garbage, public safety or any other municipal services beyond that which is normal for an average residence in the neighborhood.
E. 
The use shall not require internal or external alterations or construction features which change the fire rating of the structure.
F. 
There shall be no use of materials or equipment except that of similar power and type normally used in a residential dwelling for domestic or household purposes.
G. 
There shall be no storage of materials or equipment outside an enclosed building.
H. 
The conduct of any home occupation, including but not limited to the storage of goods or equipment, shall not reduce or render unusable areas required for enclosed parking for the dwelling unit.
I. 
The use shall not create greater vehicular or pedestrian traffic than that which is normal for the residences in the neighborhood.
J. 
All needs for parking generated by the conduct of a home occupation shall be provided for on the lot.
K. 
The home occupation shall not involve the use of vehicles in excess of one ton's capacity or 9,000 pounds' gross vehicle weight for delivery of materials to or from the premises, and such vehicles shall not be parked on the premises.
L. 
There shall be no regular display of merchandise available for sale on the premises; however, merchandise may be stored on the premises for pickup and/or delivery.
M. 
The home occupation shall not involve the use of advertising signs on or off the premises or any other local advertising media which shall call attention to the fact that the home is being used for business purposes, other than a telephone listing or small classified ad briefly describing the service and providing only a telephone number.
N. 
The following uses shall not be considered to be home occupations and shall be limited to the districts in which they are specifically authorized as permitted uses, conditioned uses or uses by special exception:
(1) 
Veterinary services.
(2) 
Automobile sales, rental, service and repair shops.
(3) 
Beauty shops and barbershops containing more than one chair.
(4) 
Hospitals, nursing homes, and group living facilities.
(5) 
Kennels.
(6) 
Funeral homes.
(7) 
Private clubs.
(8) 
Private instruction to more than three students at a time.
(9) 
Restaurants.
(10) 
Keeping/boarding of horses for commercial enterprise.
O. 
Day care, as defined by this chapter, shall be considered a home occupation, provided that:
(1) 
All of the foregoing standards for a home occupation are met.
(2) 
An adequate area for outdoor recreation shall be provided and shall be secured by a fence with a self-latching gate.
(3) 
A safe area shall be provided for dropping off and picking up children which does not obstruct the free flow of traffic on any public street.
P. 
Any approved home occupation which requires any type of public access to the dwelling must obtain all required approvals from the Pennsylvania Department of Labor and Industry.
Q. 
Normal hours of operation shall be a maximum of 7:00 a.m. to 9:00 p.m. for customer/client traffic.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A hospital shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The institution shall be accredited by the commonwealth and shall have direct access to a state or county highway.
B. 
The institution shall be the sole occupant of the lot.
C. 
Access drives shall be located to take maximum advantage of sight distances for motorists and shall be as remote as possible from street intersections.
D. 
Parking areas shall be screened from view of neighboring houses or those directly across the street from the lot.
E. 
Buildings on the lot shall be set back at least 40 feet from side lot lines and shall be no higher than 45 feet and 2 1/2 stories. (See § 27-505.)
F. 
Buildings shall be set back from one another and residential occupancy shall be in conformance this chapter.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A motel/hotel shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Drop-off/temporary parking areas shall remain free and clear of obstructions for general safety and Fire Department access.
B. 
A twelve-foot-wide fire/emergency access route shall be provided around the perimeter of each building. Topography or other characteristics of the site or the development that might affect the use of emergency equipment between buildings may dictate a greater separation of structures.
C. 
Service of meals and/or beverages (alcoholic/nonalcoholic) must be secondary to the principal use of room or suite rental.
D. 
Secondary eating establishments serving alcoholic beverages or secondary bars or nightclubs must be licensed by the Pennsylvania Liquor Control Board.
E. 
The owner(s)/operator(s) of a hotel/motel shall be responsible for the conduct and safety of the renters and guests and shall be available to respond to inquiries and promptly quell any disturbances caused by renters or guests.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An incinerator shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area for an incinerator shall be 50 acres.
B. 
An inventory of toxic, corrosive, flammable, carcinogenic and explosive materials, chemicals, liquids, gases or solids shall be filed annually with the local Fire Department and 911 Service.
C. 
The perimeter of an incinerator, including outdoor storage areas, delivery areas and/or loading areas, shall be screened from adjoining properties. All screens shall have a minimum height of eight feet and shall be constructed as earth berms, fifteen-foot-wide landscape buffer yards, fences or walls with a minimum opacity of 80%.
D. 
An incinerator shall have one point of ingress and egress, and it shall be from an arterial road, as defined by this chapter.
E. 
Incinerators shall operate between 5:00 a.m. and 10:00 p.m. No deliveries or operations shall be permitted prior to 5:00 a.m. or after 10:00 p.m.
F. 
Emissions shall meet the minimum requirements of this chapter as well as all applicable state and federal regulations.
G. 
Such uses shall be located at least 500 feet from any lot line adjoining an existing residential lot and at least 200 feet from any other lot line or public right-of-way, as defined by this chapter.
H. 
No incinerator should be located within 1,000 feet of an existing public or parochial school, hospital, nursing home, day-care center, place of worship, place of assembly, public playground or public park.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A. 
Salvage operations shall be completely surrounded with a fence or wall eight feet or more in height, maintained in good condition.
B. 
Fences or walls shall be set back from all lot lines at least as far as they are high.
C. 
Enclosures shall be constructed of materials that:
(1) 
Meet with applicable building codes.
(2) 
Conceal the activity within.
(3) 
Meet with the approval of the Commission.
D. 
Appropriate landscaping as described by other sections of this chapter shall be provided between the enclosures and any public road.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A juvenile detention center shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The number of occupants and/or residents shall not exceed that which is permitted by local and county building/fire codes.
B. 
Overnight sleeping quarters shall not exceed 1/2 of the total building square footage.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A laboratory shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All equipment and processing shall be contained within an enclosed building.
B. 
Unless otherwise identified in the Township Building Code,[1] no explosive materials or processes shall be used, and no noise, smoke or fumes shall be noticeable beyond the limits of the lot. With regard to glare, see § 27-508, required provisions pertaining to lighting and glare for all districts.
[1]
Editor's Note: See Ch. 4, Buildings, and Ch. 5, Construction Codes.
C. 
The lot shall be no less than 20,000 square feet in area, and the building or buildings shall be set back at least 100 feet from abutting highways and residential zone boundaries.
D. 
Any outdoor storage conducted on the lot shall comply with Township standards.
E. 
Hours of operation and activities must be appropriately scheduled to protect the operation of the surrounding neighborhood from detrimental noise, dust, odor, vibration, light or other disturbance or interruption.
F. 
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemical, liquids, gases or solids stored and/or used on site shall be available upon request.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A sanitary landfill shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area for a sanitary landfill shall be 200 acres.
B. 
An inventory of toxic, corrosive, flammable, carcinogenic and explosive materials, chemicals, liquids, gases or solids shall be filed annually with the local Fire Department and 911 Service.
C. 
The perimeter of a sanitary landfill, including outdoor storage areas, delivery areas and/or loading areas, shall be screened from adjoining properties and public rights-of-way, as defined by this chapter. All screens shall have minimum height of eight feet and shall be constructed as earth berms, fifteen-foot-wide landscape buffer areas, fences or walls with a minimum opacity of 80%.
D. 
A sanitary landfill shall have one point of ingress and egress.
E. 
A sanitary landfill shall operate between 5:00 a.m. and 10:00 p.m. No deliveries or operations shall be permitted prior to 5:00 a.m. or after 10:00 p.m. No staging of trucks shall occur prior to 5:00 a.m.
F. 
Backfilling and cover operations shall be completed on a daily basis, and all operations shall meet the minimum requirements of this chapter as well as all applicable state and federal regulations.
G. 
Such uses shall be located at least 200 feet from any lot line of an adjoining residential lot and at least 100 feet from any other lot line or public right-of-way, as defined by this chapter.
H. 
No sanitary landfill shall be located within 500 feet of an existing public or parochial school, day-care center, hospital, nursing home, place of worship, place of assembly, public playground, public park or residence.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A liquor/beer store shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All development shall be designed in accordance with the Pennsylvania Liquor Control Board.
B. 
Parking access and circulation shall be clearly identified.
C. 
No outdoor storage of merchandise and/or supporting equipment shall be permitted.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Manufacturing shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All materials and equipment shall be stored within a completely enclosed building.
B. 
The use shall comply with all performance standards specified in this chapter.
C. 
The storage or manufacture of hazardous or potentially hazardous materials shall not be permitted.
D. 
Any outdoor storage conducted on the lot shall comply with Township standards.
E. 
Hours of operation and activities must be appropriately scheduled to protect the operation of the surrounding neighborhood from detrimental noise, dust, odor, vibration, light or other disturbance or interruption.
F. 
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemical, liquids, gases or solids stored and/or used on site shall be available upon request.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A medical clinic shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Facilities and equipment to support overnight boarding shall not be permitted.
B. 
Access for emergency response shall be clearly distinguished and provided so that no parking or circulation of visitor or employee traffic blocks such access.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A mobile home park shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Gross Lot Requirements.
(1) 
Gross lot: 10 acres or 435,600 square feet minimum.
(2) 
Minimum gross lot width (at existing street line):
(a) 
One hundred feet for portions used for general vehicular entrances and exits;
(b) 
Two hundred feet for portions containing mobile home berths.
(3) 
Access point on existing street: as specified in Chapter 22, Subdivision and Land Development.
(4) 
Buffer area: Each mobile home park shall be surrounded by a buffer area at least 50 feet wide along the inside of the lot lines.
(5) 
Side and rear yards of gross lot: 50 feet minimum from any mobile home berth to any lot line.
(6) 
Minimum setback of all mobile homes and accessory structures: 75 feet from any right-of-way road adjacent to the mobile home lot.
B. 
Net Lot Requirements.
(1) 
Berth size:
(a) 
Five thousand square feet area and 40 feet wide as a minimum for a ten- to twelve-foot-wide mobile home.
(b) 
Ten thousand square feet area and 80 feet wide for any mobile home with enclosed projections or a double mobile home.
(2) 
Open space: 400 square feet per berth, not to be located in any required lot setback, buffer area, or yard (berth) areas.
(3) 
Buffer areas and lot setbacks: as specified above.
(4) 
Distance between mobile homes: a total of 28 feet on both side yards, with a minimum of 10 feet per side.
C. 
The landowner and/or developer shall comply with any additional standards, as defined by the Township Zoning Hearing Board, that are needed to protect the public health, safety and welfare or to address unique characteristics of a particular lot.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A nightclub shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A nightclub serving alcohol shall be located in accordance with the provisions of the Pennsylvania Liquor Control Board.
B. 
A nightclub's hours of operation and activities must be appropriately scheduled to protect all surrounding residential development from detrimental noise, disturbance or interruption.
C. 
The owner(s) and operator(s) of a nightclub shall be responsible for the conduct and safety of the patrons.
D. 
No more than one identification sign shall be permitted; said sign shall be a ground or a wall sign. The graphic area of the sign shall not exceed 40 square feet.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An office (business, professional and/or public service) shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Deliveries shall occur during daylight hours only.
B. 
Public-oriented space shall be screened from adjacent residential uses; said space shall be located on the lot in an effort to minimize physical conflict between said use and surrounding land uses.
C. 
One tree per one parking space shall be planted on the lot.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An office (medical) shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The use shall be limited to a low-intensity medical office, as defined by this chapter.
B. 
A medical clinic shall not be permitted as a principal or accessory use.
C. 
One tree per one parking space shall be planted on the lot.
D. 
Deliveries shall occur during daylight hours only.
E. 
Public-oriented space shall be screened from adjacent residential uses; said space shall be located on the lot in an effort to minimize physical conflict between said use and surrounding land uses.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Other towers (non-communications/non-water) shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The height of the tower shall not exceed the height of a structure permitted within the zoning district in which the lot is located.
B. 
The design and materials associated with the tower's construction shall be subject to Township review and approval to ensure safety and the structure's long-term integrity.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A park-and-ride facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A minimum of one tree per 10 parking spaces shall be planted on the lot in conjunction with a park-and-ride facility.
B. 
No overnight parking shall be permitted at the park-and-ride facility.
C. 
Circulation for transit pickup shall be designed and clearly marked to ensure pedestrian safety.
D. 
Shelter for pedestrians shall be provided.
E. 
A minimum of two access points from a collector or arterial street shall be provided.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A parking garage/structure (public or private) shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
If the parking garage/structure is accessory to the principal use of a lot, it shall be included in all building coverage calculations.
B. 
Said garage/structure shall be subject to building setbacks as defined by this chapter.
C. 
A parking garage/structure shall be illuminated in conformance with the requirements of this chapter and any applicable provisions outlined in Chapter 22, Subdivision and Land Development.
D. 
A parking garage/structure shall not be located any closer to a right-of-way line or a lot line than what is permitted by the building setbacks defined in Tables 2 and 3 of this chapter.[1]
[1]
Editor's Note: Tables 2 and 3 are included at the end of this chapter.
E. 
The perimeter of a parking garage/structure shall be landscaped in conformance to Buffer Yard P, as defined in this chapter.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A parking lot shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A parking lot shall not be accessed within 50 feet of a roadway intersection.
B. 
The perimeter of a parking lot along a public right-of-way shall be landscaped with a minimum of a three-foot-high hedge.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A theater/auditorium shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A theater/auditorium's primary visitor drop-off and pickup area shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.
B. 
For parking lots that provide space for more than 50 cars, a theater/auditorium shall have two direct points of ingress/egress from the adjoining public street(s). The points of ingress/egress shall be located in a manner that minimizes detrimental traffic impacts (both pedestrian and vehicular) on the surrounding neighborhood.
C. 
For parking demands greater than 300 automobiles, additional setbacks, screening and buffering of off-street parking and loading areas shall be incorporated, as defined by the Township, to be provided in order to protect the surrounding neighborhood from inappropriate noise, dust, light and other disturbances.
D. 
Any additional standards that are needed to protect public health, safety, and welfare or to address unique characteristics of a particular lot defined by the Township Zoning Hearing Board shall be complied with by the landowner and/or developer.
E. 
Hours of operation shall be scheduled to ensure compatibility with surrounding land uses. Hours of operation for outdoor facilities shall be approved by the Township.
F. 
Noise generated from any performance activity shall not exceed 100 decibels within 100 feet of the lot line of said use.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A place of worship and/or assembly shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The lot shall have direct access to a Township road or a state or county highway.
B. 
Access drives shall be located to take maximum advantage of sight distances for motorists; they shall be as remote as possible from street intersections.
C. 
Parking areas shall be screened from view of neighboring houses or those directly across a street from the lot.
D. 
Buildings shall be set back at least 30 feet from side yard lines and shall be no higher than the maximum height permitted for the district in which the building is located. (See Part 5.)
E. 
If group housing is included on the lot, buildings for such use, if more than one, shall be set apart from one another at least the height of the taller building, but not less than 70 feet if the long sides of the two buildings are parallel or 50 feet if a long side of one is parallel to the short end of the second.
F. 
Other buildings on the lot shall be set apart not less than the height of the taller of the two buildings.
G. 
Any other structures on the lot shall be set back from lot lines as required for the zoning district where located.
H. 
In determining the maximum number of persons that can be accommodated in group housing, the density standards of Part 5 shall be used, with four individuals being considered equivalent to a dwelling unit.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A planned nonresidential development shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Dimensional Criteria.
Criteria
NC
CC
Minimum lot size, in acres
3
20
Minimum total enclosed floor area, in square feet
10,000
100,000
Minimum total enclosed floor area, in square feet, for required food market use
3,500
15,000
Minimum setback of buildings from adjacent road rights-of-way and lot lines, in feet
50
100
Minimum setback of parking areas from adjacent road rights-of-way and lot lines, in feet
25
50
B. 
Principal access into any planned nonresidential development shall be from a state or county highway.
C. 
Areas of a lot to be developed for a planned nonresidential development and not occupied by buildings or paved areas shall be landscaped and maintained.
D. 
Entrances into the development shall be obvious to approaching motorists, and the circulation within parking areas shall be easily understood. The location of entrances shall maximize site distances for motorists entering and leaving the development. Obstructions reducing sight distance, if located on the lot, shall be removed. The Planning Commission may require a plan for traffic control and channelization in the access highway to be carried out by the developer.
E. 
Part 9 of this chapter shall govern off-street parking and loading.
F. 
Within a planned nonresidential development, there shall be a continuity of design exhibited in the building elevations facing public streets or parking lots.
G. 
Any out-parcel buildings, if incorporated into the proposal, shall be subject to the normal setback and dimensional criteria of any other commercial building in the same zoning district and not controlled by the setback and dimensional criteria as set forth above.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A post office shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Delivery areas shall be completely screened from view of residential properties by a roof or landscaping, or both.
B. 
The maximum height of lighting shall be 25 feet. As a part of all land development, the landowner and/or developer shall provide a plan for photometrics of the lot. Illumination, when measured at a lot line, shall be a maximum of 0.25 footcandle.
C. 
The minimum lot size shall be greater than 40,000 square feet.
D. 
At minimum, the serving street must be a collector road.
E. 
Delivery vehicle parking and storage areas shall be screened by an opaque fence or vegetative screen at a height and density approved by the Township.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A power plant shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area for a power plant shall be 50 acres.
B. 
An inventory of toxic, corrosive, flammable, carcinogenic and explosive materials, chemicals, liquids, gases or solids shall be filed annually with the local Fire Department and 911 Service.
C. 
The perimeter of a power plant, including outdoor storage areas, delivery areas and/or loading areas, shall be screened from adjoining properties. All screens shall have minimum height of eight feet and shall be constructed as earth berms, fifteen-foot-wide landscape buffer yards, fences or walls with a minimum opacity of 80%.
D. 
No deliveries or operations shall be permitted prior to 5:00 a.m. or after 10:00 p.m. No staging of trucks shall occur prior to 5:00 a.m.
E. 
Emissions shall meet the minimum requirements of this chapter as well as all applicable state and federal regulations.
F. 
The height of cooling towers, smokestacks, chimneys or other structures shall not exceed 250 feet in height.
G. 
Such uses shall be located at least 500 feet from any lot line of an adjoining residential lot use and at least 200 feet from any other lot line or public right-of-way, as defined by this chapter.
H. 
No power plants shall be located within 1,000 feet of an existing public or parochial school, day-care center, nursing home, hospital, place of worship, place of assembly, public playground, public park or residence.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A private club shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A private club serving alcohol shall not be established or operated within 500 feet of an existing school, public playground, public park, residence, child-care facility, place of worship or place of assembly.
B. 
A private club shall not be established or operated within 300 feet of an existing bar, nightclub or liquor store.
C. 
All parking and service areas shall be located to the rear of the lot and shall be properly screened. All screens shall have a minimum height of eight feet and a minimum opacity of 80%.
D. 
The club shall be a chartered, nonprofit fraternal, social or professional organization.
E. 
Swimming pools or court game areas, if part of the operation, shall not occupy more than 15% of the lot, including accessory structures and areas thereto, shall not be closer than 100 feet from the nearest lot line, shall meet all current State Health Department requirements, shall be surrounded by a permanent fence at least six feet in height with secured access, and shall have all floodlighting shielded from adjacent residential properties or streets.
F. 
Access drives shall be located to take maximum advantage of sight distances for motorists; they shall be as remote as possible from street intersections.
G. 
Parking areas shall be screened from view of neighboring houses or those directly across the street from the lot.
H. 
All buildings on the lot shall be set back at least 30 feet from side yard lines and shall be no higher than 45 feet. (See § 27-505.)
I. 
The residence of a caretaker shall be the only dwelling permitted on the lot.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A public park/open space, playground and municipal recreation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Setbacks of structures and paved play areas shall be in accordance with regulations for buildings in the zoning district where located.
B. 
Parking areas, court game areas and other areas of intense active use shall be screened from view of adjacent residential properties.
C. 
Sanitary facilities meeting the Allegheny County Health Department current requirements shall be provided on the lot.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A public/private utility building shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Structures and facilities shall be sited to create the least damage to the environment.
B. 
Normally overhead lines and related equipment may be required to be placed underground in whole or in part of the length of the right-of-way.
C. 
Metal or wood pole rather than lattice-work steel towers will be required for overhead long-distance transmission lines, and no tower shall be within 200 feet of a residence.
D. 
The utility shall provide proof that existing rights-of-way cannot be utilized, if a new right-of-way is proposed.
E. 
Clearance of vegetation within a right-of-way shall not exceed 20 feet, except in the immediate vicinity of structures.
F. 
Necessary aboveground buildings shall be located to minimize environmental damage and shall be made as unobtrusive as possible from neighboring properties or streets.
G. 
In order to ensure the compatibility of proposed buildings with surrounding development in the district, building character shall be complementary to surrounding properties.
H. 
Parking or outdoor storage areas shall be screened from view of adjacent residential properties or those directly across a street.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A public, private and semiprivate recreation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All pools, tennis courts, or other comparable facilities shall be considered structures for the purpose of this chapter.
B. 
Lot coverage, including structures, parking lots, and buildings, shall not exceed 50% of the tract.
C. 
The facility area and lot boundaries shall be landscaped as required by the Zoning Hearing Board to minimize noise projection and make the grounds aesthetically compatible to the surrounding properties.
D. 
All structures shall not be less than 100 feet from any lot line and no less than 200 feet from the nearest house.
E. 
All facilities shall have a paved parking area in accordance with this chapter, and it shall not be closer than 25 feet to any residential lot line.
F. 
All facilities shall abut a public road and have a permanent access thereto.
G. 
Alcoholic beverages without a State Liquor Control Board license, amplified music, and jukeboxes shall be prohibited on the premises.
H. 
No direct or sky-reflected glare, whether from floodlights or any other kind of light, shall be visible from adjoining public streets or adjacent lots when viewed by a person standing on ground level.
I. 
The Zoning Hearing Board may limit hours of operation based on the use and location of the facility in order to minimize negative impacts on surrounding residential neighborhoods. "Operating hours," for the purpose of this section, shall mean the period of time that the recreational or athletic activity is occurring.
J. 
All pools shall be surrounded by a fence at least six feet in height, the entrance to which shall be kept locked when an attendant is not present, and shall be constructed in accordance with all applicable state requirements.
K. 
Tennis courts shall be protected by a permanent fence 10 feet in height behind each base line, extending 10 feet beyond the playing area in each direction.
L. 
Fences for other types of facilities shall be as prescribed by the Zoning Hearing Board.
M. 
The developer shall demonstrate that the proposal will be compatible with the neighborhood and not adversely affect adjoining lots.
N. 
The amount of new traffic generated shall not have a detrimental impact on the neighborhood.
O. 
Any proposal for development on a two-lane highway shall include road widening to provide turning lanes for traffic in both directions.
P. 
Plans shall clearly show ingress-egress facilities and provide proper sight visibility for motorists.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A public, private and semiprivate recreation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All pools, tennis courts, or other comparable facilities shall be considered structures for the purpose of this chapter.
B. 
Lot coverage, including structures, parking lots, and buildings, shall not exceed 50% of the tract.
C. 
The facility area and lot boundaries shall be landscaped as required by the Zoning Hearing Board to minimize noise projection and make the grounds aesthetically compatible to the surrounding properties.
D. 
All structures shall not be less than 100 feet from any lot line and no less than 200 feet from the nearest house.
E. 
All facilities shall have a paved parking area in accordance with this chapter, and it shall not be closer than 25 feet to any residential lot line.
F. 
All facilities shall abut a public road and have a permanent access thereto.
G. 
Alcoholic beverages without a State Liquor Control Board license, amplified music, and jukeboxes shall be prohibited on the premises.
H. 
No direct or sky-reflected glare, whether from floodlights or any other kind of light, shall be visible from adjoining public streets or adjacent lots when viewed by a person standing on ground level.
I. 
Hours of operation shall be scheduled to minimize negative impacts on surrounding residential neighborhoods. The Zoning Hearing Board may limit hours within this time frame based on the use and location of the facility. "Operating hours," for the purpose of this section, shall mean the period of time that the recreational or athletic activity is occurring.
J. 
All pools shall be surrounded by a fence at least six feet in height, the entrance to which shall be kept locked when an attendant is not present, and shall be constructed in accordance with all applicable state requirements.
K. 
Tennis courts shall be protected by a permanent fence 10 feet in height behind each base line, extending 10 feet beyond the playing area in each direction.
L. 
Fences for other types of facilities shall be as prescribed by the Zoning Hearing Board.
M. 
The developer shall demonstrate that the proposal will be compatible with the neighborhood and will not adversely affect adjoining lots.
N. 
The amount of new traffic generated shall not have a detrimental impact on the neighborhood.
O. 
Any proposal for development on a two-lane highway shall include road widening to provide turning lanes for traffic in both directions.
P. 
Plans shall clearly show ingress-egress facilities and provide proper sight visibility for motorists.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A public, private and semiprivate recreation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All pools, tennis courts, or other comparable facilities shall be considered structures for the purpose of this chapter.
B. 
Lot coverage, including structures, parking lots, and buildings, shall not exceed 50% of the tract.
C. 
The facility area and lot boundaries shall be landscaped as required by the Zoning Hearing Board to minimize noise projection and make the grounds aesthetically compatible to the surrounding properties.
D. 
All structures shall not be less than 100 feet from any lot line and no less than 200 feet from the nearest house.
E. 
All facilities shall have a paved parking area in accordance with this chapter, and it shall not be closer than 25 feet to any residential lot line.
F. 
All facilities shall abut a public road and have a permanent access thereto.
G. 
Alcoholic beverages without a State Liquor Control Board license, amplified music, and jukeboxes shall be prohibited on the premises.
H. 
No direct or sky-reflected glare, whether from floodlights or any other kind of light, shall be visible from adjoining public streets or adjacent lots when viewed by a person standing on ground level.
I. 
Hours of operation shall be scheduled to minimize negative impacts on surrounding residential neighborhoods. The Zoning Hearing Board may limit hours within this time frame based on the use and location of the facility. "Operating hours," for the purpose of this section, shall mean the period of time that the recreational or athletic activity is occurring.
J. 
All pools shall be surrounded by a fence at least six feet in height, the entrance to which shall be kept locked when an attendant is not present, and shall be constructed in accordance with all applicable state requirements.
K. 
Tennis courts shall be protected by a permanent fence 10 feet in height behind each base line, extending 10 feet beyond the playing area in each direction.
L. 
Fences for other types of facilities shall be as prescribed by the Zoning Hearing Board.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A rectory shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A minimum of 750 square feet of living space shall be provided for each occupant.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A rehabilitation facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Facilities and equipment to support overnight boarding shall be permitted.
B. 
Access for emergency response shall be clearly distinguished and provided so that no parking or circulation of visitor or employee traffic blocks such access.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A rendering facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All equipment and processing shall be contained within an enclosed building.
B. 
The use shall comply with all performance standards specified in this chapter.
C. 
No explosive materials or processes shall be used and no noise, smoke or fumes shall be noticeable beyond the limits of the lot. With regard to glare, see § 27-508, required provisions pertaining to lighting and glare for all districts.
D. 
The lot shall be no less than 80,000 square feet in area, and the building or buildings shall be set back at least 100 feet from abutting highways and residential zone boundaries.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A research-and-development facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
All equipment and processing shall be contained within an enclosed building.
B. 
No explosive materials or processes shall be used and no noise, smoke or fumes shall be noticeable beyond the limits of the lot. With regard to glare, see § 27-508, required provisions pertaining to lighting and glare for all districts.
C. 
The lot shall be no less than 80,000 square feet in area, and the building or buildings shall be set back at least 100 feet from abutting highways and residential zone boundaries.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Restaurants with high turnover shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The number of off-street parking and loading spaces shall be provided as defined by this chapter. Off-street parking for the restaurant shall be clearly designated and shall be located within 300 feet of the entrance to the restaurant.
B. 
Access and circulation of vehicles associated with drive-through facilities shall be designed to not conflict with the access, circulation, parking, loading and delivery patterns created by sit-down/walk-up customers and service facilities.
C. 
One landscaped island for every seven parking spaces shall be provided within all parking areas. All landscaped islands shall contain one tree a minimum of two inches dbh.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Restaurants with low turnover shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The number of off-street parking and loading spaces shall be provided as defined by this chapter. Off-street parking for the restaurant shall be clearly designated and shall be located within 300 feet of the entrance to the restaurant.
B. 
One landscaped island for every seven parking spaces shall be provided within all parking areas. All landscaped islands shall contain one tree a minimum of two inches dbh.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A retail store shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Hours of operation shall be scheduled to minimize negative impacts on surrounding residential neighborhoods.
B. 
All lot lines adjoining a residential use or zoning classification shall be screened by Buffer Yard A, as defined by this chapter.
C. 
Building setbacks shall be consistent with the existing building setbacks of adjoining lots.
D. 
As a part of all land development, the landowner and/or developer shall provide a plan for photometrics of the lot. Illumination on a lot, when adjacent to a residential district, shall be a maximum of one footcandle. Lighting levels shall also be reduced by 1/2 their standard operating power between 11:00 p.m. and 6:00 a.m.
E. 
The location and arrangement of parking on a lot shall be designed and constructed so that general safety and circulation is optimized and so that the impact of vehicles and lighting on rights-of-way or residential activity in proximity to the lot is minimized. The Township reserves the right to increase buffer yard requirements, to require parking to be located behind the minimum front principal building setback or to designate other measures on the lot in order to maximize safety and/or minimize impacts to surrounding uses.
F. 
The ground surface of off-street parking shall be paved with bituminous brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust or other disturbances.
G. 
One landscaped island for every seven parking spaces shall be provided within all parking areas. All landscaped islands shall contain one tree a minimum of two inches dbh.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
An academic school shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The school shall be the sole occupant of the lot and, other than an elementary school, shall have access directly to a state or county highway. Within the PCO, schools may have access to a collector road.
B. 
Access drives shall be located to take maximum advantage of sight distances for motorists; they shall be as remote as possible from street intersections.
C. 
Parking areas shall be screened from view of neighboring houses or those directly across the street from the lot.
D. 
Buildings on the lot shall be set back at least 30 feet from side yard lines and shall be no higher than 45 feet and 2 1/2 stories. (See § 27-505.)
E. 
If group housing is included on the lot, the setback and density requirements of the base zoning district shall apply.
F. 
Recreational areas shall be located no closer than 30 feet to an abutting street or 10 feet to other lot lines.
G. 
The school's course of instruction or other activities on the lot shall not create noise, dirt, glare, dust or other nuisances on adjacent properties.
H. 
Buffer Yard P shall apply to all front, side and rear yards.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A commercial school shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Such use shall not exceed the impact on the environment and adjacent streets of any use specifically listed as permitted in the zoning district in which the commercial school is located. In making such determination, the Township Zoning Hearing Board shall consider the following characteristics of the proposed use:
[Amended at time of adoption of Code (see Ch. AO)]
(1) 
The number of employees.
(2) 
The number of students.
(3) 
The floor area of the building or gross area of the lot devoted to the proposed use.
(4) 
The type of products, materials, equipment and/or the process involved in the proposed use.
(5) 
The traffic and environmental impacts.
(6) 
The ability of the proposed use to comply with the performance standards of this chapter.
B. 
The commercial school shall comply with all applicable area and bulk regulations of the zoning district in which it is located.
C. 
Commercial schools shall have a minimum of one point of ingress/egress to a collector or arterial road, as defined by this chapter. The road shall have sufficient capacity to handle traffic generated by the facility.
D. 
As part of all land development, the landowner and/or developer shall provide a plan for photometrics of the lot. Illumination, when measured at a lot line, shall be a maximum of one footcandle.
E. 
At no time shall any supply materials or equipment be permitted to be stored outdoors.
F. 
The owner(s) and operator(s) of a commercial school shall be responsible for the conduct and safety of its students, staff, visitors or guests and shall be available to respond to inquiries and promptly quell any disturbances caused by its students, staff, visitors and guests.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A senior center shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Exterior recreation space shall be located on the lot in an effort to minimize physical conflict between said use and surrounding land uses.
B. 
No accommodations for overnight facilities of patrons shall be provided on the lot.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A sexually oriented business shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Classifications. Sexually oriented businesses are classified as follows:
(1) 
Adult arcades.
(2) 
Adult bookstores or adult video stores.
(3) 
Adult cabarets.
(4) 
Adult motels.
(5) 
Adult motion-picture theaters.
(6) 
Adult theaters.
(7) 
Escort agencies.
(8) 
Nude model studios.
(9) 
Sexual encounter centers.
B. 
Permit Required.
(1) 
No person may operate or be employed at a sexually oriented business without the appropriate license issued by the Township pursuant to Chapter 6, Part 5, Licensing of Adult Businesses. See the Richland Township Code of Ordinances.
C. 
Location of Sexually Oriented Businesses.
(1) 
A person is guilty of a violation of this chapter if he operates or causes to be operated a sexually oriented business outside of the district in which a sexually oriented business is a permitted use. No sexually oriented businesses shall be located outside a district in which a sexually oriented business is a permitted use.
(2) 
A person is guilty of a violation of this chapter if he operates or causes to be operated a sexually oriented business within 1,000 feet of:
(a) 
A place of worship.
(b) 
A public or private pre-elementary, elementary or secondary school.
(c) 
A public library.
(d) 
A child-care facility or nursery school.
(e) 
A public park adjacent to any residential district.
(3) 
A person is guilty of a violation of this chapter if he causes or permits the operation, establishment, substantial enlargement or transfer of ownership or control of a sexually oriented business within 5,000 feet of another sexually oriented business.
(4) 
A person is guilty of a violation of this chapter if he causes or permits the operation, establishment or maintenance of more than one sexually oriented business in the same building, structure or portion thereof or the increase of floor area of any sexually oriented business in any building, structure or portion thereof containing another sexually oriented business.
(5) 
For the purpose of this Part, measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as a part of the premises where a sexually oriented business is conducted to the nearest lot line of the premises of a church, public or private pre-elementary, elementary or secondary school, public library, child-care facility or nursery school or to the nearest boundary of an affected public park.
(6) 
The distance between any two sexually oriented businesses shall be measured in a straight line, without regard to intervening structures or objects, from the closest exterior wall of the structure in which each business is located.
(7) 
Any sexually oriented business lawfully operating on the date of enactment of this section that is in violation of this section shall be deemed a nonconforming use. Such nonconforming use shall not be increased, enlarged, extended or altered, except that the use may be changed to a conforming use. In the event that two or more sexually oriented businesses are within 5,000 feet of one another and are otherwise in a permissible location, the sexually oriented business which was first established and continually operating at a particular location is the conforming use, and the later-established business is nonconforming.
(8) 
A sexually oriented business lawfully operating as a conforming use is not rendered a nonconforming used by the location, subsequent to the grant or renewal of the sexually oriented business permit, of a church, public or private pre-elementary, elementary or secondary school, public library, child-care facility, nursery school or public park within 1,000 feet of the sexually oriented business. This provision applies only to the renewal of a valid permit and does not apply when an application for a permit is submitted after a permit has expired or has been revoked.
(9) 
No sexually oriented business shall be located within 200 feet of a front setback line of a dwelling located in a residentially zoned district. Measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as a part of the premises where a sexually oriented business is conducted to said front setback line.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009; and by Ord. 456, 3/7/2012, § IIC]
A. 
The building and method of operation shall conform to any applicable Commonwealth of Pennsylvania, Environmental Protection Agency, and OSHA standards for indoor ventilation, emission into the atmosphere, and lead management.
B. 
The design and construction of the shooting range shall completely confine all ammunition rounds within the building and in a controlled manner.
C. 
The design and construction of the shooting range shall be certified by a registered architect or engineer in the State of Pennsylvania.
(1) 
The certified plans shall include the specification and construction of the bullet trap(s), ceilings, exterior and interior walls and floors.
(2) 
The certified plans shall state what type and caliber of ammunition the shooting range is designed to totally confine.
(3) 
A security plan for the building shall be submitted which secures the shooting range against unauthorized entrants.
D. 
No ammunition shall be used in the shooting range that exceeds the certified design and construction specifications of the shooting range.
E. 
For shooting ranges that are other than used for private recreational purpose, firearms shall not be stored on the premises when the shooting range is closed for business, unless they are stored in an acceptable gun safe or other secure locking device.
F. 
On-site supervision shall be supplied at all times by an adult who is an experienced shooting range operator. The shooting range operator shall be responsible for the conduct of his or her place of business and the conditions of safety and order in the place of business and on the premises.
G. 
Each shooting range shall have a clear and concise safety plan. The plan must be reviewed annually and distributed to all shooting range users to study and use.
H. 
Minors shall not be allowed in the shooting range unless accompanied by an adult at all times. This provision shall not be interpreted to prohibit minors from participating in a firearm safety class which is supervised by an adult instructor.
I. 
In multitenant buildings, the shooting range shall be soundproofed to prevent the sound from being heard by persons in adjoining units.
J. 
The applicant shall have the burden to demonstrate that the shooting range is designed to promote the safety of all persons on the premises or on abutting property when the shooting range is being used. The applicant may meet its burden by showing compliance with applicable National Rifle Association or other generally recognized guidelines for shooting range design and safety or by submitting evidence from persons with experience and expertise in shooting range design and safety.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A social service agency shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Facilities and equipment to support overnight boarding shall be permitted. A list of all boarders shall remain current on file at all times.
B. 
Overnight boarding shall be provided as an incidental use to the normal daily operations of said social service agency, occupying no more than 15% of the structure.
C. 
An inventory of all medications currently stored on site shall be available at all times.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A storage facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The storage of hazardous materials, such as toxic or explosive substances, is prohibited.
B. 
Wholesale or retail sales, garage sales, flea markets, or outside storage is prohibited.
C. 
The maximum size of the individual storage units shall be 500 square feet.
D. 
All areas designed for circulation shall be paved in accordance with Township paving standards.
E. 
Hours of operation and activities must be appropriately scheduled to protect the operation of the surrounding neighborhood from detrimental noise, dust, odor, vibration, light or other disturbance or interruption.
F. 
The lot shall have direct ingress/egress to a public collector or arterial road, as defined by this chapter, and points of ingress/egress shall not be through a road on which the current use of the majority of lots fronting on the road is single-family dwellings.
G. 
Vehicular access to the lot shall be limited to one two-way or two one-way driveways from each arterial or collector road on which the lot has frontage and which meets the requirements of Subsection B above.
H. 
All one-way driveways shall have a minimum of one ten-foot parking lane plus one fifteen-foot travel lane.
I. 
All two-way driveways shall provide a minimum of one ten-foot parking lane plus two twelve-foot travel lanes. Parking lanes may be eliminated where the driveway does not serve storage units.
J. 
All interior driveways shall be paved with an impervious surface sufficient for the loads the driveways are expected to bear.
K. 
A minimum eight-foot fence with a self-latching gate shall be placed on the interior side of each buffer yard. The fence shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque.
L. 
The minimum distance from the face of any storage building to the face of any adjacent storage building shall be 28 feet for storage units which are less than 15 feet in depth and 42 feet for storage units which are more than 15 feet in depth.
M. 
The minimum distance from the end of any storage building to the end of any adjacent storage building shall be 20 feet.
N. 
The maximum length of any storage building shall be 200 feet.
O. 
Maximum lot coverage by all buildings shall be 40%.
P. 
Office space may be provided, which shall not exceed 5% of the total floor area devoted to storage.
Q. 
Any outdoor storage conducted on the lot shall comply with the regulations for outdoor storage as defined by this chapter and any other applicable ordinance as enacted by Richland Township.
R. 
Storage units shall not be equipped with water or sanitary sewer service.
S. 
No business activity other than rental of storage units shall be conducted on the premises.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A tavern shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A tavern shall be located in accordance with the provisions of the Pennsylvania Liquor Control Board.
B. 
A tavern's hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
C. 
The owner(s) and operator(s) of a tavern shall be responsible for the conduct and safety of the patrons.
D. 
No more than one identification sign shall be permitted; said sign shall be a ground or a wall sign. The graphic area of the sign shall not exceed 40 square feet.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A tree farm/wholesale landscape nursery shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A business established for the purposes of wholesale landscaping shall have one point of ingress and egress to a public road right-of-way. The point of ingress and egress shall be located in a manner that minimizes detrimental traffic impacts to both pedestrians and vehicular traffic.
B. 
Equipment storage shall be permitted, to include man-operated or mechanical equipment or other machinery that is in operable condition. The storage of inoperable vehicles is prohibited for this use.
C. 
The storage of combustible materials shall be limited to 25 feet in height, with available fire-defense measures as approved by the Township Fire Marshal. The storage of noncombustible materials shall be limited to 30 feet in height in order to minimize:
(1) 
The risk of fire;
(2) 
Visibility from adjacent properties; and
(3) 
Noxious odors to adjacent properties and/or rights-of-way.
D. 
Site grading shall be completed to ensure that surface runoff is directed away from any and all material storage areas.
E. 
The owner(s) and operator(s) of a wholesale landscaping service shall incorporate best management practices as outlined in the Pennsylvania Handbook of Best Management Practices for Developing Areas to minimize negative impacts of erosion, siltation and surface water and groundwater contamination.
F. 
The minimum distance between buildings shall be 30 feet.
G. 
The maximum length of any building shall be no more than 200 feet.
H. 
Screen Walls.
(1) 
An eight-foot-high screen wall shall be constructed around the perimeter of a storage area if equipment and/or materials are not contained within an enclosed building/area. The screen wall shall be measured from the average grade of the adjacent ground, unless otherwise defined by the Township Planning Commission.
(2) 
The screen wall shall be 80% opaque and composed of one of the following:
(a) 
Finished masonry or wood.
(b) 
Black or green vinyl-coated chain-link fencing with eight-foot-high evergreen plantings located on the exterior side of the fence, whereas no fence components may be visible from an adjacent lot or right-of-way.
(c) 
The landowner and/or developer shall provide evergreen plantings with a minimum height of eight feet in quantity and spacing as approved by the Township Planning Commission.
I. 
Excessive noise, dust, odor, vibration or light shall not be generated to disturb the surrounding neighborhood.
J. 
No storage or transfer of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids shall be permitted, with the exception of gasoline, diesel fuel and oil for the operation and maintenance of motorized vehicles and equipment.
K. 
The ground surface of off-street parking shall be paved with bituminous brick, concrete or stone block paving material to protect the surrounding neighborhood from inappropriate dust and other disturbances. Loading and equipment storage areas shall, at a minimum, be paved with crushed limestone aggregate.
L. 
The hours of operation for material pickups, delivery, outdoor processing and outdoor manufacturing operations may be limited by the Township in order to minimize negative impacts on surrounding residential neighborhoods.
M. 
No more than one sign shall be permitted; said sign shall be a ground or a wall sign.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A turnpike convenience facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Lighting associated with outdoor areas of a turnpike convenience facility shall be designed to ensure the public safety of facility users while minimizing negative impacts of glare on surrounding development.
B. 
Sight distance for exiting and entering the turnpike shall be designed to ensure driver safety and in accordance with the requirements of the Pennsylvania Turnpike Commission.
C. 
One tree per two truck parking spaces shall be planted on a lot associated with a turnpike convenience facility in addition to the landscaping requirements defined by this chapter.
D. 
All facilities shall have a paved parking area in accordance with this chapter.
E. 
Landscaped Buffer Yard P shall be provided along all lot lines. The buffer yard shall be landscaped with a combination of deciduous and evergreen trees, shrubs, ornamental grasses and ground covers.
F. 
Circulation and access for car and truck traffic shall be designed and distinguished through signage on the lot in order to maximize both pedestrian and vehicular safety.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A vehicle rental facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The business shall include a permanent building on the lot for office, display and repair use of not less than 500 square feet floor area.
B. 
Areas of the lot displaying vehicles for rent and for customer parking shall be paved with an all-weather surface, and such areas shall be set back at least 15 feet from adjacent street curbs or edges of road pavements.
C. 
Displayed or parked vehicles and signposts or other posts shall not be located closer than 10 feet to the curb or paved edge of an adjacent street or such further distance as may be necessary to create maximum sight distance lines for motorists entering and leaving the lot.
D. 
All repair work shall be done entirely within an enclosed building, vehicular access to which shall be oriented away from the street across the front of the lot and screened by a hedge or fence if facing adjacent residential lots.
E. 
Lighting of the lot using strings of bare bulbs shall not be permitted. All lighting shall be in accordance with the provisions of this chapter.
F. 
Areas of the lot not occupied by buildings or paved shall be landscaped and maintained.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A vehicle repair and service station shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Vehicles left outdoors after business hours shall be limited to those awaiting service or pickup within 48 hours.
B. 
No vehicle that fits the definition of "junked vehicle" or "abandoned vehicle," as defined in this chapter, shall be parked outside the building.
C. 
All repairs shall be conducted indoors.
D. 
Any business engaged in towing service shall dispose of any vehicles that fit the definition of "junked vehicle" or "abandoned vehicle," as defined in this chapter, within 24 hours, unless they are stored inside a building.
E. 
The maximum lot area for an automobile services establishment shall be 20,000 square feet.
F. 
An automobile service station shall have direct ingress/egress to an arterial road, as defined by this chapter, or shall have a point of ingress/egress from a public or private street within the lot of a shopping center.
G. 
All authorized repair and service work, car washing and lubrication shall be conducted within a completely enclosed building.
H. 
All automobile parts and accessories, dismantled vehicles and similar materials shall be stored within a completely enclosed building.
I. 
All fuel, oil and other flammable substances shall be stored at least 25 feet from any lot line.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A vehicle sales and service facility shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The business shall include a permanent building on the lot for office, display and repair use of not less than 1,000 square feet floor area.
B. 
Areas of the lot displaying vehicles for sale and for customer parking shall be paved with an all-weather surface, and such areas shall be set back at least 15 feet from adjacent street curbs or edges of road pavements.
C. 
Displayed or parked vehicles and signposts or other posts shall not be located closer than 10 feet to the curb or paved edge of an adjacent street or such further distance as may be necessary to create maximum sight distance lines for motorists entering and leaving the lot.
D. 
All repair work shall be done entirely within an enclosed building, vehicular access to which shall be oriented away from the street across the front of the lot and screened by a hedge or fence if facing adjacent residential lots.
E. 
Lighting of the lot using strings of bare bulbs shall not be permitted. See § 27-508, required provisions pertaining to lighting and glare for all districts.
F. 
Areas of a lot not occupied by buildings or paved shall be landscaped and maintained.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Vehicle sales, repair and maintenance with gasoline/energy recharge shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
No structures of any kind, whether aboveground or below ground, shall be constructed or placed within required front, side or rear yard areas, except that below-grade structures and pump islands may be placed not closer than 30 feet to the road right-of-way line abutting the lot.
B. 
All bulk storage of flammable liquids shall occur in well-vented tanks below grade.
C. 
Gasoline pumps and/or energy recharge units shall be located to minimize conflicts with delivery/loading traffic and general vehicular circulation on the site.
D. 
One additional tree per gas pump shall be planted on the lot.
E. 
Building walls shall be of masonry construction where they are within 50 feet of any lot line.
F. 
All hoists, pits and all lubricating, greasing, automobile washing and repair equipment shall be entirely within an enclosed building.
G. 
Access shall be limited to two driveways and one additional driveway on a second street where the lot abuts a second street, such driveways each not more than 35 feet wide at the lot line. No driveway shall be located within 75 feet of any street intersection, measured from the point of crossing of intersecting street right-of-way lines abutting the lot and the edge of the driveway nearest the intersection. No entrance to a service station shall be closer than 200 feet to the entrance of a second service station on the same side of the street.
H. 
The entire service area shall be paved with a permanent surface and edged with a curb where it abuts grassed areas. Paved surfaces shall be sloped to an acceptable storm drainage system. Areas of the lot not paved shall be landscaped and maintained.
I. 
No derelict, damaged or unlicensed vehicles shall be stored on the premises for more than one month. Vehicles awaiting auto body repair or painting shall be kept behind a fence at least four feet high surrounding the vehicles and obscuring a view of them from adjacent properties and roads.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Vehicle sales, repair and maintenance without gasoline/energy recharge shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
No structures of any kind, whether aboveground or below ground, shall be constructed or placed within required front, side or rear yard areas, except that below-grade structures and pump islands may be placed not closer than 30 feet to the road right-of-way line abutting the lot.
B. 
All bulk storage of flammable liquids shall occur in well-vented tanks below grade.
C. 
Building walls shall be of masonry construction where they are within 50 feet of any lot line.
D. 
All hoists, pits and all lubricating, greasing, automobile washing and repair equipment shall be entirely within an enclosed building.
E. 
Access shall be limited to two driveways and one additional driveway on a second street where the lot abuts a second street, such driveways each not more than 35 feet wide at the lot line. No driveway shall be located within 75 feet of any street intersection, measured from the point of crossing of intersecting street right-of-way lines abutting the lot and the edge of the driveway nearest the intersection. No entrance to a service station shall be closer than 200 feet to the entrance of a second service station on the same side of the street.
F. 
The entire service area shall be paved with a permanent surface and edged with a curb where it abuts grassed areas. Paved surfaces shall be sloped to an acceptable storm drainage system. Areas of the lot not paved shall be landscaped and maintained.
G. 
No derelict, damaged or unlicensed vehicles shall be stored on the premises for more than one month. Vehicles awaiting auto body repair or painting shall be kept behind a fence at least four feet high surrounding the vehicles and obscuring a view of them from adjacent properties and roads.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A veterinary clinic/hospital shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Animal holding areas shall be within an enclosed building.
B. 
No disposal of dead animals shall occur on the lot.
C. 
Access shall be directly to a state or county highway.
D. 
Parking shall be provided in accordance with Part 9 in a lot screened from view of adjacent residential properties and those directly across the street.
E. 
One sign only, at the entrance to the lot, shall be permitted, not more than 10 square feet in area on each face and lighted from within.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A vineyard/orchard shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
A list of all chemicals utilized in the propagation and care of vineyard products shall be filed annually with the Township Zoning Officer.
B. 
All materials and equipment for vineyard operation shall be stored within a completely enclosed building.
C. 
The owner(s) and operator(s) of a vineyard/orchard shall incorporate best management practices as outlined in the Pennsylvania Handbook of Best Management Practices for Developing Areas to minimize negative impacts of erosion, siltation and surface water and groundwater contamination.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A water tower shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
No water tower shall exceed 250 feet in height.
B. 
A water tower shall be set back from adjacent lot lines and/or rights-of-way a minimum distance equal to 115% of the water storage/tower's height but shall not be less than 25 feet in width.
C. 
The height of a water tower shall be measured from the top of the foundation to the uppermost point of the tower.
D. 
Lighting shall be required for the water tower as a safety measure for low-flying aircraft in accordance with all Federal Aviation Administration (FAA) regulations and approvals.
E. 
Access driveways to a water tower shall be paved with a minimum of six inches of slag or stone.
F. 
All water towers, which are principal uses or structures, shall comply with the area and bulk regulations for principal structures in the zoning district in which they are proposed.
G. 
All aboveground water storage facilities that exceed the height limitations of the district shall increase the required yard clearances by one foot for every two feet of height in excess of the height limitations of the district.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A wholesale business shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The building shall be substantially similar in design and appearance to a retail sales operation.
B. 
The business shall not generate an unusually large volume of truck traffic.
C. 
The goods available for sale shall be the same as those that could be offered at retail by a principal permitted use in the same zoning district.
D. 
No assembly of products or manufacturing shall occur on the premises.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A winery shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
Sales transactions shall be within enclosed buildings. A minimum of 10 spaces shall be provided for customer parking.
B. 
All products for sale shall be stored within enclosed buildings.
C. 
Areas associated with loading shall be screened with landscaping or fencing from neighboring development.
D. 
To promote adequate vehicular safety and circulation, an entrance drive surfaced with bituminous brick, concrete or stabilized aggregate shall be constructed between the nearest public road right-of-way and the retail area. The entrance drive shall be a minimum of 16 feet wide. Loading and equipment storage areas shall, at a minimum, be paved with crushed limestone aggregate.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A woodshop/millwork shall be permitted as a use by special exception, subject to the following express standards and criteria:
A. 
The minimum lot area of a woodshop/millwork shall be 15,000 square feet.
B. 
All construction, manufacturing or milling activities shall be conducted within a completely enclosed building.
C. 
All lumber wood or other materials shall be stored within a completely enclosed building.
D. 
Parking facilities shall be provided for each full-time employee at peak shift, and three additional spaces for customers.
E. 
Hours of operation shall be scheduled to minimize negative impacts on surrounding residential neighborhoods.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
Where a use is not listed as a permitted, conditional or special exception use, a landowner and/or developer may request special exception use approval in the CM and M Districts only, in which case the Zoning Hearing Board shall, upon consideration of a recommendation from the Planning Commission, determine if the characteristics of the proposed use are similar in nature to any use listed in Table 1, District Designations.[1] In order to receive approval, the Zoning Hearing Board must determine that the impact of the proposed use on the environment and adjacent streets and properties is equal to or less than any use specifically listed in the applicable zoning district. In making such determination, the Board shall consider at least the following characteristics of the proposed use:
A. 
The floor area of the building or gross area of the lot devoted to the proposed use.
B. 
The number of employees, visitors, customers, etc., resulting from the proposed use.
C. 
The type of products, materials and equipment and/or processes involved in the proposed use.
D. 
Traffic and environmental impacts and the ability of the proposed use to comply with the criteria set forth within the Township Code.
E. 
The proposed use shall comply with all applicable area and bulk regulations of the zoning district in which it is located. An application for approval as such a use shall be accompanied by a site plan in accordance with Chapter 22, Subdivision and Land Development, and/or Part 18 of this chapter, as may be applicable.