Township of Lancaster, PA Article IX Board of Supervisors

§ 300-41 Jurisdiction.

The Board of Supervisors shall have exclusive jurisdiction to hear and render final adjudications in the following matters:

A. Applications for approval of planned residential developments;

B. Applications for conditional use approval;

C. Applications to amendment this chapter; and

D. Petitions to rezone a parcel or change zoning boundaries.

§ 300-42 Conditional use applications.

All applications for conditional use approval shall be submitted to the Zoning Officer, in the form prescribed by the Township, and shall contain the following:

A. No fewer than three full-scale copies and 10 half-scale copies of a site plan showing, at a minimum, all existing and proposed structures and buildings on the property, location and number of parking spaces, and location of all signs pertaining to the conditional use;

B. Legal documents verifying the applicant's legal interest in the subject property (i.e., deed, sales agreement, or lease) or, if the applicant is not the landowner, a written, notarized, authorization signed by the landowner permitting the applicant to act on the landowner's behalf;

C. Five copies of a written statement describing the proposed use, including specific details addressing the manner in which the proposal meets the express standards and criteria specified in Article V, and the express standards and criteria for such use as specified in this article relative to the appropriate zoning district;

D. The full application fee and/or deposit as set from time to time by resolution by the Board of Supervisors; and

E. Where renovations or modifications of an existing building are contemplated, construction plans, showing the scope, nature, and extent of the renovation or modification.

§ 300-43 Conditional use approval procedure.

[Amended 9-21-2015 by Ord. No. 106; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

A. Applications. A written application for conditional use approval shall be filed with the Township Building Code Official, which application shall contain or be accompanied by a site plan and such other pertinent data information necessary to assure the fullest practicable presentation of all the relevant facts concerning the application, and a notarized statement by at least one of the owners of the subject property attesting to the truth and correctness of all facts and information presented with the application. A fee shall be paid upon the filing of each such application in an amount as established from time to time by resolution.

B. The written application for conditional use approval, upon the complete filing thereof, shall be provided to the Township Planning Commission for recommendations, such recommendations to be provided in sufficient time for the Board of Supervisors to comply with the time limits provided in the Municipalities Planning Code, 53 P.S. § 10101 et seq., and hereinafter in this section. Notice of hearings on conditional uses shall be provided in accordance with Section 908(1) of the Municipalities Planning Code, 53 P.S. § 10908(1), and notice of the decision shall be provided in accordance with Section 908(10) of the Municipalities Planning Code, 53 P.S. § 10908(10). In allowing a conditional use, the Board of Supervisors may attach such reasonable conditions and safeguards, other than those related to off-site transportation or road improvements, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter and the Municipalities Planning Code, 53 P.S. § 10101 et seq.

C. The Board of Supervisors shall hold hearings on and decide requests for conditional uses in accordance with the express standards and criteria provided in this chapter. In granting a conditional use, the Board of Supervisors may attach such reasonable conditions and safeguards, other than those related to off-site transportation or road improvements, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter and the Municipalities Planning Code, 53 P.S. § 10101 et seq.

D. The hearing or hearings shall be conducted by the Board of Supervisors, or the Board of Supervisors may appoint any member or an independent attorney as a hearing officer. The decision or, where no decision is called for, the findings shall be made by the Board of Supervisors. However, the appellant or the applicant, as the case may be, in addition to the Township, may, prior to the decision of the hearing, waive decision or findings by the Board of Supervisors and accept the decision or findings of the hearing officer as final.

E. Decisions.

(1) The Board of Supervisors shall render a written decision or, when no decision is called for, make written findings on the conditional use application within 45 days after the last hearing before the Board of Supervisors. Where the application is contested or denied, each decision shall be accompanied by findings of fact or conclusions based thereon, together with any reasons therefor. Conclusions based on any provisions of this chapter, the Municipalities Planning Code, 53 P.S. § 10101 et seq., or of any ordinance, rule or regulation shall contain a reference to the provision relied on and the reasons why the conclusion is deemed appropriate in the light of the facts found.

(2) Where the Board of Supervisors fails to render the decision within the period required by this section or fails to commence, conduct or complete the required hearing as provided in Section 908(1.2) of the Municipalities Planning Code, 53 P.S. § 10908(1.2), the decision shall be deemed to have been rendered in favor of the applicant unless the applicant has agreed, in writing or on the record, to an extension of time. When a decision has been rendered in favor of the applicant because of the failure of the Board of Supervisors to meet or render a decision as hereinabove provided, the Board of Supervisors shall give public notice of the decision within 10 days from the last day it could have met to render a decision in the same manner as required by the public notice requirements of the Municipalities Planning Code, 53 P.S. § 10101 et seq. If the Board of Supervisors shall fail to provide such notice, the applicant may do so.

F. Nothing in this section shall prejudice the right of any party opposing the application to appeal the decision to a court of competent jurisdiction. A copy of the final decision or, where no decision is called for, of the findings shall be delivered to the applicant personally or mailed to him no later than the day following its date.

G. Additional costs. The applicant must pay any additional costs including solicitors' fees, engineers' fees, and stenographic fees that exceed the application fee.

H. Expiration. Whenever the Board of Supervisors grants a conditional use in accordance with all terms and conditions of this chapter, and in accordance with any other special conditions or requirements which are or may be set forth in such conditional use, the applicant shall be duly notified at the time of notification of approval that the conditional use shall not expire at the end of six months from the date of notification of approval if:

(1) The applicant has not secured the building permits or occupancy permits, as required, within the six-month period.

(2) The conditional use required construction and the applicant has failed to begin construction within such one-year period.

(3) The conditional use does not involve construction, and no utilization of the conditional use has been made within such one-year period. In the event of such expiration, the conditional use previously granted shall be void, and the Building Code Official (Zoning Officer) shall revoke all permits which may have been issued.

§ 300-44 Expiration of conditional use approval.

The grant of a conditional use shall expire one year from the date of the Board of Supervisors' written decision unless the applicant has applied for and obtained a building permit and commenced construction or, in a case where the conditional use does not require the issuance of a building permit, the applicant has applied for and obtained an occupancy permit and has commenced the use which is the subject of the conditional use approval. Expiration of the conditional use approval under this section shall require the applicant to reapply for conditional use approval.

§ 300-45 General standards and criteria.

Before approving a conditional use application, the Board of Supervisors shall determine that the proposed use complies with the following general standards and criteria, which are in addition to any other requirements in this chapter for a specific type of use:

A. The proposed use will not alter the established character and use of the neighborhood or district in which it is located, and will not substantially impair the use or development of adjacent properties.

B. The establishment, maintenance, location, and operation of the proposed use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare.

C. The proposed use complies with all applicable provisions and requirements for that type of use contained in this chapter (unless a variance to any provision has been granted by the Zoning Hearing Board) and all other applicable federal, state, county, and Township laws, statutes, ordinances and regulations.

D. The proposed use is compatible with surrounding land uses. It does not have a negative impact on the existing neighborhood or development in terms of air and water quality, noise, illumination and glare, restrictions to natural light and air circulation or other hazardous conditions that could endanger surrounding residents or impair the use of surrounding properties.

E. The proposed site of the conditional use is suitable in terms of topography, soil conditions, and size, based on number of projected users and the frequency of use of the proposed use.

F. The proposed use and site provides for safe, adequate vehicular and pedestrian access. It has access from a street capable of handling the traffic generated by the proposed use, and it will not result in undue traffic congestion and hazardous conditions on adjacent streets. The use provides for safe and efficient internal circulation and sufficient off-street parking and loading.

G. The proposed use complies with all applicable standards and requirements for providing sanitary sewage disposal, water supply, stormwater management, and solid and toxic waste storage and disposal.

H. The proposed use provides landscaping, screening and buffer areas sufficient to protect the use, enjoyment and development of adjacent properties.

I. The proposed use is in general conformity with the Comprehensive Plan.[1]

[1] Editor's Note: The Comprehensive Plan is on file in the Township office.

§ 300-46 Standards and criteria for specific uses.

A. In addition to the general standards and criteria for conditional uses listed above, an application for any of the following uses which are listed in any zoning district as a conditional use shall comply with the applicable standards and criteria for the zoning district in which the use is located and the standards and criteria specified below:

(1) Adult entertainment establishment.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) No adult entertainment establishment shall be located with 1,000 feet of the boundary line of property with an existing dwelling, or area zoned residential or planned residential development.

(d) No adult entertainment establishment shall be located within 1,000 feet of the boundary line of any property on which is located an establishment which is licensed to and does sell alcoholic beverages, or other sexually oriented business.

(e) No adult entertainment establishment shall be located within 500 feet of the boundary line of any property on which is located a education institution, hospital, nursing home, sanitarium, retirement or convalescent home, group home, personal care home, public park, religious establishment, or day-care center.

(f) All operations shall be conducted within a completely enclosed building, and doors and windows shall remain closing during hours when adult entertainment is presented.

(g) No lighting, noise, vibration, or other aspect of the use shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(h) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(i) The Board of Supervisors may impose restrictions upon access to the facility, parking of vehicles or storage of materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(2) Agricultural operation.

(a) Requires a contiguous property with the following minimum lot area:

[1] Crop farming: 10 acres.

[2] Dairying and livestock: 10 acres.

[3] Horticulture/floriculture/viticulture: 10 acres.

(b) The total area of the site covered by structures and accessory buildings shall not exceed 25%.

(c) The total area of the site devoted to retail operations shall not exceed 8%.

(d) The Board of Supervisors may impose restrictions upon access to the retail operations.

(3) Airport, private.

(a) The minimum lot area required is 25 acres.

(b) All airports shall show compliance with all Federal Aviation Administration (FAA), commonwealth and any other applicable regulatory agency requirements.

(c) Fuel storage areas shall comply with all PA DEP regulations and shall be prohibited within 300 feet of any property line.

(d) The total area of the site covered by all hangers, structures, and accessory buildings shall not exceed 10%.

(e) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(g) The Board of Supervisors may impose restrictions upon access to the facility, parking of vehicles and storage of materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(4) Airport, public. See Subsection A(3), Airport, private, above.

(a) In addition to all the requirements for an private airport, above, a public airport shall meet all the following requirements:

[1] The site shall have frontage on and direct vehicular access to a public street.

[2] Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

[3] The site shall be designed to provide maximum accessibility for emergency and public safety services.

(5) Amusement establishment.

(a) All activities shall be conducted in a completely enclosed building.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(e) All parking facilities facing residential use or zoning classifications shall be screened by a buffer area approved by the Board of Supervisors.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(g) The Board of Supervisors may impose restrictions upon access to the facility, parking of vehicles or and storage of materials on the premises, hours of operation, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(6) Amusement park.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(d) All parking facilities facing residential use or zoning classifications shall be screened by a buffer areas approved by the Board of Supervisors.

(e) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(f) The Board of Supervisors may impose restrictions upon access to the facility, parking of vehicles or and storage of materials on the premises, hours of operation, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(7) Apartment.

(a) No more than four dwelling units shall be permitted in any single structure.

(b) The dwelling unit density shall not exceed six units per acre.

(c) Each dwelling unit shall contain a minimum of 800 square feet of habitable living area.

(d) Each dwelling unit shall contain at least one private bathroom and two habitable rooms.

(e) All construction shall meet federal, state, and local fire and safety requirements.

(f) The applicant shall provide the Township with evidence that the municipal sewerage system or proposed on-site sewage disposal facilities are adequate to serve anticipated demands of the projected use.

(8) Apartment, conversion. See Subsection A(7), Apartment, above.

(9) Arena/amphitheater. See Subsection A(6), Amusement establishment, above.

(10) Assembly hall.

(a) Assembly halls shall be designed to accommodate no more than 30 people.

(11) Bed-and-breakfast.

(a) The operator shall be a full-time resident of the dwelling.

(b) The maximum number of sleeping rooms allowed shall be eight, excluding the bedroom used by the operator.

(c) If the property is not served by public sewers, the applicant shall provide the Township with evidence of approval from the PA DEP for on-site sewage treatment for the expanded use of the property as a bed-and-breakfast.

(d) Food shall not be served to any customers who are not overnight guests.

(12) Billboard.

(a) Location.

[1] All billboards shall be set back 660 feet from the state route right-of-way line.

[2] No freestanding, off-site billboard shall be erected in such a manner as to block the view from the road or street or any existing business sign, logo sign, residential or nonresidential structure or limit or reduce the light and ventilation requirements under any applicable building code.

[3] All billboards shall be set back a distance of 300 feet from any existing residence, or public or semipublic structure.

[4] No freestanding billboard shall be constructed within the clear site triangular of the state route on which it is situated and shall not in any case obstruct or impede traffic.

[5] No freestanding, off-site billboard shall be erected within 500 feet of the boundary line of the R-1 or R-2 District.

[6] Freestanding, off-site billboards shall maintain a lateral minimum spacing of 750 feet between billboard structures.

(b) Size and height.

[1] The maximum allowable gross surface area shall be 1,200 square feet per sign facing, including any border and trim.

[2] Billboards shall have a maximum of two sign faces per structure.

[3] Sign faces may be placed back to back or in a V-shaped configuration.

[4] Sign faces shall not exceed 20 feet in total height or 60 feet in total length.

[5] The maximum height of a freestanding, off-site structure shall be 40 feet as measured from the finished grade of the site to the highest point of the sign.

(c) Construction methods.

[1] Billboards shall be freestanding, ground-mounted, single-column, post-supported displays which have no structural contact with any building or other structure.

[2] The 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 support design and construction shall meet all building code requirements.

[4] The base of the billboard structure shall be permanently landscaped with suitable shrubbery and/or bushes of minimum height of three feet placed in such manner as to screen the foundation of the structure.

[5] Landscaping shall be maintained by the property or sign owner.

[6] All cut-and-fill areas shall be permanently seeded with grass or planted with shrubbery.

[7] A billboard with display lighting shall be constructed so that it does not glare upon adjoining property or roads and shall not exceed a maximum footcandle of 1.5 upon the adjoining property.

[8] The billboard sign face or structure shall not have flashing lights or emit noise. No display lighting shall cause distraction, confusion, nuisance, or hazard to traffic, aircraft or other properties.

[9] The use of colored lighting is not permitted.

(d) Maintenance.

[1] The billboard structure and the premises surrounding the sign shall be maintained in a clean, sanitary, and inoffensive condition, and shall be kept free and clear of all obnoxious substances, rubbish, and weeds.

[2] The billboard structure shall be entirely painted every three years.

[3] Every 10 years, the owner of the billboard structure shall have a structural inspection made of the billboard by a qualified Pennsylvania registered engineer or architect and shall provide to the Township a certificate from the engineer or architect certifying that the billboard is structurally sound.

[4] Billboards using removable paper or other similar materials shall be maintained in such a condition as to eliminate loose or frayed material protruding or hanging from the structure.

[5] The Township may conduct annual inspections to determine compliance.

(13) Boardinghouse.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) The site shall be designed to provide maximum accessibility for emergency and public safety services.

(c) No boarding home shall be located within 1,000 feet of any other boarding home, group residential facility, nursing home, or personal care facility.

(d) A boarding home may be established in an existing dwelling; however, no additions to the dwelling shall be permitted, and no new construction shall be permitted.

(e) The maximum number of residents permitted in a boarding home shall be four.

(f) Dwelling units in garages, basements, or accessory structures shall be prohibited.

(g) The minimum habitable floor area per resident shall be 300 square feet, exclusive of the floor area devoted to noninhabitable areas of the dwelling, such as basements, attics, and garages.

(h) Where applicable, certification or licensing shall be a prerequisite for obtaining an occupancy permit and evidence of continuing certification or licensing shall be submitted to the Zoning Officer in January of each year.

(i) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(14) Bowling alley. See Subsection A(5), Amusement establishment, above.

(15) Bulk fuel storage facility.

(a) All federal, state, and local permits shall be acquired prior to filing the application for development.

(b) The fuel storage area shall be capable of containing at least 1.5 times the amount of the largest storage tank.

(c) The applicant shall submit a plan for emergency procedures and fire prevention and containment to the Township for approval.

(d) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, fencing, hours of operation, and such other matters as it deems necessary to ensure that there is no adverse impact upon the functioning of the zoning district or adjacent parcels.

(16) Campground. Campgrounds shall be developed in strict conformance with Chapter 243, Subdivision and Land Development, requirements.

(17) Cemetery.

(a) Cemeteries shall be limited to those located with, and adjacent to, an existing cemetery or church.

(b) All equipment shall be stored in an enclosed structure when not in use.

(c) Adequately funded programs and provisions, which meet the approval of the Township Solicitor, shall be provided to guarantee perpetual care of all cemetery grounds.

(d) All garages, shelters, offices, and similar structures shall be screened from view from adjacent streets and residential lands by a buffer consisting of dense trees or shrubs or fencing approved by the Board of Supervisors.

(18) Contracting establishment/yard.

(a) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(b) The property shall be at least 100 feet from any existing residential use or zoning classification.

(c) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(19) Convenience store with fuel.

(a) The site shall have frontage on and direct vehicular access to State Route 19.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(d) All buildings shall be at least 100 feet from the boundary line of any existing residential use or zoning classification.

(e) The maximum number of fueling pump units is limited to eight.

(f) Parking areas for retail sales and gasoline services shall be separated from each other.

(g) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(h) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(i) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(20) Convention and/or exposition center. See Subsection A(5), Amusement establishment, above.

(21) Crematorium.

(a) The minimum lot area required is three acres.

(b) Crematoriums shall not be located within 500 feet of any existing dwelling or residential zoning classification.

(c) The applicant shall obtain all required permits from federal and state authorities before commencing operations and shall maintain all required federal and state permits throughout the duration of operations.

(d) Where applicable, certification or licensing shall be a prerequisite for obtaining an occupancy permit and evidence of continuing certification or licensing shall be submitted to the Zoning Officer in January of each year.

(e) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(22) Day-care facility/nursery school.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(d) Adequate access and areas for discharging and picking up children shall be provided.

(e) Outdoor play areas shall be provided and shall be secured by a fence with a self-latching gate.

(f) The applicant shall obtain all required permits before commencing operations and shall continue to maintain all required permits throughout the duration of operations.

(g) Certification or licensing shall be a prerequisite for obtaining an occupancy permit and evidence of continuing certification or licensing shall be submitted to the Zoning Officer in January of each year.

(h) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of zoning approval.

(i) Facilities located in the Industrial Zoning District must be an accessory use of a business located on the premises.

(j) Facilities located in the residential zoning districts and not developed as part of planned residential development shall comply with the following additional requirements:

[1] Minimum lot area required shall be five acres.

[2] Accommodate no more than six individuals.

[3] No combination of structures and impervious surfaces, including asphalt or concrete paved areas for parking, access driveways, pedestrian access walkways and rock-lined stormwater detention facilities, shall exceed 40% of the lot area of the lot or parcel upon which the improvements are installed.

(k) Facilities located in nonresidential zoning districts shall be served by municipal water and sanitary sewer systems.

(l) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(m) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(n) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(23) Drive-through restaurant.

(a) Each window, bay, or area designed for drive-through service shall provide five reserve vehicle stacking spaces per window, bay, or area, and such space shall not encroach into any other required aisles or spaces.

(b) Drive-through restaurants shall only be permitted in conjunction with shopping centers, and vehicular access to such facility shall only utilize the internal circulation network of the center.

(24) Eating establishment (with or without a liquor license).

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(d) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(e) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(f) The Board of Supervisors may impose restrictions upon access to the facility, parking of vehicles or storage of materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(25) Educational institution.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(d) All principal buildings, except dormitories, shall be located a minimum of 50 feet from any property line adjoining an existing residential use or zoning classification.

(e) Dormitories shall be located at least 200 feet from any property line adjoining an existing residential use or zoning classification.

(f) All storage of equipment and materials shall be in an enclosed building or structure.

(g) The applicant shall obtain all required permits from federal and state authorities before commencing operations and shall maintain all required federal and state permits throughout the duration of operations.

(h) Certification or licensing shall be a prerequisite for obtaining an occupancy permit and evidence of continuing certification or licensing shall be submitted to the Zoning Officer in January of each year.

(i) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(26) Emergency service.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) No sirens, alarms, or other sound-producing devices will be permitted on the premises.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(27) Financial institution.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The maximum site coverage for all buildings and structures shall not exceed 5%.

(d) The structure shall not exceed one story in height and shall not exceed 4,000 square feet of gross floor area.

(28) Funeral home and mortuary. See Subsection A(17), Cemetery, above.

(29) Garden center.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Impervious surface coverage shall not exceed 20% of the lot area.

(d) No building or greenhouse shall be located closer than 100 feet to the nearest property line.

(e) The use of all accessory structures shall be subject to the approval of the Board of Supervisors.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(g) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(30) Golf course.

(a) The minimum lot area required shall be 10 acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) All structures shall be set back at least 100 feet from the front lot line and at least 50 feet from all other lot lines.

(e) The use of all accessory structures shall be subject to the approval of the Board of Supervisors.

(f) Where eating and/or drinking facilities are provided, the restaurant parking requirements shall apply in addition to the golf course parking requirements.

(g) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(h) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, driving range facilities, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(31) Grocery store.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(32) Group residential facility.

(a) All applicable requirements of the Pennsylvania Department of Human Services shall apply to group residential facilities.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) The site shall be designed to provide maximum accessibility for emergency and public safety services.

(d) No group residential facility shall be located within 1,000 feet of any other group residential facility, boarding home, nursing home, or personal care facility.

(e) A group residential facility may be established in an existing dwelling; however, no additions to the dwelling shall be permitted, and no new construction shall be permitted.

(f) The facility shall not include business or professional offices (other than incidental offices), business activities, fraternal or social clubs, hospitals, clinics, or other such activities.

(g) The total number of on-site residents in any single facility shall be limited to no more than 12 persons, including clients, staff, and family of staff. The maximum number of clients in a single facility shall be limited to eight persons.

(h) The minimum habitable floor area per on-site resident shall be 300 square feet, exclusive of the floor area devoted to noninhabitable areas of the dwelling such as basements, attics, and garages.

(i) Sanitary facilities, consisting of a sink, water closet, and tub or shower, shall be provided at the ratio of one each for every four on-site residents of the facility.

(j) A minimum of 80 square feet of contiguous sleeping and personal area shall be provided for each client. The area, for purposes of this requirement, shall be computed exclusive of areas used for sanitary facilities, hallways, aisles, stairwells, and other circulation areas, storage areas, dining areas, kitchen and foot preparation areas, game rooms and related recreation spaces, instruction areas and other common use spaces.

(k) Any structure of more than one story shall be equipped with acceptable fire escapes for each level above the ground floor. The fire escapes shall provide access for all residents on each level.

(l) All structures shall be equipped with smoke alarm devices. The quantity, type, and installation of the devices shall be subject to the approval of the Chief of the fire department serving the Township.

(m) Supervision shall be provided by responsible and appropriately qualified adults on duty, on the premises on a twenty-four-hour-a-day basis. A minimum of one such adult shall be on duty for five or less clients. A minimum of two such adults shall be on duty for six to eight clients.

(n) Certification, licensing or permitting shall be a prerequisite for obtaining an occupancy permit and evidence of continuing certification, licensing, or permitting shall be submitted to the Zoning Officer in January of each year.

(o) Any suspension or revocation of any required certificate, license, or permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(33) Heavy equipment sales, rental, and service.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Unloading space shall be provided on site without impact to local streets.

(d) A minimum twelve-foot open travel lane shall be provided in access areas of the lot.

(e) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(f) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(g) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(34) Heliport. See Subsection A(4), Airport, public, above.

(35) Home-based business, low-impact.

(a) The business shall involve no more than five trips per day generated by customers, clients, or patients, whether vehicular or pedestrian, or delivery or removal functions to or from the premises.

(b) The business use shall be compatible with the residential use of the property and surrounding residential uses.

(c) There shall be no external evidence of the use other than a small nameplate attached to a wall of the residence and no larger than two square feet, indicating only the name and occupation of the resident.

(d) The business shall employ no employees other than family members residing in the dwelling.

(e) The business use shall be conducted only within the dwelling and shall not occupy more than 10% of the gross floor area of the dwelling.

(f) The business use shall not be permitted to occupy or be conducted in any accessory building.

(g) The business use shall not create any additional environmental impact other than those impacts normally resulting from residential use.

(h) The business use shall not generate any solid waste or sewage discharge, in volume or type, which is which is not normally associated with residential use in the neighborhood.

(i) The business activity shall not use any equipment or process which creates noise, vibration, glare, fumes, odors, or electrical interference, including interference with radio or television reception, which is detectable in the neighborhood.

(j) The business use shall not require internal or external alterations or construction features which are not customary to a dwelling or which change the fire rating of the structure.

(k) 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 purpose.

(l) There shall be no display of goods for retail sale inside the dwelling.

(m) There shall be no storage or stockpiling of goods outside the dwelling or in adjacent structures.

(n) Vehicles identified with the commercial nature of the business shall not be parked on site.

(o) The use shall not reduce or render unusable areas required for off-street parking for the dwelling unit.

(p) Any need for parking or loading generated by the use shall be met off the street.

(q) The following uses shall not be considered to be home-based businesses and shall be limited to the districts in which they are specifically authorized:

[1] Animal hospitals, veterinary offices, or clinics.

[2] Arts, crafts, and ceramic studios.

[3] Clinics, hospitals, and nursing homes.

[4] Kennels and pet services.

[5] Mortuaries.

[6] Private clubs.

[7] Private instruction of more than two students at a time.

[8] Vehicle repair, service, or painting facilities.

[9] Restaurants or tea rooms.

[10] Boarding stables or riding academies.

[11] Vehicle, appliance, or equipment rental or sales.

(36) Hospital.

(a) The minimum lot area required is five acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) The location of buildings and facilities, traffic circulation on the site, and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(e) The site shall be served by municipal or community water and sewer services.

(f) The applicant shall obtain all required permits from federal and state authorities before commencing operations and shall maintain all required federal and state permits throughout the duration of operations.

(g) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(h) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(i) No lighting, noise, or other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(37) Kennel.

(a) No kennel may be established within 0.5 mile of an existing kennel.

(b) Any structure used to house animals shall be equipped with code-approved, nontoxic, noise-dampening material or acoustic tile.

(c) The perimeter of the exterior exercise areas must be fenced with weatherproof material, a minimum of five feet in height, and accessible only through a self-latching gate.

(d) Exterior exercise areas must be located a minimum of 150 feet from the property line.

(e) The applicant shall obtain all required permits before commencing operations, maintain all required permits throughout the duration of operations, and submit a copy of all required permits to the Zoning Officer in January of each year.

(f) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(g) No lighting, noise or other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(38) Landfill.

(a) The minimum lot area required for a landfill is 75 acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) All operations shall be located at least 1,000 feet from any property line adjoining a residential use or district and at least 500 feet from any property line adjoining any other zoning district.

(e) The site access shall be paved for a minimum distance of 500 feet from the adjoining street.

(f) A tire-washing station shall be located on the site to service trucks exiting the facility.

(g) The operator of the landfill shall post a bond or other acceptable surety in an amount determined by the Township Engineer to be sufficient to cover the cost, maintenance, repair, and reconstruction of all Township roads traveled by the collection and disposal vehicles.

(h) The applicant shall obtain all required permits from federal, state, and local authorities before commencing operations and shall maintain all required permits throughout the duration of operations.

(i) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(j) Conditional use approval shall be valid for a period of one year from the date of approval. The operator shall submit an application for renewal of approval to the Township prior to the expiration date. The renewal application can be approved by the Zoning Officer, upon presentation of evidence by the operator that all federal, state, and local permits remain in force and effect.

(k) A buffer consisting of dense trees, shrubs and land mounds, approved by the Board of Supervisors, shall be provided along all property lines.

(l) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(m) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(39) Lumberyard. See Subsection A(29), Garden center, above.

(40) Machine and repair shop.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The property shall be at least 100 feet from any existing residential use or zoning classification.

(d) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(e) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(f) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(41) Manufactured housing unit. See Subsection A(65), Single-family dwelling, below.

(42) Manufacturing, heavy (and other heavy industry).

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) All manufacturing processes and all storage of materials and equipment shall take place within a completely enclosed building.

(d) The storage, use, or manufacture of hazardous or potentially hazardous materials shall be limited to those materials required to be used by or produced in connection with the manufacturing process and shall be stored in a secure area for the minimum period of time necessary to permit their expeditious use.

(e) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(f) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(g) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(43) Manufacturing, light and assembly. See Subsection A(42), Manufacturing, heavy, above.

(44) Medical treatment facility.

(a) The minimum lot area required is five acres.

(b) The site shall have direct vehicular access to a public street, and adequate provisions shall be made for access by emergency medical and fire vehicles.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) The site shall be served by municipal or community water and sewer services.

(e) No lighting, noise or other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(f) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(45) Mobile home. See Subsection A-65, Single-family dwelling, below.

(46) Mobile home park.

(a) The minimum site area required shall be five acres.

(b) Mobile home parks shall be developed in strict conformance with the standards specified in Chapter 243, Subdivision and Land Development.

(47) Municipal facility (including public buildings, libraries, and emergency fire, medical, and police stations).

(a) The minimum lot area required shall be one acre.

(b) Ingress and egress to the site shall be located so as to maximize sight distance along adjacent public streets.

(c) Buildings and structures on the site shall be located on the site so that vehicles and equipment can be maneuvered on the site without interrupting traffic flow or blocking adjacent public streets.

(d) Any outside storage of materials or equipment shall be screened from public view.

(e) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(f) A buffer consisting of dense trees and shrubs shall be provided along all property lines that adjoin residential use or zoning districts.

(48) Museum/art center: See Subsection A(5), Amusement establishment, above.

(49) Music studio.

(a) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(b) No lighting, noise, or other aspect of the use shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(50) Nursing home.

(a) The minimum lot area required shall be 1,000 square feet per resident.

(b) The site shall have direct vehicular access to a public street, and adequate provisions shall be made for access by emergency medical and fire vehicles.

(c) No nursing home shall be located within 1,000 feet of any other nursing home, group residential facility, boarding home, or personal care facility.

(d) The maximum number of residents permitted in a nursing home shall be eight.

(e) A nursing home may be established in an existing dwelling; however, no additions to the dwelling shall be permitted, and no new construction shall be permitted on the site.

(f) The minimum habitable floor area per resident shall be 300 square feet, exclusive of the floor area devoted to noninhabitable areas of the dwelling, such as basements, attics, and garages.

(g) Nursing homes shall meet all the requirements for single-family dwellings in the district in which they are located.

(h) The lot shall be served by municipal or community water and sewerage systems.

(i) The applicant shall obtain all required permits before commencing operations, maintain all required permits throughout the duration of operations, and provide copies of all required permits to the Zoning Officer in January of each year.

(j) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(51) Oil/gas well.

(a) Evidence of compliance with all federal and state laws applicable to the process for which the conditional use permit is sought shall be submitted with the application for conditional use approval, along with:

[1] A description of the character, timing and duration of the proposed operation, including maps and plans showing the area and extent of the proposed activity, the location and design of all structures, depth of the excavation, areas for storage of soil materials, and facilities for processing, loading and transportation of minerals.

[2] The location of all structures, land uses, and zoning features which may be affected by the proposed operation and measures which will be taken to protect all structures, land uses and zoning features from adverse impacts of extrication.

[3] Measures which will be taken to ensure that any loss, diminution, or pollution of water supplies in areas affected by the operation will be corrected or replaced.

[4] Measures which will be taken to ensure that all the applicable performance standards contained in this chapter shall be met.

[5] Description of plans for the transportation of the extracted product, including routes of travel, number and weight of vehicles, and measures which will be taken to maintain all roads within the Township which are used to transport minerals and to repair any damages which may result from the use of such roads.

[6] Plans for the restoration of all land affected by the extractive operation to a condition which will support agriculture or other uses which are permitted by right or as conditional uses in the concerned district.

(b) In deciding upon an initial application for a conditional use permit for extrication or processing, the Township shall evaluate the impact of the proposed activity upon adjacent areas and upon the community at large and shall approve a permit only if the Board of Supervisors find that:

[1] The scale, pace and duration of the proposed activity are reasonable in relationship to the ability of other portions of the community to maintain normal patterns of activity while extrication activities are ongoing;

[2] Adequate safeguards are provided to ensure that damage will not be done to property elsewhere in the Township or to the natural environment; and

[3] The proposed plan for reclamation and reuse of land is acceptable. If the proposed restoration plan is for agriculture, forestry or other undeveloped use, grading, drainage and vegetation are compatible with other such use areas in the Township. If the proposed restoration is for development, the proposed development should be compatible with the Comprehensive Plan and in conformance with the purposes and regulations of the district in which it is located.

(c) In deciding upon an application for any expansion or change in a processing application, the Township shall consider all of the factors listed above and, in addition, shall grant a conditional use permit only if the following conditions are met:

[1] The performance of the applicant to date has been in conformance with all of the agreements made at the time of the initial conditional use approval; and

[2] The proposed area of land and mode of operation are in full compliance with permits issued by federal and/or state authorities for the mining or processing activity.

(d) Outdoor lighting, if any, shall be shielded and/or reflected away from adjoining properties.

(e) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines.

(f) All operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(g) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(52) Parking lot, off-street, public and private.

(a) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(b) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines.

(c) All operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(53) Personal care facility. See Subsection A(50), Nursing home, above.[1]

[1] Editor's Note: Original Sec. 906.A.54, regarding planned residential developments, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(54) Power generation plant.

(a) Power generation plants shall be located at least 1,000 feet from any property line adjoining any residential use or zoning district and at least 500 feet from any property line adjoining any other zoning district.

(b) Outdoor lighting, if any, shall be shielded and/or reflected away from adjoining properties so that no direct beam of light, but only diffuse or reflected light, enters adjoining properties.

(c) All operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(55) Printing facility.

(a) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(b) No lighting, noise, or other aspect of the use shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(56) Private membership club.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Buildings are required to be at least 100 feet from any residential use or zoning district.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(e) No lighting, noise, or other aspect of the use shall, in the opinion of the Board of Supervisor, produce a nuisance factor to residential or public uses which are in proximity.

(f) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(57) Professional office.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The structure shall not exceed three stories in height and shall not exceed 10,000 square feet per floor.

(d) No lighting, noise or other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(58) Public garage. See Subsection A(52), Parking lot, off-street, public and private, above.

(59) Real estate or travel agency.

(a) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(b) No lighting, noise, or other aspect of the use shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(60) Recreation, commercial and noncommercial.

(a) The minimum lot area required for commercial recreation sites shall be five acres.

(b) The minimum lot area required for noncommercial recreation sites shall be one acre.

(c) The site shall have frontage on and direct vehicular access to a public street.

(d) Ingress and egress to the site shall be so situated as to not interfere with through traffic movements on adjacent street rights-of-way.

(e) The location of buildings and facilities, traffic circulation on the site and parking areas shall be designed to provide maximum accessibility for emergency and public safety services.

(f) The location of buildings and structures shall be designed to minimize impact on adjacent residential properties.

(g) The minimum setback for all structures on commercial recreation sites shall be 300 feet from any property line adjoining a residential use or zoning district and shall be 100 feet from any property line adjoining any other zoning district.

(h) Adequate sanitary facilities shall be provided for public use.

(i) All lighting shall be shielded away from adjoining streets or properties.

(j) If outdoor speakers are proposed for commercial recreation sites, the applicant shall present a plan for noise attenuation.

(k) Outdoor speakers are prohibited on noncommercial recreation sites.

(l) Any use which includes eating or drinking facilities shall be subject to the parking requirements for eating or drinking facilities in addition to the parking requirements of the recreational use.

(m) Trap houses and shooting station sheds or similar structures shall not be considered buildings.

(n) Spectator seats or bleachers shall not be permanently installed on noncommercial recreation sites.

(o) Accessory uses for noncommercial recreation sites are specifically limited to the following:

[1] Restrooms;

[2] Concession stand (maximum gross floor area: 100 square feet);

[3] Fences;

[4] Safety/security lighting;

[5] Off-street parking areas; and

[6] Trash collection facilities.

(p) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(q) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(61) Recreational vehicle park.

(a) The minimum lot area required shall be 10 acres.

(b) Recreational vehicle parks shall be developed in accordance with Chapter 243, Subdivision and Land Development.

(62) Religious establishment.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated that it does not interfere with traffic movements on adjacent streets.

(c) A minimum of 50 feet shall be provided for all front, side, and rear yards.

(d) Adequate parking shall be provided, as determined by the Board of Supervisors.

(e) All storage of equipment and materials shall be in an enclosed building or structure.

(63) Retail store.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) No lighting, noise or other aspect of the use shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(64) Salvage yard.

(a) Salvage yards shall comply with all the requirements of Chapter 161, Junkyards and Junk Dealers, of the Code of the Township of Lancaster.

(b) The minimum lot area required shall be 20 acres.

(c) The manner of storage shall facilitate access for fire fighting and emergency services equipment and shall prevent accumulation of stagnant water.

(d) No junked or wrecked vehicles shall be stored or accumulated and no structure shall be constructed within 100 feet of any adjacent dwelling unit or within 40 feet of any property line or public street.

(e) The premises shall be enclosed with a metal chain link fence not less than eight feet in height supported on steel posts with self-latching gates. The fence shall be supplemented with screening material which creates a visual barrier that is at least 80% opaque.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(g) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(h) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(65) Single-family dwelling.

(a) Densities shall not exceed one dwelling unit per five acres.

(b) On-site sewage installations must provide for treatment and disposal facilities which, in the opinion of the Board of Supervisors, will be adequate to eliminate all danger of pollution to local watershed areas.

(66) Slaughterhouse/meat processing facility.

(a) The minimum lot area required shall be two acres.

(b) The site shall be located a minimum of 1,000 feet from any existing residential use or zoning classification, measured from the nearest property line of the site to the nearest lot line of the residential use or zoning classification.

(c) The applicant shall obtain all required permits before commencing operations, maintain all required permits throughout the duration of operations, and provide evidence of continuing certification or licensing to the Zoning Officer in January of each year.

(d) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(e) No lighting, noise or other aspect of the development shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(f) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(67) Solid waste disposal sites/incinerator.

(a) The minimum lot area required shall be 200 acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) The operator of the site shall post a bond or other acceptable surety in an amount determined by the Township Engineer to be sufficient to cover the cost, maintenance, repair, and reconstruction of all Township roads traveled by the collection and disposal vehicles.

(e) Operations shall not be conducted within 500 feet of any perimeter property line which adjoins a residential use or zoning classification.

(f) No hazardous waste or construction debris shall be accepted for storage or incineration at the site.

(g) Fencing shall be provided around all work areas and shall be at least 12 feet in height.

(h) Fencing which faces any property line adjoining any residential use or zoning classification shall be supplemented by screening which is at least 80% opaque.

(i) The applicant shall obtain all required permits before commencing operations and shall maintain all required permits throughout the duration of operations.

(j) Conditional use approval shall be valid for a period of one year from the date of approval. The operator shall submit an application for renewal of approval to the Township prior to the expiration date. The renewal application can be approved by the Zoning Officer upon presentation of evidence by the operator that all federal, state, and local permits remain in force and effect.

(k) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(l) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(m) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(n) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(68) Stable, private.

(a) Private stables are required to have a minimum of five contiguous acres.

(b) All structures, including pens, corrals, and any activity areas in conjunction with the operation of the stable shall be a minimum of 80 feet from any neighboring residential use or zoning district and a minimum of 50 feet from any other property line.

(c) All training areas and bridle paths shall be adequately fenced and secured to protect adjoining properties.

(d) Outdoor runs and similar facilities shall be adequately secured by a fence with a self-latching gate.[2]

[2] Editor's Note: Original Subsection A.69.e, regarding fencing, which immediately followed this subsection, was repealed 9-21-2015 by Ord. No. 106.

(e) A natural screen shall be planted around the stable to provide adequate buffering whenever a stable is within 200 feet of any residential use or zoning district. Plants must have the potential to grow to the full height of the stable and must be at least 25% of the stable height when planted.

(f) All animal waste shall be disposed of in a timely manner so that waste odor and runoff does not traverse property lines or interfere with drainage or surrounding water supply. All manure piles shall be screened and sprayed so as to keep insect population growth and odor to a minimum.

(g) No lighting, noise, odor, runoff, or any other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(69) Stable, public.

(a) Public stables are required to be accessory to a permitted farm use.

(b) Public stables are required to have a minimum lot area of 10 contiguous acres, and are required to maintain a minimum density of two acres per animal.

(c) All structures, including pens and corrals, and any activity areas in conjunction with the operation of stable, shall be a minimum of 200 feet from any neighboring residential use or zoning district and a minimum of 100 feet from any other property line.

(d) All training areas and bridle paths shall be adequately fenced and secured to protect adjoining properties.

(e) Outdoor runs and similar facilities shall be adequately secured by a fence with a self-latching gate.[3]

[3] Editor's Note: Original Subsection A.69.f, regarding fencing, which immediately followed this subsection, was repealed 9-21-2015 by Ord. No. 106.

(f) A natural screen shall be planted around the stable to provide adequate buffering whenever a stable is within 300 feet of any residential use or zoning district. Plants must have the potential to grow to the full height of the stable and must be at least 25% of the stable height when planted.

(g) All animal waste shall be disposed of in a timely manner so that waste odor and runoff does not traverse property lines or interfere with drainage or surrounding water supply. All manure piles shall be screened and sprayed so as to keep insect population growth and odor at a minimum.

(h) No lighting, noise, odor, runoff, or any other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.

(70) Storage facility.

(a) The minimum lot area required shall be five acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated that it does not interfere with traffic movements on adjacent streets.

(d) Buildings and structures on the site shall be located on the site so that vehicles and equipment can be maneuvered on the site without interrupting traffic flow or blocking adjacent public streets.

(e) All interior driveways shall be paved with an impervious surface sufficient for the loads the driveways are expected to bear.

(f) The maximum building height shall be 20 feet.

(g) The minimum distance from the end of one storage building to the end of any adjacent storage building shall be 20 feet.

(h) The maximum length of any storage building shall be 200 feet.

(i) The maximum lot coverage of all buildings shall be 40%.

(j) Office space may be provided which shall not exceed 5% of the total floor area devoted to storage.

(k) No business other than rental of storage units shall be conducted on the premises.

(l) No storage shall take place outside a completely enclosed building.

(m) No hazardous materials or substances shall be permitted to be stored in the storage buildings.

(n) Exterior finishes of the storage units shall be compatible with the character of development on adjoining properties.

(o) The design of the storage buildings shall be sealed by a Pennsylvania registered architect.

(p) No signs shall be placed on the buildings or rooftops.

(q) The perimeter of the site shall be fenced with a minimum eight-foot high fence with a self latching gate. The fence shall be supplemented with screening material which creates a visual barrier that is 80% opaque.

(r) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(s) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(t) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(71) Strip mining.

(a) Surface removal of coal, topsoil, rock, and similarly mined substances may be permitted as a conditional use subject to the owner or operator of such proposed use submitting to the Township an application which demonstrates compliance with the following conditions, requirements, and performance standards:

[1] A description of the character of the proposed operation, its timing and proposed duration, together with duplicates of maps, plans, and other application documents to be submitted to state and federal regulatory agencies or authorities for the issuance of necessary permits.

[2] Identification of seams of coal, rock, or ore, or beds of sand or gravel, or strata of soil or other material to be removed.

[3] Analysis of the possible impact of operations upon groundwater supplies in all affected areas of the Township and the measures which will be taken to guarantee that any loss, diminution, or pollution of water supply will be corrected or replaced by the operator.

[4] Full and complete compliance with all local, state, and federal laws, regulations, rules, and enforcement orders applicable to the proposed operation.

[5] Identification of ownership and location of all structures and land uses which may be affected by the proposed operation and the measures which will be taken to protect all such structures and land uses from adverse impacts.

[6] Submittal of plans for the restoration or reclamation of all land affected by the operation to a condition which will support agricultural or other permitted uses.

[7] Certification from state and/or federal authorities having enforcement jurisdiction that the owner or operator has fully complied with all requirements for the issuance of required permits, licenses or grants of authority and that such will be granted.

[8] A description of plans for the transportation of materials, product and equipment to be used, removed from or marketed in connection with the proposed operation, including routes of travel, number and weight of vehicles and the measures which will be undertaken to maintain all roads within the Township used for such transport during the operation.

(b) Prior to beginning operation, the operator shall deposit a bond issued by a reputable bonding company, in an amount specified by Board of Supervisors, for each mile of Township road or portion thereof proposed to be traversed for removing minerals from the site. The period designated for the bond shall start with the issuance date of the permit. The bond shall be returned to the operator upon completion of all activity, operations, backfilling, and reconstruction of any damaged roadway due to excess weight. Any failure to complete the reconstruction as required by this section shall result in the forfeiture of the required bond. Those portions of Township roads which have been damaged shall be as determined by inspection of the Township Engineer and shall be reconstructed to the current Township specifications for public street construction.

(c) No top-of-slope or quarry wall shall be located closer than 100 feet to any adjacent property or street line.

(d) No mineral removal shall be conducted within 100 feet of the outside right-of-way line of any public road.

(e) No mineral removal shall be conducted within 300 feet of any public building, school, church, community or institutional building, commercial building, public park or recreation facility.

(f) No mineral removal shall be conducted within 500 feet of any occupied dwelling or residential zoning classification.

(g) Aboveground structures shall not be located within 500 feet of any existing dwelling unit or residential zoning classification.

(h) All operations which are within 300 feet of, and abut or parallel, a residential use or zoning classification, whether or not separated by a street or similar right-of-way, shall have a corridor or buffer of at least 20 feet in width, unless already screened from the residential use or zoning classification by natural or physical man-made barriers. This corridor or buffer shall be developed in a manner which will provide year-long screening of all such adjacent preexisting permitted residential uses.

(i) The applicant shall obtain all required permits from federal and state authorities before commencing operations and shall maintain all required federal and state permits throughout the duration of operations.

(j) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of zoning approval.

(k) Approval of the conditional use shall expire 90 days from the date of approval if work authorized in the application for conditional use approval is not commenced, unless the applicant submits a written request for an extension of time prior to the expiration of the ninety-day period and an explanation for the delay in initiating work and the request is approved, in writing, by the Township.

(l) Conditional use approval shall be valid for a period of one year from the date of approval. The applicant shall submit an application for renewal of approval prior to the expiration date. The renewal application can be approved by the Zoning Officer, upon presentation of evidence by the applicant that all federal, state, and local permits remain in force and effect.

(m) No lighting, noise or other aspect of the operation shall, in the opinion of the Board of Supervisors, produce any nuisance factor to residential or public uses which are in proximity.

(n) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(72) Tavern, pub, nightclub.

(a) Outdoor activities are permitted and must be conducted within a secluded area such as a deck, porch, or patio as long as the area is located in the rear of the principal structure and does not exceed 20% of the principal structure floor area.

(b) Dumpsters shall be vermin-proof and shall be properly screened from adjoining residential areas and the refuse collection area must be kept clean and free of nuisance or health hazards.

(c) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(d) A buffer consisting of dense trees and shrubs shall be provided along all property lines that adjoin residential use or zoning classification.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(73) Telecommunications tower.

(a) Site and setbacks.

[1] Single towers must be set back from any property line or public street right-of-way a distance equal to the height of the structure measured from the outside perimeter of the base.

[2] All guy wires shall be clearly marked so as to be visible at all times. All guy wires shall be located a minimum of 25 feet from any property line.

[3] Any existing or proposed site shall not be located within 2,000 feet of any other existing or proposed tower site, measured from the nearest property line to the nearest property line.

(b) Construction requirements.

[1] The applicant shall submit evidence that the tower and its method of installation has been designed by a registered engineer and is certified by that engineer to be structurally sound and able to withstand wind and other loads in accordance with accepted engineering practice.

[2] The structure shall be subject to any applicable Federal Aviation Administration (FAA) regulations. No sign or other structure shall be mounted on the tower except as may be required or approved by the FCC, FAA, or other governmental agency.

[3] The tower and related equipment must meet or exceed all applicable building codes, including, but not limited to, Structural Standards for Steel Antenna Towers and Antenna Supporting Structures, published by the Electrical Industrial Association/Telecommunications Industry Association, as well as those regulations of Lancaster Township.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

[4] Any communications tower and all equipment and structures related thereto must be enclosed by a chain-link fence at least eight feet high with an additional three strands of barbed wire constructed atop the entire length of the chain-link fence.

[5] Any structures related to the communications tower shall be equipped with a twenty-four-hour security system.

[6] Any emergency electric generator shall be located within an enclosed equipment building, which building shall be designed to completely contain any possible liquid fuel spill or leak from the generator.

(c) Noninterference.

[1] The communications facility shall not cause any interference, including but not limited to interference with radio, television or satellite dish reception, citizens band communications or any other two-way communications. If any interference is detected, the owner of the communications facility must correct the condition immediately at the owner's sole expense.

[2] All lighting shall be shielded and deflected from adjoining properties.

[3] Shared use of towers and tower sites shall be encouraged. If shared use of an existing or approved tower or an existing or approved tower site is not proposed, the applicant shall demonstrate that the proposed equipment cannot be accommodated on an existing or approved tower or an existing or approved tower site for the following reasons:

[a] The proposed equipment would exceed the structural capacity of the existing or approved towers, and reinforcement of the existing or approved towers cannot be accomplished at a reasonable cost.

[b] The proposed equipment will cause RF (radio frequency) interference with other existing or proposed equipment for that tower or that existing or approved tower site, and the interference cannot be prevented at a reasonable cost.

[c] Existing or approved towers or existing or approved tower sites do not have adequate space to accommodate the proposed equipment.

[d] Addition of the proposed equipment would result in NIER (nonionizing electromagnetic radiation) levels which exceed any adopted federal, state, or emission standards.

[e] There are other valid reasons that make it impractical to place the proposed equipment on any existing or approved tower or any existing or approved tower site.

(d) Registration. In July of each year, the owner or operator of any commercial communication tower shall pay the required registration fee established from time to time by resolution of the Board of Supervisors and shall register with the Township, on forms provided by the Township, indicating, at a minimum, the following information:

[1] Name and address of the property owner on which the communications tower is located;

[2] Name and address of the owner of the commercial communications tower and name and telephone number of owner's contact person;

[3] Location of the tower by geographic coordinates indicating latitude and longitude;

[4] Output frequency of transmitter;

[5] Type of modulation and class of service;

[6] Antenna gain;

[7] Effective radiated power of antenna;

[8] Number of transmitters and antennae;

[9] Copy of Federal Communications Commission (FCC) authorization; and

[10] Annual certificate of inspection by independent inspection agency, not more than 30 days old.

(e) Termination. If operation is terminated, the owner shall completely remove the facility, including the fence, within six months.

(f) Additional requirements. The Board of Supervisors shall have the right to impose such additional standards and criteria as appropriate under the circumstances, including, but not limited to, bonding requirements.

(74) Transportation service.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(d) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(e) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(75) Truck terminal.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The emissions of dust, dirt, fumes, vapors, or gases which can cause any damage to human health, animals, vegetation or property, or which can cause any soiling or staining of persons or property beyond the lot line of the use creating the emission is prohibited.

(d) No materials or waste matter of any kind shall be deposited upon a lot in such form or manner that it may be transported off the lot by natural causes or forces.

(e) No materials or other substances that can contaminate wells, watercourses, or potable water supplies shall be deposited on the site.

(f) No activities involving the storage or transport of materials or products which could decompose by detonation shall be permitted. Such materials shall include, but need not be limited to, all primary explosives such as lead oxide and lead sulfate; all high explosives and boosters such as TNT, RDX, tetryl and ammonium nitrate; propellants and components thereof such as nitrocellulose, black powder, ammonium perchlorate, and nitroglycerin; blasting explosives such as dynamite, powdered magnesium, potassium chlorate, potassium permanganates, and potassium nitrate; and nuclear fuels and reactor elements such as uranium-235 and plutonium.

(g) No warehouse or storage building, or part thereof, may be used for a dwelling purpose at any time.

(h) All maintenance operations and storage of materials shall be conducted inside a building.

(i) No loudspeakers shall be permitted outside any enclosed structures.

(j) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(k) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(l) The Board of Supervisors may impose restrictions on access to the facility, storage of vehicles or materials on the premises, hours of operations, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact upon the functioning of the district, Township infrastructure, or adjacent land uses.

(76) Vehicle repair shop. See Subsection A(78), Vehicle service station, below.

(77) Vehicle sales/rental.

(a) The minimum lot area required shall be two acres.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) Unloading space shall be provided on site without impact to local streets.

(e) A minimum twelve-foot open travel lane shall be provided in access areas of the lot.

(f) The area used for display of vehicles offered for sale or rental and the areas used for customer and employee parking shall be paved in accordance with the requirements of Chapter 243, Subdivision and Land Development.

(g) No vehicle or other merchandise displayed outdoors shall be less than five feet from any property line.

(h) No vehicle or other merchandise displayed outdoors shall be parked on adjacent property or in any public street right-of-way.

(i) All light and light poles shall be located at least 10 feet from any street right-of-way or property line and shall be shielded and reflected away from adjacent streets or properties.

(j) All lots shall have a completely enclosed building, with a maximum gross floor area of 2,000 square feet, where all sales, repairs, servicing, car washing, and customer services are performed.

(k) The applicant shall obtain all required permits before commencing operations, maintain all required permits throughout the duration of operations, and submit evidence of such permits to the Zoning Officer in January of each year.

(l) Any suspension or revocation of any required permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permits.

(m) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(n) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(o) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(78) Vehicle service station.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) Setbacks for all buildings shall be 100 feet from any property line adjoining a residential use or zoning classification.

(d) Gas pumps and other devices shall be located at least 20 feet from any street right-of-way.

(e) Unloading space shall be provided on site without impact to local streets.

(f) All repair work shall be performed within a completely enclosed building with adequate ventilation and fire protection.

(g) All vehicles waiting or in process of servicing or repair shall be stored in off-street parking stalls which are situated so that no traffic hazards or blocking of traffic will occur.

(h) All storage of dismantled or wrecked vehicles or new, used, or discarded parts shall be inside a completely enclosed structure or inside an 80% opaque fence or hedge six feet in height.

(i) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(j) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(k) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(79) Vehicle washing facility.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) The ingress and egress shall not create hazardous conditions or undue traffic congestion in the immediate area.

(c) No vehicle repair work shall be performed on the property.

(d) All automated washing facilities shall be located in a completely enclosed building. All other car washing facilities shall be under a roofed structure which has at least two walls.

(e) Drainage water from the washing operation shall be controlled so as not to become a nuisance or hazard to adjoining properties and so that it does not drain onto berms or streets.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(g) The applicant shall obtain all required permits from federal, state, and local authorities before commencing operations and shall maintain all required federal, state, and local permits throughout the duration of operations.

(h) Any suspension or revocation of any required federal, state, or local permit shall constitute a violation of this section and will result in the suspension or revocation of the zoning and/or occupancy permit.

(i) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(j) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(80) Veterinary facility.

(a) The minimum lot are required shall be five acres.

(b) All structures shall be set back a minimum of 100 feet from all property lines.

(c) Any exterior fenced area for animals shall be located a minimum of 150 feet from all property lines.

(d) In addition, all provisions listed under Subsection A(37), Kennel, above, shall apply.

(81) Waste transfer facility.

(a) The site shall have frontage on and direct vehicular access to a public street.

(b) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(c) The site must be located at least 300 feet from an existing residential use or zoning classification.

(d) All buildings and structures shall be located at least 50 feet away from any lot line.

(e) All loading, unloading, storage, compaction, and related activities shall be conducted in an enclosed building.

(f) The applicant shall obtain all required permits from federal and state authorities before commencing operations, maintain all required federal and state permits throughout the duration of operations, and submit evidence of continuing certification or licensing to the Zoning Officer in January of each year.

(g) Any suspension or revocation of any required federal or state permit shall constitute a violation of this section and will result in the suspension or revocation of zoning approval.

(h) Operations shall be conducted so that nuisances such as visual blight, glare, noise, vibration, blowing debris and dust shall not be created.

(i) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(j) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(82) Wholesaler.

(a) The minimum lot area required shall be one acre.

(b) The site shall have frontage on and direct vehicular access to a public street.

(c) Ingress and egress to the site shall be situated such that it does not interfere with traffic movements on adjacent streets.

(d) All operations, other than deliveries, shall be conducted in a completely enclosed building.

(e) All materials and equipment shall be stored within a completely enclosed building, or shall be limited to storage in the rear yard, if screened from the street or adjoining properties by a six-foot hedge or 80% opaque fence.

(f) Operations shall be conducted so that nuisances such as visual blight, glare, noise, blowing debris and dust shall not be created.

(g) A buffer consisting of dense trees and shrubs, approved by the Board of Supervisors, shall be provided along all property lines that adjoin residential use or zoning classification.

(h) The Board of Supervisors may impose restrictions upon access to the facility, storage of vehicles or materials on the premises, hours of operation, fencing, and other such matters as it deems necessary to ensure that there is no adverse impact on the functioning of the zoning district or adjacent parcels.

(83) Windmill, private.

(a) The minimum lot size shall be five acres.

(b) Towers shall be located or placed in rear yards, a minimum of 150 feet from any property line.

(c) Guy wires and anchors for towers shall not be located closer than 1/2 of the height of the tower to any property line.

(d) Energy-deriving towers shall be so placed that the base portion of the tower, if visible from any right-of-way, shall be suitably screened from view.

(e) Energy-deriving towers shall not produce a level of noise at any lot line greater than the ambient nighttime level. Noise-reduction technology shall be installed as a condition of approval if it is determined by the Board of Supervisors that the ambient nighttime noise levels are exceeded after installation occurs.

(f) Towers used solely for energy-deriving purposes shall not exceed a total height of 150 feet from the ground to the top of the tower.

(g) No lighting, noise or other aspect of the use shall, in the opinion of the Board of Supervisors, produce a nuisance factor to residential or public uses which are in proximity.