Township of Caln, PA
Chester County
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Table of Contents
Table of Contents
A. 
The intent of Article VIII is to develop certain land use and development requirements for the permitted nonresidential uses within Caln Township. The provisions of Article VIII are intended to supplement and not replace the zoning district regulations, which are further specified under Article IV of this chapter.
B. 
For the purposes of this chapter, nonresidential uses shall include all commercial, industrial, religious, institutional, educational, medical, agricultural, recreational and other similar uses, whereas, primary occupancy for residential use does not apply to the existing or proposed use.
A. 
Unless otherwise specified by the Caln Township Code, all nonresidential uses shall comply with the performance standards and controls specified by the Caln Township Code, as determined appropriate by the Caln Township Engineer, Zoning Officer or Code Enforcement Officer.
B. 
The following requirements for air quality and management shall apply to all existing and proposed nonresidential uses:
(1) 
Open burning shall only be permitted if it conducted in accordance with the provisions specified under Chapter 64 of the Caln Township Code.
(2) 
No gases, vapors, odors and/or particulates shall be emitted from any nonresidential use which are detrimental to persons, property, animals or vegetation.
(3) 
No toxic, radioactive or corrosive gases, vapors or fumes shall be released into the atmosphere.
(4) 
No odors causing annoyance or discomfort to the adjacent residents shall be detectable beyond the property lines of the nonresidential use on which such odors originate.
(5) 
Any storage or spreading of manure, sludge, fertilizer or other soil enrichment substances shall be conducted in a manner to limit odor and as required with all local, state and federal laws.
(6) 
All state and federal regulations concerning air pollution or air quality shall be considered as minimum standards for the control of smoke, dust, fumes and emissions.
C. 
The following requirements for noise and vibration control shall apply to all existing and proposed nonresidential uses:
(1) 
Noise shall be regulated by the provisions of Chapter 103 of the Caln Township Code.
(2) 
No physical vibration shall be perceptible without aid of instruments at or beyond the lot lines with the exception of temporary construction activity.
D. 
The following requirements for light, glare and heat control shall apply to all nonresidential uses:
(1) 
Any nonresidential use or operation producing intensive light, glare and/or heat shall be performed within an enclosed building or behind a solid fence in such a manner as to be completely imperceptible from any point beyond the boundary lines.
(2) 
No luminaire, spotlight or other source that is within 200 feet of a residential use or residential district shall be placed at a height exceeding 30 feet above the average surrounding ground level. This limitation shall not apply to lights needed for air safety or lights intended to illuminate an architectural feature.
(3) 
All light sources utilized for nonresidential uses shall be shielded or diffused to prevent the lighting from creating a nuisance to adjacent properties or prevent a distraction to motorist on adjacent public streets.
(4) 
Any flashing, flickering or strobe lighting shall be imperceptible from any point beyond the boundary lines.
(5) 
All nonresidential uses shall also comply with the provisions specified under § 155-124 of this chapter.
E. 
The following requirements for wastewater management and water supply shall apply to all existing and proposed nonresidential uses:
(1) 
In no case shall potentially hazardous effluent or waste from any nonresidential use be discharged into the environment or public infrastructure.
(2) 
The effluent from any nonresidential use shall meet the standards specified by Caln Township, the Caln Township Municipal Authority, the Pennsylvania American Water Company, the Downingtown Area Regional Authority and/or the Pennsylvania Department of Environmental Protection.
(3) 
All nonresidential uses shall comply with the appropriate provisions of Chapter 124 (Sewage Disposal Systems) and Chapter 128 (Sewers) of the Caln Township Code.
F. 
The following requirements for solid waste management and disposal shall apply to all existing and proposed nonresidential uses:
(1) 
No storage of solid waste materials on the site shall be permitted in excess of 10 days.
(2) 
All solid waste materials awaiting transport shall be properly screened and concealed from the view of all adjacent properties. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate existing and projected volumes of solid waste.
(3) 
All solid waste management violations must be rectified within a twenty-four-hour period.
(4) 
Incineration for the purpose of reducing or disposing of liquid or solid waste material must comply with the Caln Township Code as well as all state and federal air quality standards.
(5) 
All nonresidential uses shall comply with the appropriate provisions of Chapter 87 (Garbage, Rubbish and Refuse) of the Caln Township Code.
G. 
The following requirements for outdoor storage shall apply to all existing and proposed nonresidential uses:
(1) 
Outdoor storage of any type shall be prohibited if such storage is considered and/or construed as malodorous, hazardous to the environment and potentially detrimental to the health and safety of the adjacent property owners.
(2) 
All storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by a security fence and planting screen adequate to conceal the storage facilities from the view of adjacent properties.
(3) 
No materials or waste shall be deposited on site in such form or manner by which it can be transported off the site by natural causes or forces.
(4) 
No materials or substances which have the potential to contaminate groundwater or surface water shall be permitted to be stored outside unless the owner can provide safeguards which are satisfactory to Caln Township as well as all other state and federal agencies.
H. 
The following utility and energy requirements shall apply to all existing and proposed nonresidential uses:
(1) 
All nonresidential uses requiring energy in the form of electric, diesel, gas, oil or other common energy source shall comply with the most acceptable safety requirements recognized by the Pennsylvania Bureau of Labor and Industry and shall be so constructed and installed so as to be an integral part of the architectural features of the site.
(2) 
A buffer yard or coniferous planting arrangement shall properly conceal any utility or energy source.
(3) 
No electromagnetic radiation which interferes with radio, telephone, satellite or television reception or other communications equipment shall be completely imperceptible from any point beyond the property lines.
(4) 
No injurious electromagnetic radiation or radioactive emission shall be produced by any nonresidential use. All radioactive emissions shall meet federal and state standards.
(5) 
Unless otherwise required by the utility company or authority providing service, all utilities shall be installed underground.
I. 
No building or structure may be erected, altered or used, and no lot or premises may be used for any activity which is continuously noxious, injurious or offensive by reason of dust, smoke, odor, fumes, noise, vibration, gas, effluent discharge, illumination or similar substances or conditions.
J. 
Proprietors who have been cited for any violation(s) subject to this section of the Code may be responsible for applicable costs incurred by Caln Township through background investigations, legal proceedings, retributions and rectification measures in accordance with the First Class Township Code or the Pennsylvania Municipalities Planning Code.
A. 
Convenience stores or mini markets, as defined under Article II of this chapter, are permitted by conditional use within the TV-1 and C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District.
[Amended 3-26-2015 by Ord. No. 2015-02]
B. 
Unless otherwise permitted by Caln Township, all convenience stores or mini markets shall comply with the minimum and maximum dimensional requirements established for the zoning district to which it is located.
C. 
All convenience stores or mini markets shall be designed in accordance with the following design requirements:
(1) 
The convenience store or mini market shall contain a minimum gross floor area of not less than 4,000 square feet and a maximum gross floor area of not more than 10,000 square feet, exclusive of any area of such lot being used for gasoline pump dispensers and the canopy over such dispensers. Accessory buildings shall not be permitted.
(2) 
The maximum number of fueling pumps and fueling positions (one pump serves two fueling positions only) shall be eight pumps and 16 fueling positions, subject to the power of the Board of Commissioners in § 155-69C(3) to reduce the designated number of pumps as part of the conditional use application if, in the Board's evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.
[Amended 3-26-2015 by Ord. No. 2015-02]
(3) 
As part of the conditional use application, the Board of Commissioners shall have the power to reduce the designated number of pumps if, in its evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.
(4) 
Unless otherwise approved by the Board of Commissioners, the canopy covering the fuel pumps shall not exceed 20 feet from ground level at its highest point and shall be of a peak-roof design. The Board of Commissioners may permit a greater canopy height if the design of the canopy is considered as architectural enhancement which meets the objectives of the Lincoln Highway Overlay District.
[Amended 6-8-2017 by Ord. No. 2017-01]
(5) 
The canopy shall not exceed in area (as measured in square feet) the gross floor area of the convenience store or mini market building. However, the canopy shall not exceed in total area 7,000 square feet.
(6) 
The applicant shall present architectural renderings of the proposed facade of the convenience store building at the conditional use hearings. If the convenience store is located in the Lincoln Highway Overlay District, the facade of the building shall be brick.
[Amended 6-8-2017 by Ord. No. 2017-01]
(7) 
The following provisions for exterior lighting shall apply to all proposed convenience stores or mini markets:
(a) 
All gasoline pump dispensers shall be covered by a canopy and shall be illuminated by overhead lighting during non-daylight hours. Canopy lighting shall be located on the undersurface (ceiling) of the canopy and shall be limited to flush lens fixtures mounted on the canopy ceiling. Drop lens fixtures are prohibited. Up-lens lighting fixtures mounted on the canopy structure above the level of gas pumps are permitted if they have the effect of reducing glare from the lighting fixtures mounted on the canopy ceiling. Outdoor canopies include, but are not limited to, fuel island canopies associated with service stations and convenience stores and exterior canopies above storefronts. In no event shall any other lighting fixtures be located on or otherwise attached to or used to light a canopy or any area of the property adjacent to the canopy. Canopy lighting over fuel dispensing positions shall not exceed an average of 35.0 maintained footcandles.
(b) 
Lighting for parking areas shall provide an illumination level utilizing currently recommended standards of the Illuminating Engineering Society of North America, unless a more stringent standard is imposed as a condition of a conditional use approval granted by the Board of Commissioners under the circumstances of each application. Exterior lighting of the building is precluded, except as determined necessary by the Board for security. The Board of Commissioners may preclude any exterior lighting that in its judgment adversely affects adjoining properties.
(c) 
In no case shall illumination exceed 0.5 footcandle measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle, unless a more stringent standard is ordered by the Board under the circumstances of each application.
(8) 
All ingress and egress to and from the lot shall be designed to promote safe and convenient access, as finally approved by the Caln Township Engineer and Zoning Officer.
(9) 
The internal vehicular circulation pattern of any lot upon which a convenience store with gasoline sales is proposed shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets. In addition to the required minimum parking spaces, there shall be a minimum of one vehicular stacking space for each fueling position.
(10) 
The applicant shall submit a traffic study with the conditional use application demonstrating the adequacy of existing or proposed streets to accommodate any increase in traffic from the proposed use and the adequacy of the proposed vehicular interior circulation on the lot.
(11) 
Vehicle fuel pump dispensers for the fueling of cars and small trucks and electric charging stations are permitted. Designated and designed tractor trailer and truck pump islands are prohibited.
[Added 6-8-2017 by Ord. No. 2017-01]
D. 
The outdoor display of products or retail items shall be prohibited. Hand equipment intended to be utilized for the washing of windows of motor vehicles, as well as places for the storage of such equipment, shall be permitted.
E. 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
F. 
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
G. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
The term "day-care facilities" shall include family day-care facilities, child group day-care home, child day-care centers and adult training facilities, which are further defined under Article II of this chapter.
B. 
Family day-care facilities are a permitted use by special exception within the R-1, R-2, R-3 and R-4 Zoning Districts, subject to the following requirements:
(1) 
Family day-care services shall be permitted within a single-family dwelling unit meeting the minimum and maximum dimensional requirements established for the zoning district to which it is located.
(2) 
The number of children to be cared for within a family day-care facility shall be limited to four, five or six children who are unrelated to the resident caregiver.
[Amended 12-17-2007 by Ord. No. 2007-15]
(3) 
The use shall be located and conducted within the single-family dwelling, except for a designated outdoor play area meeting the following requirements:
(a) 
The single-family dwelling shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the children receiving, plus the occupants of the single-family dwelling. Common areas and facilities should be designated within the single-family dwelling.
(c) 
The outdoor play area shall be located within the rear yard of the property and have sufficient size to accommodate six children at once. The designated outdoor play area shall be planted and maintained in grass or lawn and shall be enclosed with a continuous and self-latching gate with a height four feet.
(d) 
All designated internal and external areas for the family day-care facility shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including swimming pools, stormwater detention facilities, surface waters, machinery, electric generating and transmitting equipment, streets and other areas that may be considered hazardous to children.
(4) 
At least two off-street parking spaces shall be designated for the single-family detached residential use. In addition to these spaces, an off-street pickup and dropoff area measuring 10 feet in width and 40 feet in length shall be designated and maintained for the discharge and collection of children.
(5) 
The family day-care facility and use shall comply with all specifications, standards and licenses which are required by Caln Township, Pennsylvania Department of Public Welfare or other agencies having jurisdiction.
(6) 
The principal care givers at the family day-care facility shall be identified and their credentials shall be submitted to Caln Township for review and consideration.
C. 
Child group day-care home facilities are a permitted use by special exception within the TV-1 and C-1 Zoning Districts, subject to the following requirements:
(1) 
Child group day-care home facilities shall be permitted within an approved building deemed appropriate by the Zoning Hearing Board, meeting the minimum and maximum dimensional requirements established for the zoning district to which it is located.
(2) 
The child group day-care home shall be capable of providing supplemental parental care and supervision and/or instruction to more than six but fewer than 16 school-age-level children, or more than six but fewer than 13 children of another age, who are unrelated to the operator. Tuition, fees or other forms of compensation may be charged, whether governmentally subsidized or not, by the operator of the child group day-care home.
(3) 
All child group day-care homes shall be licensed and/or approved to dispense child care by the Commonwealth of Pennsylvania.
(4) 
The use shall be located and conducted within approved facility, except for a designated outdoor play area meeting the following requirements:
(a) 
The child group day-care home shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the children receiving, plus the occupants of the principal or secondary use. Common areas and facilities should be designated within the approved facility.
(c) 
The outdoor play area shall be located within the rear yard of the property and have sufficient size to accommodate at least 11 children at the facility at once. The designated outdoor play area shall be planted and maintained in grass or lawn and shall be enclosed with a continuous and self-latching gate with a height four feet.
(d) 
All designated internal and external areas for the facility shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including swimming pools, stormwater detention facilities, surface waters, machinery, electric generating and transmitting equipment, streets and other areas that may be considered hazardous to children.
(5) 
In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of children. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.
(6) 
The child group day-care home shall comply with all specifications, standards and licenses which are required by Caln Township, Pennsylvania Department of Public Welfare or other agencies having jurisdiction.
(7) 
The principal care givers at the child group day-care home shall be identified and their credentials shall be submitted to Caln Township for review and consideration.
D. 
Child day-care centers are a permitted use by conditional use within the TV-1, C-1 and C-2 Zoning Districts, subject to the following requirements:
(1) 
Child day-care centers shall be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility or other institutional use deemed appropriate by the Board of Commissioners, meeting the minimum and maximum dimensional requirements established for the zoning district to which it is located.
(2) 
The child day-care facility shall be capable of providing supplemental parental care and supervision and/or instruction to seven or more children simultaneously who are not related to the caregiver or operator on a daily basis. Tuition, fees or other forms of compensation may be charged, whether governmentally subsidized or not, by the operator of the day-care facility.
(3) 
All day-care facilities or child group day-care homes shall be licensed and/or approved to dispense child care by the Commonwealth of Pennsylvania.
(4) 
The use shall be located and conducted within approved facility, except for a designated outdoor play area meeting the following requirements:
(a) 
The child day care facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the children receiving, plus the occupants of the principal or secondary use. Common areas and facilities should be designated within the approved facility.
(c) 
The outdoor play area shall be located within the rear yard of the property and have sufficient size to accommodate all of the children at the facility at once. The designated outdoor play area shall be planted and maintained in grass or lawn and shall be enclosed with a continuous and self-latching gate with a height four feet.
(d) 
All designated internal and external areas for the facility shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including swimming pools, stormwater detention facilities, surface waters, machinery, electric generating and transmitting equipment, streets and other areas that may be considered hazardous to children.
(5) 
In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of children. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.
(6) 
The child day care-facility shall comply with all specifications, standards and licenses which are required by Caln Township, Pennsylvania Department of Public Welfare or other agencies having jurisdiction.
(7) 
The principal care givers at the child day-care facility shall be identified and their credentials shall be submitted to Caln Township for review and consideration.
E. 
Adult training centers or adult day-care facilities are a permitted use by special exception within the TV-1, C-1 and C-2 Zoning Districts, subject to the following requirements:
(1) 
Adult training centers or adult day-care facilities shall be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility or other institutional use deemed appropriate by the Zoning Hearing Board, meeting the minimum and maximum dimensional requirements established for the zoning district to which it is located.
(2) 
The facility shall be capable of providing supplemental parental care and supervision, training and/or instruction to one or more individuals who may have a physical or mental disabilities and who are not related to the caregiver or operator on a daily basis. Tuition, fees or other forms of compensation may be charged, whether governmentally subsidized or not, by the operator of the day-care facility.
(3) 
All permitted facilities shall be licensed and/or approved to dispense adult care by the Commonwealth of Pennsylvania.
(4) 
The use a shall be located and conducted within approved facility meeting the following requirements:
(a) 
The facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the adults, plus the occupants of the principal or secondary use. Common areas and facilities should be designated within the approved facility.
(c) 
All outdoor facilities should be located within the rear yard of the property and be properly secured.
(d) 
Unless otherwise permitted by Caln Township, the approved facilities shall not be utilized as a permanent or temporary residence by the employees and/or adults requiring care.
(5) 
In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length shall be designated and maintained for the discharge and collection of adults. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane and all points for vehicular access providing ingress and egress to the facility.
(6) 
The applicant should provide sufficient evidence to the Zoning Hearing Board indicating that adequate security measures shall be implemented and installed at the adult day-care facility to ensure that the adults are provided with sufficient care, as well as the security of the residents within the neighboring properties.
(7) 
The facilities and use shall comply with all specifications, standards and licenses which are required by Caln Township, Pennsylvania Department of Public Welfare or other agencies having jurisdiction.
(8) 
The principal care givers at the adult day-care facility shall be identified and their credentials shall be submitted to Caln Township for review and consideration.
[Amended 10-30-2008 by Ord. No. 2008-9]
A. 
The term "multiple commercial uses" shall include mini malls, shopping centers and/or shopping malls, which are further defined under Article II of this chapter.
B. 
Mini malls shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts, subject to the applicable minimum requirements specified under § 155-72 of the Code.
C. 
Shopping centers or shopping malls shall be permitted by conditional use within the TV-1 Zoning District, the C-1 Zoning District and in the Route 30 Bypass Interchange Overlay Zoning District, all of which being subject to the applicable minimum requirements specified under § 155-72 of the Code.
D. 
Each commercial use within a permitted mini mall, shopping center or shopping mall shall be serviced by public sanitary sewage disposal facilities and public water supply facilities. Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, each commercial use shall have separate sanitary sewage disposal connections and water supply connections.
A. 
Mini malls containing less than 30,000 square feet in cumulative gross floor area and as further defined under Article II of this chapter shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts, subject to the following requirements:
(1) 
All mini malls shall comply with the minimum and maximum dimensional requirements established for the zoning district to which it is located.
(2) 
The permitted uses within a mini mall shall be limited to: retail business establishments; personal business or service establishments; professional offices; banks or financial institutions; medical or dental offices; municipal or governmental uses; restaurants; taverns; and other similar uses.
(3) 
The maximum number of uses within a mini mall shall be limited to 20 independent uses. All proposed uses shall be designed as self-contained structures without common facilities which comply with all requirements of the Caln Township Code.
(4) 
All uses within a mini mall shall be harmoniously planned as attached units within a single building. As part of the conditional use application, the applicant or developer shall identify the planned uses within the mini mall and demonstrate how these uses can be amicably planned during all hours of operation.
(5) 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, planned out parcels, pad sites or detached buildings shall not be considered as part of the design of a mini mall.
(6) 
Unless otherwise required by the utility company or authority providing service, all uses within the mini mall shall have individual utility connections.
(7) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the mini mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate the additional off-street parking demands from employees and patrons during peak operational hours.
(8) 
All proposed signs for the mini mall shall comply with the provisions specified under Article XI of this chapter. No more than one on-premises freestanding sign shall be permitted, which shall not exceed 60 cumulative square feet per side. No portion of the on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the from the mean ground elevation
(9) 
The side and rear lot lines of the property shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(10) 
The general provisions specified under § 155-72C of this chapter shall also apply to mini malls.
(11) 
As part of the conditional use application, the Board of Commissioners may attach other reasonable conditions that may be appropriate when considering the functional design and operation of the uses contained within the mini mall.
B. 
Shopping centers or shopping malls containing more than 30,000 square feet in cumulative gross floor area and as further defined under Article II of this chapter shall be permitted by conditional use within the TV-1 Zoning District, the C-1 Zoning District and Route 30 Bypass Interchange Overlay Zoning District, subject to the following requirements:
[Amended 10-30-2008 by Ord. No. 2008-9]
(1) 
All shopping centers or shopping malls shall comply with the minimum and maximum dimensional requirements and the utility requirements established for the underlying zoning district in which the shopping center or shopping mall is proposed. Upon request, the Board of Commissioners may exercise its discretion in considering an applicant's conditional use application to permit a reduction of up to 50% of the required front yard for any shopping center in order to otherwise increase the setback and buffering between a proposed shopping center and any adjacent residential use, subject to the applicant establishing that such reduction of the front yard requirement will lessen the impact of the proposed development on nearby residential uses, and that such reduction will not create a public health, safety or welfare concern.
(2) 
The permitted uses within a shopping center or shopping mall shall be limited to: retail business establishments; personal business or service establishments; professional offices; banks or financial institutions; medical or dental offices; family entertainment complex; health and recreation club; movie theaters; recreational uses; municipal or governmental uses; restaurants; taverns; nightclubs; and other similar uses.
(3) 
The maximum number of uses within a shopping center or shopping mall shall be unlimited, provided that each use is designed as part of a common facility or as self-contained structures which comply with all requirements of the Caln Township Code.
(4) 
All uses within a shopping center or shopping mall shall be harmoniously planned within a single building or within groups of buildings. As part of the conditional use application, the applicant or developer shall identify the planned uses within the shopping center or shopping mall and demonstrate how these uses can be amicably planned during all hours of operation.
(5) 
Planned out parcels, pad sites or detached buildings may be permitted, provided the use is located within a separate lot meeting the appropriate minimum and maximum dimensional requirements for that specific use pursuant to the provisions applicable to the zoning district in which the shopping center or shopping mall is proposed. With respect to shopping centers or shopping malls proposed in the Route 30 Bypass Interchange Overlay Zoning District, detached buildings may be permitted by the Board of Commissioners as a component of conditional use approval for a shopping center within the same lot, provided that the applicant develops a system of interior pedestrian circulation throughout the shopping center or shopping mall, utilizing sidewalks, in order to accommodate safe pedestrian movements between the detached buildings and the remainder of the shopping center or shopping mall. The design of the interior pedestrian circulation system shall be subject to the approval of the Board of Commissioners. The Board of Commissioners shall further have the discretion to require streetlights at consistent intervals for such interior pedestrian circulation system, as well as the discretion to regulate the size, location, hours of operation, and type of streetlights. Commercial drive-through establishments are permitted by conditional use for detached buildings in shopping centers or shopping malls in the Route 30 Bypass Interchange Overlay Zoning District, pursuant to the standards set forth in § 155-79.
(6) 
Unless otherwise required by the utility company or authority providing service, all uses within the shopping center or shopping mall shall have individual utility connections.
(7) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the shopping center or shopping mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of up to 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates through empirical data or otherwise that the proposed parking will be sufficient to service the shopping mall or shopping center, considering the off-street parking demands of employees and patrons during peak operational hours. The Commissioners shall have the discretion to condition the reduction of the number of required parking spaces:
(a) 
On the applicant setting aside a reserve area on the property equivalent in area to the area otherwise required to construct the reduced parking spaces, which the applicant and/or landowner may be required to construct should the Township Board of Commissioners determine, after a public hearing, that the reduced number of parking spaces is not sufficient to service the shopping center or shopping mall; and
(b) 
On the applicant posting financial security for a period of five years from the date of final subdivision and land development approval in a sum equivalent to the cost of constructing such additional parking in the reserve area; and
(c) 
Such parking reserve area shall not be incorporated into the calculation of open space provided by a development.
(8) 
Notwithstanding § 155-138C, off-street loading for a shopping center or shopping mall in the Route 30 Bypass Interchange Overlay Zoning District may be located within the front yard of a lot, provided that no parking for the shopping center or shopping mall will be provided in the front yard in which off-street loading is proposed; and that no access driveways servicing the shopping center or shopping mall or other means of ingress or egress will be located in the front yard in which off-street loading is proposed.
(9) 
Signs.
(a) 
All proposed signs for the shopping center or shopping mall shall be permitted pursuant to and shall comply with the provisions specified under Article XI of this chapter, except as explicitly noted in this provision. An applicant proposing to develop a shopping center or shopping mall shall submit a signage plan to the Township with the applicant's conditional use application for review and approval by the Board of Commissioners, which signage plan must depict the size, configuration, location, lighting, color, letter style, landscaping and all other details pertaining to the proposed signs.
(b) 
No more than one on-premises freestanding sign or ground sign shall be permitted along each street having more than 300 feet of frontage and shall not exceed 100 cumulative square feet per side. No portion of an on-premises freestanding sign shall be less than seven feet in height or greater than 25 feet in height, as measured from the mean ground elevation. No portion of any on-premises ground sign shall be greater than 10 feet in height, as measured from the mean ground elevation. Directional signs in shopping centers or shopping malls shall be permitted pursuant to § 155-149A.
(c) 
With respect to shopping centers or shopping malls in the Route 30 Bypass Interchange Zoning District, wall signs shall be permitted as follows:
Building Size
Wall Sign Limitation
Less than 15,000 square feet of gross floor area
1 wall sign, being a maximum of 5% of the facade
Equal to or greater than 15,000 square feet of gross floor area, but less than 50,001 square feet
2 wall signs, with a cumulative total area equal to or less than 200 square feet
Greater than 50,000 square feet
3 wall signs, with a cumulative total area not to exceed 300 square feet
(10) 
Lot lines, other than those considered the primary street frontage (i.e., that which provides access from an existing public street) shall be adequately screened with a thirty-foot-deep landscaped buffer yard. In the event that a proposed shopping center abuts a residential zoning district or in the event that a proposed shopping center abuts a lot containing an existing residential dwelling unit, a minimum building setback of 100 feet from such residential dwelling unit and 100 feet from the boundary of a residential zoning district is required, whichever is greater.
(11) 
The general provisions specified under § 155-72C of this chapter shall also apply to shopping centers or shopping malls.
(12) 
As part of the conditional use application, the Board of Commissioners may attach other reasonable conditions that may be appropriate when considering the functional design and operation of the uses contained within the shopping center or shopping mall.
C. 
All mini malls, shopping centers or shopping malls shall comply with the following general provisions:
[Amended 10-30-2008 by Ord. No. 2008-9]
(1) 
The ownership of any mini malls, shopping centers or shopping malls shall be under single ownership, partnership, corporation or under a guaranteed unified management control. The shopping center must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Caln Township. The owner shall annually provide Caln Township with a complete list of on-site managers or designated individual(s) to serve as a primary contact. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of the mini mall, shopping center or shopping mall.
(2) 
The owner or manager shall provide a complete list of tenants located within the mini mall, shopping center or shopping mall on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(3) 
Unless otherwise required by the utility company or authority providing service, all utilities shall be installed underground.
(4) 
Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, each use within the mini mall, shopping center or shopping mall shall have independent connections for sanitary sewage disposal and water supply.
(5) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(6) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(7) 
All loading/unloading docks, service entrances and exterior storage areas shall be fully screened from view from any public or private street or neighboring residential community. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(8) 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, commercial drive-through establishments shall be permitted only for planned out parcels, pad sites or detached buildings that have been considered as part of the conditional use application and meet all other provisions of the Code.
(9) 
As part of the conditional use application, the applicant or developer shall submit the following information for review, consideration, and approval, subject to reasonable conditions imposed by the Board of Commissioners:
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A landscaping plan shall be submitted to the Board of Commissioners as part of the conditional use application, which plan must demonstrate how buffer yards, screening and other landscaping enhancements incorporated within the site will affect neighboring properties and public/private roadways and streets. The Board of Commissioners, as part of the conditional use application, may attach reasonable conditions that are appropriate to assure adequate buffering and screenings are provided.
(c) 
A preliminary grading plan shall be submitted to the Board of Commissioners for review and approval, which grading plan shall identify the limits of disturbance for all site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, directly illuminated signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(g) 
An emergency management plan shall be developed in the event of a catastrophic event resulting from flooding, fire, snow, ice, earthquake, utility outage or other catastrophic event. The owner or manager of the mini mall, shopping center or shopping mall shall provide a copy of the emergency management plan to each tenant.
(h) 
An environmental impact assessment report pursuant to Caln Township Code § 137-66 shall be submitted with an applicant's conditional use application under this section.
(10) 
No off-premises signs shall be permitted on a lot containing a shopping center or shopping mall.
(11) 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Automobile sales establishments, as further defined under Article II of this chapter, shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts and shall comply with the following standards and specifications:
[Amended 3-10-2011 by Ord. No. 2011-03]
(1) 
A minimum of two acres of net lot area shall be required to accommodate the use in the C-1 District and a minimum of eight acres of net lot area shall be required to accommodate the use in the TV-1 District. In addition, the appropriate minimum and maximum dimensional requirements as described in the respective Zoning District’s Matrix Charts shall apply.
(2) 
The use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
All sales shall be conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Caln Township.
(4) 
General service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Caln Township and that they are considered as accessory uses to the automobile sales establishment.
(5) 
Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, no outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile sales establishment shall be permitted.
(6) 
All vehicles stored outside on the premises for sale shall be located outside of the street right-of-way and no closer than 10 feet to any property line. In order to screen the inventory areas from adjacent properties, there shall be a landscape buffer yard which complies with Section 155-119 of this chapter between the inventory parking area and the property lines. All such vehicles shall be in sound running condition meeting the general inspection and licensing requirements of the Commonwealth of Pennsylvania.
(7) 
All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.
(8) 
The demolishing of vehicles for salvage shall be prohibited.
(9) 
Unless otherwise permitted by the Caln Township Board of Commissioners as part of the conditional use application, the sale of gasoline shall be prohibited.
(10) 
All vehicles sold on the premises shall be stored inside or in an approved off-street parking facility in accordance with the design requirements of Article X of this chapter except that the parking space dimensional requirements of § 155-139B and the requirements of § 155-139W(2) shall not apply to off-street parking areas designated for inventory and employee parking. Each parking space designated for inventory or employee parking shall have a minimum area of 162 square feet with the minimum dimensions of nine feet by 18 feet. The Board of Commissioners may agree to waive other requirements in § 155-139 as part of the conditional use approval for parking spaces used exclusively for inventory parking. Access aisles shall be regulated in accordance with § 155-139J.
(11) 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration.
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(c) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(12) 
If the conditional use application is approved by the Board of Commissioners, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
B. 
Automobile service stations, as further defined under Article II of this chapter, shall be permitted by special exception within the C-1 Zoning District and shall comply with the following design standards and specifications:
(1) 
A minimum of two acres of net land area shall be required to accommodate the use. In addition, the appropriate minimum and maximum dimensional requirements of the C-1 Zoning District shall apply.
(2) 
The use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
All general service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building which complies the appropriate requirements for a commercial establishment within Caln Township and that they are considered as accessory uses to the automobile sales establishment.
(4) 
The sale of gasoline, diesel fuel, kerosene or other petroleum products shall be permitted, subject to the following criteria.
(a) 
The maximum number of fueling pumps shall be limited to 12 fuel pumps or 24 fueling positions.
(b) 
The canopy covering the fuel pumps shall not exceed 14 feet from ground level at its highest point and shall be of a peak-roof design. The Zoning Hearing Board may permit a greater canopy height up to 20 feet if the design of the canopy is considered as architectural enhancement.
(c) 
All proposed fueling positions shall be located at least 50 feet from any property line, including the legal and ultimate right-of-way line.
(d) 
The total area of the canopy shall not exceed 10,000 square feet. In addition, the canopy shall be considered as part of the building coverage calculations.
(e) 
During non-daylight hours of operation, overhead lighting under the canopy shall illuminate all fueling positions. The canopy lighting shall be located on the undersurface (ceiling) of the canopy and shall be limited to flush lens fixtures mounted on the canopy ceiling. Drop lens fixtures shall be prohibited. Up-lens lighting fixtures mounted on the canopy structure above the level of gas pumps are permitted if they have the effect of reducing glare from the lighting fixtures mounted on the canopy ceiling. All such canopy lighting over fuel dispensing positions shall not exceed an average of 35.0 maintained footcandles.
(f) 
In no case shall illumination exceed 0.5 footcandle measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle, unless a more stringent standard is ordered by the Board under the circumstances of each application.
(g) 
All gasoline sales associated with a convenience store or mini market shall comply with the appropriate provisions of § 155-69 of the Caln Township Code.
(5) 
Unless otherwise permitted by the Caln Township Zoning Hearing Boards as part of the special exception application, no outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile service establishment shall be permitted. All permitted materials that are stored outdoors shall be located outside of the street right-of-way and no closer than 10 feet to any property line.
(6) 
All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.
(7) 
The demolishing of vehicles for salvage shall be prohibited.
(8) 
Car washing facilities and services shall be permitted, provided that the facilities are designed in accordance with the following criteria:
(a) 
Gray water recycling and treatment equipment is incorporated as part of the facility operations. All such equipment shall include provisions for the collection of waste, grease, oil, soap, wax and other materials that can't be recycled or utilized as part of the operations.
(b) 
A stacking or preservice lane, measuring at least 20 feet in width and 70 feet in length, shall be provided for each car washing bay or unit. Alternative designs may be accepted by the Zoning Hearing Board, provided that the design does not interfere with internal or external traffic patterns.
(c) 
A postwashing drying area is provided for two vehicles per car washing bay or unit.
(d) 
All structures housing washing apparatuses shall be set back at least 50 feet from any property line, including the legal and ultimate right-of-way line.
(9) 
All off-street parking and loading facilities shall be located, designed and constructed in accordance with the requirements of Article X of this chapter.
(10) 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(c) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(g) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. At a minimum, the EIA report shall consider the adverse impacts of fuel spills, tank leaks, groundwater and surface water contamination, air quality, noise, lighting and other adverse impacts considered critical by the Zoning Hearing Board. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(11) 
If a special exception application is approved by the Zoning Hearing Board, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
A. 
Office and business parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to the uses contained within office and business parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within an office and business park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within an office and business park shall be limited to professional offices; banks or financial institutions; governmental offices; municipal uses; medical or dental offices; and other similar office uses, as determined by the Caln Township Board of Commissioners as part of the conditional use application.
(4) 
Subordinate uses within the office and business park shall be limited to restaurants or cafeterias; retail sales establishments; personal care or service establishments; convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the office and business park. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the office and business park.
(5) 
Drive-through establishments shall be prohibited use within an office and business park.
(6) 
The following minimum and maximum dimensional requirements shall apply to each principal use within the office and business park:
(a) 
The minimum net lot area shall be one acre per lot, whether it is for one individual use on a lot or multiple permitted uses within a building on a lot.
(b) 
The minimum lot width shall be 200 feet per lot.
(c) 
The front yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side yard setback shall be at least 30 feet for each side.
(e) 
The rear yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 100 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 50 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the office and business park, provided that each use is a permitted use as described in this section of the Code. The permitted uses shall be designed as self-contained structures without common facilities which comply with all pertinent requirements of the Caln Township Code. In addition to these requirements, the following provisions shall apply to office or nonresidential condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Caln Township, as determined appropriate by the Board of Commissioners. The owner shall provide Caln Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of all uses within the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(8) 
The architectural features or building facade for the uses within the office and business park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the office and business park shall have individual utility connections and shall be installed underground.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the office and business park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the office and business park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Medical research parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to the uses contained within medical research parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within a medical research park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within a medical research park shall be limited to hospitals or medical centers; laboratories and research facilities; rehabilitation centers; physical therapy facilities; medical or dental offices; emergency management services and facilities; heliports or helistops; municipal uses; and other similar office uses, as determined by the Caln Township Board of Commissioners as part of the conditional use application.
(4) 
Subordinate uses within the medical research park shall be limited to restaurants or cafeterias; professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the medical research parks. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the medical research park.
(5) 
Drive-through facilities and establishments shall be prohibited uses within a medical research park.
(6) 
The following minimum and maximum dimensional requirements shall apply to each principal use within the medical research park:
(a) 
The minimum net lot area shall be one acre per lot, whether it is for one individual use on a lot or multiple permitted uses within a building on a lot.
(b) 
The minimum lot width shall be 200 feet per lot.
(c) 
The front yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side yard setback shall be at least 30 feet for each side.
(e) 
The rear yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 100 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 50 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the medical research park, provided that each use is a permitted use as described in this section of the Code. The permitted uses shall be designed as self-contained structures without common facilities which comply with all pertinent requirements of the Caln Township Code. In addition to these requirements, the following provisions shall apply to office or nonresidential condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Caln Township, as determined appropriate by the Board of Commissioners. The owner shall provide Caln Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(8) 
The architectural features or building facade for the uses within the medical research park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the medical research park shall have individual utility connections and shall be installed underground.
(10) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the medical research park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the medical research park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the medical research park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks, emergency vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
All designated points of ingress and egress for emergency management vehicles shall be designed to consider traffic volumes on existing streets and adjacent residential uses.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(17) 
All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Industrial parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to the uses contained within industrial parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within an industrial park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within an industrial park shall be limited to manufacturing facilities; wholesale and distribution facilities; fabrication and finishing facilities; professional offices; banks or financial institutions; governmental offices; municipal uses; and other similar office uses, as determined by the Caln Township Board of Commissioners as part of the conditional use application.
(4) 
Subordinate uses within the industrial park shall be limited to restaurants or cafeterias; retail sales establishments; personal care or service establishments; convention centers; recreational uses; educational uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the industrial park. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the industrial park.
(5) 
Drive-through establishments shall be prohibited uses within an industrial park.
(6) 
The following minimum and maximum dimensional requirements shall apply to each principal use within the industrial park:
(a) 
The minimum net lot area shall be three acres per lot, whether it is for one individual use on a lot or multiple permitted uses within a building on a lot.
(b) 
The minimum lot width shall be 250 feet per lot.
(c) 
The front yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side yard setback shall be at least 40 feet for each side.
(e) 
The rear yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 150 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 75 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the industrial park, provided that each use is a permitted use as described in this section of the Code. The permitted uses shall be designed as self-contained structures without common facilities which comply with all pertinent requirements of the Caln Township Code. In addition to these requirements, the following provisions shall apply to office condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Caln Township, as determined appropriate by the Board of Commissioners. The owner shall provide Caln Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of all uses within the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use and scheduled hours of operation.
(8) 
The architectural features or building facade for the uses within the industrial park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the industrial park shall have individual utility connections and shall be installed underground.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the industrial park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the industrial park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-five-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and all adjacent residential uses.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Adult business and entertainment uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
The provisions for adult businesses and entertainment uses are hereby incorporated within this chapter of the Code in order to accomplish the following objectives:
(1) 
Pursuant to the authority in the First Class Township Code, the Caln Township Board of Commissioners has the power to prohibit nuisances and to promote the health, cleanliness, comfort and safety of the citizens of Caln Township;
(2) 
After the review of studies conducted by various cities and municipalities in the United States, as well as various court opinions where such studies are referenced and cited, including the United States Supreme Court decision, The City of Renton v. Playtime Theaters, Inc., 475 U.S. 41 (1986), and the United States Court of Appeals for the Third Circuit decision, Mitchell v. Commission on Adult Entertainment Establishments of the State of Delaware, 10 F.3d 123 (3rd Cir. 1993), the Board of Commissioners recognizes that adult entertainment uses have the tendency to cause adverse secondary effects that impact on the health, safety and general welfare of Caln Township;
(3) 
The Board of Commissioners desires to restrict the location where adult entertainment uses can locate, to require a reasonable separation distance between such uses and other uses which are not compatible with adult-oriented businesses and to prevent an undue concentration and proliferation of such uses in a close proximity; and
(4) 
The Board of Commissioners is fully aware of and fully respects the fundamental constitutional guarantee of freedom of speech and realizes that restrictions on such freedom must be carefully drafted and enforced so that one's right to speak is not curtailed beyond the point at which it is essential to further Caln Township's interest in public health, safety and welfare.
C. 
The following standards and specifications shall apply to adult businesses and adult entertainment uses:
(1) 
No adult business or entertainment use shall be located within 500 feet of any residential zoning district, as measured from the property line to the residential zoning district line.
(2) 
No adult business or entertainment use shall be located within 1,000 feet of any religious uses, educational uses, day-care facilities and recreational uses, as measured from the property line.
(3) 
No adult business or entertainment use shall be located within 3,000 feet of an existing adult business or entertainment use, as measured from the property line
(4) 
The following minimum and maximum dimensional requirements shall apply to each adult business or entertainment use:
(a) 
The minimum net lot area shall be two acres.
(b) 
The minimum lot width shall be 200 feet per lot.
(c) 
The front yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side yard setback shall be at least 40 feet for each side.
(e) 
The rear yard setback shall be at least 50 feet.
(f) 
The maximum height of the buildings shall be no more than 35 feet.
(g) 
The maximum building coverage shall be no more than 30% of the approved lot.
(h) 
The maximum lot coverage shall be no more than 50% of the approved lot
(5) 
All storage and displays shall be located within the building occupying the adult business or entertainment use.
(6) 
All business transactions that are conducted on the premises shall be within an enclosed building. All adult business uses may operate between the hours of 9:00 a.m. and 11:00 p.m.
(7) 
All applications for adult business or entertainment uses shall be accompanied by a land development plan. The minimum information required on the site plan shall include:
(a) 
The proposed nature of the adult business or entertainment use.
(b) 
Architectural renderings of the proposed building elevations and plan views.
(c) 
The location and elevation of all buildings, structures, walls, fences and landscaping on the property.
(d) 
Off-street parking areas, loading areas and traffic circulation patterns.
(e) 
The location, dimensions and content of all signs, displays and advertising.
(f) 
A land use survey of all uses located within a one-thousand-foot radius of the property.
(8) 
All applications for adult business and entertainment uses shall include a statement providing specific information on each individual, partner, store manager(s), corporate officer, corporate director or corporate stockholders owning more than 3% of the issued and outstanding stock of a corporate applicant. At a minimum, the applicant shall identify the complete name, business address and telephone number.
(9) 
In the event of the proposed sale, resale or reassignment of interest of an adult business or entertainment use established under the terms of this Code, the Board of Commissioners and Zoning Officer shall be notified of such proposed change of ownership. Such notification shall include the documentation required by this section of the Code. Failure to notify the Board of Commissioners and Zoning Officer shall constitute a violation of this Code, which could lead to the revocation of the use and certificate of occupancy.
(10) 
The following requirements pertaining to signs and other visual displays shall apply to each adult business or entertainment use:
(a) 
The exterior of the building may include one wall sign or parallel sign identifying the name of the adult business or entertainment use, which shall not exceed 20 square feet in size.
(b) 
Freestanding signs, banners, directional signs, illuminated signs, portable signs, roof signs, seasonal signs and billboards shall be prohibited on the property.
(c) 
Window signs shall be limited to 25% of the total window area and shall not include any graphic or pictorial depiction of material related to specific sexual activities or anatomical areas.
(d) 
Advertisements, displays or other promotional materials related to specific sexual activities or anatomical area shall not be shown or exhibited so as to be visible to the public from the exterior of the building.
(11) 
The entrance of the adult business should include a sign warning all individuals that the premises is classified as an adult business use and/or adult entertainment use.
D. 
If the Zoning Hearing Board approves the special exception application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
A. 
Commercial campgrounds, as further defined under Article II of this chapter, shall be permitted by special exception within the C-2 and I-1 Zoning Districts, subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to the uses contained within commercial campgrounds:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within a commercial campground.
(2) 
All facilities within the commercial campgrounds shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Caln Township, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within the commercial campground shall be limited to one single-family detached unit; one retail store with sales limited to items for the convenience of campers; and accessory structures including an office, maintenance buildings and storage areas.
(4) 
Subordinate uses within the commercial campground shall be limited to cafeterias; recreational uses; educational uses; and other similar uses that are determined appropriate by the Zoning Hearing Board as part of the special exception application. The accessory uses shall be considered subordinate uses that directly benefit the visitors of the commercial campground.
(5) 
The following minimum and maximum dimensional requirements shall apply to each permanent use within the commercial campground:
(a) 
The minimum lot width for the commercial campground shall be 300 feet.
(b) 
The front yard setback shall be at least 100 feet, as measured from the ultimate right-of-way line.
(c) 
The side yard setback shall be at least 100 feet for each side.
(d) 
The rear yard setback shall be at least 100 feet.
(e) 
Common facilities and uses within the commercial campgrounds shall be located at least 200 feet from a lot containing an existing residential use.
(f) 
The maximum height of the buildings shall be no more than 35 feet.
(g) 
The maximum building coverage shall be no more than 20% of the approved lot.
(h) 
The maximum lot coverage shall be no more than 40% of the approved lot.
(6) 
No temporary or permanent campsite shall be located closer than 100 feet from any adjoining property line or street right-of-way line.
(7) 
All uses within the commercial campsite shall be harmoniously planned as a community for vacation, retreats and temporary occupancy. As part of the special exception application, the applicant or developer shall identify the locations of all permanent and temporary uses and demonstrate how these uses can be amicably planned considering their function and appearance.
(8) 
Campsites for tents shall be limited to 20 tents per acre.
(9) 
Campsites for recreational vehicles shall be limited to 10 pads or sites per acre.
(10) 
The minimum area of a campsite shall be 1,500 square feet and shall be so dimensioned, improved and arranged that when occupied no part of any unit, including accessory attachments, shall be within 10 feet of any designated campsite.
(11) 
Roads and accessways shall be provided in such a manner so that ingress and egress for each campsite lot can be had without encroaching or entering upon any other campsite lot.
(12) 
Each campsite shall be occupied by only one camping unit, which may include a tent, trailer or camper.
(13) 
Other than the approved utility provisions, no permanent structures shall be permitted on any campsite lot.
(14) 
Occupancy at a campsite shall only be permitted between the months of February through November. All camping units unoccupied for a period of 72 hours shall not be permitted to remain on the campsite. Occupancy at a campsite shall not be permitted in the months of December and January.
(15) 
Recreational vehicles shall not be stored on the grounds of the commercial campgrounds for a period of 30 consecutive days or 60 cumulative days within a calendar year.
(16) 
No part of any campground area shall be used for nonresidential purposes, except those purposes required for serving the well-being of the campground customers and for the management and maintenance of the campground.
(17) 
A fire prevention and protection plan shall be developed by the applicant or developer and submitted to the Caln Township Fire Chief.
(18) 
Unless otherwise required by the utility company or authority providing service, all uses within the commercial campgrounds shall have individual utility connections and shall be installed underground.
(19) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the commercial campground.
(20) 
All proposed signs for commercial campgrounds shall comply with the provisions specified under Article XI of this chapter.
(21) 
All perimeter boundary lines of the commercial campground shall be adequately screened with a fifty-foot-wide landscaped buffer yard.
(22) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes, as may be required by the Pennsylvania Department of Transportation or Caln Township.
(23) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of recreation vehicles, campers and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(24) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and all adjacent residential uses.
(25) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping and grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, buffer yards, landscaping improvements and other natural or man-made features of the site.
(3) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(4) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Commercial drive-through establishments, as further defined under Article II of this chapter, shall be permitted by conditional use within the TV-1, C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District, subject to the appropriate provisions specified within the Township Code. In such instances where the specific use proposed is permitted by special exception in the TV-1 or C-1 Zoning District or the Route 30 Bypass Interchange Overlay District, and the structure is designed as a commercial drive-through establishment, it is not necessary for the applicant to obtain both conditional use and special exception approvals for the proposed use. The applicant shall only be required to obtain special exception approval from the Zoning Hearing Board for such proposed use; provided, however, that the specific design standards for such use as well as the design criteria for a commercial drive-through establishment set forth in § 155-79 shall also be met.
[Amended 3-30-2006 by Ord. No. 2006-5; 5-14-2009 by Ord. No. 2009-02]
B. 
The following design standards and specifications shall apply to the uses contained within commercial drive-through establishments:
(1) 
A minimum of 50,000 square feet of contiguous net land area shall be required to accommodate all of the structures as part of the commercial drive-through establishment. In addition, the minimum and maximum dimensional requirements for a commercial drive-through establishment, as specified by the TV-1 and C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District, shall apply.
[Amended 5-14-2009 by Ord. No. 2009-02]
(2) 
Commercial drive-through establishments shall be limited to restaurants; financial institutions; car washes; personal service establishments; retail uses; and other similar uses which are permitted uses within the TV-1 and C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District.
[Amended 5-14-2009 by Ord. No. 2009-02]
(3) 
The commercial drive-through establishment shall be serviced by public sanitary sewage facilities and public water supply facilities.
(4) 
Commercial drive-through establishments shall be located at least 250 feet from an existing residential use or residential zoning district, as measured from the property line.
(5) 
The side and rear lot lines of the commercial drive-through establishment shall be adequately screened with a ten-foot-wide landscaped buffer yard.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections and shall be installed underground.
(7) 
The applicant shall submit a traffic study to support the location of all proposed means of ingress and egress. The traffic study must demonstrate that the proposed location of all means of ingress and egress are safe to the traveling public and patrons to the commercial drive-through establishment and that the proposed locations will minimize any effect on traffic flow and congestion. The proposed locations of all means of ingress and egress shall be approved by the Board of Commissioners (or, in the case of a special exception application, the Zoning Hearing Board) only after making a determination that the proposed locations satisfy the above-referenced requirements. The applicant shall also obtain a Pennsylvania Department of Transportation highway occupancy permit or a Caln Township road occupancy permit as a condition precedent to application approval. The applicant or developer shall be responsible for the purchase, installation and/or relocation of any traffic control device and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
[Amended 5-14-2009 by Ord. No. 2009-02]
(8) 
Interior traffic circulation shall be designed so as to minimize traffic congestion at points of ingress and egress and to promote public safety for those patrons parking or using the commercial drive-through feature. Fire lanes shall be clearly established, as required by the Caln Township Fire Code,[1] as amended. The required loading and unloading zones shall be designed to minimize interference with interior traffic circulation and parking facilities, unless the Board of Commissioners, in its sole discretion, approves an alternative design provided by the applicant in its conditional use application (or, in the case of a special exception application, by the Zoning Hearing Board), establishing that loading and unloading will take place during off hours.
[Amended 5-14-2009 by Ord. No. 2009-02]
[1]
Editor's Note: See Ch. 83, Fire Prevention.
(9) 
A stacking or preservice lane, measuring at least 10 feet in width and 60 feet in length, shall be provided for each service lane or bay for a commercial drive-through establishment. Alternative designs may be approved by the Board of Commissioners, in its sole discretion, as part of the applicant's conditional use application (or, in the case of a special exception application, by the Zoning Hearing Board), provided the applicant can demonstrate that the internal or external traffic patterns are safe and designed to industry standards.
[Amended 5-14-2009 by Ord. No. 2009-02]
(10) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(11) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(12) 
All proposed signs for the commercial drive-through establishment shall comply with the provisions specified under Article XI of this chapter.
(13) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 25 feet from any lot line.
(14) 
All exterior speaker, microphone or intercom systems shall be designed in a manner so the messages, music or other audible sounds are reduced by 80% from the source to any property line.
(15) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Commercial water resource uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Districts subject to the appropriate provisions specified within the Code.
B. 
Commercial water resource uses shall be limited to groundwater extraction and exportation operations; surface water extraction and exportation operations; bottling and distribution facilities; and other similar uses, as determined by the Caln Township Zoning Officer.
C. 
The following design standards and specifications shall apply to the uses contained within commercial water resource uses:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the operational facilities within a commercial water resource use.
(2) 
The commercial water resource use shall be approved and permitted by the appropriate local, state and federal regulatory agencies.
(3) 
The commercial water resource use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(4) 
Unless otherwise permitted by Caln Township, all facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 200 feet from all property lines.
(5) 
All facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 2,500 feet from all existing production wells or intake devices utilized for public water supply.
(6) 
The perimeter of the property shall be completely enclosed by a security fence, which shall be eight feet in height.
(7) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(8) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(9) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and adjacent residential uses.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(11) 
All proposed signs for the commercial water resource use shall comply with the provisions specified under Article XI of this chapter.
(12) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
D. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan of the surface water and groundwater conditions shall be prepared by a professional hydrogeologist, which meets the following objectives and requirements:
(a) 
The professional hydrogeologist preparing the report shall certify that the commercial water resource use shall be supplied by a continuous safe daily yield which will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of extraction.
(b) 
If appropriate, a dynamic recovery rate and draw-down tests shall be conducted by the professional hydrogeologist preparing the report to determine the maximum safe daily yield of the commercial water resource operations.
(c) 
All such applications for the commercial water resource use shall demonstrate that the adjacent public and private water supply sources will not adversely be affected by discontinued use, contamination, loss of supply or the ability to properly recharge over time.
(d) 
The professional hydrogeologist preparing the report shall consult with the Caln Township Engineer and Zoning Officer prior to commencement of the background studies to determine if other conditions should be analyzed as part of the report.
(e) 
The hydrological report, analysis and impact plan shall be subject to the review of the Caln Township Engineer or other professional consultant(s) qualified to render an opinion of the information submitted on behalf of the applicant.
(2) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(3) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(4) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(5) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(6) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
E. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Unless otherwise specifically approved or permitted for the nonresidential use, commercial outdoor sales of merchandise shall be prohibited.
B. 
Commercial outdoor sales may be permitted for those nonresidential uses whose merchandise are customarily displayed outdoors, provided the use has been designated on an approved land development plan or occupancy permit.
C. 
All permitted commercial outdoor sales or display areas shall comply with the minimum setback requirements for the zoning district to which the commercial use is located.
D. 
Seasonal or sidewalk sales may be permitted on the sidewalk or outside of the front or side of the principal building of a retail establishment, whereas, goods are offered for retail sale to the public, typically at discounted price, provided that all such sales shall not exceed 60 cumulative days during the course of a calendar year.
A. 
Veterinary hospitals and animal clinics, as further defined under Article II of this chapter, shall be permitted by conditional use in the TV-1, C-1, C-2, I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
B. 
A veterinary hospital or animal clinic shall not include a kennel, as defined under Article II of this chapter. All kennel use, facilities and operations shall specifically comply with the provisions specified under § 155-83 of this chapter.
C. 
The following design standards and specifications shall apply to veterinary hospitals or animal clinics:
(1) 
A minimum of 50,000 square feet of contiguous net land area shall be required to accommodate all of the uses associated with a veterinary hospital or animal clinic. In addition, the minimum and maximum dimensional requirements for a veterinary hospital or animal clinic, as specified by the zoning district in which the use is located, shall apply.
(2) 
The veterinary hospital or animal clinic shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Veterinary hospitals or animal clinics shall be located at least 200 feet from all existing residential uses, as measured from the veterinary hospital or animal clinic to the existing residential use.
(4) 
Outdoor runs may be permitted for the animals being cared for at the veterinary hospital or animal clinic, subject to the following conditions:
(a) 
The outdoor runs are conducted between the hours of 8:00 a.m. and 8:00 p.m.
(b) 
The outdoor runs are conducted within a defined area, which is completely enclosed by a six-foot-high fence. The perimeter of the fence shall be adequately screened with a ten-foot-wide landscaped buffer yard.
(c) 
The location of the outdoor runs shall be located at least 100 feet from all property lines.
(5) 
The veterinary hospital or animal clinic shall be adequately soundproofed so that the sounds generated by the animals being cared for are not audible or detectable from any lot line.
(6) 
If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the conditional use application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Board of Commissioners, subject to such reasonable conditions as the Board of Commissioners shall impose in its discretion.
(7) 
The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the special exception application.
(8) 
Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.
(9) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(10) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(11) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(12) 
All proposed signs for the veterinary hospital or animal clinic shall comply with the provisions specified under Article XI of this chapter.
(13) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(14) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
D. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Kennels, as further defined under Article II of this chapter, shall be permitted by special exception in the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
A kennel may include accessory uses, including: pet grooming services; veterinary or clinical care facilities; retail sales of pet supplies; and other similar uses.
C. 
The following design standards and specifications shall apply to kennels:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses associated with a kennel.
(2) 
The minimum lot width requirement for the lot occupying the kennel use shall be 300 feet.
(3) 
All principal and accessory uses associated with the kennel shall be located at least 100 feet from the ultimate right-of-way line and all property lines.
(4) 
Kennels shall be located at least 500 feet from all existing residential uses, as measured from the kennel to the existing residential use.
(5) 
The kennel shall be serviced by public sanitary sewage facilities and public water supply facilities.
(6) 
Outdoor runs or common exterior areas may be permitted for the animals being cared for at the kennel, subject to the following conditions:
(a) 
The outdoor runs are conducted between the hours of 7:00 a.m. and 9:00 p.m.
(b) 
The outdoor runs are conducted within a defined external area, which is completely enclosed by an eight-foot-high fence. The perimeter of the fence shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(c) 
The location of the outdoor runs shall be located at least 100 feet from all property lines.
(7) 
If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the special exception application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Zoning Hearing Board, subject to such reasonable conditions as the Zoning Hearing Board shall impose in its discretion.
(8) 
The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the special exception application.
(9) 
Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.
(10) 
Unless otherwise specified by the Zoning Hearing Board as part of the special exception application, shows and/or competitions, which are proposed to occur on the property, shall be limited to two events per calendar year. All events shall be specifically designated by the applicant, and a permit will be required to facilitate each event.
(11) 
The owner of animals or operator of a kennel shall comply with all pertinent provisions relating to noise, disturbance, odors or other nuisances, as further defined by the Caln Township Code.
(12) 
Unless otherwise required by the utility company or authority providing service, all utility connections and shall be installed underground.
(13) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(14) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(15) 
All proposed signs for the kennel shall comply with the provisions specified under Article XI of this chapter.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(17) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Mini warehouse or self-storage units, as further defined under Article II of this chapter, shall be permitted by right in the I-2 Zoning District and by conditional use within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
B. 
The following design standards and specifications shall apply to a mini warehouse or self-storage facility:
(1) 
A minimum of five acres of contiguous net land area shall be required to accommodate all of the uses associated with a mini warehouse or self-storage facility. In addition, the minimum and maximum dimensional requirements for a mini warehouse or self-storage facility, as specified by the zoning district in which the use is located, shall apply.
(2) 
A buffer yard shall be established within the required front, side and rear yards of the lot in which the units are proposed. The minimum depth or width of the required buffer yard shall be 30 feet. The buffer yard shall be designed and improved with a four-foot-high raised landscaped berm, with a side slope ratio of three foot horizontal to one foot vertical, and containing a mixed variety of trees (evergreen, canopy and flowering).
(3) 
The mini warehouse or self-storage units must be enclosed and contained by an eight-foot security fence, with a twenty-four-hour automated access gate. The type, location, height and arrangement of the security fence and automated access gate shall be subject to the approval of the Planning Commission. Where required by the Planning Commission, additional landscaping materials shall be provided in order to screen the security fence from all public roads and all adjacent properties.
(4) 
The entrance and all vehicular access aisles shall be a minimum of 24 feet in width and shall be unobstructed by vehicles and/or equipment. The entrance or main entrance shall be paved and landscaped from the cartway of the public road to a point 50 feet within the automated access gate.
(5) 
The outdoor storage and/or parking of recreational vehicles, boats, campers, trailers or similar vehicles shall only be permitted behind the proposed buildings and within the rear yard of the lot. The required buffer yard should conceal the view of all such vehicles. The design and location of the outdoor storage area and/or parking area shall be schematically arranged in accordance with the Caln Township Code.
(6) 
The storage of partially dismantled, wrecked and/or inoperative vehicles shall not be permitted within any exterior area of the mini warehouse or self-storage operation.
(7) 
Other than as set forth herein, all storage shall be kept within an enclosed building except the storage of flammable, high combustible, explosive or hazardous chemicals, which shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying on such fuel shall be stored only in an external storage area described within this section.
(8) 
Based upon the risk or danger of fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover and other flammable materials, the repair, construction or reconstruction of any boat, engine, motor vehicle or furniture is prohibited within a mini warehouse or self-storage facility.
(9) 
All exterior lighting and signs for the self-storage operation shall conform with all applicable requirements of the Caln Township Code. Exterior lighting shall be limited to security lighting, which shall be designed not to exceed 0.25 footcandle along the perimeter of the property lines so as to preclude trespass glare onto adjacent properties. As part of the land development plan, a lighting plan shall be submitted for review and consideration.
(10) 
Mini warehouses/self-storage units shall be used solely for the dead storage of property. The following are examples of uses specifically prohibited on the site: auctions (except storage lien auctions), commercial wholesale or retail sales (except ancillary supplies normally sold at self-storage centers) or garage sales; the servicing, repair or fabrication of motor vehicles, motorcycles, boats, trailers, lawn mowers, appliances or similar equipment; the operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns or other similar equipment; the establishment of a transfer or storage business except the owner/operator of the self-storage; any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations; retail sales and services; residential uses; and other uses determined inappropriate by the Caln Township Zoning Officer.
(11) 
A minimum of one off-street parking space shall be required per 10,000 square feet of cumulative building space within the mini warehouse or self-storage facility.
(12) 
One office area or building may be included within the site of the mini warehouse or self-storage operation. The office use shall not exceed 2,500 square feet and shall be subordinate and/or accessory to the mini warehouse self-storage operation.
(13) 
Each building shall be a fully enclosed building, built of durable materials on a permanent foundation.
(14) 
Truck trailers, box cars or similar impermanent removable structures shall not be used as buildings for self storage units.
(15) 
The architectural design and appearance of the mini warehouse or self-storage units shall be subject to the approval of the Caln Township Planning Commission and Board of Commissioners.
(16) 
All uses shall be in conformity with all provisions of the Caln Township Code. No use of the mini warehouse or storage units shall violate any local, county, state and federal laws.
C. 
A complete land development plan shall be prepared and submitted to Caln Township for review and consideration. The proposed land development plan shall be prepared considering the design standards and specifications by this Code.
A. 
Quarrying and mining operations, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to a quarrying and mining operation:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a quarrying and mining operation.
(2) 
The office and maintenance buildings for the quarrying and mining operation shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the quarrying and mining operation shall be 300 feet.
(4) 
Quarrying and/or mining activities shall not be conducted within 200 feet of any property line or street right-of-way line.
(5) 
Access to the site of the quarrying and mining operation shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.
(6) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(7) 
No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the quarrying or mining facility. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of mining products, dirt, mud or other such substances on public roads.
(10) 
A tire cleaning area shall be provided on site. All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent federal, state and/or Township standards.
(11) 
A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for operational use as a quarry or mine. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(12) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for operational use as a quarry or mine. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(13) 
All blasting operations shall conform to the regulations enforced by the appropriate agencies of the Commonwealth of Pennsylvania and the federal government. Notice of all blasting operations shall be given at least 24 hours prior to the commencement of blasting to Caln Township and to the occupants of all properties within a radius of 1,000 feet of the location of blasting. In addition, notice shall be given to all sensitive business ventures requesting such notice.
(14) 
The storage of explosives shall be in accordance with all pertinent local, state and federal laws.
(15) 
Crushing and processing operations of the minerals, rock and other products of the earth mined on the premises shall be permitted so long as the physical or chemical properties of the same are not changed and so long as such crushing or processing operations do not involve the manufacture of cement or concrete, asphalt materials and products or any other form of manufacturing or fabrication.
(16) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the quarrying or mining operation.
(17) 
The applicant shall comply with all local, state and federal requirements pertaining to the operation of quarrying and mining facility. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed quarrying or mining operation will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.
(2) 
A geological and geotechnical site investigation shall be prepared by a professional geologist which shall demonstrate that the surrounding area is not prone to sinkhole development.
(3) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or relocated to accommodate the quarrying and mining operation.
(4) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(5) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Solid waste disposal and reduction facilities, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
All solid waste disposal and/or reduction facilities shall comply with all local, county, state and federal laws governing the ownership, operation and maintenance of such facilities, which shall have the appropriate permits to operate the solid waste disposal and/or reduction facilities in accordance
C. 
The following design standards and specifications shall apply to a solid waste disposal and/or reduction facilities:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a solid waste disposal and/or reduction facilities.
(2) 
The offices and maintenance buildings for the solid waste disposal and/or reduction facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the solid waste disposal and/or reduction facility shall be 300 feet.
(4) 
All solid waste disposal and/or reduction facilities shall be located at least 200 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(6) 
Access to the site of the solid waste disposal and/or reduction facility shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least 12 feet in height and shall be kept in good repair.
(7) 
No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the solid waste disposal and/or reduction facility. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(10) 
An equipment cleaning and tire cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.
(11) 
All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.
(12) 
A security fence with a minimum height of 12 feet shall be erected along all boundary lines of the area which is approved for a solid waste disposal and/or reduction facility. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(13) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the solid waste disposal and/or reduction facility. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(14) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the solid waste disposal and/or reduction facility.
(15) 
The applicant shall comply with all local, state and federal requirements pertaining to the solid waste disposal and/or reduction facility. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.
(16) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the solid waste disposal and/or reduction facility.
(17) 
The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.
(18) 
Routine inspections of the entire site shall be permitted to take place by any local, county, state or federal official who has proper authorization to conduct such inspections. Any necessary corrective work or action shall be performed by the applicant in the time frame specified by the authorized inspector.
(19) 
All components of the solid waste disposal and/or reduction facility shall be conducted within an approved facility, building, cell site, area, transfer site or other area permitted by the appropriate local, state and federal agencies.
(20) 
All solid waste materials awaiting disposal and/or reduction shall be stored or staged in a manner or period of time which does not exceed the requirements specified on the permit.
(21) 
The solid waste disposal and/or reduction facility shall contain an on-site scale which shall be accurately calibrated to weigh and record all solid waste that is disposed or reduced in a manner permitted by the Commonwealth of Pennsylvania. All records concerning the daily tonnage which is delivered, transported, disposed and/or reduced shall be submitted to Caln Township on a monthly basis.
D. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed solid waste disposal and/or reduction facility will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.
(2) 
A geological and geotechnical site investigation shall be prepared by a professional geologist which shall demonstrate that the surrounding area is not prone to sinkhole development from the preparation stages through the post-closure stages.
(3) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or relocated to accommodate the solid waste disposal and/or reduction facility.
(4) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(5) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities and other natural or man-made features of the site.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(8) 
A contingency plan for the disposal and/or reduction of solid waste during any discontinuation of the normal operations.
E. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Junkyards and/or salvage yards, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to a junkyard or salvage yard:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a junkyard or salvage yard.
(2) 
The offices and maintenance buildings for the junkyard and/or salvage yard shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the junkyard of salvage yard shall be 300 feet.
(4) 
All junkyards and/or salvage yards shall be located at least 100 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(6) 
Access to the site of the junkyard and/or salvage yard shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.
(7) 
No vehicles shall be staged or parked at any entrance and/or access road of the site prior to one hour of the standard operation hours of the junkyard and/or salvage yard facility. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(10) 
An equipment cleaning and tire cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.
(11) 
All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.
(12) 
A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for a junkyard and/or salvage yard. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(13) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the junkyard and/or salvage yard. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(14) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the junkyard and/or salvage yard.
(15) 
The applicant shall comply with all local, state and federal requirements pertaining to the junkyard and/or salvage yard. A copy of all permits and licenses issued to the applicant shall be submitted to Caln Township.
(16) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the junkyard and/or salvage yard.
(17) 
The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.
(18) 
All junk and salvage shall be stored and arranged so as to permit access to emergency management equipment and to prevent accumulation of stagnant water.
(19) 
No materials of any nature shall be piled to a height of more than eight feet from the elevation of the ground.
(20) 
All liquids and/or fluids shall be drained from any junk or scrapped automobiles.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed facility will not adversely affect the quantity or quality of the surface water and groundwater table within 1,000 feet of the source of operations.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities and other natural or man-made features of the site.
(4) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(5) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Trucking or motor freight terminals, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B. 
The following design standards and specifications shall apply to a trucking or motor freight terminal:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses associated with a trucking or motor freight terminal.
(2) 
The offices, terminals, storage and maintenance buildings for the trucking or motor freight terminal shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the lot occupying the trucking or motor freight terminal shall be 300 feet.
(4) 
All trucking or motor freight terminals shall be located at least 100 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(6) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(7) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(8) 
Where overnight parking is permitted, the trucks or commercial vehicles utilizing the facilities shall not be kept running or idling for a period of time exceeding 30 consecutive minutes or 90 cumulative minutes within any twenty-four-hour time period.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the owner or manager. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(10) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the trucking or motor freight terminal. The buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(11) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of the trucking or motor freight terminal.
(12) 
The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.
(13) 
All vehicle service, maintenance and repair activities shall be conducted within an enclosed building which has been approved and permitted by Caln Township.
(14) 
All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and in no case shall be stored on the premises for 30 consecutive days.
(15) 
The outdoor storage of unlicensed or noninspected vehicles or trailers shall be prohibited.
(16) 
All trucks and trailers stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17) 
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(2) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities and other natural or man-made features of the site.
(3) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(4) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
General agricultural uses, as further defined under Article II of this chapter, shall be permitted by right in the R-1, R-2, I-1 and I-2 Zoning Districts, subject to the following provisions:
[Amended 12-3-2015 by Ord. No. 2015-06; 2-22-2018 by Ord. No. 2018-04]
(1) 
General agricultural uses may include the following uses: the cultivation of the soil for the raising and harvesting of produce or crops; nurseries; greenhouses; horticulture operations; the raising of livestock, farm animals and/or exotic pets; animal husbandry operations; dairy farms; and other general agricultural uses, as determined by the Caln Township Zoning Officer.
(2) 
All general agricultural uses shall not include intensive agricultural uses, mushroom production facilities, commercial composting facilities or other forms of specialized agricultural uses that may be considered as a nuisance or as further defined by this Code.
(3) 
A minimum of 1.75 acres of contiguous land area shall be required to accommodate general agricultural uses and activities.
(4) 
The raising or ownership of farm animals shall be limited to 0.5 cumulative animal unit per acre.
(5) 
The minimum lot width requirement for general agricultural uses shall be 100 feet.
(6) 
All general agricultural uses shall be located at least 50 feet from any property line or street right-of-way line.
(7) 
All agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, vehicular accessibility and solid waste management.
(8) 
Accessory uses may be permitted for the general agricultural uses, provided that they are conducted on the same lot and are permitted by Caln Township.
(9) 
The display and sale of farm products shall be allowed as part of the general agricultural use, provided that at least 75% of the quantity of products for sale have been produced on the property on which they are offered for sale. The sale of farm products shall be conducted in a structure or stand which shall not be located closer than 25 feet from the applicable street right-of-way line.
B. 
Intensive agricultural uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the following provisions:
(1) 
Intensive agricultural uses may include the following uses: specialized agricultural activities; mushroom production facilities; intensive livestock operations; intensive produce operations; intensive dairy and egg production facilities; poultry production facilities; pork production facilities or pig farms; and other general agricultural uses, as determined by the Caln Township Zoning Officer.
(2) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate intensive agricultural uses and activities.
(3) 
The offices, employee facilities, storage and maintenance buildings for the intensive agricultural use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of the Caln Township.
(4) 
Unless otherwise specified by Chapter 73 of the Caln Township Code, the raising or ownership of farm animals, domestic pets or exotic pets shall be limited to 1.0 cumulative animal unit per acre.
(5) 
The minimum lot width requirement for intensive agricultural use shall be 300 feet.
(6) 
All intensive agricultural uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.
(7) 
All intensive agricultural uses and facilities shall be located at least 100 feet from all streams or surface water.
(8) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(9) 
All intensive agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management; vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the intensive agricultural use shall comply with all pertinent local, state and federal laws.
(10) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(11) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(12) 
A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed intensive agricultural use will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.
(13) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(14) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented
(15) 
As part of the special exception application, the applicant shall provide evidence that the intensive agricultural uses or activities shall comply with the provisions established within this section of the Code.
(16) 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
C. 
Commercial composting uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the following provisions:
(1) 
Commercial composting uses may include the accumulation of biodegradable and organic materials from approved uses, including mushroom production uses; municipal uses; landscaping uses; nursery uses; forestry uses; and other similar uses as determined appropriate by the Caln Township Zoning Hearing Board; whereas, the composted materials are packaged, processed and/or transported from the commercial composting facility and utilized for other applications.
(2) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate a commercial composting facility.
(3) 
The offices, employee facilities, storage and maintenance buildings for the commercial composting use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of Caln Township.
(4) 
The minimum lot width requirement for commercial a composting use shall be 300 feet.
(5) 
All commercial composting uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.
(6) 
All commercial composting uses and facilities shall be located at least 100 feet from all streams or surface water.
(7) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(8) 
All commercial composting uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer applications, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management, vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the commercial composting use shall comply with all pertinent local, state and federal laws.
(9) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(10) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the special exception application.
(11) 
A complete hydrological report, analysis and impact plan shall be prepared by a professional hydrogeologist which shall demonstrate the proposed commercial composting facility will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations.
(12) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(13) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(14) 
As part of the special exception application, the applicant shall provide evidence that the commercial composting uses or activities shall comply with the provisions established within this section of the Code.
(15) 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
A. 
Recreational uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-2, R-3, R-4, TV-1, C-1 and C-2 Zoning Districts, subject to the appropriate provisions specified within the Code.
B. 
Recreational use are permitted within the R-5 Zoning District as previously approved by Caln Township or as specified under § 155-25 of the Caln Township Code. All such recreational uses shall be subject to the approval of the representative homeowners' association and the Caln Township Board of Commissioners.
C. 
The following design standards and specifications shall apply to recreational uses:
(1) 
A minimum of two acres of contiguous net land area shall be required to accommodate the recreational use.
(2) 
Unless otherwise permitted by Caln Township Board of Commissioners as part of the conditional use application, the recreational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width for the recreational use shall be 150 feet.
(4) 
All active outdoor recreational areas and uses shall be located at least 50 feet from all property lines and street right-of-ways.
(5) 
All passive recreational areas and uses shall be located at least 10 feet from all property lines and street right-of-ways.
(6) 
Shooting ranges shall be prohibited.
(7) 
All recreational buildings shall be located at least 50 feet from all external property lines and street right-of-ways.
(8) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the privacy of the residential neighborhood from inappropriate noise, light and other disturbances.
(9) 
All means of ingress and/or egress shall be located at least 200 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(11) 
All proposed signs for the recreational use shall comply with the provisions specified under Article XI of this chapter.
(12) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line
D. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities and other natural or man-made features of the site.
(2) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(3) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
E. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Educational uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-3, R-4, TV-1, C-1, C-2 and I-1 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications.
[Amended 4-30-2015 by Ord. No. 2015-03]
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the educational use. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the educational use is located, shall apply.
(2) 
The educational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the educational use shall be limited to cafeterias; administrative and professional offices; recreational uses; day-care facilities; religious uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 40% of the cumulative gross floor area of all uses within the educational facility. The accessory uses shall be considered subordinate uses that directly benefit the educational use. All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street right-of-ways.
(4) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(5) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(6) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(7) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of school buses, emergency response vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(8) 
All proposed signs for the educational use shall comply with the provisions specified under Article XI of this chapter.
(9) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.
B. 
Hospitals and medical centers, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-2, R-3, TV-1, C-1 and C-2 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the hospital or medical center. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the hospital or medical center is located, shall apply.
(2) 
The hospital or medical center shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the hospital or medical center shall be limited to restaurants or cafeterias; administrative and professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; conference or convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 40% of the cumulative gross floor area of all uses within the hospital or medical center. All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street right-of-ways.
(4) 
All heliport or helistop facilities shall be located at least 200 feet from all property lines.
(5) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(7) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(8) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9) 
All proposed signs for the hospital or medical center shall comply with the provisions specified under Article XI of this chapter.
(10) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.
(11) 
All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.
C. 
Assisted living care facilities, convalescent homes and nursing homes, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-2, R-3, R-4, TV-1, C-1 and C-2 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the assisted living care facility, convalescent home and/or nursing home. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the assisted living care facility, convalescent home and/or nursing is located, shall apply.
(2) 
The assisted living care facility, convalescent home and/or nursing home shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the assisted living care facility, convalescent home and/or nursing home shall be limited to restaurants or cafeterias; administrative and professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Board of Commissioners as part of the conditional use application. The cumulative gross floor area for all such accessory uses shall not occupy more than 40% of the cumulative gross floor area of all uses within the assisted living care facility, convalescent home and/or nursing home. All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street right-of-ways.
(4) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(5) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(6) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(7) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(8) 
All proposed signs for the assisted living care facility, convalescent home and/or nursing home shall comply with the provisions specified under Article XI of this chapter.
(9) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.
(10) 
All medical waste, biohazardous materials, equipment, red bag waste and other similar items which, because of its potential health risks, shall be discarded in a manner specified by local, state and federal laws.
D. 
Religious uses, as further defined under Article II of this chapter, shall be permitted by special exception within the R-1, R-2, R-3, R-4, TV-1, C-1, C-2 and I-1 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the religious use. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the religious use is located, shall apply.
(2) 
Unless otherwise permitted by Caln Township, the religious use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the religious use shall be limited to cafeterias; administrative and professional offices; conference or convention centers; recreational uses; day-care facilities; adult day-care facilities; and other similar uses that are determined appropriate by the Zoning Hearing Board as part of the special exception application. The cumulative gross floor area for all such accessory uses shall not occupy more than 40% of the cumulative gross floor area of all uses within the religious use.
(4) 
All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street right-of-ways.
(5) 
All designated areas utilized as a cemetery or burial grounds shall be located at least 50 feet from all property lines and street rights-of-way.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(7) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(8) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9) 
All proposed signs for the educational use shall comply with the provisions specified under Article XI of this chapter.
(10) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line of a nonresidential use and 100 feet from any lot line of a residential use.
E. 
As part of the conditional use application or the special exception application, the applicant shall provide evidence that the institutional use or activities shall comply with the provisions established within this section of the Code. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the conditional use application or special exception application, the applicant shall consult with the Caln Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
F. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
G. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
A. 
Community utilities, as defined under Article II of this chapter, shall be permitted by right as an accessory use within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, C-3 and I-1 Zoning Districts, subject to the following requirements:
(1) 
Community utilities shall be designed to provide service in an isolated service area, community or neighborhood.
(2) 
The community facilities shall be located on a self-contained lot which meets the minimum and maximum dimensional lot requirements of the underlying zoning district.
(3) 
A complete subdivision and land development plan shall be submitted to Caln Township for review and consideration. The subdivision and land development plan shall comply with all provisions specified by the Caln Township Code.
B. 
Private utilities, as defined under Article II of this chapter, shall be permitted by right within the C-1, C-2 and I-1 Zoning Districts, subject to the following requirements:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a private utility provider.
(2) 
The offices, terminals, storage and maintenance buildings for the private utility provider shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width for the private utility use shall be 300 feet.
(4) 
All facilities and uses associated with the private utility use shall be located at least 200 feet from any property line or street right-of-way line.
(5) 
The maximum height of the buildings and all accessory equipment shall be 50 feet.
(6) 
The maximum building coverage shall be 25% of the total lot area.
(7) 
The maximum lot coverage shall be 40% of the total lot area.
(8) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Caln Township.
(9) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(10) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the owner or manager. All trucks leaving the site shall not deposit dirt, mud or other such substances on public roads.
(11) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the private utility use. Unless otherwise permitted by Caln Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(12) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of private utility use.
(13) 
All local, state and federal regulations concerning air pollution or air quality shall be considered as minimum standards for the control of smoke, dust, fumes and emissions.
(14) 
The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management and erosion and sedimentation control.
(15) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(16) 
All trucks and trailers stored on the property shall be arranged so as to permit access by emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17) 
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(19) 
A complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
(20) 
As part of the land development plan, the applicant shall provide documentation to indicate that the private utility use shall comply with the provisions established within the Caln Township Code. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the land development plan, the applicant shall consult with the Caln Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
C. 
Public utilities, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, I-1 and I-2 Zoning Districts. The provisions of this chapter shall not specifically apply to certain public utilities which, because of their status with the Pennsylvania Public Utility Commission, may be exempt from the provisions of this Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
[Amended 10-30-2008 by Ord. No. 2008-8; 9-12-2013 by Ord. No. 2013-06; 11-20-2014 by Ord. No. 2014-04]
A. 
Purpose. The purpose of this section and the standards established herein is to govern the use, construction and location of telecommunications and wireless communications facilities in recognition of the nature of commercial communications systems and the Federal Telecommunications Act of 1996. These regulations are intended to:
(1) 
Accommodate the need for telecommunications and wireless communications facilities while regulating their location and number so as to ensure the provision for necessary services;
(2) 
Minimize the adverse visual effects and the number of such facilities through proper design, locating, screening, material, color and finish and by requiring that competing providers of wireless communications services co-locate their commercial communications antennas and related facilities on existing towers;
(3) 
Ensure the structural integrity of commercial communications antenna support structures through compliance with applicable industry standards and regulations;
(4) 
Establish review procedures consistent with all relevant federal and state laws including the Middle Class Tax Relief and Job Creation Act of 2012 and the Pennsylvania Wireless Broadband Collocation Act;[1] and
[1]
Editor's Note: See 47 U.S.C. § 1401 et seq. and 53 P.S. § 11702.1 et seq., respectively.
(5) 
Promote the health, safety and welfare of the residents and property owners within Caln Township.
B. 
Permitted locations for tower-based wireless communications facilities. Tower-based wireless communications facilities, as further defined in § 155-12, shall be permitted by conditional use within the following areas of Caln Township:
(1) 
In the I-1 Industrial and I-2 Light Industrial Zoning District by conditional use approval of the Board of Commissioners subject to applicable standards in this section;
[Amended 2-22-2018 by Ord. No. 2018-04]
(2) 
In the I Institutional Zoning District by conditional use approval of the Board of Commissioners subject to applicable standards in this section;
(3) 
On land owned by Caln Township and the Caln Township Municipal Authority in all zoning districts by right subject to applicable standards in this section; and
(4) 
On existing telecommunications or wireless communications facilities in all zoning districts, provided the facilities have the capacity to accommodate additional facilities.
C. 
General requirements for all tower-based wireless communications facilities. The following regulations shall apply to all tower-based wireless communications facilities (WCF):
(1) 
Standard of care. Any tower-based WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, National Electrical Code, as well as the accepted and responsible workmanlike industry practices of the National Association of Tower Erectors. Any tower-based WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.
(2) 
Security. All tower-based WCFs shall have an integral security platform, or other means with locked access, to prevent unauthorized climbing of the tower.
(3) 
Height. Any tower-based WCF shall be designed at the minimum functional height and shall not exceed a maximum total height of 180 feet, which height shall include all subsequent additions or alterations. All applicants must submit documentation to the Township justifying the total height of the structure.
(4) 
Public safety communications. No tower-based WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the tower-based WCF, the owner of the tower based WCF shall take immediate appropriate measures to abate the interference or cease operation.
(5) 
Maintenance and inspections. The following maintenance requirements shall apply:
(a) 
Any tower-based WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
(b) 
Proper maintenance shall be performed to ensure the upkeep of the facility and the power systems used for the facility, including fuel storage, in order to promote the safety and security of the Township's residents.
(c) 
Upon request by the Township, the tower-based WCF and its appurtenances shall be inspected both visually and with the appropriate nondestructive testing techniques. The results of those tests and written certification of structural integrity by a registered professional engineer shall be provided to the Township. Any structural faults thus noted will be immediately corrected by the owner.
(6) 
Radio frequency emissions. No tower-based WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.
(7) 
Historic buildings or districts. No tower-based WCF may be located on a building or structure that is listed on either the National or Pennsylvania Registers of Historic Places or is defined as an historic resource pursuant to this chapter.
(8) 
Identification. All tower-based WCFs shall display a notice in a readily visible location identifying the name and phone number of a party to contact in the event of an emergency, subject to approval by the Township.
(9) 
Lighting. Tower-based WCFs shall not be artificially lighted, except as required by law and as may be approved by the Township.
(10) 
Appearance. Towers shall be galvanized and/or painted with a rust-preventive paint of an appropriate color or rust brown oxidized steel to harmonize with the surroundings.
(11) 
Noise. Tower-based WCFs shall be operated and maintained so as not to produce noise in excess of applicable noise standards under all state laws and in Chapter 103 of the Caln Code.[2]
[2]
Editor's Note: Former Ch. 103, Noise control, was repealed 9-30-2010 by Ord. No. 2010-04. See now Ch. 155, Art. XV, Noise Controls.
(12) 
Aviation safety. Tower-based WCFs shall comply with all federal and state laws and regulations concerning aviation safety.
(13) 
Timing of approval. Within 30 calendar days of the date that an application for a tower-based WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. All applications for tower-based WCFs shall be acted upon within 150 days of the receipt of a fully completed application for the approval of such tower-based WCF and the Township shall advise the applicant in writing of its decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the one-hundred-fifty-day review period.
(14) 
Removal. In the event that use of a tower-based WCF is planned to be discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(a) 
All unused or abandoned tower-based WCFs and accessory facilities shall be removed within six months of the cessation of operations at the site unless a time extension is approved by the Township.
(b) 
If the WCF and/or accessory facility is not removed within six months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and accessory facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(c) 
Any unused portions of tower-based WCFs, including antennas, shall be removed within six months of the time of cessation of operations. The Township must approve all replacements of portions of a tower-based WCF previously removed.
(15) 
Permit fees. The Township may assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a tower-based WCF, as well as related inspection, monitoring and related costs.
D. 
Tower-based communications facilities outside the rights-of-way. The following regulations shall apply to tower-based wireless communications facilities located outside the rights-of-way:
(1) 
Permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District. Tower-based WCFs are permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District by conditional use of the Board of Commissioners.
[Amended 2-22-2018 by Ord. No. 2018-04]
(2) 
Gap in coverage. An applicant for a tower-based WCF must demonstrate that a significant gap in wireless coverage exists with respect to the applicant's operation in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of tower-based WCF.
(3) 
Sole use on a lot. A tower-based WCF is permitted as a sole use on a lot subject to the minimum area and bulk requirements for the applicable district.
(4) 
Combined with another use. A tower-based WCF may be permitted on a property with an existing use or on a vacant parcel in combination with another use permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District subject to the following conditions:
[Amended 2-22-2018 by Ord. No. 2018-04]
(a) 
Minimum lot area. The minimum lot area shall comply with the requirements for the applicable district.
(b) 
Minimum setbacks. The tower-based WCF and accompanying equipment building shall comply with the setback requirements for the applicable zoning district, provided that no tower-based WCF shall be located within 200 feet of a lot with a residential use or a residential district boundary.
(5) 
Co-location. An application for a new tower-based WCF shall not be approved unless the Township finds that the wireless communications equipment planned for the proposed tower-based WCF cannot be accommodated on an existing or approved structure or building. Any application for approval of a tower-based WCF shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed tower, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.
(6) 
Design regulations.
(a) 
The WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Board of Commissioners as part of the conditional use.
(b) 
Any substantial change to an existing tower-based WCF shall require conditional use approval of the Board of Commissioners.
(c) 
Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant's antennas and comparable antennae for future users, including antenna for public safety needs by emergency responders.
(7) 
Soil report. The applicant shall submit a soil report to the Township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/ETA 222-B, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.
(8) 
Fence/screen.
(a) 
A security fence having a maximum height of six feet shall completely surround any tower-based WCF, guy wires, or any building housing WCF equipment.
(b) 
The Board of Commissioners may also require the applicant to install appropriate landscape screening to screen the tower-based WCF. The amount and type of screening shall be approved by the Board of Commissioners as part of the conditional use approval.
(9) 
Accessory equipment.
(a) 
Ground-mounted equipment associated to, or connected with, a tower-based WCF shall be underground unless the applicant can demonstrate to the satisfaction of the Township Engineer that the equipment cannot be located underground, in which case the ground-mounted equipment shall be screened from public view using stealth technologies, as described above.
(b) 
All utility buildings and accessory structures shall be architecturally designed to blend into the environment in which they are situated and shall meet the minimum setback requirements of the underlying zoning district.
(10) 
Additional antennae. The applicant shall allow and encourage other service providers to co-locate antennae on tower-based WCFs where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennae without obtaining a building permit from the Township.
(11) 
Bond. Prior to the issuance of a permit to construct a tower-based WCF outside of the ROW, the owner shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond or other form of security acceptable to the Township Solicitor, in an amount of $100,000 to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter after reasonable notice and opportunity to cure. The owner shall file the bond with the Township and maintain the same in effect for as long as the tower-based WCF exists.
E. 
Tower-based facilities in the rights-of-way. The following regulations shall apply to tower-based wireless communications facilities located in the rights-of-way:
(1) 
Permitted in the I Institutional, I-1 Industrial District and I-2 Light Industrial District. Tower-based WCF are permitted in the right-of-way in the I Institutional, I-1 Industrial District and I-2 Light Industrial District by conditional use of the Board of Commissioners.
[Amended 2-22-2018 by Ord. No. 2018-04]
(2) 
Gap in coverage. An applicant for a tower-based WCF must demonstrate that a significant gap in wireless coverage exists with respect to the applicant's operation in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of tower-based WCFs in the ROW.
(3) 
Co-location. An application for a new tower-based WCF in the right-of-way shall not be approved unless the Township finds that the proposed wireless communications equipment cannot be accommodated on an existing structure, such as a utility pole or traffic light pole. Any application for approval of a tower-based WCF shall include a comprehensive inventory of all existing towers and other suitable structures within a one-mile radius from the point of the proposed tower, unless the applicant can show to the satisfaction of the Township that a different distance is more reasonable, and shall demonstrate conclusively why an existing tower or other suitable structure cannot be utilized.
(4) 
Time, place and manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all tower-based WCFs in the right-of-way based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.
(5) 
Equipment location. Tower-based WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the right-of-way as determined by the Township. In addition:
(a) 
In no case shall ground-mounted equipment, walls, or landscaping be located within 18 inches of the face of the curb.
(b) 
Ground-mounted equipment that cannot be installed underground shall be screened, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Board of Commissioners.
(c) 
Required electrical meter cabinets shall be screened to blend in with the surrounding area to the satisfaction of the of the Board of Commissioners.
(d) 
Any graffiti on the tower or on any accessory equipment shall be removed at the sole expense of the owner within 30 business days of notice of the existence of the graffiti.
(e) 
Any underground vaults related to tower-based WCFs shall be reviewed and approved by the Township.
(6) 
Design regulations.
(a) 
The WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. The application of the stealth technology chosen by the applicant shall be subject to the approval of the Board of Commissioners.
(b) 
Any substantial change to an existing tower-based WCF shall require conditional use approval of the Board of Commissioners.
(c) 
Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant's antennas and comparable antennae or future users, including antenna for public safety needs by emergency responders.
(7) 
Additional antennae. The WCF applicant shall allow and encourage other service providers to co-locate antennae on tower-based WCFs where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennae without obtaining the prior written approval of the Township.
(8) 
Relocation or removal of facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of tower-based WCF in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
(a) 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way.
(b) 
The operations of the Township or other governmental entity in the right-of-way.
(c) 
Vacation of a street or road or the release of a utility easement.
(d) 
An emergency as determined by the Township.
(9) 
Compensation for right-of-way use. Every tower-based WCF in the right-of-way is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the right-of-way. Such compensation for right-of-way use shall be directly related to the Township's actual right-of-way management costs including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other right-of-way management activities by the Township. The owner of each tower-based WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above. The annual right-of-way management fee for tower-based WCFs shall be determined by the Township and authorized by resolution of the Board of Commissioners and shall be based on the Township's actual right-of-way management costs as applied to such tower-based WCF.
(10) 
Bond. Prior to the issuance of a permit, the owner of a tower-based WCF in the right-of-way shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond, or other form of security acceptable to the Township Solicitor, in an amount of $100,000 to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter, after reasonable notice and opportunity to cure. The owner shall file a copy of the bond with the Township and maintain the same in effect for as long as the tower exists.
F. 
General requirements for all non-tower wireless communications facilities. The following regulations shall apply to all non-tower wireless communications facilities that do not substantially change the physical dimensions of the wireless support structure to which they are attached:
(1) 
Permitted in all zoning districts subject to regulations. Non-tower WCFs are permitted in all zoning districts subject to the restrictions and conditions prescribed below and subject to the prior written approval of the Township.
(2) 
Standard of care. Any non-tower WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.
(3) 
Public safety communications. No non-tower WCF shall interfere with public safety communications or the reception of broadband, television, radio other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the non-tower WCF, the owner of the non-tower WCF shall take immediate appropriate measures to abate the interference or cease operation.
(4) 
Aviation safety. Non-tower WCFs shall comply with all federal and state laws and regulations concerning aviation safety.
(5) 
Radio frequency emissions. No non-tower WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.
(6) 
Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(a) 
All abandoned or unused WCFs and accessory facilities shall be removed within six months of the cessation of operations at the site unless a time extension is approved by the Township.
(b) 
If the WCF or accessory facility is not removed within six months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or associated facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(7) 
Timing of approval. Within 30 calendar days of the date that an application for a non-tower WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. Within 90 calendar days of receipt of a complete application, the Township shall make its final decision on whether to approve the application and shall advise the applicant in writing of such decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the Township's ninety-day review period.
(8) 
Permit fees. The Township may assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a non-tower WCF or $1,000, whichever is less.
G. 
The following regulations shall apply to all non-tower wireless communications facilities that substantially change the wireless support structure to which they are attached:
(1) 
Permitted in all zoning districts subject to regulations. Non-tower WCFs are permitted in all zoning districts subject to the restrictions and conditions prescribed below and subject to the prior written approval of the Township.
(2) 
Standard of care. Any non-tower WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including, but not limited to, the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.
(3) 
Public safety communications. No non-tower WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties. If measurable interference does result from the installation and use of the non-tower WCF, the owner of the non-tower WCF shall take immediate appropriate measures to abate the interference or cease operation.
(4) 
Historic buildings. Non-tower WCFs may not be located on a building or structure that is listed on either the National or Pennsylvania Registers of Historic Places or is defined as an historic resource pursuant to this chapter.
(5) 
Aviation safety. Non-tower WCFs shall comply with all federal and state laws and regulations concerning aviation safety.
(6) 
Maintenance. The following maintenance requirements shall apply:
(a) 
The non-tower WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
(b) 
Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township's residents.
(7) 
Radio frequency emissions. No non-tower WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC.
(8) 
Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(a) 
All abandoned or unused WCFs and accessory facilities shall be removed within six months of the cessation of operations at the site unless a time extension is approved by the Township.
(b) 
If the WCF or accessory facility is not removed within six months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or associated facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(9) 
Timing of approval. Within 30 calendar days of the date that an application for a non-tower WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. Within 90 calendar days of receipt of a complete application, the Township shall make its final decision on whether to approve the application and shall advise the applicant in writing of such decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the Township's ninety-day review period.
(10) 
Bond. Prior to the issuance of a permit, the owner of each individual non-tower WCF shall, at its own cost and expense, obtain from a surety licensed to do business in Pennsylvania and maintain a bond, or other form of security acceptable to the Township Solicitor, in an amount of $25,000 for each individual non-tower WCF, to assure the faithful performance of the terms and conditions of this chapter. The bond shall provide that the Township may recover from the principal and surety any and all compensatory damages incurred by the Township for violations of this chapter, after reasonable notice and opportunity to cure. The owner shall file a copy of the bond with the Township and maintain the same in effect for as long as the non-tower WCF exists.
(11) 
Permit fees. The Township may assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a non-tower WCF, as well as related inspection, monitoring and related costs.
H. 
Non-tower wireless facilities outside the rights-of-way. The following additional regulations shall apply to non-tower wireless communications facilities located outside the rights-of-way that substantially change the wireless support structure to which they are attached:
(1) 
Development regulations. Non-tower WCFs shall be co-located on existing structures, such as existing buildings or tower-based WCFs subject to the following conditions:
(a) 
If the applicant proposes to locate the communications equipment in a separate building, the building shall comply with the minimum requirements for the applicable zoning district.
(b) 
A six-foot-high security fence shall surround any separate communications equipment building.
(c) 
Vehicular access to the communications equipment building shall not interfere with the parking or vehicular circulations on the site for the principal use.
(2) 
Design regulations.
(a) 
Non-tower WCFs shall employ stealth technology and be treated to match the supporting structure in order to minimize aesthetic impact. The application of the stealth technology chosen by the applicant shall be subject to the approval of the Board of Commissioners.
(b) 
Non-tower WCFs, which are mounted to a building or similar structure, may not exceed a height of 15 feet above the roof or parapet, whichever is higher, unless the applicant obtains conditional use approval from the Board of Commissioners.
(c) 
All non-tower WCF applicants must submit documentation to the Township justifying the total height of the non-tower structure. Such documentation shall be analyzed in the context of such justification on an individual basis.
(d) 
Antennae, and their respective accompanying support structures, shall be no greater in diameter than any cross-sectional dimension than is reasonably necessary for their proper functioning.
(3) 
Noncommercial usage exemption. The design regulations enumerated in this subsection shall not apply to direct broadcast satellite dishes installed for the purpose of receiving video and related communications services at residential dwellings.
(4) 
Removal and replacement. The removal and replacement of non-tower WCFs and/or accessory equipment for the purpose of upgrading or repairing the WCF is permitted, so long as such repair or upgrade does not increase the overall size of the WCF or the numbers of antennae.
I. 
Non-tower wireless facilities in the right-of-way. The following additional regulations shall apply to all non-tower wireless communications facilities located in the right-of-way:
(1) 
Co-location. Non-tower WCFs in the right-of-way shall be co-located on existing poles, such as existing utility poles or light poles.
(2) 
Design requirements:
(a) 
WCF installations located above the surface grade in the public right-of-way including, but not limited to, those on streetlights and joint utility poles, shall consist of equipment components that are no more than six feet in height and that are compatible in scale and proportion to the structures upon which they are mounted. All equipment shall be the smallest and least visibly intrusive equipment feasible.
(b) 
Antennae and all support equipment shall be treated to match the supporting structure. WCFs and accompanying equipment shall be painted, or otherwise coated, to be visually compatible with the support structure upon which they are mounted.
(3) 
Compensation for right-of-way use. In addition to permit fees as described above, every non-tower WCF in the right-of-way is subject to the Township's right to fix annually a fair and reasonable compensation to be paid for use and occupancy of the right-of-way. Such compensation for right-of-way use shall be directly related to the Township's actual right-of-way management costs including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other right-of-way management activities by the Township. The owner of each non-tower WCF shall pay an annual fee to the Township to compensate the Township for its costs incurred in connection with the activities described above. The annual right-of-way management fee for non-tower WCFs shall be determined by the Township and authorized by resolution of Township Board of Commissioners and shall be based on the Township's actual right-of-way management costs as applied to such non-tower WCF.
(4) 
Time, place and manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all non-tower WCFs in the right-of-way based on public safety, traffic management, physical burden on the right-of-way, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.
(5) 
Equipment location. Non-tower WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the right-of-way as determined by the Township. In addition:
(a) 
In no case shall ground-mounted equipment, walls, or landscaping be located within 18 inches of the face of the curb.
(b) 
Ground-mounted equipment shall be located underground. In the event an applicant can demonstrate, to the satisfaction of the Township Engineer, that ground-mounted equipment cannot be installed underground, then all such equipment shall be screened, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Township.
(c) 
Required electrical meter cabinets shall be screened to blend in with the surrounding area to the satisfaction of the Township.
(d) 
Any graffiti on the tower or on any accessory equipment shall be removed at the sole expense of the owner within 30 business days of notice of the existence of the graffiti.
(e) 
Any underground vaults related to non-tower WCFs shall be reviewed and approved by the Township.
(6) 
Relocation or removal of facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a WCF in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
(a) 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way.
(b) 
The operations of the Township or other governmental entity in the right-of-way.
(c) 
Vacation of a street or road or the release of a utility easement.
(d) 
An emergency as determined by the Township.
J. 
Wireless communications facilities on Township and Municipal Authority-owned land. Tower-based wireless communications facilities and non-tower wireless communications facilities may be permitted on land owned by the Township and the Caln Township Municipal Authority in all zoning districts as a permitted use in accordance with the provisions of this chapter and subject to the following additional criteria:
(1) 
The Board of Commissioners may permit the tower-based wireless communications facilities to be a maximum height of 180 feet, which height shall include all subsequent additions or alterations. All applicants must submit documentation to the Township justifying the total height of the structure.
(2) 
In addition, when no tower is proposed, antenna(s) may be mounted on an existing building or structure owned and maintained by the Township, when approved by the Board of Commissioners, in which case they shall be constructed to simulate the architectural facade and/or color of the building, structure or object to which they are attached.
(3) 
For a tower-based wireless communications facility, all applicable standards in § 155-93C and D shall apply.
(4) 
For a non-tower wireless communications facility, all applicable standards in § 155-93F, G and H shall apply.
(5) 
The location of the wireless communications facility on the property owned by the Township or Municipal Authority shall be at the absolute discretion of the Board of Commissioners which shall be approved as part of the conditional use application.
A. 
Municipal uses, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, I-1 and I-2 Zoning Districts.
[Amended 2-22-2018 by Ord. No. 2018-04]
B. 
The provisions of this chapter shall not apply to Caln Township nor to any of the following: any lands or buildings of Caln Township or extensions thereof, the use of any premises by Caln Township, and any buildings, lands or premises owned or operated by Caln Township; provided, however, that Caln Township shall comply with any provision of this chapter respecting the preservation of historic sites or structures, as defined under § 155-12, and this municipal exemption shall not apply thereto, and provided further that Caln Township shall comply with all applicable requirements pertaining to public health, safety and general welfare of the community as deemed pertinent by the Caln Township Commissioners.
C. 
Governmental uses shall be permitted by right in the I-2 Zoning District and by conditional use within the TV-1, C-1, C-2 and I-1 Zoning Districts. Unless otherwise exempt from the provisions of this Code, all governmental uses shall comply with the provisions of this Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
A. 
A rental business, as defined under Article II, shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts.
B. 
The following design standards and specifications shall apply to a rental business:
(1) 
A minimum of two acres of net land area shall be required to accommodate the use. In addition, the appropriate minimum and maximum dimensional requirements of the TV-1 and C-1 Zoning District shall apply.
(2) 
The use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Unless otherwise permitted by this section of the Code, there shall be no outdoor storage or display or temporary parking of machinery or equipment between the building line, or where no building exists, the build-to line and the front lot line. For purpose of this regulation, the term "storage or display" means keeping machinery and equipment on the premises in the conduct of the business when it is not off premises during the term of a rental contract.
(4) 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, equipment or machinery kept on or brought to the premises for rent or sale may be displayed between ultimate street right-of-way line and the building setback line. All such equipment and machinery may be displayed in those areas, provided it does not impede or endanger pedestrian and vehicular traffic. If permitted, the total display area shall not be greater than 1,200 square feet within two approved locations in the aggregate and shall be located a minimum of 14 feet from the paved cartway of the abutting street (the display area). All such displayed equipment and machinery shall be removed from the designated display areas at close of business hours and stored either within the building or in the designated and approved outdoor storage area. No equipment and machinery capable of vertical extension displayed in the display area shall be extended to a vertical height exceeding 10 feet in height.
(5) 
Except as otherwise provided in this section of the Code, all machinery, equipment and goods shall be kept, stored and/or displayed either within a building or in a storage yard as shown on the site plan. The storage yard shall not be located within an approved yard area which complies with the appropriate building setback requirements. The storage yard and all outdoor storage of machinery, equipment and goods shall be screened from view of public streets and rights-of-way by the use of a permanently maintained cyclone fence having a minimum height of six feet. The cyclone fencing shall be made opaque by the use of inserts, designed and intended for such purpose to insure the fencing serves its intended purpose. The use of alternative fencing may be considered by the Board of Commissioners as part of the conditional use application.
(6) 
No equipment and machinery capable of vertical extension stored or displayed within the confines of the approved storage yard shall be extended to a vertical height exceeding 40 feet in height. Such vertical height extension shall be limited to the hours of 7:00 a.m. to 5:00 p.m., prevailing time.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site. The landscape plan shall specify a proposed planting scheme to comply with the provisions of § 155-119 (Landscaping) as well as the following requirements:
(a) 
A mixture of evergreen, flowering deciduous and nonflowering deciduous trees and bushes shall be planted in front of the required fencing, as specified by this section of the Code. Unless otherwise specified by the Board of Commissioners, the individual trees shall be staggered along the fence line, at such intervals not exceeding 15 feet on center, along all public streets and property lines.
(b) 
Customer parking areas visible from all public streets or the frontage of the property shall be landscaped, as reasonably required by the Board of Commissioners.
(c) 
A buffer planting strip located on the rental business property shall be required between the proposed use and any contiguous or adjacent residential district or residential use.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the conditional use application is approved by the Board of Commissioners, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
A. 
Flex space, as defined under Article II, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts.
B. 
The following design standards and specifications shall apply to flex space:
(1) 
A minimum of two acres of net land area shall be required to accommodate the use. In addition, the appropriate minimum and maximum dimensional requirements of the C-2 or I-1 Zoning District shall apply.
(2) 
The flex space uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The principal use shall be considered a business or professional office, provided the total gross floor area occupies more than 20% of the flex space building.
(4) 
The subordinate uses may include light manufacturing, assembly, warehousing, distribution, fabrication or finishing facilities, provided that the total gross floor area occupies no more than 80% of the flex space building.
(5) 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, all permitted flex space uses shall be contained within a single building.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed exterior building elevations and plan views.
(5) 
Architectural drawings depicting how the internal footprint of the flex space building will be divided considering the proposed use and space allocation requirements
(6) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(7) 
A traffic impact study shall be conducted in accordance with the provisions of the Caln Township Code in order to assess transportation conditions and needs. The traffic impact study shall be submitted with the conditional use application.
(8) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this Code. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If a conditional use application is approved by the Board of Commissioners, a complete land development plan shall be submitted to Caln Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the Code.
A. 
Other types of land uses, not specifically identified or recognized within this chapter of the Code, may evolve or become commonly acceptable as a reasonable use. It is the purpose of this section to provide for all reasonable and appropriate land uses and to establish a mechanism for the inclusion of such land uses within Caln Township.
B. 
All undefined or other reasonable land uses that are not recognized by this Code shall be permitted by conditional use within the I-1 Zoning District.
C. 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, the following design and development requirements shall apply to all undefined or other reasonable land uses which are not recognized by this Code:
(1) 
A minimum of 20 acres of net land area shall be required to accommodate the undefined use. Depending upon the complexity or intensity of the proposed undefined land use, the Board of Commissioners may consider a reduction of the minimum area requirement; however, in no case shall the minimum lot size be reduced to less than five contiguous net acres of land.
(2) 
The undefined use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Depending upon the complexity or intensity of the undefined use, the Board of Commissioners shall establish the minimum and maximum dimensional requirements as part of the conditional use application. These provisions shall include the lot width, setback requirements (front, side and rear), height, building coverage and lot coverage requirements for the undefined use.
D. 
As part of the conditional use application, the Board of Commissioners shall consider the following information and documentation submitted to Caln Township on behalf of the applicant:
(1) 
The applicant shall submit a request for inclusion of an undefined or other reasonable land use that is not recognized as part of the Code, with illustrations and complete documentation that completely describes the land use activity and the manner in which it differs from the permitted uses defined or permitted by the Code.
(2) 
Prior to the commencement of the conditional use hearing, the Zoning Officer shall review the submission and advise the Planning Commission and Board of Commissioner if the application meets the purpose and objective of this section of the Code.
(3) 
The applicant shall provide evidence that the undefined use shall comply with all provisions established within the Code. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the conditional use application, the applicant shall consult with the Caln Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
E. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and/or land development plan shall be submitted to Caln Township for review and consideration. The subdivision and/or land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the Code.
[Added 8-9-2012 by Ord. No. 2012-03]
A. 
A solar energy production facility as defined in Article II shall be permitted by conditional use in the I Institutional Zoning District.
B. 
The following design standards and specifications shall apply to solar energy production facilities:
(1) 
Net lot area. A minimum of five acres of net lot area shall be required to accommodate the use.
(2) 
Maximum height. The maximum height of all buildings or structures in the facility shall be 25 feet.
(3) 
Facility design. The design of the facility shall conform to applicable industry standards, including those of the American National Standards Institute. The applicant shall submit to the Township prior to issuance of building permit certificates of design compliance obtained by the equipment manufacturers from Underwriters Laboratories (UL), IEEE, Solar Rating and Certification Corporation (SRCC) or other similar certifying organizations.
(4) 
Construction standards. The facility shall be constructed in compliance with the applicable Township building codes and the Pennsylvania Uniform Construction Code, Act 45 of 1999, as amended (UCC), the National Electric Code, and any regulations adopted by the Pennsylvania Department of Labor and Industry as they relate to the UCC, except where an applicable industry standard has been approved by the Department of Labor and Industry under its regulatory authority.
(5) 
Lighting. The facility shall not be artificially lighted except to the extent required by safety or by any applicable federal, state or local authority. Any lighting used shall be energy efficient.
(6) 
No advertising. The facility shall not display any advertising, except for reasonable identification of the panel, inverter or other equipment manufacturer, and the facility owner.
(7) 
Safety measures. The facility shall be enclosed by a fence, barrier or other appropriate means to prevent or restrict unauthorized persons or vehicles from entering the property. The specifications and details of the fence or barrier shall be approved by the Board as part of the conditional use approval. Clearly visible warning signs shall be placed on the fence, barrier or at the facility perimeter to inform individuals of potential voltage hazards. On-site transmission and power lines shall, to the maximum extent practicable, be placed underground. The storage of batteries which are capable of storing the electrical power output of the solar energy production facility shall be prohibited on site. Any facility or equipment which is used to store the energy output from the solar energy production facility must be approved by the Board of Commissioners.
(8) 
Setbacks and screening. All structures and buildings associated with a solar energy production facility shall be set back from the nearest property line a distance of not less than 25 feet; however, as part of the conditional use approval, the Board of Commissioners may modify the appropriate setback based on the site characteristics, topography and the abutting land uses. Each facility shall be screened by a buffer yard to create a continuous visual screen between the facility and a person standing at ground level on an adjacent lot. Such buffer yard shall be comprised of fencing or landscaping or some combination thereof and shall comply with the provisions in § 155-119.
(9) 
Decommissioning. The applicant must agree to the following as conditions of the issuance of land development approval and issuance of a building permit for a solar energy production facility:
(a) 
If the applicant ceases operation of the energy project or begins but does not complete construction of the project, the applicant shall restore the site according to a restoration plan approved by the Board of Commissioners as part of the conditional use approval.
(b) 
The owner of the facility shall notify the Township immediately upon cessation or abandonment of the operation. The owner shall be responsible for the removal of the facility within six months from the date the applicant ceases use of the facility or the facility becomes obsolete. The owner shall then have 12 months in which to restore the subject property in accordance with the restoration plan approved by the Board. At the time of issuance of the permit for the construction of the facility, the owner shall provide financial security in form and amount acceptable to the Township and approved as part of the conditional use decision to secure the expense of dismantling and removing said structures and restoring the property in accordance with the restoration plan approved by the Board.
(10) 
Glare. The solar energy production facility shall not create glare or light pollution which creates a safety hazard or a public nuisance.
(11) 
Vehicular access. Each solar energy production facility shall be provided with a means of vehicular access to and from a public or private road.
(12) 
Hazardous materials. The solar energy production facility shall not contain hazardous substances as that term is defined in the Pennsylvania Hazardous Sites Cleanup Act, 35 P.S. § 6020.101 et seq.
(13) 
A solar energy production facility shall be serviced by a public water supply for fire-fighting purposes only.