[Ord. No. 762, 5/7/2020]
Light manufacturing: the production, processing, cleaning, testing,
and distribution of materials, goods, foodstuffs and products.
[Ord. No. 762, 5/7/2020]
Research and development facility: a research, testing or experimental
laboratory for carrying out investigations in the natural, physical
or social sciences, engineering, or biomedical fields.
[Ord. No. 762, 5/7/2020]
Wholesale business and storage: storage and distribution of
goods to manufacturers, importers/exporters, wholesalers, and transport
businesses. This use shall not include a wholesale club or other facility
where retail sales occur or goods are sold to the ultimate consumer.
[Ord. No. 762, 5/7/2020]
Crematorium: a facility for the cremation of animals or people.
[Ord. No. 762, 5/7/2020]
Businesses that exclusively perform large volume printing, publishing,
and binding. Businesses who printing, publishing, and binding is only
a portion of their operations fall under Use 27, retail.
[Ord. No. 762, 5/7/2020]
1.
Contractor offices and shops: offices and shops, such as building,
concrete, electrical, heating, air conditioning, masonry, painting,
plumbing, carpentry, cabinetry, and roofing, provided the following
regulations are met:
A.
The building size shall not exceed 15,000 square feet.
B.
The building may contain offices for the contractor's use, as
well as storage of material and equipment.
C.
No outside storage of material or equipment is permitted.
D.
Vehicles are permitted to be parked outside, provided that there
shall be no more than 10 vehicles stored on the premises.
[Ord. No. 762, 5/7/2020]
1.
A building or group of buildings primarily used for the commercial
storage, transfer, and distribution of products and materials.
A.
No explosives, toxic, radioactive, corrosive, oxidizing or highly
flammable or combustible materials and chemicals shall be stored on
the premises.
B.
Tractor trailers, cargo boxes, or other vehicles or structures meant
to be transportable shall not be permitted to be used as accessory
buildings for storage.
C.
Outside storage of boats, RVs, commercial vehicles, etc., is permitted
as long as enclosed by a secured eight-foot-high fence.
[Ord. No. 762, 5/7/2020]
Truck terminal: the use of land for the storage of trucks or
the transfer of freight from one truck to another, excluding the transfer
or storage of solid waste.
[Ord. No. 762, 5/7/2020]
1.
Quarry: the extraction of minerals, coal, oil, and gas, subject to
these regulations and the requirements of the Surface Mining Conservation
and Reclamation Act, the Noncoal Surface Mining Conservation and Reclamation
Act (P.L. 1093, No. 219), the Oil and Gas Act (P.L. 1140, No. 223),
and the Bituminous Mine Subsidence and Land Conservation Act.[1] No mining or extraction of limestone is permitted in resource-protected
areas; any limestone extraction in other areas shall be permitted
only if the applicant can demonstrate that there will be no harm to
the aquifer.
A.
When applying for a zoning permit, the applicant shall provide the
following plans and information:
(1)
Plan of the general area (within a one-mile radius of the site),
at a scale of 1,000 feet or less to the inch, with a twenty-foot or
less contour interval to show:
(2)
Plan of the proposed site, at a scale of 100 feet or less to
the inch, with a five-foot or less contour interval to show:
(b)
Proposed usage:
1)
Final grading by contours.
2)
Interior road pattern, its relation to operation yard and points
of ingress and egress to state and Township roads.
3)
Estimated amount and description of aggregate and overburden
to be removed.
4)
Ultimate use and ownership of site after completion of operation.
5)
Source and amount of water if final plan shows use of water.
6)
Plan of operation showing proposed tree screen locations.
7)
Soil embankments for noise, dust, and visual barriers and heights
of spoil mounds.
8)
Method of disposition of excess water during operation.
9)
Location and typical schedule of blasting.
10)
Machinery (type and noise levels).
11)
Safety measures (monitoring of complaints).
B.
Minimum lot area: 15 acres.
C.
Minimum lot width at building setback line: 300 feet.
D.
Performance standards.
(1)
Operations. Extractive operations shall meet all other standards
of this chapter.
(2)
Setbacks. No excavation, quarry wall, storage or area in which
processing is conducted shall be located within 200 feet of any lot
line, 200 feet of any street right-of-way, or within 200 feet of any
residential or agricultural district boundary line.
(3)
Grading. All excavations, except stone quarries over 25 feet
in depth, shall be graded in such a way as to provide an area which
is harmonious with the surrounding terrain and not dangerous to human
or animal life.
(a)
Excavations shall be graded and backfilled to the grades indicated
by the site plan. Grading and backfilling shall be accomplished continually
and as soon as practicable after excavation. Grading and backfilling
may be accomplished by use of waste products of the manufacturing
operation or other clean fill materials, provided that such materials
are composed of non-noxious, noncombustible solids.
(b)
Grading and backfilling shall be accomplished in such a manner that the slope of the fill or its cover shall not exceed normal angle of slippage of such materials or 45° in angle, whichever is less. During grading and backfilling, the setback requirements in Subsection 1D(2) above may be reduced by 1/2, so that the toe of the graded slope shall not be closer than 100 feet to any agricultural or residential district boundary line, any lot line or any street right-of-way. Stockpiles shall not exceed 100 feet in height.
(c)
When excavations which provide for a body of water are part
of the final use of the tract, the banks of the excavation shall be
sloped to a minimum ratio of seven feet horizontal to one foot vertical,
beginning at least 50 feet from the edge of the water and maintained
into the water to a depth of five feet.
(d)
Drainage, either natural or artificial, shall be provided so
that disturbed areas shall not collect water or permit stagnant water
to remain.
(4)
Access. Truck access to any excavation shall be so arranged
as to minimize danger to traffic and avoid nuisance to surrounding
properties.
(5)
Planting. When planting is the final use to which the tract
is put, all that is not covered by water shall be covered with a sufficient
amount of arable soils to support vegetation. A planting plan shall
be prepared for the entire finished tract using various types of plant
material for the prevention of soil erosion and to provide vegetative
cover. When buildings are proposed as part of the final use to which
the tract is put, planting in areas adjacent to proposed buildings
shall be planted with a vegetative cover in keeping with the requirements
of the ultimate building purposes.
(6)
Stone quarry. Stone quarries whose ultimate depth shall be more
than 25 feet shall provide the following:
(a)
A screen planting within the setback area as specified in Subsection 1D(2) above shall be required. Such a screen shall be no less than 25 feet in width and set back from the excavation so as to keep the area next to the excavation planted in grass or ground cover and clear of any obstruction.
(b)
A chain-link (or equal) fence at least 10 feet high and with
an extra slanted section on top, strung with barbed wire, shall be
placed at either the inner or outer edge of the planting completely
surrounding the area.
(c)
Warning signs shall be placed on the fence at intervals of no
more than 100 feet.
(7)
No ground vibration caused by blasting or machinery shall exceed
the limits established by the Act of July 10, 1957, P.L. 685, as amended,
73 P.S. §§ 164 to 168, and the rules and regulations
adopted thereunder, with the exception that no blasting shall cause
a peak particle velocity greater than one inch per second, measured
at any property line. Blasting shall not occur between the hours of
10:00 p.m. and 7:00 a.m.
(8)
Applicants for this use shall submit a water impact study in
accordance with the requirements of this chapter.
(9)
Blasting. No blasting or use of explosives shall be permitted
upon said quarry except in accordance with the laws of the Commonwealth
of Pennsylvania and in accordance with the regulations that may be
promulgated by the Secretary of Labor and Industry of the Commonwealth
of Pennsylvania, and, prior to the firing of a blast or the setting
off of explosives in any quarry in the Township, said owner/operator
shall advise, at least 24 hours prior to the time of said detonation,
one adult occupant of each dwelling located on a property adjoining
the property line of said quarry as to the date and time that said
blast will be detonated.
(10)
Conformity to federal, state and local laws. All permitted quarrying
and related uses and operations shall conform to any applicable federal,
state and local statutes, ordinances, regulations and standards relative
to water or air pollution, particle emission, noise, waste disposal,
vibration, land rehabilitation and reclamation and performance bond
requirements. The applicable laws shall include, but not be limited
to, the Clean Streams Act and the Surface Mining Conservation and
Reclamation Act,[2] as amended.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq., and
52 P.S. § 3301 et seq., respectively.
(11)
The applicant shall submit a reclamation plan, which shall designate
how the land will be returned to productive use after the completion
of quarrying on the site.
[1]
Editor's Note: See 52 P.S. § 3301 et seq., 52 P.S. §
3301 et seq., 58 P. S. § 601.101 et seq., and 52 P.S. §
1406.1 et seq., respectively.
[Ord. No. 762, 5/7/2020]
1.
"Solid waste facility" shall mean one or more of the following:
A.
Composting plant. A facility at which composting is done. "Composting"
shall mean the process by which organic solid waste is biologically
decomposed under controlled anaerobic or aerobic conditions to yield
a humus-like product. "Compostable material" shall mean organic waste
which is capable of undergoing composting. Composting activities associated
with normal farming operations shall not be included in this definition
of "composting plant."
B.
Landfill or municipal landfill or sanitary landfill. A Pennsylvania
Department of Environmental Protection approved facility for disposing
of solid waste on land without creating nuisances or hazards to the
public health or safety.
C.
Recycling center. A facility established to receive, process, store,
handle, and ship recyclable materials.
D.
Resource recovery facility. A plant, establishment, set of equipment
or other operation that recovers materials or products, including
heat, electricity or recyclable materials from otherwise waste materials.
A resource recovery facility shall not include a landfill.
E.
Transfer station. A facility which receives and temporarily stores
solid waste or recyclable materials at a location other than the generation
site and which facilitates the bulk transfer of accumulated solid
waste or recyclables to a facility for further processing or disposal.
2.
Dimensional requirements:
A.
Minimum net lot area: 10 acres.
B.
Minimum lot width: 450 feet.
C.
Minimum front yard: 200 feet (400 feet if adjacent to residences
or a residential district).
D.
Minimum side yard: 100 feet (200 feet if adjacent to residences or
a residential district).
E.
Minimum rear yard: 100 feet (200 feet if adjacent to residences or
a residential district).
3.
Landscaping shall be provided to buffer and screen the use from surrounding properties, to complement buildings and other structures on the site, and to enhance the overall character of the facility. A buffer zone of 50 feet in width shall be established from the property line, which shall be planted around the perimeter of the site in accordance with the buffer standards of Chapter 22, Subdivision and Land Development.
4.
The facility shall be screened by fencing, walls, berming and other
site improvement features to complement the proposed landscaping buffer
and shall be surrounded by adequate fencing to prevent unauthorized
entry.
5.
The facility shall provide for adequate environmental controls to
minimize noise, vibration, glare, heat, odor, smoke, dust, fumes,
vapors, gases, air emissions, and water effluents, as required under
appropriate and relevant Township, federal and state environmental
laws.
6.
The facility shall include efficient mitigation of potential adverse
environmental impacts as described in the environmental impact assessment
requirements of this section.
7.
The facility shall not include any building or structure with a height
in excess of 35 feet.
8.
The facility shall have a contract with a pest- and rodent-control
company for the regular elimination and control of rats, flies, vermin
and other rodents, insects and pests that might become vectors for
carrying disease.
9.
No use shall emit odorous gasses or other odorous matter in such
quantities as to be humanly perceptible at or beyond any point at
its lot lines.
10.
All solid waste facilities shall at all times be in full compliance
with the statutes of the Commonwealth of Pennsylvania and the rules
and regulations of the Department of Environmental Protection.
11.
Environmental impact assessment required. No solid waste facility
shall be approved without the preparation and filing of an environmental
impact assessment.
[Ord. No. 762, 5/7/2020]
1.
Standard self-storage facility: warehouse/storage units provided
for lease to the general public for the purpose of storage of articles
commonly associated with residential properties.
A.
Dimensional requirements:
(1)
Minimum lot area: 10 acres.
(2)
Maximum impervious surface ratio: 80%.
(3)
Minimum setbacks from street line: 75 feet.
(4)
Minimum setbacks from other lot lines: 100 feet.
(5)
Minimum lot width: 150 feet.
(6)
Maximum height of storage units: 12 feet.
(7)
Minimum aisle width between buildings: 26 feet.
(8)
Maximum size of any individual storage unit: 300 square feet.
B.
The storage facilities complex shall be surrounded by a fence, at
least eight feet in height, of a type approved by the Township. The
outside perimeter of the fence shall be surrounded by an evergreen
hedge which shall provide a visual screen, with evergreens a minimum
of six feet in height planted every six feet.
C.
Outdoor storage of automobiles, boats and recreation vehicles is
permitted if they are within the fenced area, provided that the parked
vehicles shall not interfere with traffic movement through the complex
and are not visible from the street.
D.
An office and residence is permitted as an accessory use to provide
for a full-time caretaker.
[Ord. No. 762, 5/7/2020]
[Ord. No. 762, 5/7/2020]
[Ord. No. 762, 5/7/2020]
1.
Conditional use criteria.
A.
A medical marijuana grower/processor shall provide proof of registration
with the Department of Health or proof that registration has been
sought and is pending approval, and shall at all times maintain a
valid, accurate, and up to date registration with the Department of
Health. Should registration be denied or revoked at any time, any
conditional use approval shall immediately become void.
B.
A medical marijuana grower/processor shall at all times operate in
compliance with all Department of Health regulations pertaining to
such facilities.
C.
A medical marijuana dispensary must be located on a lot containing
not less two acres.
D.
A medical marijuana grower/processor shall not be operated or maintained
on a parcel within 1,000 feet, measured by a straight line in all
directions, without regard to intervening structures or objects, from
the nearest point on the property line of a parcel containing a public,
private or parochial school or a day-care center. Nor shall a medical
marijuana grower/processor be located closer than 2,500 feet from
another medical marijuana grower/processor or medical marijuana dispensary.
E.
A medical marijuana grower/processor must operate entirely within
an indoor, enclosed, and secure facility.
F.
A medical marijuana grower/processor may not operate on the same
site as a medical marijuana dispensary.
G.
A medical marijuana grower/processor shall be limited to hours of
operation not earlier than 9:00 a.m. and not later than 9:00 p.m.
H.
A medical marijuana grower/processor shall submit a disposal plan
to, and obtain approval from the Township Police Chief. Medical marijuana
remnants and by-products shall be disposed of according to an approved
plan, and shall not be placed within an exterior refuse container.
I.
There shall be no emission of dust, fumes, vapors or odors which
can be seen, smelled, or otherwise perceived from beyond the lot line
for the property where the medical marijuana grower/processor is operating.
J.
No one under the age of 21 shall be permitted in a medical marijuana
grower/processor.
K.
No retail sales of medical marijuana shall be permitted on the premises
of a medical marijuana grower/processor.
L.
No use of medical marijuana shall be permitted on the premises of
a medical marijuana grower/processor.
M.
A medical marijuana grower/processor shall submit a security plan
to, and obtain approval from the Township Police Chief. The medical
marijuana grower/processor shall demonstrate how it will maintain
effective security and control. The security plan shall specify the
type and manner of twenty-four-hour security, tracking, recordkeeping,
record retention, and surveillance system to be utilized in the facility
as required by Section 1102 of the Medical Marijuana Act[1] and as supplemented by regulations promulgated by the
Department of Health pursuant to the Medical Marijuana Act.
[1]
Editor's Note: See 35 P.S. § 10231.1102.
N.
A medical marijuana grower/processor shall contract with a private
security company, and the grower/processor shall be staffed with/monitored
by security personnel 24 hours a day and seven days a week.
O.
A medical marijuana grower/processor shall submit a site plan for
approval by the Township Engineer and a floor plan for approval by
the Township Building Code Official. The floor plan shall identify
internal security measures. All medical marijuana product, by-product,
and waste shall be stored in an interior secure vault or receptacle
in such a manner as to protect against improper dissemination.
