Township of Greene, PA District Use Regulations

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

[Amended 2-27-2004 by Ord. No. 2004-7; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	Up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(5)

Federal, state, and local municipal buildings and uses and essential services and essential service facilities.

(6)

Riding stables, subject to Article V, § 105-29.

(7)

Conversions of existing single-family detached dwellings to two-family dwellings, provided that each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwelling to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-16 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-16. In the event any conversion project is subject to state approvals, such approval must be obtained prior to Township approval.

(8)

Sales offices shall be permitted as an accessory use to any residential development in excess of 15 lots or dwelling units. Any such sales office shall be housed in a building in keeping with the principal residential character of the property and comply with the applicable sign provisions of § 105-34A(1)(e) of this chapter.

(9)

(10)

Solar energy conversion systems. Residential application of solar energy conversions systems shall be permitted in the Agricultural Residential District, subject to the following conditions:

[Added 4-10-2018 by Ord. No. 2018-1[1]]

(a)

A solar energy system may be roof-mounted or ground-mounted.

[1]

The height of roof-mounted systems on the principal building shall not extend more than three feet above the finished roof to which it is mounted. In no instance shall any part of the system extend beyond the edge of the roof.

[2]

Solar energy systems are prohibited in front yards and shall not extend beyond the front wall of the principal building. Ground-mounted systems and systems attached to accessory buildings shall be set back not less than 15 feet from any side or rear property line.

(b)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection A(10)(c) through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(c)

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

[2]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

(g)

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

[1]

Mechanical equipment shall be screened from any adjacent property. The screen shall consist of shrubbery, trees or other noninvasive plant species which provide a visual screen. In lieu of a planting screen, a decorative fence may be used.

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(h)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(i)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

(j)

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturers and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

(k)

Public input.

[1]

Upon request, the Township Supervisors reserve to themselves the right to grant waivers of the setback or height requirements, provided the waiver will not present any undue hardships on the adjoining property.

[2]

In granting waivers under this section, the Township Supervisors shall take into consideration the support or opposition of adjacent property owners in granting waivers of setback or height requirements.

(l)

Easements.

[1]

On new site development plans that propose to provide for solar energy systems, prior to approval of the plan there shall be a notation on the plan that restrictions have been placed on the lots in question concerning the placement of structures and vegetation as they relate to small-scale solar energy systems.

[2]

On the new site development plans that propose to provide for solar energy systems, the applicant must provide for an easement for solar access to be placed on the deeds of those lots proposed for a small-scale energy system and all adjoining lots in the approved development.

[1]

Editor's Note: This ordinance also redesignated former Subsection A(10) as A(11).

(11)

Accessory buildings and uses customarily incidental to a permitted use.

Conditional uses (Additional requirements are in Article X):

(1)

Outdoor recreation facilities such as playgrounds, fishing and hunting clubs, swimming pools, tennis courts, and similar uses, subject to the following conditions:

[Amended 8-25-2009 by Ord. No. 2009-7]

(a)

That a minimum of five contiguous acres be available for the project.

(b)

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

(c)

Along all property lines adjacent to a residential use, screening shall be provided.

(d)

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

(2)

Golf courses as defined in § 105-64, subject to the following conditions:

[Added 8-25-2009 by Ord. No. 2009-7[3]]

(a)

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited. All exterior lighting shall be shielded from adjacent properties and streets.

(b)

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

(c)

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

[3]

Editor's Note: This ordinance also redesignated former Subsection B(2) through B(5) as Subsection B(6) through B(9), respectively.

(3)

Country clubs as defined in § 105-64, subject to the following conditions:

[Added 8-25-2009 by Ord. No. 2009-7]

Golf course standards: A golf course or the golf course component of a country club shall meet the following standards:

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

The course shall be comprised of at least nine holes.

(b)

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

(c)

Minimum area occupied, maintained and operated as the golf course shall not be less than 100 contiguous acres for a nine-hole course or 180 contiguous acres for an eighteen-hole course. The area of any golf course shall be delineated on the conditional use plan and shall include the area of all greens, all tees, all fairways, typical and/or delineated rough areas, and cart path alignments necessary to reasonably play the course. Easements over private property may be included to allow errant ball retrieval (which easements shall not be included in the area of the golf course) and cart path alignment connections.

(d)

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

(e)

A clubhouse, pro shop, pool, pool house, driving range and tennis courts shall be permitted. New facilities and any extensions and additions to any such facilities in existence prior to the effective date of this provision shall be a minimum of 150 feet from any existing exterior perimeter property line of the proposed golf course or country club property.

(f)

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

(g)

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

(h)

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

(i)

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

(j)

No outdoor storage of maintenance equipment shall be permitted.

(k)

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

(l)

The applicant shall provide documentation, prepared by a professional engineer or geologist, that no well within the radius of influence, or, at a minimum, within 1/4 mile of any water source, will be adversely impacted by the water usage for the golf course(s).

(m)

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

(n)

In general, the golf course(s) shall be designed so as to minimize the environmental impact thereof. The golf course(s) shall be designed in accordance with Chapter 80 of the Township Code. In addition, the golf course(s) shall be designed so as to minimize the need for fertilizers, minimize site grading, and utilize primarily native vegetation.

(o)

Golf cart crossings.

[1]

At-grade golf cart crossings at existing state and Township roads shall be prohibited; provided, however, that any golf course in existence prior to the effective date of this provision shall be exempt from such prohibition, but shall comply with the requirements of Subsection B(4)(o)[2] below.

[2]

All golf cart crossings shall comply with PennDOT regulations and requirements pertaining to required minimum site distances for private driveways (Greene Township Subdivision and Land Development Ordinance,[4] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.

[4]

Editor's Note: See Ch. 85, Subdivision and Land Development.

(5)

Country club or golf course – expanded use. If either of these uses desires to offer expanded use facilities or activities, as defined in § 105-64 of this chapter, they must comply with the following additional conditions:

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

Signs and advertising structures.

[1]

Identification. Clubs or courses located in a residential district shall be allowed a single identification-type sign. Said sign shall be limited to identifying the club or course entrance with no advertising or separate listing of expanded uses permitted. Such sign may not exceed 32 square feet in size nor eight feet in height and may be illuminated.

[2]

Signs which display or otherwise indicate the availability of facilities and services of any expanded use shall not be visible beyond the boundary of the club or course property.

(b)

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

(c)

Parking shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets, unless a waiver of the screening requirement is granted by the impacted adjacent property owner.

(d)

Any new country club or golf course involving expanded use facilities, or expansion of an existing country club or golf course to include expanded use facilities, shall be subject to setbacks of 150 feet where the expanded facilities are to be developed.

(e)

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

[Added 1-27-2015 by Ord. No. 2015-4]

[1]

Fitness centers.

[2]

Health spas.

[3]

Salon and barber services.

[4]

Massage therapy business, as defined in this chapter.

[5]

Restaurant and ballroom facilities not to exceed 5,000 square feet.

(6)

Campgrounds, trailer or recreational vehicle camps, subject to the following conditions:

(a)

Any site shall occupy a lot area of not less than 10 acres and no building shall be erected within 100 feet of a public road or lot line.

(b)

The maximum length of any building shall not exceed 150 feet. Distance between buildings shall not be less than 25 feet.

(c)

There shall be a minimum of two points of ingress and egress.

(d)

All camps shall have a sewage disposal system and water supply system approved by the State Department of Environmental Protection.

(e)

Common open space. All trailer camps shall provide not less than 20% of the total land area for common open space purposes. Common open space shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located and easily accessible to all campers.

(f)

Lot size and park density. Each trailer lot shall be a minimum of 50 feet wide and 60 feet deep. The park density shall not exceed 15 trailers per gross acre.

(g)

Setback. No trailer, tent, building, etc. shall be located closer than 15 feet to any internal street.

(7)

Farm markets. Retail establishments located on the same property as the principal farming operation, and which function as outlets for local farm products and related products which are supplementary or compatible with the farm products may be permitted subject to the following standards:

(a)

The principal farming operation on which the farm market is proposed to be located shall contain a minimum of 20 acres.

(b)

The farm market building shall be of one-story and not exceed 3,000 square feet of floor area.

(c)

The farm market building shall be set back a minimum of 75 feet from the street right-of-way and be located no closer than 50 feet from the side and rear property lines.

(d)

Each application shall be accompanied with a report listing the products to be sold consistent with the farm market definition.

(e)

Along each property line which is adjacent to a residential district or existing residence, screening shall be provided as defined in this chapter.

(f)

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence, residential district or street.

(g)

Each application shall be accompanied with a plan as set forth in § 105-50A(7) and (8) indicating parking and circulation, and landscaping arrangements. Parking spaces as a minimum shall be provided at the rate of seven spaces per 1,000 square feet of floor area.

(h)

Each application for a land use permit shall include a parking and circulation plan design in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

[Amended 7-27-2010 by Ord. No. 2010-3]

(i)

A landscaping plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the installation of all landscaping and screening according to the approved landscaping plan. The proposed landscaping plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

(j)

Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).

[Amended 2-27-2004 by Ord. No. 2004-1]

(8)

Bed-and-breakfast inns. The rental of rooms on a temporary basis with an arrangement to provide breakfast to the renter, commonly known as "bed-and-breakfast inn." Such use may be granted as a conditional use provided that the bed-and-breakfast inn does not adversely affect the residential character of the neighborhood and that such use is carried on in an existing residential structure. Further, the structure must have been constructed prior to 1940.

(a)

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

(b)

Primary use of the building shall remain residential.

(c)

The quarters to be utilized by the guests and the occupants of the premises shall be in the principal residential structure. Separate structures, accessory buildings and garages are not permitted to be used as living units or sleeping rooms.

(d)

One off-street parking space shall be provided for each sleeping area designated for guests.

(e)

Serving of meals to overnight guests shall be limited to breakfast only.

(f)

Each room that is designated for guest occupancy must be provided with a smoke detector.

(g)

No exterior modification or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for operations living quarters only, necessary to accommodate the change of use to bed-and-breakfast inn.

(h)

No more than two signs shall be placed upon the premises of this use, unless such property fronts on more than one street, in which event two additional signs may be erected on each additional street frontage. The size of these signs shall not exceed 10 square feet in sign area for each sign.

(i)

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(8)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

[Added 7-10-2018 by Ord. No. 2018-4]

[1]

The applicant must submit a separate conditional use application for accessory uses. As part of the application process, the applicant shall contact the Pennsylvania Municipal Code Alliance, Inc. to determine if building and/or occupancy permits may be required and their response shall be submitted as part of the conditional use application.

[2]

Accessory uses shall be limited to 125 guests.

[3]

Except as provided in Subsection B(8)(i)[4] next following, accessory uses shall be limited to the interior space of the structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.

[4]

Accessory uses may occur outside of the structure provided it is located on a single parcel no less than four acres in size.

[5]

Accessory uses shall occur only between the hours of 9:00 a.m. and 10:00 p.m. prevailing time.

[6]

A parking and circulation plan shall be required per § 105-29 and shall provide at least one off-street parking space for every two guests as well as one off-street parking space for every staff member.

[7]

Any exterior lighting proposed shall require submission of a lighting plan per § 85-40.2. No lighting shall spill over onto adjoining property.

[8]

If required, screening shall be per § 85-40.1B.

(9)

Sanitary landfills. Sanitary landfills shall be considered conditional uses as follows. New sanitary landfills and expansions of existing sanitary landfills, designed and permitted in accordance with the rules and regulations promulgated under Act 97, the Pennsylvania Solid Waste Management Act of 1980,[5] as amended, shall be permitted as a conditional use subject to the following conditions and performance standards:

(a)

The actual landfill area shall comply with the following minimum setback requirements:

[1]

Two hundred feet from any property line.

[2]

Five hundred feet from any occupied building or structure, or any private water supply.

[3]

Twenty-five hundredths mile (1,320 feet) from any public water supply.

(b)

The storage, maintenance and repair of motor vehicles and collection containers operated by the landfill for the collection and transport to the site of the landfill by its local hauling company involved in the collection of solid waste legally acceptable by the landfill shall be accepted as a use accessory to the landfill activities; provided, however, all such activities shall be subject to all of the terms and conditions otherwise applicable to the ownership and operation of the landfill itself.

[Amended 12-27-2005 by Ord. No. 2005-7]

(c)

Screening, as follows shall be provided by the owner along all of the property and street boundary lines separating the landfill from adjacent uses. If the proposed screening is to be in the form of vegetation, the following standards shall apply.

[1]

A minimum of three rows of trees, shrubs, or other vegetation shall be planted to produce the desired visual barricade.

[2]

At least two different species of trees, shrubs, or other vegetation shall be utilized. Selected species shall exhibit different tolerances to insects and disease.

[3]

Species selected must be capable of producing the desired visual barricade within two years of planting.

[4]

Prompt replacement of any dead species shall be required.

(d)

The following security measures shall be provided:

[1]

Adequate fencing shall be provided at any point where vehicular access into the landfill may be possible.

[2]

All access points into the landfill shall be provided with gates that can be locked to prevent unauthorized entry during times of non-operation.

[3]

Adequate security lighting shall be provided only at points of vehicular access, such as the front gate, scale house, other areas of public entry.

(e)

The landfill shall have an adequate number of employees to operate in accordance with Section 26, Chapter 75 of the State Solid Waste Managements Rules and Regulations.

(f)

The landfill shall have posted, in a conspicuous location, the days and hours of operation.

(g)

A washdown facility shall be provided to clean off refuse vehicles prior to their entry onto the public road. However, all mud or debris shall be kept off the public road and adjoining lands.

(h)

An operations plan shall be provided for all landfill operations which shall include the following:

[1]

Procedures to be followed for compliance with Section 26, Chapter 75 of the Solid Waste Management Rules and Regulations regarding operation standards for sanitary landfills.

[2]

A schedule of operation hours provided that no operation commences prior to 6:00 a.m. or after 7:00 p.m. prevailing time.

[3]

Procedure for the removal of any mud or debris on any public road from the ingress or egress of landfill traffic.

(i)

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less shall be provided and include the following items:

[1]

North arrow, scale and date.

[2]

Topographic contour lines.

[3]

All property lines including a metes and bounds description and the size of the property expressed in acres or square feet.

[4]

The location of all existing building, structures, streets and streams within 50 feet of the proposed landfill.

[5]

The location of the proposed landfill on the property, and the staging of activities.

[6]

The location of proposed building, structures, storage areas, access roads and washdown facility associated with the proposed landfill operation.

[7]

The location of security fences, gates, lights, and signs.

[8]

The location and description of required screening.

[9]

The location and description of any erosion and sedimentation control measures.

(j)

A vicinity plan drawn at suitable scale shall be provided indicating the following:

[1]

The location of the proposed landfill with respect to all other land uses within one mile of the proposed landfill.

[2]

The location of all existing private and/or public wells within one mile of the proposed landfill.

[3]

The traffic routes that will be the primary ingress and egress routes.

(k)

The provisions of § 105-51E of this chapter relevant to performance standards procedures shall apply to sanitary landfill operations.

[5]

Editor's Note: See 35 P.S. § 6018.101 et seq.

(10)

Surface mining. Sandpits, slate pits, and related surface mining operations both new and expansions of existing operations, which are subject to the Commonwealth of Pennsylvania, Department of Environmental Protection, Bureau of Surface Mine Reclamation, are subject to the following Standards, as well as the applicable provisions in Article X of this chapter:

(a)

Surface mining operations shall include sandpits, gravel pits, peat bogs, removal of topsoil or rock, or the removal of any natural resource or mineral from the land or ground.

(b)

An individual, corporation or entity, proposing such activity shall verify compliance with the licensing requirements by the Pennsylvania Department of Environmental Protection.

(c)

The land shall be proven to contain mineral deposits of a demonstrable economic value.

(d)

Surface mining operations shall comply with the following minimum setback requirements:

[1]

One hundred feet from any property line, public road, cemetery or stream bank.

[2]

Five hundred feet from any occupied building or structure, park, or community institutional building, or private or public water supply.

(e)

Stockpiling shall not be conducted closer than 200 feet to any property line or public road.

(f)

All extraction, processing and stockpiling operations shall be screened as defined in this chapter and a plan of such screening shall be submitted to the Township prior to conditional use approval. If the proposed screening is to be in the form of vegetation, the following standards shall apply:

[1]

A minimum of three rows of trees, shrubs, or other vegetation shall be planted to produce the desired visual barricade.

[2]

At least two different species of trees, shrubs or other vegetation shall be utilized. Selected species shall exhibit different tolerances to insects and disease.

[3]

Species selected must be capable of producing the desired visual barrier within two years of planting.

[4]

Prompt replacement of any dead species shall be required.

(g)

The following security measures shall be provided:

[1]

Prior to the commencement of surface mining operations, a physical barricade shall be constructed enclosing the area actively being excavated in accordance with the following standards: Fencing shall be at least six feet high and constructed of wire mesh fabric and barbed wire across the top.

[2]

All access openings shall be provided with gates that can be locked to prevent unauthorized entry during periods of non-operations.

[3]

Warning signs stating the nature of the operation shall be conspicuously posted around the perimeter of the operation.

(h)

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less, shall be provided and include the following items:

[1]

North arrow, scale, and date.

[2]

Topographic contour lines.

[3]

All property lines including a metes and bounds description and the size of the property expressed in acres or square feet.

[4]

The location of all existing buildings, structures, cemeteries, streets, wells, and streams within 500 feet of the property proposed for surface mining operation.

[5]

The location of the proposed surface mining operation and the staging of operations if applicable.

[6]

The location of proposed stockpiles, sedimentation ponds, access roads and buildings associated with the proposed operation.

[7]

The location of security fences, gates, and signs.

[8]

The location and description of required screening.

[9]

The location and description of all erosion and sedimentation control measures.

(i)

A traffic circulation plan drawn at a suitable scale shall be provided indicating the following:

[1]

The location of the proposed operation with respect to major traffic arteries.

[2]

The proposed vehicular routing both to and from the proposed operation.

[3]

The proposed traffic circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

(j)

An operation plan shall be provided for all surface mining operations and shall include the following:

[1]

Procedures to be followed for compliance with Section 102, Chapter 77 of the Department of Environmental Protection Rules and Regulations.

[2]

A schedule of operational hours, provided that:

[a]

No surface mining operations commence prior to 6:00 a.m. or after 7:00 p.m. prevailing time; and

[b]

All required blasting shall be confined to the hours between 8:00 a.m. and 5:00 p.m. prevailing time.

[3]

Procedures for the removal of mud or debris on any public road resulting from the ingress or egress of vehicular traffic from the operation. Said mud or debris shall be removed at the end of each working day, or more frequently if needed during the working day.

[4]

Procedures for dust control shall include the following:

[a]

Access roads shall be maintained with a dustless surface from the connecting public roadway to a point within 100 feet of any loading area.

[b]

Stockpiling of any material shall be in such a manner as to prevent dust from blowing onto adjacent properties.

[5]

Procedures for controlling erosion and sedimentation resulting from the proposed operation as required by the Department of Environmental Protection and consistent with erosion and sedimentation control measures included in this chapter and Chapter 80, Stormwater Management.

[6]

Procedures for the ultimate closing and reclamation of the proposed operation as required by the Department of Environmental Protection.

(k)

The provisions of § 105-51E of this chapter relevant to performance standards procedure shall apply to surface mining of sites.

(11)

Personal wireless or cellular telecommunication facilities. The location of personal wireless or cellular telecommunication facilities shall be permitted as a conditional use, subject to the following conditions:

(a)

Such facility with a tower shall be subject to minimum lot size of 60,000 square feet; minimum yard requirements of 50 feet to all property lines, and maximum height of a freestanding tower at 200 feet and of any building at 40 feet.

[Amended 4-26-2006 by Ord. No. 2006-2]

(b)

If the tower is attached to an existing structure or building, this facility shall be subject to a maximum height of 50 feet above this structure or building.

(c)

The following buffer plantings shall be located around the perimeter of the security fence:

[1]

Screen plantings shall be planted that consists of either a hedge, three feet on center maximum, or a row of evergreen trees planted 10 feet on center maximum.

[2]

Existing vegetation (trees and shrubs) shall be preserved to the maximum extent possible.

(d)

An eight-foot-high security fence shall completely surround the tower (and guide wires if used) and equipment building.

(e)

The tower shall be designed and constructed to all applicable standards of the American National Standards Institute, ANSI/EIA 222-E manual, as amended.

(f)

A soil report complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA 222-E, as amended, shall be submitted to the Township Supervisors to document and verify the design specifications of the foundation for the tower and anchors for the guide wires if used.

(g)

Towers and antennae shall be designed to withstand wind gusts of at least 100 miles per hour.

(h)

An antenna may not be located on a building or structure that is listed on a national or state historic register or is in an existing or eligible historic district.

(i)

It shall be fully automated and unattended on a daily basis and shall be visited only for periodic maintenance and emergency repair.

(j)

Elevations of existing and proposed structures showing all dimensions for antennae, tower and equipment shall be presented.

(k)

Compliance with all federal and state laws and regulations concerning aviation safety shall be demonstrated consistent with § 105-15 of this chapter.

(l)

If this use is adjacent to a residential district or dwelling or public grounds and buildings, the setback from any property line shall be a distance of at least that equal to the height of the tower.

(m)

If this use is abandoned for a two-year period, the entire facility shall be removed.

(12)

Animal husbandry, milk processing, livestock production, including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animal and domestic cats and dogs if the total amount of animals exceeds the amount as is indicated on the following schedule shall be permitted as a conditional use subject to the following conditions and performance standards:

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage animals for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or more	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a nutrient management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

[1]

Such plan shall accompany any land development, land use permit or building permit application. It shall be reviewed, approved or rejected by the Planning Commission. The manure management plan shall include provisions for the control of runoff and, when buildings housing animals are within 200 feet of any property line, potable water supply, occupied residential dwelling, surface water body and stormwater drainage channel, excluding the property owner or lessee farmer’s residence, the plan must specifically state what measures, if any, are included to insure stormwater flows will not flow through or around the building and across property lines or in any other way flow off the property or affect potable water supplies on adjoining property. If the proposed conditional use is an expansion of an existing building housing farm animals, a plot plan shall be prepared by a registered professional engineer or registered professional land surveyor certifying that the minimum setback requirements have been met. If the proposed conditional use does not qualify as described above, a land development plan shall also be required for submission.

[Amended 7-27-2010 by Ord. No. 2010-3]

[2]

The manure management plan shall include a statement that periodic inspections by the Township Zoning Officer will be conducted to verify that conditions of the plan have been met and continue to be in compliance.

[3]

When the manure management plan includes the use of leased or rented land for disposal of manure, a lease or rental agreement specifically stating that manure disposal is permitted on the leased or rented property shall be included.

[4]

Disposal of dead animals must be in full compliance with the Pennsylvania Domestic Animal Act. In no event shall dead animals be piled or stored on the premises for a period in excess of 24 hours except in compliance with the Pennsylvania Domestic Animal Act and all other Pennsylvania Department of Health, Department of Environmental Protection and Department of Agricultural Regulations.

(13)

More than one energy conversion system will be permitted as a conditional use, subject to the following standards. The foregoing notwithstanding, no system may be located within the area established as the Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-6]

(a)

Required setbacks.

[1]

Wind turbines shall be set back from all property lines, public rights-of-way and utility easements a distance equal to 1.5 times the total extended height.

[2]

Wind turbines and tower bases shall be set back from all adjacent residences, residential subdivisions and land developments of a density of three or more dwelling units per acre a distance equal to three times the total extended height.

(b)

Tower height.

[1]

The total extended height of the wind energy conversion system shall not exceed 55 feet.

[2]

No wind energy conversion system shall be constructed, altered or maintained so as to project above any imaginary air space surfaces described in the Federal Aviation Administration regulations.

[3]

Stand-alone systems and wind-measuring devices shall be restricted to 55 feet for the maximum total extended height.

(c)

Maximum sound levels.

[1]

Sound produced by the wind turbine under normal conditions as measured at the property line shall not exceed 55 decibels. Sound levels, however, may be exceeded during short-term events such as severe wind storms or power utility outages.

[2]

Methods for measuring and reporting sound levels from wind turbines and wind energy conversion systems shall be equal to or exceed the minimum precision operating standards described by the American Wind Energy Association.

(d)

Equipment certification.

[1]

Wind turbines must be certified by the American Wind Energy Association, the American National Standards Institute and the Equipment Manufacturers Underwriter Laboratories.

[2]

Wind energy conversion systems shall depict on certified engineered drawings the tower, base, footings, foundation, guy wires, electrical components and soil conditions. The site plan shall also show the location of all existing buildings and structures within 150 feet of such system.

(e)

Access limitations.

[1]

No wind turbine blade at its lowest point shall be closer to the surface of the ground than 15 feet. Any foot pegs or rungs within 15 feet above ground surface of a freestanding tower with a wind turbine or electrical equipment shall be removed to prevent unauthorized entry. For latticed or guy-wired towers, sheets of metal or wood may be fastened to the bottom section such that it cannot be readily climbed.

[2]

All access doors to wind turbines and electrical equipment shall be appropriately locked or fenced.

(f)

Accessory use prohibitions.

[1]

All signs except for identification of owner, manufacturer or installer and appropriate warnings shall be prohibited.

[2]

No illumination of the wind turbine or tower shall be allowed unless required by the Federal Aviation Administration.

[3]

Reasonable efforts shall be made to eliminate shadow flicker on adjacent property occupied buildings.

[4]

No satellite or microwave discs and no television or radio antennas shall be attached to this system.

(g)

Abandonment.

[1]

If a wind turbine is inoperable for six consecutive months, the property owner will be notified to restore the wind energy conversion system to an operable condition within 30 days.

[2]

If the property owner fails to do this, removal of the wind turbine from the tower will be required for public safety reasons.[6]

[6]

Editor’s Note: Former Subsection B(14), regarding solar energy conversion systems, which immediately followed, was repealed 4-10-2018 by Ord. No. 2018-1.

(14)

Agricultural equipment sales and service facilities.

[Added 10-25-2022 by Ord. No. 2022-5]

(a)

Agricultural equipment sales and service facilities, subject to the following criteria:

[1]

All service and/or repair activities shall be conducted within a completely enclosed building.

[2]

Maximum impervious (lot) coverage (of all uses on lot): 20%.

[3]

The facility shall be located on a contiguous parcel of land under single ownership having a land area of no less than 100 acres.

[4]

No part of the facility shall be within 300 feet of any existing occupied residence (excluding the farm dwelling).

[5]

All buildings associated with the facility shall be subject to a minimum setback distance of 150 feet from all property lines and road rights-of-way.

[6]

The property on which the facility is located must have no less than 500 feet of frontage on and direct access to an arterial or major collector road as identified in the Township Comprehensive Plan (as amended) in order to accommodate the expected type and volume of road traffic to be generated by the facility.

[7]

No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the service or repair operation shall be permitted.

[8]

All exterior areas for the display of new and/or used equipment offered for sale shall be subject to lot coverage requirements and screened from adjoining residentially used property.

[9]

One sign having a gross surface area of no more than 120 square feet shall be permitted.

[10]

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directed toward any adjoining residentially used property.

[11]

All vehicles and/or machinery being serviced or repaired shall be removed from the premises within 30 days following completion of any service or repairs unless being offered for sale on site.

[12]

The use of the agricultural equipment service facility shall discontinue if the associated agricultural equipment sales no longer operates.

[13]

Applicants shall furnish evidence that the storage and disposal of materials will be accomplished in a manner that complies with state and federal regulations.

[14]

Applicants shall provide an interior parking and circulation plan demonstrating adequate fire and EMS apparatus access to and throughout the premises.

[15]

Applicants shall provide emergency services Knox-Box® access prior to the issuance of a certificate of occupancy.

(b)

For purposes of this § 105-6B(14), "facility" shall be the portion of the property being utilized for agricultural equipment sales and service and shall include the area of display as well as associated buildings and parking but shall not include any area(s) utilized for stormwater management.

§ 105-7 Low-Density Residential District (R-1).

Permitted uses:

(1)

Single-family detached dwellings.

(2)

Two-family, semidetached dwellings.

[Amended 5-14-2013 by Ord. No. 2013-2]

(3)

Churches or similar places of worship.

(4)

Agriculture and agriculturally related operations as follows:

(a)

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

(b)

Granaries, sawmills, and similar agriculturally related activities.

(c)

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

[Amended 4-27-1999 by Ord. No. 99-2]

(d)

(e)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	Up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(5)

Public and private schools, day care and geriatric centers and similar institutions, provided that all outside active play areas are screened from adjacent properties.[1]

[1]

Editor's Note: Former Subsection A(6), Planned residential developments, which immediately followed this subsection, was repealed 1-23-2024 by Ord. No. 2024-1. This ordinance also provided for the redesignation of Subsection A(7) through (15) as Subsection A(6) through (14), respectively.

(6)

Individual mobile homes.

(7)

Federal, state, and local municipal buildings and uses and essential services.

(8)

(9)

Cemeteries and related uses provided no graves or structures shall be located within 50 feet of any property line of the cemetery and screening shall be provided along all property lines of the cemetery, excluding the street property line. The minimum lot area for the development of a cemetery shall be 10 acres except where a cemetery is located on the same lot as a church.

(10)

Conversions of existing single-family detached dwellings to two-family dwellings provided each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-17 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-17. In the event any conversion project is subject to state approval(s); such approval(s) must be obtained prior to Township approval.

(11)

Stand-alone, off-grid wind power systems shall be permitted as an accessory use, provided these systems shall not project more than 10 feet above the actual roofline nor may they exceed the maximum building height of 40 feet. Only one wind turbine per residential use and up to three wind turbines per nonresidential use may be located on a single lot or tract of land. The units may not be located in the front or side yards and must be set back from the property line a distance of 1.5 times the total extended height of the system. No system may be located within the area set aside as the Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-6[2]]

[2]

Editor’s Note: This ordinance also redesignated former Subsection A(12) as Subsection A(13) [now A(14)].

(12)

Higher learning campus with expanded uses, subject to the following conditions:

[Added 1-27-2015 by Ord. No. 2015-4[3]]

(a)

The primary purpose of the facility shall be to provide higher learning opportunities to the community.

(b)

The campus shall perpetually consist of two or more buildings on a minimum of 50 contiguous acres, which shall not be subdivided for the purpose of expanded uses identified herein.

(c)

The campus shall remain under single ownership.

(d)

The campus may provide the following amenities intended to primarily serve the student and staff population:

[1]

Dining facilities for students, staff, and guests.

[2]

Housing for students and staff with overnight accommodations for guests and visitors.

[3]

Recreation and fitness centers and athletic facilities, which may also serve the public.

[4]

Health care facilities to provide for the needs of students and staff. Except in the case of emergencies, said facilities shall not be routinely available to visitors, guests or the general public.

[5]

Campus administrative and business offices, faculty and academic counseling offices, research facilities, and maintenance facilities.

[6]

Conference center facilities and performing arts facilities, which may also serve the public.

[7]

Personal service shops, including, but not limited to, barbers/beauticians, seamstresses/tailors, laundry services, thrift shops, snack shops, banking facilities, mail and parcel delivery services, bakeries, and shops for school supplies and convenience items, provided such shops are primarily for serving the student and staff population, guests and visitors. There shall be no signs or other advertisement of the availability of these facilities to the general public.

(e)

The following business activities (expanded uses) may be permitted on campus to supplement the primary educational use of the facility and, in that capacity, may provide products and/or services to the general public. In the event the primary higher learning campus closes or ceases to operate, all expanded use activities shall similarly cease operations. The lessor shall incorporate language to this effect into all lease agreements.

[1]

Business services.

[2]

Professional services.

[3]

Veterinary clinics and pet care.

[4]

Photography, art and/or music studios.

[5]

Repair services.

[6]

Automotive repair and maintenance shops, excluding body work and painting. No parking or storage of vehicles shall be permitted outside. All service and repair of vehicles shall be conducted in a completely enclosed building, although doors to any shop need not be closed at all times.

[7]

Restaurants. Drive-through facilities shall not be permitted.

[8]

Child or adult day-care facility (including both day-care home and day-care center) to accommodate students, faculty, employees, and the public. Said facilities shall be properly and continuously licensed as applicable by the Commonwealth of Pennsylvania.

[9]

Small retail shops not to exceed 1,500 square feet in sales floor space.

[10]

Military veterans' center for job retraining, civilian employment assistance, and/or rehabilitation facilities, including licensed health care facilities, to provide for the needs of military service clientele and their families.

(f)

Expanded use activities shall be subject to a minimum setback of 150 feet from any exterior perimeter campus property line. Said setback shall apply to buildings, parking, and all other facilities and activities associated with the business use.

(g)

Expanded use activities shall comply in all respects with the screening, landscaping and lighting requirements of the Greene Township Subdivision and Land Development Ordinance.[4]

[4]

Editor's Note: See Ch. 85, Subdivision and Land Development.

(h)

Cumulative square footage of floor space for all expanded use activities shall at no time exceed 50,000 square feet for every 50 acres of designated campus area.

(i)

Off-street parking and loading facilities for expanded use activities shall be provided per the requirements of § 105-29, as a cumulative reflecting all proposed uses. The shared parking provisions of § 105-29H may be utilized as appropriate.

(j)

Signs which display or otherwise indicate the availability of facilities and services of any expanded use shall not be visible beyond the boundary of the campus property.

(k)

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

(l)

Sidewalks and/or pedestrian paths shall be provided to safely and conveniently interconnect all facilities for a walkable campus. Adequate lighting and accessibility considerations shall be provided along said sidewalks and paths for security and safe passage of all pedestrians.

(m)

All campus facilities shall be connected to and served by centralized water and sanitary sewage systems.

(n)

Vehicular access shall be provided by a minimum of two full and direct points of access to a public road(s). Circulation within the campus, including design and construction of all vehicular thoroughfares, shall be subject to an approved parking and circulation plan per this chapter and shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.

(o)

Prior to locating on campus, each proposed expanded use shall submit an individual land use permit application to the Township Zoning Officer for review. Upon review, the Zoning Officer shall determine the applicability of the use per this section of the chapter and shall further determine whether any additional permits and/or documentation shall be required for approval prior to occupancy, including, but not limited to, a building permit, land development plan approval, and/or parking and circulation plan approval.

[3]

Editor's Note: This ordinance also provided for the renumbering of former Subsection A(13) as Subsection A(14).

(13)

Solar energy conversion systems. Residential application of solar energy conversion systems shall permitted in the Low Density Residential District, subject to the following conditions:

[Added 4-10-2018 by Ord. No. 2018-1[5]]

(a)

A solar energy system may be roof-mounted or ground-mounted.

[1]

The height of roof-mounted systems on the principal building shall not extend more than three feet above the finished roof which is to be mounted. In no instance shall any part of the system extend beyond the edge of the roof.

[2]

Solar energy systems are prohibited in front yards and shall not extend beyond the front wall of the principal building. Ground-mounted systems attached to accessory buildings shall be set back not less than 15 feet from any side or rear property line.

(b)

There is no limit to the number of modules and arrays installed on each property that compromise a solar energy system, except for the restrictions contained herein in Subsection A(14)(c), through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(c)

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

The design of the solar energy systems shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act of 1999, as amended,[6] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electrical Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

[6]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

[1]

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

Public input.

Easements.

[5]

Editor's Note: This ordinance also redesignated former Subsection A(14) as A(15).

(14)

Accessory buildings and uses customarily incidental to a permitted use.

Conditional uses (Additional requirements are in Article X):

(1)

Outdoor recreation facilities such as playgrounds, fishing and hunting clubs, swimming pools, tennis courts, and similar uses, subject to the following conditions:

[Amended 8-25-2009 by Ord. No. 2009-7]

(a)

That a minimum of five contiguous acres be available for the project.

(b)

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

(c)

Along all property lines adjacent to a residential use, screening shall be provided.

(d)

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

(2)

Golf courses as defined in § 105-64, subject to the following conditions:

[Added 8-25-2009 by Ord. No. 2009-7[7]]

(a)

(b)

All new structures and any expansions to existing structures shall be screened from the view of all adjacent properties.

(c)

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

[7]

Editor's Note: This ordinance also redesignated former Subsection B(2) through B(10) as Subsection B(6) through B(14), respectively.

(3)

Country clubs as defined in § 105-64, subject to the following conditions:

[Added 8-25-2009 by Ord. No. 2009-7]

Golf course standards: A golf course or the golf course component of a country club shall meet the following standards:

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

The course shall be comprised of at least nine holes.

(b)

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

(c)

(d)

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

(e)

(f)

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

(g)

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

(h)

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

(i)

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

(j)

No outdoor storage of maintenance equipment shall be permitted.

(k)

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

(l)

(m)

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

Golf cart crossings.

All golf cart crossings shall comply with PennDOT regulations and requirements pertaining to required minimum site distances for private driveways (Greene Township Subdivision and Land Development Ordinance,[8] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.

[8]

Editor's Note: See Ch. 85 Subdivision and Land Development.

(5)

Country club or golf course - expanded use. If either of these uses desires to offer expanded facilities or activities, as defined in § 105-64 of this chapter, they must comply with the following additional conditions:

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

Signs and advertising structures. Signs, displays and other indications of availability of facilities and services shall be erected so as not to be visible beyond the boundary of the country club or golf course property.

(b)

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

(c)

(d)

(e)

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

[Added 1-27-2015 by Ord. No. 2015-4]

[1]

Fitness centers.

[2]

Health spas.

[3]

Salon and barber services.

[4]

Massage therapy business, as defined in this chapter.

[5]

Restaurant and ballroom facilities not to exceed 5,000 square feet.

(6)

Campgrounds, trailers or recreational vehicle camps, subject to the following conditions:

(a)

Any site shall occupy a lot area of not less than 10 acres and no building shall be erected within 100 feet of a public road or lot line.

(b)

The maximum length of any building shall not exceed 150 feet. Distance between buildings shall not be less than 25 feet.

(c)

There shall be a minimum of two points of ingress and egress.

(d)

All camps shall have a sewage disposal system and water supply system approved by the Pennsylvania Department of Environmental Protection.

(e)

Common open space. All trailer camps shall provide not less than 20% of the total land area for common open space purposes. Common open space shall be so located as to be free of traffic hazards and should, where the topography permits be centrally located and easily accessible to all campers.

(f)

Lot size and park density. Each trailer lot shall be a minimum of 50 feet wide and 60 feet deep. The park density shall not exceed 15 trailers per gross acre.

(g)

Setback. No trailer, tent, building, etc. shall be located closer than 15 feet to any internal street.[9]

[9]

Editor's Note: Former Subsection B(7), Mobile home parks, Subsection B(8), Townhouses or attached dwellings, and Subsection B(9), Multiple-dwelling residences, which immediately followed this subsection, were repealed 3-28-2023 by Ord. No. 2023-2. This ordinance also provided for the redesignation of former Subsections B(10) through (14) as Subsections B(7) through (11), respectively.

(7)

(a)

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast residing in the building as his/her principal residence.

(b)

Primary use of the building shall remain residential.

(c)

(d)

One off-street parking space shall be provided for each sleeping area designated for guests.

(e)

Serving of meals to overnight guests shall be limited to breakfast only.

(f)

Each room that is designated for guest occupancy must be provided with a smoke detector.

(g)

No exterior modifications or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for the operators living quarters only, necessary to accommodate the change or use to a bed-and-breakfast inn.

(h)

(i)

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(10)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

[Added 7-10-2018 by Ord. No. 2018-4]

[1]

[2]

Accessory uses shall be limited to 125 guests.

[3]

Except as provided in Subsection B(10)(i)[4] next following, accessory uses shall be limited to the interior space of the existing structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.

[4]

Accessory uses may occur outside of the structure provided it is located on a single parcel no less than four acres in size.

[5]

Accessory uses shall occur only between the hours of 9:00 a.m. and 10:00 p.m. prevailing time.

[6]

[7]

Any exterior lighting proposed shall require submission of a lighting plan per § 85-40.2. No lighting shall spill over onto adjoining property.

[8]

If required, screening shall be per § 85-40.1B.

(8)

Surface mining. Sandpits, slate pits, and related surface mining operations both new and expansion of existing operations, which are subject to the Commonwealth of Pennsylvania, Department of Environmental Protection, Bureau of Surface Mine Reclamation, are subject to the following Standards as well as the applicable provisions in Article X of this chapter.

(a)

Surface mining operations shall include sandpits, gravel pits, peat bogs, removal of topsoil or rock, or the removal of any natural resource or mineral from the land or ground.

(b)

An individual, corporate or otherwise, proposing such activity shall verify compliance with the licensing requirements by the Pennsylvania Department of Environmental Protection.

(c)

The land shall be proven to contain mineral deposits of a demonstrable economic value.

(d)

Surface mining operations shall comply with the following minimum setback requirements:

[1]

One hundred feet from any property line, public road, cemetery or stream bank.

[2]

Five hundred feet from any occupied building or structure, park, or community institutional building, or private or public water supply.

(e)

Stockpiling shall not be conducted closer than 200 feet to any property line or public road.

(f)

[1]

A minimum of three rows of trees, shrubs, or other vegetation shall be planted to produce the desired visual barricade.

[2]

At least two different species of trees, shrubs or other vegetation shall be utilized. Selected species shall exhibit different tolerances to insects and disease.

[3]

Species selected must be capable of producing the desired visual barrier within two years of planting.

[4]

Prompt replacement of any dead species shall be required.

(g)

The following security measures shall be provided:

[1]

[2]

All access openings shall be provided with gates that shall be locked to prevent unauthorized entry during periods of non-operations.

[3]

Warning signs stating the nature of the operation shall be conspicuously posted around the perimeter of the operation.

(h)

A site plan of the entire property, clearly and legibly drawn at a scale of one inch equals 100 feet or less, shall be provided and include the following items:

[1]

North arrow, scale, and date.

[2]

Topographic contour lines.

[3]

All property lines including a metes and bounds description and the size of the property expressed in acres or square feet.

[4]

The location of all existing buildings, structures, cemeteries, streets, wells, and streams within 500 feet of the property proposed for surface mining operation.

[5]

The location of the proposed surface mining operation and the staging of operations if applicable.

[6]

The location of proposed stockpiles, sedimentation ponds, access roads and buildings associated with the proposed operation.

[7]

The location of security fences, gates, and signs.

[8]

The location and description of required screening.

[9]

The location and description of all erosion and sedimentation control measures.

(i)

A traffic circulation plan drawn at a suitable scale shall be provided indicating the following:

[1]

The location of the proposed operation with respect to major traffic arteries.

[2]

The proposed vehicular routing both to and from the proposed operation.

(j)

An operation plan shall be provided for all surface mining operations and shall include the following:

[1]

Procedures to be followed for compliance with Section 102, Chapter 77 of the Department of Environmental Protection Rules and Regulations:

[2]

A schedule of operational hours, provided that:

[a]

No surface mining operations commence prior to 6:00 a.m. or after 7:00 p.m. prevailing time; and

[b]

All required blasting shall be confined to the hours between 8:00 a.m. and 5:00 p.m. prevailing time.

[3]

[4]

Procedures for dust control shall include the following:

[a]

Access roads shall be maintained with a dustless surface from the connecting public roadway to a point within 100 feet of any loading area.

[b]

Stockpiling of any material shall be in such a manner as to prevent dust from blowing onto adjacent properties.

[5]

[6]

Procedures for the ultimate closing and reclamation of the proposed operation as required by the Department of Environmental Protection.

(k)

The provisions of § 105-51E of this chapter relevant to performance standards procedure shall apply to surface mining of sites.

(9)

Farm markets. Retail establishments located on the same property as the principal farming operation, and which functions as an outlet for local farm products and related products which are supplementary or compatible with the farm products may be permitted subject to the following standards:

(a)

The principal farming operation on which the farm market is proposed to be located shall contain a minimum of 20 acres.

(b)

The farm market building shall be one-story and not exceed 3,000 square feet of floor area.

(c)

The farm market building shall be setback a minimum of 75 feet from the street right-of-way and located no closer than 50 feet from the side and rear property lines.

(d)

Each application shall be accompanied with a report listing the products to be sold consistent with the farm market definition.

(e)

Along each property line which is adjacent to a residential district or existing residence, screening shall be provided as defined in this chapter.

(f)

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence, residential district or street.

(g)

(h)

Each application for a land use or building permit shall include a parking and circulation plan designed in accordance with applicable standards of § 105-29 and elsewhere in this chapter. The circulation plan must be approved by the Township Supervisors before a building or use permit can be processed. The applicant shall be responsible for the construction of all traffic control and access requirements according to the approved circulation plan. The proposed parking and circulation plan shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

[Amended 7-27-2010 by Ord. No. 2010-3]

(i)

(j)

Signs shall be in accordance with § 105-34A(5), (6), (7) and (8).

[Amended 2-27-2004 by Ord. No. 2004-1]

(10)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or more	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines relating to the management of animal waste. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

[1]

Such plan shall accompany any land development, land use or building permit application. It shall be reviewed, approved or rejected by the Planning Commission. The manure management plan shall include provisions for the control of runoff and, when buildings housing animals are within 200 feet of any property line, potable water supply, occupied residential dwelling, surface water body and stormwater drainage channel, excluding the property owner or lessee farmer’s residence, the plan must specifically state what measures, if any, are included to insure stormwater flows will not flow through or around the building and across property lines or in any other way flow off the property or affect potable water supplies on adjoining property. If the proposed conditional use is an expansion of an existing farm animal housing building, a plot plan shall be prepared by a registered professional engineer or registered professional land surveyor certifying that the minimum setback requirements have been met. If the proposed conditional use does not qualify as described above, a land development plan shall also be required for submission.

[Amended 7-27-2010 by Ord. No. 2010-3]

Retirement communities/retirement housing complexes/nursing and convalescent housing facilities, subject to the following conditions:

[Added 2-27-2004 by Ord. No. 2004-1]

(a)

Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)] or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities, which shall be designed and located to serve principally the residents of said community/complex:

[1]

Dining facilities for residents and their guests and employees.

[2]

Overnight guest rooms for visitors.

[3]

Community activity facilities.

[4]

Fitness centers, swimming pools and other recreational facilities.

[5]

Health-care facilities, including skilled and intermediate care and/or assisted living, clinics and rehabilitation services, pharmacies and laboratories.

[6]

Administrative offices and maintenance facilities.

[7]

Personal service shops, including but not limited to barbers/beauticians, seamstresses/tailors, laundromats, thrift shops, snack shops, banking facilities, post office, bakery and a shop for convenience items, provided that said shops are designed primarily to serve the residents, visitors and employees of the community/complex and do not exceed the allowable densities of § 105-7B(10)(d)[2].

[8]

Day-care center for employees.

[9]

Adult day-care facilities.

(b)

The minimum lot size shall be 15 contiguous acres.

(c)

The maximum density shall be six dwelling and/or living units per acre of the gross site area, subject to the setback and coverage requirements of this chapter. In the calculation of overall site density, every five beds located within the skilled care center, nursing home or similar hospital situation shall equal one housing unit and shall be included in determining the total number of housing units allowed under the terms of this chapter.

(d)

A maximum of 15% of the gross site area shall be used for administrative and/or service facilities.

[1]

Said administrative and service facilities shall be principally for the site upon which they are located.

[2]

Personal service shops, as indicated in § 105-7B(10)(a)[7] of this chapter shall comprise no more than 4% of the gross site area and shall be calculated as a part of the total administration and/or service facilities allowed for the community/complex.

(e)

Every retirement community or retirement home complex shall reserve at least 40% of the gross site area for open space use or active and/or passive recreation.

(f)

No group of single-family attached units shall exceed five units. Variety in design and construction is encouraged to enhance appearance and identify units.

(g)

The campus shall primarily serve the needs of the retirement-aged person. At least one resident of each household unit shall be at least 55 years old, be the remaining spouse of a deceased resident who was at least 55 years old, or possess some handicap that can be treated within a setting like a retirement community.

(h)

The building coverage of the development in this district shall not exceed 40% of the gross site area.

(i)

Required setbacks shall be provided for the following uses and/or structures located in a retirement residential community or retirement complex.

(j)

Single-family detached, semidetached and attached dwellings shall be constructed no less than 10 feet apart on sides and 40 feet apart when the front or back of a unit faces another unit. Similarly, detached multifamily personal care or apartment buildings, skilled care medical facilities and nonresidential buildings or structures shall maintain an isolation distance of 20 feet from all other buildings or structures.

(k)

No building shall be higher than 40 feet in height and in no event shall any building exceed three stories.

(l)

Plans for all living and service facilities shall be approved by the applicable local and state agencies, including but not limited to the Department of Labor and Industry and the Department of Health.

(m)

The development shall have direct access to a public street or road.

(n)

Sidewalks and/or pedestrian paths shall be provided to interconnect all living units with the community service areas, parking lots, dining areas and health-care facilities to be utilized by the residents living therein. Sidewalks, or other forms of clearly marked pedestrian walkways, may be required elsewhere if deemed necessary for the safe and convenient movement of residents within the community. Furthermore, adequate lighting shall be provided along said walks and parking areas for the safe passage of residents and employees.

(o)

The design and construction of private streets located within the retirement residential communities or retirement home complexes shall comply in all respects with the Greene Township Subdivision and Land Development Ordinance.[10]

[10]

Editor's Note: See Ch. 85, Subdivision and Land Development.

(p)

All commercial uses shall be strictly related and subordinate to the residential/medical character of the campus and shall serve principally the residents and employees of, or visitors to, the facility. Such uses shall be accessible only via the private street, sidewalk or pathway system of the campus and should be limited in size and scope to that necessary to serve campus residents.

(q)

Commercial, medical and recreational uses should be located for the convenience of the residents and designated to encourage pedestrian travel rather than the use of vehicles by residents.

(r)

Utilities. Every retirement residential facility or retirement living complex and every nonresidential use shall be supplied with public water and sewer facilities. All telephone, cable and electrical lines shall be installed underground.

(s)

Minimum off-street parking and loading requirements. Off-street parking shall be provided for in accordance with the Greene Township Zoning Ordinance.

(t)

Signs and advertising structures. Signs indicating the availability of personal service shops as identified in § 105-7B(10)(a)[7] shall only be erected on the interior of the buildings and shall not be visible from the exterior of any building.

(u)

Except for the provision of § 105-20A(2) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[11]

[Amended 12-27-2005 by Ord. No. 2005-7; 6-26-2007 by Ord. No. 2007-7; 1-23-2024 by Ord. No. 2024-1]

[11]

Editor’s Note: Former Subsection B(15), regarding solar energy conversion systems, which immediately followed, was repealed 4-10-2018 by Ord. No. 2018-1.

§ 105-8 Medium-Density Residential District (R-2).

Permitted uses:

(1)

Single-family detached dwellings.

(2)

Individual mobile homes.

(3)

Two-family, semidetached dwellings.

[Amended 5-14-2013 by Ord. No. 2013-2]

(4)

Two-family, detached dwellings provided the lot area is 25% larger than the minimum required for single-family detached dwellings and in compliance with the yard and setback requirements for single-family detached dwellings.

(5)

Attached dwelling residences (townhouses).

(6)

Multifamily dwellings (garden apartments).

[Amended 3-28-2023 by Ord. No. 2023-2]

(7)

Conversions of existing single-family detached dwellings to two-family dwellings provided each unit has two points of entrance and exit and a minimum of one parking space per dwelling unit. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-18 and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-18. In the event any conversion project is subject to approvals of the Commonwealth of Pennsylvania, such approval must be obtained prior to Township approval.

(8)

Churches or similar places of worship.

(9)

Agriculture and agriculturally related operations as follows:

(a)

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

(b)

Granaries, sawmills, and similar agriculturally related activities.

(c)

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

[Amended 4-27-1999 by Ord. No. 99-2]

(d)

(e)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	Up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(10)

Public and private schools, day care and geriatric centers and similar institutions, provided that all outside active play areas are screened from adjacent residential properties.

(11)

Planned residential developments in accordance with the provisions of Article VI.

(12)

Federal, state, and local municipal buildings and uses and essential services.

(13)

Boarding, lodging or rooming house.

(14)

(15)

(16)

Stand-alone, off-grid wind power systems shall be permitted as an accessory use, provided these systems shall not project more than 10 feet above the actual roofline nor may they exceed the maximum building height of 40 feet. Only one wind turbine per residential use and up to three wind turbines per nonresidential use may be located on a single lot or tract of land. The units may not be located in the front or side yards and must be set back from the property line a distance of 1.5 times the total extended height of the system. The foregoing notwithstanding, no system may be located within the area established as the Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-6[1]]

[1]

Editor’s Note: This ordinance also redesignated former Subsection A(16) as Subsection A(17) [now Subsection A(18)].

(17)

Higher learning campus with expanded uses, subject to the following conditions:

[Added 1-27-2015 by Ord. No. 2015-4[2]]

(a)

The primary purpose of the facility shall be to provide higher learning opportunities to the community.

(b)

The campus shall perpetually consist of two or more buildings on a minimum of 50 contiguous acres, which shall not be subdivided for the purpose of expanded uses identified herein.

(c)

The campus shall remain under single ownership.

(d)

The campus may provide the following amenities intended to primarily serve the student and staff population:

[1]

Dining facilities for students, staff, and guests.

[2]

Housing for students and staff with overnight accommodations for guests and visitors.

[3]

Recreation and fitness centers and athletic facilities, which may also serve the public.

[4]

Health care facilities to provide for the needs of students and staff. Except in the case of emergencies, said facilities shall not be routinely available to visitors, guests or the general public.

[5]

Campus administrative and business offices, faculty and academic counseling offices, research facilities, and maintenance facilities.

[6]

Conference center facilities and performing arts facilities, which may also serve the public.

Business services.

Professional services.

[3]

Veterinary clinics and pet care.

[4]

Photography, art and/or music studios.

[5]

Repair services.

[6]

[7]

Restaurants. Drive-through facilities shall not be permitted.

[8]

[9]

Small retail shops not to exceed 1,500 square feet in sales floor space.

[10]

(f)

(g)

Expanded use activities shall comply in all respects with the screening, landscaping and lighting requirements of the Greene Township Subdivision and Land Development Ordinance.[3]

[3]

Editor's Note: See Ch. 85, Subdivision and Land Development.

(h)

Cumulative square footage of floor space for all expanded use activities shall at no time exceed 50,000 square feet for every 50 acres of designated campus area.

(i)

(j)

Signs which display or otherwise indicate the availability of facilities and services of any expanded use shall not be visible beyond the boundary of the campus property.

(k)

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

(l)

(m)

All campus facilities shall be connected to and served by centralized water and sanitary sewage systems.

(n)

(o)

[2]

Editor's Note: This ordinance also provided for the renumbering of former Subsection A(17) as Subsection A(18).

(18)

Solar energy conversion systems. Residential application of solar energy conversion systems shall be permitted in the Medium Density Residential District, subject to the following conditions:

[Added 4-10-2018 by Ord. No. 2018-1[4]]

(a)

A solar energy system may be roof-mounted or ground-mounted.

[1]

[2]

(b)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection A(18)(c) through (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(c)

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

The design of the solar energy systems shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[5] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electrical Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

[5]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of a solar energy system shall comply with the following:

[1]

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

Public input.

Easements.

[4]

Editor's Note: This ordinance also redesignated former Subsection A(18) as A(19).

(19)

Accessory buildings and uses customarily incidental to a permitted use.

Conditional uses (Additional requirements are in Article X):

(1)

Outdoor recreation facilities such as playgrounds, fishing and hunting clubs, swimming pools, tennis courts, and similar uses, subject to the following conditions:

[Amended 8-25-2009 by Ord. No. 2009-7]

(a)

That a minimum of five contiguous acres be available for the project.

(b)

That exterior lighting, other than that essential for the safety and convenience of the users of the premises, shall be prohibited.

(c)

Along all property lines adjacent to a residential use, screening shall be provided.

(d)

Parking shall be provided per the requirements of § 105-29. Landscaped screening shall be provided to minimize visibility of the parking areas from adjacent properties and streets.

(2)

Golf courses as defined in § 105-64, subject to the following conditions:

[Amended 8-25-2009 by Ord. No. 2009-7]

Country clubs as defined in § 105-64, subject to the following conditions:

[Added 8-25-2009 by Ord. No. 2009-7[6]]

(a)

(b)

(c)

[6]

Editor's Note: This ordinance also redesignated former Subsection B(3) through B(6) as Subsection B(6) through B(9), respectively.

(4)

Golf course standards: A golf course or the golf course component of a country club shall meet the following standards:

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

The course shall be comprised of at least nine holes.

(b)

Minimum length from median tee location to the center of the green for the 18 holes shall not be less than 6,000 yards and not less than 3,000 yards for a nine-hole course.

(c)

(d)

The course shall be designed so that golf balls are highly unlikely to enter any public rights-of-way and property not a part of the golf course or country club's property.

(e)

(f)

Maximum building coverage: 30,000 square feet per 100 acres of the area of the golf course as described in Subsection B(4)(c) above.

(g)

Maximum impervious surface coverage: 10% of the area of the golf course as described in Subsection B(4)(c) above.

(h)

The edges of fairways and greens shall be set back a minimum of 40 feet from any property or lot line, street right-of-way line and/or parking area.

(i)

The design of the golf course shall prohibit the driving or hitting of golf balls across any building, street or parking area, whether existing or proposed.

(j)

No outdoor storage of maintenance equipment shall be permitted.

(k)

Parking shall be provided in accordance with Article V, § 105-29, of the Township Code.

(l)

(m)

Golf course ponds and lakes shall be designed so as to ensure that they do not become breeding grounds for mosquitoes and so as to minimize potential accumulation of algae.

Golf cart crossings.

All golf cart crossings shall comply with PennDOT regulations and requirements pertaining to required minimum site distances for private driveways (Greene Township Subdivision and Land Development Ordinance,[7] Article III, as amended); in addition, all golf cart crossings shall be equipped with appropriate warning signs and speed bumps at the approaches to all streets, roads and drives.

[7]

Editor's Note: See Ch. 85, Subdivision and Land Development.

(5)

[Added 8-25-2009 by Ord. No. 2009-7]

(a)

(b)

The square footage of the floor space devoted to the expanded services shall not exceed 15,000 square feet per 100 acres of land comprising the country club or golf course.

(c)

(d)

(e)

The following expanded uses may be permitted on site to supplement the primary use of the facility and, in that capacity, may provide products and/or services to the general public:

[Added 1-27-2015 by Ord. No. 2015-4]

[1]

Fitness centers.

[2]

Health spas.

[3]

Salon and barber services.

[4]

Massage therapy business, as defined in this chapter.

[5]

Restaurant and ballroom facilities not to exceed 5,000 square feet.

(6)

Mobile home parks in accordance with the requirements of Chapter 85, Subdivision and Land Development.

(7)

(a)

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

(b)

Primary use of the building shall remain residential.

(c)

(d)

One off-street parking space shall be provided for each sleeping area designated for guests.

(e)

Serving of meals to overnight guests shall be limited to breakfast only.

(f)

Each room that is designated for guest occupancy must be provided with a smoke detector.

(g)

No exterior modification or additions shall be made to a building or structure for additional sleeping area rooms for guests. Additions may be permitted for purposes such as kitchen areas, dining rooms, bathrooms, or additional living area for the operators living quarters only, necessary to accommodate the change of use to a bed-and-breakfast inn.

(h)

(i)

In addition to the activities permitted for a bed-and-breakfast inn as provided in Subsection B(7)(a) through (h) next above, upon separate application for a separate conditional use for onsite activities including weddings, wedding parties, business meetings, office parties and similar events and activities the following shall be allowed subject to the conditions stated:

[Added 7-10-2018 by Ord. No. 2018-4]

[1]

[2]

Accessory uses shall be limited to 125 guests.

[3]

Except as provided in Subsection B(7)(i)[4] next following, accessory uses shall be limited to the interior space of the existing structure. The structure existing at the time of the conditional use hearing may not be altered so as to create additional interior space for accessory uses within the structure.

[4]

Accessory uses may occur outside of the structure provided it is located on a single parcel no less than four acres in size.

[5]

Accessory uses shall occur only between the hours of 9:00 a.m. and 10:00 p.m. prevailing time.

[6]

[7]

Any exterior lighting proposed shall require submission of a lighting plan per § 85-40.2 No lighting shall spill over onto adjoining property.

[8]

If required, screening shall be per § 85-40.1B.

(8)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or More	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

[1]

Such plan shall accompany any land development, land use or building permit application. It shall be reviewed, approved or rejected by the Planning Commission. The manure management plan shall include provisions for the control of runoff and, when buildings housing animals are within 200 feet of any property line, potable water supply, occupied residential dwelling, surface water body and stormwater drainage channel, excluding the property owner or lessee farmer’s residence, the plan must specifically state what measures, if any, are included to insure stormwater flows will not flow through or around the building and across property lines or in any other way flow off the property or affect potable water supplies on adjoining property. If the proposed conditional use is an expansion of an existing building housing farm animals, a plot plan shall be prepared by a registered professional engineer or registered professional land surveyor certifying that the minimum setback requirements have been met. If the proposed conditional use does not qualify as described above, a land development plan shall also be required for submission.

[Amended 7-27-2010 by Ord. No. 2010-3]

Retirement communities/retirement housing complexes/nursing and convalescent housing facilities subject to the following conditions:

[Added 2-27-2004 by Ord. No. 2004-1]

(a)

Retirement communities or retirement home complexes shall include a variety of housing types designed for mature or handicapped residents. Housing may include independent and/or assisted living units such as single-family detached, semidetached or attached dwelling units, apartment units, efficiency or studio units, or other types of housing designed specifically for the mature [see § 105-7B(10)(g)]or handicapped resident. These living units shall comply with all the specifications for each style of housing as defined by this chapter, excepting that single-family units need not be located on individual lots when located within such a community or complex. Retirement communities or retirement home complexes may also include some or all of the following facilities which shall be designed and located to serve principally the residents of said community/complex:

[1]

Dining facilities for residents and their guests and employees.

[2]

Overnight guest rooms for visitors.

[3]

Community activity facilities.

[4]

Fitness centers, swimming pools and other recreational facilities.

[5]

Health-care facilities, including skilled and intermediate care and/or assisted living, clinics and rehabilitation services, pharmacies and laboratories.

[6]

Administrative offices and maintenance facilities.

[7]

[8]

Day-care center for employees.

[9]

Adult day-care facilities.

(b)

The minimum lot size shall be 15 contiguous acres.

(c)

(d)

A maximum of 15% of the gross site area shall be used for administrative and/or service facilities.

[1]

Said administrative and service facilities shall be principally for the site upon which they are located.

[2]

(e)

Every retirement community or retirement home complex shall reserve at least 40% of the gross site area for open space use or active and/or passive recreation.

(f)

No group of single-family attached units shall exceed five units. Variety in design and construction is encouraged to enhance appearance and identify units.

(g)

(h)

The building coverage of the development in this district shall not exceed 40% of the gross site area.

(i)

Required setbacks shall be provided for the following uses and/or structures located in a retirement residential community or retirement complex.

(j)

(k)

No building shall be higher than 40 feet in height and in no event shall any building exceed three stories.

(l)

(m)

The development shall have direct access to a public street or road.

Commercial, medical and recreational uses should be located for the convenience of the residents and designated to encourage pedestrian travel rather than the use of vehicles by residents.

(r)

(s)

Minimum off-street parking and loading requirements. Off-street parking shall be provided for in accordance with the Greene Township Zoning Ordinance.

(t)

(u)

Except for the provision of §105-20A(2) relating to building length and except as otherwise stated in this section, the minimum requirements as indicated in Article IV shall apply to the dwellings included in the retirement community or retirement home complex.[8]

[Amended 12-27-2005 by Ord. No. 2005-7; 6-26-2007 by Ord. No. 2007-7; 1-23-2024 by Ord. No. 2024-1]

[8]

Editor’s Note: Former Subsection B(10), regarding solar energy conversion systems, which immediately followed, was repealed 4-10-2018 by Ord. No. 2018-1.

§ 105-9 Community Commercial District (CC).

Permitted uses. All permitted uses as listed and regulated in the R-2 Residential District, except planned residential developments which are not permitted in Community Commercial Districts. The following uses are regulated in the (CC) Community Commercial District:

(1)

Single-family detached dwellings.

(2)

Individual mobile homes.

(3)

Two-family, semidetached dwellings.

[Amended 5-14-2013 by Ord. No. 2013-2]

(4)

(5)

Conversions of existing single-family detached dwellings into two-family detached dwellings. Conversions of existing single-family detached dwellings to three or more family dwellings, provided that each dwelling unit has two accessible points of entrance and exit and a minimum of one off-street parking space per dwelling unit. The minimum lot area shall be determined by the applicable lot size in § 105-18 for the first dwelling unit and shall have an additional 3,000 square feet for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of § 105-18. In the event that any conversion project is subject to state approvals, such approval must be obtained prior to Township approval.

(6)

Attached dwelling residences (townhouses).

(7)

Multifamily dwellings (garden apartments).

[Amended 3-28-2023 by Ord. No. 2023-2]

(8)

Churches or similar places of worship.

(9)

Agriculture and agriculturally related operations as follows:

(a)

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

(b)

Granaries, sawmills, and similar agriculturally related activities.

(c)

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

[Amended 4-27-1999 by Ord. No. 99-2]

(d)

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals including domestic cats and dogs, if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s). Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(10)

Animal hospitals.

(11)

Public and private schools, day-care centers and similar institutions, provided that all outside, active play areas are screened from adjacent properties.

(12)

Planned residential development in accordance with the provisions of Article VI.

(13)

Federal, state, and local municipal buildings and uses and essential services and essential service facilities.

(14)

Boarding, lodging, or rooming house.

(15)

Stand-alone, off-grid wind power systems shall be permitted as an accessory use, provided these systems shall not project more than 10 feet above the actual roofline nor may they exceed the maximum building height of 40 feet. Only one wind turbine per residential use and up to three wind turbines per nonresidential use may be located on a single lot or tract of land. The units may not be located in the front or side yards and must be set back from the property line a distance of 1.5 times the total extended height of the system. The foregoing notwithstanding, no system may be located within the area established as the Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-6[1]]

[1]

Editor’s Note: This ordinance also redesignated former Subsection A(15) as Subsection A(16).

(16)

Accessory buildings and uses customarily incidental to a permitted use.

The following uses in accordance with Community Commercial (CC) lot requirements:

[Amended 4-27-1999 by Ord. No. 99-2; 7-12-2011 by Ord. No. 2011-2; 5-26-2015 by Ord. No. 2015-6[2]]

(1)

Small retail business shops not to exceed 1,500 square feet in sales floor space, but excluding establishments designed to provide drive-in facilities.

(2)

Business services, but excluding establishments designed to provide drive-in facilities.

(3)

Personal services, including, but not limited to, barbers/beauticians, seamstresses/tailors, laundry services, banking facilities, mail and parcel delivery services, and bakeries, but excluding establishments designed to provide drive-in facilities.

(4)

Repair services.

(5)

Professional services.

(6)

Photography, art and/or music studios.

(7)

Restaurants. Drive-through facilities shall not be permitted.

(8)

(9)

Multiple use buildings, provided that there is a minimum lot area of 10,000 square feet for the first use and 2,000 square feet for each additional use and in accordance with yard and setback requirements of community commercial uses.

(10)

(a)

The building proposed for use as a bed-and-breakfast inn must have the operator of the bed-and-breakfast inn residing in the building as his/her principal residence.

(b)

Primary use of the building shall remain residential.

(c)

(d)

One off-street parking space shall be provided for each sleeping area designated for guests.

(e)

Serving of meals to overnight guests shall be limited to breakfast only.

(f)

Each room that is designated for guest occupancy must be provided with a smoke detector.

(g)

(h)

(11)

Solar energy conversion systems. Residential application of solar energy conversion systems shall be permitted subject to the following conditions. Commercial application of solar energy conversion systems shall be permitted as a conditional use subject to the same following conditions as well as the conditional use criteria set forth in Article X of this chapter.

[Amended 4-10-2018 by Ord. No. 2018-1]

(a)

A solar energy system may be roof-mounted or ground-mounted.

[1]

[2]

Solar energy systems are prohibited in front yards and shall not extend beyond the front wall of the principle building. Ground-mounted systems and systems attached to accessory buildings shall be set back not less than 15 feet from any side or rear property line.

(b)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection B(11)(c), (d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(c)

Solar energy commercial operations are prohibited as a principal use of land except within an industrial zoning district.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[3] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

[3]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

[1]

Mechanical equipment shall be screened from any adjacent property that is used for residential purposes. The screen shall consist of shrubbery, trees or other noninvasive plant species which provide a visual screen. In lieu of a planting screen, a decorative fence may be used.

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

(i)

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

On new site development plans that propose to provide for solar energy systems, prior to the approval of the plan, there shall be a notation on the plan that restrictions have been placed on the lots in question concerning the placement of structures and vegetation as they relate to the small-scale solar energy systems.

[2]

On new site development plans that propose to provide for solar energy systems, the applicant must provide for an easement for solar access to be placed on the deeds of those lots proposed for a small-scale energy system and all adjoining lots in the approved development.

[2]

Editor's Note: This ordinance provided that it take effect 6-1-2015.

Use standards. Commercial uses permitted in the Community Commercial Districts shall be subject to the following conditions:

(1)

Landscaping and screening shall be provided as defined in § 85-40.1 of the Township Code.

[Amended 5-26-2015 by Ord. No. 2015-6[4]]

[4]

Editor's Note: This ordinance provided that it take effect 6-1-2015.

(2)

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence or residential district.

(3)

Loading areas or bays shall not be located in the front yard of the building or in any required yard adjacent to a residential district or an existing residence and which faces a street.

Conditional uses:

(1)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or More	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, Llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

[1]

Such plan shall accompany any land development, land use or building permit application. It shall be reviewed, approved or rejected by the Planning Commission. The manure management plan shall include provisions for the control of runoff and, when buildings housing animals are within 200 feet of any property line, potable water supply, occupied residential dwelling, surface water body and stormwater drainage channel, excluding the property owner or lessee farmer’s residence, the plan must specifically state what measures, if any, are included to insure stormwater flows will not flow through or around the building and across property lines or in any other way flow off the property or affect potable water supplies on adjoining property. If the proposed conditional use is an expansion of an existing building housing farm animals, a plot plan shall be prepared by a registered professional engineer or registered professional land surveyor certifying that the minimum setback requirements have been met. If the proposed conditional use does not qualify as described above, a land development plan shall also be required for submission.

[Amended 7-27-2010 by Ord. No. 2010-3]

Kennels and animal care facilities for cats, provided that such animals are boarded, groomed, kept or maintained indoors and adequate provisions are made for sanitary disposal of animal waste.

§ 105-9.1 Transitional Commercial District.

[Added 3-22-2016 by Ord. No. 2016-2]

Uses permitted.

(1)

Agricultural and agricultural-related operations subject to the same limitations as described in § 105-6A(4).

(2)

Federal, state and local municipal buildings and uses and essential services and essential facilities.

(3)

Riding stables subject to the same conditions and limitations described in § 105-6A(6).

(4)

Public and private schools, day-care and geriatric centers, including but not limited to training centers related to health care.

(5)

Veterinary clinics, animal hospitals and related animal care facilities.

(6)

Stores for the retailing of food, drugs, confectionary, newspapers, hardware, bakery products, clothing, household appliances, flowers and house plants.

(7)

Personal service shops, including barbers, beauty parlors, tailors, shoe repair, dry cleaning and travel agencies.

(8)

Restaurants, tearooms, cafes and other places serving food and beverages.

(9)

Mortuary and undertaking establishments.

(10)

Medical and dental clinics and laboratories, including health care clinics for urgent care/ambulatory care services. Said facilities may include professional offices, medical offices and laboratories involving the diagnosis, treatment, and care of humans, ambulatory surgery facilities, micro-hospitals, tele-emergency departments, and outpatient emergency departments including any and all support services normally related thereto. Clinics as described above shall not include a health care facility as defined by this chapter, but may be included as a component of a health care facility campus as regulated by § 105-9.1B2.

[Amended 10-10-2023 by Ord. No. 2023-3]

(11)

Banks, financial services, and financial institutions.

(12)

Massage therapy businesses as that term is defined in Code § 105-64. Adult-oriented establishments as that phrase is referenced and discussed in Article III, § 105-11C(4), of the Code are not permitted.

(13)

Offices of recognized professionals to include those persons engaged in furnishing professional, personal, medical, surgical or other services to individuals, including offices of physicians, dentists and other health practitioners and professional offices or persons engaged in such activities as accounting, engineering, consulting, computer programming, real estate, insurance, financial planning or other similar uses. By this provision it is intended to limit the uses permitted in this category to those activities normally involving office and clerical activities as opposed to activities involving wholesaling or retailing of goods and merchandise.

(14)

Overnight lodging facilities, similar in nature to hotel/motel accommodations, owned, maintained and operated by a health care organization for the primary benefit of its patients, patients' families, and individuals that are receiving treatment from a hospital or other health care facility. Such facilities shall be restricted for use exclusively by those persons associated with an identified and established health care facility.

(15)

Nursing facilities, convalescent and assisted living facilities.

(16)

Child or adult day-care facility (including both day-care home and day-care center) to accommodate patients, patients' families, health care employers and their employees and the public.

(17)

Rehabilitation facilities and general fitness centers.

(18)

Farm markets subject to the same conditions and limitations described in § 105-6B(7) of this Code.

(19)

Churches and similar places of worship.

(20)

Accessory buildings and uses customarily incidental to a permitted use; provided, however, the combined area of the principal as well as the accessory building may not exceed 30,000 square feet.

Conditional uses (additional requirements are in Article X).

(1)

Neighborhood residential development as defined and limited by the following, regulations:

(a)

A proposed neighborhood residential development (NRD) shall be a minimum of 20 acres of land area consisting of one or more contiguous parcels of land under single ownership.

(b)

A proposed NRD shall be connected to a public water supply system and a public sanitary sewer system.

(c)

A proposed NRD shall be developed according to a single plan that depicts a complete land development.

(d)

Tracts of land less than 20 acres can be considered for a NRD when contiguous with or directly across the street from an existing or approved NRD.

(e)

A proposed NRD shall be designed as a residential neighborhood with the following permitted uses:

[1]

Single-family attached dwellings.

[2]

Multifamily dwelling buildings.

[3]

Trails, greenways and common open spaces.

(f)

The maximum residential density within a proposed NRD shall be five dwelling units per acre. The use of one or more design incentives can increase this density to a maximum of 10 dwelling units per acre. These incentives are listed below:

[1]

Dwelling units provided with rear vehicular access drive or garage via a lane or alley, as those terms are otherwise defined in the subdivision and land development sections of the code of Greene Township, will obtain a 0.25-dwelling-unit-per-acre density increase for every 30 dwellings provided as described.

[2]

If 30 trees are planted on the subject property or a public use lot, there would be an additional dwelling unit permitted. This incentive can be used for up to five additional dwelling units. The incentive shall be further conditioned upon the following:

[a]

To qualify for the incentive, the trees must have a canopy at least five feet wide and be at least five feet high at planting.

[b]

There shall be a maintenance plan provided to insure that the trees are maintained in a healthy growing condition at all times. It shall be the responsibility of the property owner of record or his/its delegated representative to properly maintain/care for the subject trees.

[c]

There shall be required a one-year contractor's warranty of the healthy condition of the subject trees.

[3]

An additional density of one dwelling unit per acre shall be permitted for every additional 5% of open space provided above and beyond the minimum requirement of 25% detailed in Subsection B(1)(h) below. This incentive shall be limited to a maximum of five additional dwelling units per acre.

(g)

Lot area, yard, coverage and parking requirements shall be in accordance to § 105-19 for attached dwelling residences and § 105-20 for multifamily dwelling residences.

[Amended 1-23-2024 by Ord. No. 2024-1]

(h)

Open space requirements as follows:

[1]

A minimum of 25% of the NRD land area shall be devoted to open space.

[2]

A one-hundred-foot-wide landscaped buffer area shall be located inside the perimeter of the exterior property line. Said buffer shall be in addition to any minimum open space requirement.

[3]

A minimum of 50% of the open space shall be free of floodplains, wetlands, slopes over 15%, stormwater basins, berms or swales, land within operating railroad rights-of-way, land beneath high voltage (69 KV) electrical transmission lines, or other critical natural features that would render the site unusable and/or inaccessible.

[4]

The design of the open space shall relate to the overall NRD and shall be usable by and accessible to the NRD residents.

[5]

Maintenance of the buffer area and common open space shall be the principal responsibility of the lot owners/homeowners within the NRD, which responsibility shall be a covenant running with the land. The lot owner/homeowners may create a homeowners' association or contract with any other entity to perform the actual maintenance, but primary and ultimate responsibility for maintenance, in all events, shall be that of the lot owners/homeowners within the development.

(i)

Parking requirements are further regulated in accordance with § 105-29.

(j)

Landscaping requirements as follows:

[1]

A minimum of one deciduous canopy tree shall be planted every 50 feet of public street frontage except on alleys, lanes or drives. These street shade trees shall be located no closer than 10 feet to the right-of-way line and shall not be within any clear sight triangle or within the area of any sewer, water or electric easement.

[2]

Planting materials shall be at least five feet wide and five feet high at planting for any required screening or buffer area. Wall or fence materials can be substituted.

[3]

There shall be a minimum of one evergreen tree with at least 2 1/2 inches caliper for every 10 parking spaces installed on planting islands at least 100 square feet per tree in land area and underlain by a minimum two-foot soil depth.

[4]

Any trail, greenway or other common open space shall be designed to tie into the proposed development and adjacent developments via a surfaced access pathway for pedestrians, bicycles and maintenance equipment.

(2)

A health care facility campus, as defined and limited by the following regulations:

(a)

The health care facility campus must be on a tract of ground under single ownership comprising not less than 50 contiguous acres. If different tracts are combined to compromise the fifty-acre campus, the tracts must be combined into a single tract. A master plan in recordable form which shall become mandatory and binding part of any conditional use approval shall be submitted as part of the conditional use application. The master plan shall show present and future proposed development of the campus.

(b)

No building area shall exceed 60,000 square feet per floor, and there shall not be more than three stories for each structure. In context of the size limitation referenced in this subsection, two or more buildings maintaining the twenty-foot separation for which provision is made in Subsection B(2)(c)[1] next following may be connected by an enclosed walkway subject to the following criteria:

[1]

The walkway is limited to a walkway only with no storage, office or other usable space included.

[2]

The walkway must be located at the second or greater floor level. No connection may be at ground floor level.

(c)

The following minimum building spacing shall be required between structures:

[1]

End wall to wall: 20 feet minimum.

[2]

Any building adjacent to a cartway which does not have a parking facility as an end destination shall be set back from the center line a minimum of 85 feet.

[3]

Any building adjacent to a driveway which does have a parking facility as an end destination shall be set back from the center line a minimum of 65 feet.

(d)

Not more than 60% of the total campus area shall be occupied by buildings, parking, roads or other impervious surface area.

(e)

Not less than 40% of the total campus area shall be in green space. Building setback areas shall be landscaped. Parking lots, loading areas, trash containers, electric transformers and junction boxes shall be screened. Except as provided in Subsection B(2)(f) following, parking lots may not be considered part of the open space requirement and shall not be provided in the required perimeter setback area.

(f)

The use of shared parking facilities is encouraged. As an incentive to provide shared parking facilities, in the case of developments which would provide more than 50 off-street parking spaces, the developer must set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105, but upon the request of the developer, if agreed by the Township as part of any conditional use approval, the developer may be permitted to set aside space to accommodate 100% of the area necessary to provide the parking requirements established by this Chapter 105 but not be required to presently construct more than 75% of the required parking spaces. In the event the developer is permitted to presently construct fewer than the required parking spaces, the remainder of the parking area set aside must be kept free of all construction and be planted and maintained as a grassy area. The Township may require construction of the remaining parking spaces at any time by the then owner of the premises upon giving the owner not less than six months' advance written notice. In the event of the granting of the waiver herein described, the fact of the grant as well as the requirement that the owner maintain the space set aside as a level grass area and that the Township has reserved the right to require construction of the remaining parking spaces upon six months' notice to the owner of the site must be reflected in a note appearing on the subdivision or land development plans recorded. The area being set aside for possible future expansion of the parking facilities may come from the forty-percent green space area required by Subsection B(2)(e) next above, up to but not in excess of 15% of said area, thereby potentially reducing the forty-percent open space requirement to a net total of 25% of the total campus area.

(g)

In the event, after a period of one year from the date of issuance of an occupancy permit for a building, the parking facilities which have been constructed pursuant to Subsection B(2)(f) next above, the Board of Supervisors agrees that the actual constructed parking is sufficient for that building use, the excess parking set aside may be included in the calculation of parking facilities for any new building utilizing the same shared parking facilities, the land development plans for which are approved after the one-year anniversary date.

(h)

A helipad for the pickup and discharge of patients requiring emergency care and the landing/takeoff of helicopters shall be an accessory use to a health care facility use, provided that the flight path design shall not be over any residential development at an altitude of less than 1,000 feet. The permanent or temporary housing or siting of a helicopter on the campus is prohibited.

(i)

If a fifty-acre or greater campus is developed on one side of a public street, there may be established immediately adjacent but across the public street an additional campus compromised of a total area of not less than 25 acres. The twenty-five-acre area shall be under the same ownership as the adjacent fifty-acre campus and shall be subject to all other regulations applicable to the fifty-acre campus, except the conditions imposed by the Township as part of the conditional use approval shall be those particularly applicable to the twenty-five-acre development.

(j)

A combination of one canopy tree and six shrubs shall be installed every 30 feet as measured along the property line. Appropriate plant materials should be selected for particular soil and weather conditions in accordance with guidelines of the Pennsylvania Department of Agriculture and the American Society of Landscape Architects. A developer may propose and utilize such suitable alternate landscaping as may be agreed to by the Township as part of any conditional use approval.

Uses not permitted.

(1)

Automobile and other motor vehicle body shops shall not be allowed, nor shall there be permitted the sale or other distribution of motor vehicle fuel, whether gas, diesel or otherwise, nor shall there be permitted facilities involving the storage or distribution of bulk propane, i.e., facilities designed to refill propane gas cylinders. Nor shall there be permitted outside storage or warehousing of materials, except storage which is incidental and customary to the permitted uses, excluding temporary activities such as new construction activities. Incinerators shall not be a permitted use. Autoclaves, sterilization equipment and similar devices are not classified as incinerators for purposes of this prohibition.

(2)

Except as otherwise specifically provided in this § 105-9.1, none of the uses described as permitted uses, conditional uses or as special exception uses in the areas zoned Highway Commercial, Light Industrial and Heavy Industrial shall be permitted.

[Amended 10-10-2023 by Ord. No. 2023-3]

(3)

Research activities involving animals shall not be permitted.

(4)

Residential uses are not permitted except as provided in § 105-9.1A(14) and B(1).

Performance standards. Except as may otherwise be specifically provided in this chapter, the use standards applicable to development and uses in the Highway Commercial District as set forth more specifically in § 105-10C shall be applicable to development and uses in this district.

Standards for access. Every development designed to accommodate more than one nonresidential use or tenant shall so design access among uses or tenants that travel off site onto public streets is not necessary in traveling from one nonresidential use to another.

Building size limitations.

(1)

Any structure utilized for the conduct of any of the businesses described in Subsection A(4) through (20) of § 105-9.1 shall be limited in size to 30,000 square feet. This limitation is intended to apply to the total of building area, ground floor area as well as any multiple floor areas if the building is more than one story high, and is not intended simply to be the area encompassed in the ground floor structure footprint.

(2)

Subject to conditional use approval, a structure may exceed the 30,000 square feet limitation referenced in Subsection F(1) above by up to an additional 30,000 square feet for a total of 60,000 square feet; provided, nevertheless, in no event shall the footprint of the structure exceed 30,000 square feet.

§ 105-10 Highway Commercial District (HC).

Permitted uses:

(1)

All permitted uses listed and regulated in the (R-2) Medium-Density Residential District, except residential application of solar energy conversion systems only shall be permitted with commercial application of solar energy conversion systems continuing to be permitted as conditional uses only and with both type of systems remaining subject to the same conditions set forth in the (R-2) Medium-Density Residential District regulations. Planned residential developments shall not be permitted in Highway Commercial Districts. All permitted residentially zoned uses shall have a minimum lot area pursuant to the applicable requirements of §§ 105-19 and 105-20.

[Amended 2-27-2004 by Ord. No. 2004-1; 4-10-2018 by Ord. No. 2018-1; 1-23-2024 by Ord. No. 2024-1]

(2)

Multiple use buildings, provided that there is a minimum lot area of 40,000 square feet for the first use and 2,000 square feet for each additional use in accordance with the yard and setback requirements of this District.

(3)

The following uses in accordance with the Highway Commercial lot requirements:

(a)

Hotels, motels, tourist homes, (including bed-and-breakfast inns) restaurants, indoor commercial recreation facilities including pools, tennis or other court games, and exercise or spa type facilities and outdoor commercial recreation facilities including pools, tennis or other court games, driving ranges, golf courses, and exercise or playing field facilities.

[1]

In no case shall these uses include automotive, aeronautical, or professional sports facilities. Any recreational use not specifically permitted above, shall be permitted as a conditional use subject to Article X.

(b)

Automotive, trailer, and mobile home sales and service, such as service stations, repair garages, new and used car dealers, excluding auto body shops:

[1]

Entrance and exit driveways shall have an unrestricted width of not less than 12 feet and no more than 30 feet and shall be located not less than 20 feet from any property line.

[2]

Vehicle lifts or pits, dismantled or non-operable vehicles and all parts or supplies shall be located within completely enclosed buildings or completely screened from adjacent properties. Storage shall not be within the clear-sight triangle, the right-of-way of any street or in the required front, side or rear yard setbacks.

[3]

All service or repair of motor vehicles, other than such minor servicing as change of tires or sale of gasoline or oil, shall be conducted in a completely enclosed building. This requirement shall not be construed to mean that the doors to any repair shop must be kept closed at all times.

[4]

The storage of gasoline or flammable oils in bulk shall be located fully underground and not nearer than 50 feet from any property line other than the street line.

(c)

Drive-in establishments.

(d)

Wholesaling and warehousing.

[Amended 4-13-2021 by Ord. No. 2021-2]

(e)

Shopping centers in accordance with the provisions of this chapter.

(f)

Retail business, such as variety stores, building materials and supply stores, apparel stores, drugstores, grocery stores, farm markets, eating establishments, antique shops, music shops, sporting goods stores, book, stationery, magazine, candy and tobacco shops and convenience stores.

[Amended 4-27-1999 by Ord. No. 99-2; 8-23-2016 by Ord. No. 2016-6]

(g)

Business services, such as banks, credit unions, loan companies and other financial institutions, real estate and insurance agencies, utility offices, government, business and professional offices, medical, dental or clinical facilities and veterinary clinics.

(h)

Personal services, such as barber shops, beauty salons, photographic studios, coin laundromats, tailor, dressmaking, millinery and dry-cleaning and laundry operations.

(i)

Repair services, such as radio, television, and appliance shops, plumbing shops, carpenter shops, upholstery shops, and shoe-repair shops.

(j)

Veterinary clinics, hospitals, kennels, animal care facilities.

(k)

Essential services and essential service facilities.

(l)

Agriculture and agriculturally related operations as follows:

[1]

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

[2]

Granaries, sawmills, and similar agriculturally related activities.

[3]

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

[Amended 4-27-1999 by Ord. No. 99-2]

[4]

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs, if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s). Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(m)

Accessory uses customarily incidental to a permitted principal use.

(n)

Mini storage/self-storage facilities and storage.

[Added 10-25-2022 by Ord. No. 2022-5]

[1]

Each building shall be a fully enclosed building built of durable materials on a permanent foundation. Truck trailers, shipping containers or similar impermanent structures shall not be used as buildings for self-storage units.

[2]

No door openings for any mini storage building unit shall be constructed facing any residentially zoned or used property.

[3]

Open storage areas shall only be permitted as accessory to a mini storage/self-storage facility. Area utilized for accessory open storage area cannot exceed 40% of the area occupied by buildings utilized for self-storage units within the facility. Open storage areas must comply with building setback requirements.

[4]

Parking, if an on-site manager/business office is included: minimum of four designated parking spaces required. Parking for storage units with individual exterior access shall be provided by parking/driving lanes adjacent to the buildings. Lanes shall be a minimum of 26 feet wide when storage units are single-loaded and 30 feet wide when storage units are doubled-loaded. Parking for storage unit structures with common interior building access shall be provided at one space per 25 units.

Conditional uses (additional requirements are in Article X):

(1)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or More	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

[1]

[Amended 7-27-2010 by Ord. No. 2010-3]

Manufacturing, assembling, converting, altering, finishing, cleaning or any other processing of products which is clearly incidental to a retail or service business and where goods so produced or processed are to be sold exclusively on the premises, provided the site is not adjoining a residential use or residential district, unless such residential use or district is separated from the proposed site by a street or road.

(3)

Light manufacturing uses such as assembling, converting, and processing activities in accordance with the following standards:

(a)

Upon application for a land use or building permit, a report shall be submitted setting forth the reasons why such light manufacturing use is sufficiently compatible to the other uses permitted in the Highway Commercial District in terms of traffic generation, parking requirements and site demands. The report shall be subject to approval of the Township Supervisors before a building permit or land use permit is issued. The report shall be submitted to the Township at least 14 days prior to the next regularly scheduled meeting of the Planning Commission in order for the Planning Commission to review the plan and make its recommendations to the Township Supervisors.

[Amended 7-27-2010 by Ord. No. 2010-3]

(b)

Light manufacturing uses shall not have a lot area in excess of 1.5 acres in this District.

(c)

Light manufacturing uses shall not be permitted in a Highway Commercial District if the proposed site adjoins a residential use or a residential district, unless such residential use or district is separated from the proposed site by a street or road.

(4)

[Added 7-27-2010 by Ord. No. 2010-6]

(a)

Required setbacks.

[1]

Wind turbines shall be set back from all property lines, public rights-of-way and utility easements a distance equal to 1.5 times the total extended height.

[2]

(b)

Tower height.

[1]

The total extended height of the wind energy conversion system shall not exceed 55 feet.

[2]

No wind energy conversion system shall be constructed, altered or maintained so as to project above any imaginary air space surfaces described in the Federal Aviation Administration regulations.

[3]

Stand-alone systems and wind-measuring devices shall be restricted to 55 feet for the maximum total extended height.

(c)

Maximum sound levels.

[1]

[2]

(d)

Equipment certification.

[1]

Wind turbines must be certified by the American Wind Energy Association, the American National Standards Institute and the Equipment Manufacturers Underwriter Laboratories.

Access limitations.

All access doors to wind turbines and electrical equipment shall be appropriately locked or fenced.

(f)

Accessory use prohibitions.

[1]

All signs except for identification of owner, manufacturer or installer and appropriate warnings shall be prohibited.

[2]

No illumination of the wind turbine or tower shall be allowed unless required by the Federal Aviation Administration.

[3]

Reasonable efforts shall be made to eliminate shadow flicker on adjacent property occupied buildings.

[4]

No satellite or microwave discs and no television or radio antennas shall be attached to this system.

(g)

Abandonment.

[1]

If a wind turbine is inoperable for six consecutive months, the property owner will be notified to restore the wind energy conversion system to an operable condition within 30 days.

[2]

If the property owner fails to do this, removal of the wind turbine from the tower will be required for public safety reasons.

(5)

Solar energy conversion systems, commercial application of solar energy conversion systems shall be permitted as a conditional use in the Highway Commercial District, subject to the following conditions:

[Added 7-12-2011 by Ord. No. 2011-2; amended 4-10-2018 by Ord. No. 2018-1]

(a)

A solar energy system may be roof-mounted or ground-mounted.

[1]

[2]

(b)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection B(5)(c), (d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(c)

Solar energy commercial operations are prohibited as a principle use of land except within an industrial zoning district.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[1] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

[1]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

[1]

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

(i)

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

Public input.

Easements.

Special exception uses (additional requirements are in § 105-57.1).

[Amended 10-10-2023 by Ord. No. 2023-3]

(1)

Residential uses not otherwise provided for.

(a)

Whenever a residential use is neither specifically permitted nor prohibited by this chapter, an application shall be referred by the Zoning Officer to the Zoning Hearing Board to hear and decide such request as a special exception. Authority to permit or deny the proposed use shall be subject to the following standards in addition to those outlined in § 105-57.1.

[1]

The proposed use is similar to or compatible with permitted uses in the HC Zone.

[2]

The proposed use is not permitted in any other zone under the terms of this chapter.

[3]

The use is proposed in a manner that complies with all applicable requirements imposed upon other uses that most closely reflect the likely impacts to be generated by the proposed use.

[4]

The proposed use complies with all other applicable sections of this chapter and other Township ordinances.

[5]

The proposed use does not conflict with the general purposes and intent of this chapter.

[6]

The proposed use would not be detrimental to the public health, safety, and welfare of the neighborhood.

(b)

The burden of proof shall be upon the applicant to demonstrate that the proposed use meets the foregoing criteria and all other applicable regulations contained in this chapter including, but not limited to, those general special exception criteria and filing requirements found in § 105-57.1.

Use standards. The following use standards are applicable to all permitted uses, conditional uses and special exception uses in a Highway Commercial District:

[Added 10-10-2023 by Ord. No. 2023-3]

(1)

Landscaping and screening shall be provided as defined in § 85-40.1 of the Township Code.

(2)

Any illumination or floodlighting shall be arranged so there will be no glare of lights upon a residence, street or residential district.

(3)

No driveway entrance or exits shall be located within 75 feet of an intersecting street measured from the point of intersection of the center line. Where this intersection involves streets of two different classifications, this separation distance shall be increased by the amount any required right-of-way exceeds 50 feet.

(4)

Loading areas or bays shall not be located in the front yard of the building or in any required yard adjacent to a residential district or an existing residence or which faces a street.

§ 105-11 Light Industrial District (LI).

Purpose: to provide appropriate locations for the development of manufacturing uses, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales and distribution of such products, but excluding basic industrial processing.

Permitted uses. A building may be erected, used or occupied and a lot may be used or occupied for any of the following purposes:

(1)

All permitted uses as listed in the HC District (subject to all restrictions and conditions as contained in § 105-10), with the exception of residential uses, which are not permitted in the LI District. All uses shall be subject to the LI District minimum area requirements.

(2)

Agriculture and agriculturally related operations as follows:

(a)

Forest reserves, tree farming and crop farming to include forage, sod, grain, and feed.

(b)

Granaries, sawmills, and similar agriculturally related activities.

(c)

Vineyards, orchards, greenhouses, nurseries, gardens, commercial production of fruits, vegetables, flowers, plants and similar products.

[Amended 4-27-1999 by Ord. No. 99-2]

(d)

Animal husbandry, milk processing, livestock production including breeding of dairy and beef cattle, sheep, swine, horses, ponies, mules, goats, poultry, other birds, fowl, fur animals, associated farm animals, domestic cats and dogs, if the total amount of animals does not exceed the number as indicated on the following schedule. All birds and animals are to be confined on the property limits owned or leased by their owner(s). Buildings housing animals shall have a minimum setback distance from any property line in accordance with the following schedule. In the event the proposed development proposes to construct storage for animal waste between the building housing animals and an adjoining property line within the minimum building setback line required for the building housing animals, there shall be added to the building setback line the distance between the building housing animals and the proposed storage facility for animal waste.

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)	Up to 50	100
B. Cattle (cows, steer, heifers, calves, and bulls)	Up to 100	100
C. Sheep and goats	Up to 50	100
D. Horses (ponies, mules and donkeys)	Up to 20	100
E. Fowl (chicken, turkeys, ducks, other birds)	Up to 1,000	100
F. Domestic cats and dogs	Up to 10	N/A
G. Cervines (deer, elk or other members of the family cervidae)	Up to 20	100
H. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Up to 20	100
I. Camelidae (camels, llamas, alpacas, vicugnas, and guanacos)	Up to 20	100
J. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Up to 20	100

(3)

Amusement parks.

(4)

Asphalt plants.

(5)

Automobile service stations or garage.

(6)

Automobile assembly or body shops.

(7)

Automobile upholstering or reconditioning.

(8)

Blacksmith and machine shops.

(9)

Bookbinding.

(10)

Building materials storage and sales.

(11)

Cabinet making.

(12)

Carpentry shops.

(13)

Commercial printing and photographic reproduction.

(14)

Concrete plants.

(15)

Contractor equipment storage, sales and service.

(16)

Electric generating plants.

(17)

Essential services and essential service facilities.

Hotels and motels.

Laboratories.

Laundries.

Manufacture of articles from previously prepared materials.

(22)

Metal fabrication and assembly.

(23)

Painting shops.

(24)

Pottery.

(25)

Railroad yards and freight terminals.

(26)

Recreation facilities.

(27)

Restaurants.

(28)

Tire retreading or recapping.

(29)

(Reserved)[1]

[1]

Editor's Note: Former Subsection B(29), Truck and freight terminals, was repealed 4-13-2021 by Ord. No. 2021-2.

(30)

Vehicle and mobile home sales.

(31)

Warehousing.

[Amended 4-13-2021 by Ord. No. 2021-2]

(32)

Welding shops.

(33)

Wholesale and retail sales of manufactured products.

(34)

Accessory buildings and uses customarily incidental to the above.

Conditional uses. A building may be erected, used or occupied and a lot may be used or occupied for any of the following purposes, provided that certain standards and criteria set forth in this chapter are met:

(1)

Malt or brewing beverage distribution.

(2)

Offtrack wagering facilities.

(3)

Gambling, gaming or wagering devices or facilities.

(4)

Adult-oriented establishment. The term includes, without limitation, the following establishments when operated for profit, whether direct or indirect:

(a)

Adult bookstores: establishments having a substantial or significant portion of their stock and trade in, or an establishment which, as one of its principal business purposes, offers for sale, books, films, video cassettes or magazines and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas.

(b)

Adult motion-picture theaters: buildings with capacities of 50 or more persons which have a principal business purpose of exhibiting, presenting or selling material distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

(c)

Adult mini-motion picture theaters: buildings with capacities of less than 50 persons which have a principal business purpose of exhibiting, an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas for observation by patrons.

(d)

The operation of any massage parlor in which the treatment of any person of the opposite sex is carried on, except upon the assigned order of a licensed physician, osteopath, chiropractor, or registered physical therapists. The requirements of this provision shall not apply to any treatments given in the residence of a patient, the office of a licensed physician, osteopath, registered physical therapist or chiropractor or in a regularly established and licensed hospital, extended care facility, convalescent facility, nursing home or other health care facility.

(e)

The operation of any business which involves, in whole or in part, the sale, lease, trade, gift or display for sale of any obscene materials.

(f)

Any premises to which the public, patrons or members are invited or admitted and which are so physically arranged as to provided booths, cubicles, rooms, studios, compartments or stalls separate from the common areas of the premises for the purpose of viewing adult-oriented motion pictures, or where an entertainer provides adult entertainment to a member of the public, a patron or a member.

(g)

An adult entertainment studio or any premises that are physically arranged and used as such, whether advertised or represented as an adult entertainment studio, rap studio, exotic dance studio, encounter studio, sensitivity studio, modeling studio or any other term of like import.

(h)

For the purpose of this chapter the term "adult entertainment" means:

[1]

An exhibition of any adult-oriented motion pictures, meaning those distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas.

[2]

A live performance, display or dance of any type, which as a significant or substantial portion of the performance any actual or simulated performance of specified sexual activities or exhibition and viewing of specified anatomical areas, removal of articles of clothing or appearing unclothed, pantomiming, modeling or any other personal services offered customers.

(5)

Personal wireless or cellular telecommunication facilities.

(6)

Junkyard and recycling facilities (in accordance with Chapter 55, Junk and Junkyards).

(7)

[Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-6]

(a)

Type of Farm Animal	Total Number of Animals	Minimum Setback Distance (feet)
A. Swine (hogs and pigs)¹	Greater than 50	200
B. Cattle (cows, steer, heifers, calves, and bulls)¹	Greater than 100	200
C. Sheep and goats¹	Greater than 50	200
D. Horses (ponies, mules and donkeys)¹	Greater than 20	200
E. Fowl (chicken, turkeys, ducks, other birds)¹	Greater than 1,000	200
F. Domestic dogs and cats including in the aggregate²	11 or More	50
G. Domestic dogs and cats in approved kennels regulated by the Pennsylvania Bureau of Dog Law Enforcement²	N/A	25
H. Cervines (deer, elk or other members of the family cervidae)	Greater than 20	200
I. Ratites (ostriches, emus, moas, kiwis, rheas, cassowaries and tnamous)	Greater than 20	200
J. Camelidae (camels, Llamas, alpacas, vicugnas, and guanacos)	Greater than 20	200
K. Bovidaes (buffalos, antelopes, oxen and other members of the Bovidae family, but not including domestic dairy cows or cattle)	Greater than 20	200

	NOTES: ¹Requires a manure management plan and a minimum of 20 acres for housing of animals.
	²Requires a manure management plan.

(b)

When the number of animals meets the specification for a conditional use above, the applicant shall prepare a manure management plan with the assistance and concurrence of the Franklin County Soil Conservation Service, the Pennsylvania State University Cooperative Extension office or such other professional who by training, certification and/or experience is qualified to advise concerning full compliance with the Pennsylvania Nutrient Management Act, the Pennsylvania Clean Streams Law, the Pennsylvania Domestic Animal Act and all other federal and state regulatory requirements and guidelines. All manure management plans shall, at a minimum, follow the guidelines and comply with the criteria set forth in the Pennsylvania Department of Environmental Protection publication entitled “Manure Management for Environmental Protection,” dated October 1986, and all technical supplements thereto as revised and amended as of the date the newer management plan is submitted. If it is determined by a court of competent jurisdiction that amendments or revisions to said DEP publication and supplements cannot be incorporated herein by this subsection, then the said publication and technical supplements in effect on this date are hereby adopted.

[1]

[Amended 7-27-2010 by Ord. No. 2010-3]

More than one energy conversion system will be permitted as a conditional use subject to the following standards. The foregoing notwithstanding, no system may be located within the area established as the Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-6]

(a)

Required setbacks.

[1]

Wind turbines shall be set back from all property lines, public rights-of-way and utility easements a distance equal to 1.5 times the total extended height.

[2]

(b)

Tower height.

[1]

The total extended height of the wind energy conversion system shall not exceed 55 feet.

[2]

No wind energy conversion system shall be constructed, altered or maintained so as to project above any imaginary air space surfaces described in the Federal Aviation Administration regulations.

[3]

Stand-alone systems and wind-measuring devices shall be restricted to 55 feet for the maximum total extended height.

(c)

Maximum sound levels.

[1]

[2]

(d)

Equipment certification.

[1]

Wind turbines must be certified by the American Wind Energy Association, the American National Standards Institute and the Equipment Manufacturers Underwriter Laboratories.

Access limitations.

All access doors to wind turbines and electrical equipment shall be appropriately locked or fenced.

(f)

Accessory use prohibitions.

[1]

All signs except for identification of owner, manufacturer or installer and appropriate warnings shall be prohibited.

[2]

No illumination of the wind turbine or tower shall be allowed unless required by the Federal Aviation Administration.

[3]

Reasonable efforts shall be made to eliminate shadow flicker on adjacent property occupied buildings.

[4]

No satellite or microwave discs and no television or radio antennas shall be attached to this system.

(g)

Abandonment.

[1]

If a wind turbine is inoperable for six consecutive months, the property owner will be notified to restore the wind energy conversion system to an operable condition within 30 days.

[2]

If the property owner fails to do this, removal of the wind turbine from the tower will be required for public safety reasons.

(9)

Small-scale solar energy systems, as well as solar energy commercial operations, shall be permitted as a conditional use, subject to the following conditions specific to solar energy systems, as well as all conditions generally applicable to conditional uses under this chapter of the Greene Township Code.

[Added 7-12-2011 by Ord. No. 2011-2[2]]

(a)

A solar energy system may be roof mounted or ground mounted.

[1]

[2]

(b)

A solar energy system connected to the utility grid shall provide written authorization from the local utility company to the Township acknowledging and approving such connection.

(c)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection C(9)(d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

[3]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

[1]

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

(i)

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

(j)

The solar energy system shall comply with all applicable Township ordinances and codes so as to ensure the structural integrity of such solar energy system.

(k)

Before any construction can commence on any solar energy system, the property owner must acknowledge, in writing to the Township, that he/she is the responsible party for owning and maintaining the solar energy system.

(l)

If a ground-mounted solar energy system is removed, any earth disturbance as a result of the removal of the ground-mounted solar energy system shall be graded and reseeded.

(m)

If a ground-mounted solar energy system has been abandoned (meaning not having been in operation for a period of six months) or is defective or is deemed to be unsafe by the Township Building Code Official, the solar energy system shall be required to be repaired by the owner to meet federal, state and local safety standards or be removed by the property owner within the time period allowed by the Township Building Code Official. If the owner fails to remove or repair the defective or abandoned solar system, the Township may pursue a legal action to have the system removed at the owner's expense.

Public input.

Easements.

On new site development plans that propose to provide for solar energy systems, the Township shall require prior to the approval of the plan a notation on the plan that restrictions have been placed on the lots in question concerning the placement of structures and vegetation as they relate to the solar energy systems.

[2]

On the new site development plans that propose to provide for solar energy systems, the applicant must provide for an easement for solar access to be placed on the deeds of those lots proposed for a solar energy system and all adjoining lots in the approved development.

[2]

Editor's Note: This ordinance also redesignated former Subsection C(8) as Subsection C(10) and former Subsectin C(9) as Subsection C(8).

(10)

An airport or heliport, provided no flight path to or from the facility may be designed in such a manner as to cross a residential development at an altitude of less than 1,000 feet and may not be located within 1/2 mile of a zoning district in which residential development is a permitted use.

[Added 7-12-2011 by Ord. No. 2011-3[4]]

[4]

Editor's Note: This ordinance also redesignated former Subsection C(10) as Subsection C(12).

(11)

A state prison or county jail or a facility to house troubled youth placed by order of court.

[Added 7-12-2011 by Ord. No. 2011-3]

(12)

Distribution and logistics center (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2[5]]

[5]

Editor's Note: This ordinance also renumbered former Subsection C(12) as C(18).

(13)

Drop lot or drop and hook lot (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(14)

Fulfillment center and/or return center (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(15)

Terminal, rail and/or truck (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(16)

Truck repair and service facility (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(17)

Truck stop (subject to the criteria in § 105-37.1).[6]

[Added 4-13-2021 by Ord. No. 2021-2]

[6]

Editor's Note: Former Subsection C(18), regarding uses not specifically listed, which immediately followed this section, was repealed 10-10-2023 by Ord. No. 2023-3.

Special exception uses (additional requirement are in § 105-57.1).

[Amended 7-27-2010 by Ord. No. 2010-3; 10-10-2023 by Ord. No. 2023-3]

(1)

Nonresidential uses not otherwise provided for.

(a)

Whenever a nonresidential use is neither specifically permitted nor prohibited by this chapter, an application shall be referred by the Zoning Officer to the Zoning Hearing Board to hear and decide such request as a special exception. Authority to permit or deny the proposed use shall be subject to the following standards in addition to those outlined in § 105-57.1.

[1]

The proposed use is similar to or compatible with permitted uses in the LI Zone.

[2]

The proposed use is not permitted in any other zone under the terms of this chapter.

[3]

The use is proposed in a manner that complies with all applicable requirements imposed upon other uses that most closely reflect the likely impacts to be generated by the proposed use.

[4]

The proposed use complies with all other applicable sections of this chapter and other Township ordinances.

[5]

The proposed use does not conflict with the general purposes and intent of this chapter.

[6]

The proposed use would not be detrimental to the public health, safety and welfare of the neighborhood.

(b)

Performance standards. All permitted uses, conditional uses and special exception uses shall meet or exceed all of the following requirements:

[Amended 5-26-2015 by Ord. No. 2015-6; 10-10-2023 by Ord. No. 2023-3]

(1)

Buffer zones:

(a)

The buffer zone shall be measured from the District boundary line or a property line or right-of-way line, if not coexistent with the District boundary line.

(b)

A minimum buffer zone of 100 feet in width shall be provided along any common property line with a residential use or district (AR, R-1 and R-2 Districts).

(c)

The buffer zone shall be maintained and kept clean of debris, rubbish, weeds, and other unsightly features.

(d)

No building, structure, or physical improvement shall be permitted in the buffer zone except:

[1]

An access drive;

[2]

A stormwater facility;

[3]

Off-Street parking in accordance with the requirements of § 105-29; and

[4]

A permitted sign.

(e)

No less than the exterior half of the buffer area shall be planted and maintained with grass or ground cover, massed evergreens, and deciduous trees and shrubs per the vegetative screening requirements of § 85-40.1B(2) of the Township Code.

(2)

Drainage. No stormwater or natural drainage which originates on the property or water generated by the activity, e.g., air conditioners, swimming pools, shall be diverted across property lines unless transported in an approved or existing drainage system.

(3)

Electricity. Electric or electronic equipment shall be shielded so there is no interference with any radio or television reception at the lot line or beyond as the results of the operation of such equipment.

(4)

Glare. No use shall produce a strong dazzling light or a reflection of a strong dazzling light or glare beyond its lot lines. Exterior lighting shall be shielded, buffered, and directed so that glare will not become a nuisance to adjoining properties, adjoining districts, or streets.

(5)

Radioactivity. Any proposed activity in this district shall not emit any dangerous radioactivity at any point of the site.

(6)

Vibration. There shall be no vibration which is discernible to the human sense of feeling beyond the immediate site on which such use is conducted.

(7)

Fire and explosion hazard:

(a)

All activities shall be carried out in buildings, structures, outdoor storage areas and improvements which conform to the standards of the National Board of Fire Underwriters.

(b)

No highly flammable or explosive liquids, solids or gases shall be stored in bulk above the ground except in structures according to commonwealth and federal specifications.

(c)

All materials or wastes which might cause fumes, constitute a fire hazard, or attract rodents or insects may only be stored if enclosed in buildings or containers which are adequate to eliminate such hazards in accordance with all Commonwealth of Pennsylvania and federal requirements.

(d)

No materials, fuels, wastes, or flammable substances may be deposited or stored on a lot in such a manner as to allow them to be transferred off the lot by natural causes or forces. No substances, including but not limited to gasoline, oil, waste oil, and chemicals which can contaminate a stream or water source or render such stream or water source unusable or undesirable as a source of water supply or, recreation or which will destroy or damage aquatic life shall be stored in such a location so that it could be introduced into the said stream or water source by natural causes or forces, or by rupture or storage containers or accidental discharge.

(e)

Furthermore, protection against fire and explosion shall be upon the advice of the local fire company serving the area of the site.

(8)

Traffic control. All design traffic volumes shall be determined by accepted procedures of the Pennsylvania Department of Transportation. The design hourly volume shall be used as a basis of computation. Geometric design features shall be consistent with the design speeds and capacities of streets serving the site. Minimum stopping, turning and passing sight distances shall be determined. Grades, alignments, lanes, slopes, clearances, other street standards shall be consistent with Chapter 85, Subdivision and Land Development. Traffic control devices (signs, signals, pavement markings, etc.) shall be consistent with the Manual on Uniform Traffic Control Devices, American Association of State Highway Officials in cooperation with the Pennsylvania Department of Transportation. Anticipated traffic generation shall not exceed the design volume of the street or streets serving the site and surrounding area, unless appropriate provisions to upgrade and to construct necessary street provisions consistent with Greene Township and the Pennsylvania Department of Transportation Road Specifications.

(9)

Noise control. The sound level of any use within this District shall not exceed, at any point along the boundary of the lot on which the use is to be undertaken, federal standards or recommended decibel levels in the designated octave bands, except for emergency alarm systems. Sound levels shall be projected in accordance with similar or identical operations or uses and shall be measured with a sound level meter and associated octave band analyzer manufactured according to standards prescribed by the American Standards Association. Measurements shall be made using the same measuring system which may now or hereafter be utilized by the United States government for this purpose.

(10)

Dust, fumes, vapor, and gas control. The emission of dust, dirt, flash, fumes, vapors, or gases which cause any damage to human health, animals vegetation or other forms of property, or which can cause soiling or staining of persons or property at any point beyond the lot line of the use creating such emission is hereby prohibited. No emission of liquid or solid particulate from any chimney or stack or otherwise shall exceed 0.03 grains per cubic foot of the covering gas at any point beyond the lot line of the use creating the emission. Identical processes or facilities may be compared to determine compliance with this subsection. For measurement for the amount of particles discharged as set forth above, measurement procedures shall follow those then employed by the Pennsylvania Department of Environmental Protection for similar or identical measurements.

(11)

Liquid and solid wastes. No operation shall discharge wastes of any kind into a surface water or a groundwater source. All methods of waste disposal shall be approved by the Pennsylvania Department of Environmental Protection. Such evidence of approval shall be provided.

Use standards:

(1)

The uses listed in Subsection C(1) through (3) shall be permitted in this district providing that they are setback 200 feet from any property line, residential district zone boundary, residential building lot, church, school, hospital, government building, playground or theater.

(2)

The uses listed in Subsection C(4) directly above are subject to the standards and criteria below, in addition to the requirements of Subsection E:

[Amended 10-10-2023 by Ord. No. 2023-3]

(a)

Any adult-oriented establishment shall not be located within 500 feet of any residential zone or use, hospital, church, school, park or playground, governmental building, shopping center, theater, club or lodge, restaurant, or other use or activity where large numbers of children and families travel or congregate.

(b)

Any adult-oriented establishment shall operate in accordance with the requirements of 68 Pa.C.S.A. § 5501 et seq. (regulation of adult-oriented establishments).

(c)

Off-street parking shall be provided in accordance with § 105-29 of this chapter, using the schedule for a retail store, and including provisions for drainage, surfacing, access points, space dimensions, setbacks, screening and landscaping.

(d)

Signs shall be in accordance with § 105-34 of this chapter, and buildings or other structures on the premises shall not be painted in garish colors or such other fashion as will effectuate the same purpose as a sign.

(e)

All site improvements shall be in compliance with Chapter 85, Subdivision and Land Development.

(f)

The interior of the building(s) should be adequately lighted and constructed so that every portion thereof is readily visible to the clerk or other supervisory personnel from the counter or other regular station of business.

(g)

Lobby and entrance areas should be designed so as to minimize obstruction of sidewalks during operating hours.

(h)

Advertisements, displays, or other promotional materials shall not be shown or exhibited so as to be visible to the public, from pedestrian sidewalks or walkways, or from other areas public or semipublic, and such displays shall be considered signs.

(3)

Personal wireless or cellular telecommunication facilities. The location of personal wireless or cellular telecommunication facilities shall be permitted in this District and in all cases shall be subject to the following conditions:

(a)

Such facility with a tower shall be subject to minimum lot size of 80,000 square feet; minimum yard requirements of 60 feet to all property lines and maximum height of a freestanding tower at 200 feet and of any building at 45 feet.

(b)

If the tower is attached to an existing structure or building, this facility shall be subject to a maximum height of 50 feet above this structure or building.

(c)

The following buffer plantings shall be located around the perimeter of the security fence:

[1]

Screen plantings shall be planted that consists of either a hedge, three feet on center maximum, or a row of evergreen trees planted 10 feet on center maximum.

[2]

Existing vegetation (trees and shrubs) shall be preserved to the maximum extent possible.

(d)

An eight-foot-high security fence shall completely surround the tower (and guide wires if used) and equipment building.

(e)

The tower shall be designed and constructed to all applicable standards of the American National Standards Institute, ANSI/EIA 222-E manual, as amended.

(f)

(g)

Towers and antennae shall be designed to withstand wind gusts of at least 100 miles per hour.

(h)

An antenna may not be located on a building or structure that is listed on a national or state historic register or is in an existing or eligible historic district.

(i)

It shall be fully automated and unattended on a daily basis and shall be visited only for periodic maintenance and emergency repair.

(j)

Elevations of existing and proposed structures showing all dimensions for antennae, tower and equipment shall be presented.

(k)

Compliance with all federal and state laws and regulations concerning aviation safety shall be demonstrated consistent with § 105-15 of this chapter.

(l)

(m)

If this use is abandoned for a two-year period, the entire facility shall be removed.

(n)

The tower shall be marked with alternate color bands of orange and white paint as authorized by the Federal Aviation Administration. These bands should be equal in width, approximately 1/7 of the height of the structure in width, perpendicular to the vertical axis, orange at the top and bottom of the structure, and an odd number of color bands on the structures. The paint for the bands shall conform to federal standards (No. 595 according to the color table: orange 12197 and white 17875).

(o)

The tower shall be mounted with obstruction lights on top if it exceeds 150 feet in height. At least one red flashing beacon (L-864) shall be installed in a manner to ensure an unobstructed view of one or more lights by an aircraft pilot. These lights shall be operated by a satisfactory control device, or they may remain lit continuously.

§ 105-12 Heavy Industrial District (HI).

Purpose: to provide appropriate locations for the development and continued operation of uses engaged in the basic processing and manufacturing of materials or products predominantly from extracted or raw materials, or uses engaged in the storage of, or manufacturing processes using flammable or explosive materials, or storage or manufacturing processes that potentially involve hazardous conditions or require special environmental protections.

Permitted uses. A building may be erected, used or occupied and a lot may be used or occupied for any of the following purposes:

(1)

All permitted uses as listed in the LI District, including all permitted uses as listed in the HC District (subject to all restrictions and conditions as contained in § 105-10), with the exception of residential uses, which are not permitted in either the LI or HI Districts. All LI and HC uses shall be subject to HI District minimum area requirements.

(2)

Food processing and packaging.

(3)

Heavy equipment sales, storage and repair.

(4)

Industrial parks.

[Amended 6-26-2007 by Ord. No. 2007-7]

(5)

Junkyards and recycling facilities (in accordance with Chapter 55, Junk and Junkyards).

(6)

Manufacture of electrical and electronic equipment.

(7)

Manufacture of furniture and fixtures.

(8)

Manufacture of lumber and wood products.

(9)

Manufacture of plastic products.

(10)

Manufacture of paperboard containers and boxes.

(11)

Manufacture of mobile homes and modular housing.

(12)

Manufacture of small precision instruments.

(13)

Manufacture of industrial machinery.

(14)

Manufacture of automotive parts and transportation equipment.

(15)

Manufacture of communications equipment.

(16)

Manufacture of fabricated metal products.

(17)

Mobile home sales and services.

(18)

Railroad yards and freight stations.

(19)

Resource recovery facilities.

(20)

Trade schools and training facilities.

(21)

Transfer stations.

(22)

(Reserved)[1]

[1]

Editor's Note: Former Subsection B(22), Truck and freight terminals, was repealed 4-13-2021 by Ord. No. 2021-2.

(23)

Truck, trailer and farm equipment sales and services.

(24)

Warehousing.

[Amended 4-13-2021 by Ord. No. 2021-2]

(25)

Accessory buildings and uses customarily incidental to the above.

Conditional uses:

(1)

Refineries, fuel and hazardous material storage facilities and chemical manufacturing facilities as well as all conditional uses identified in the Light Industrial District, subject to the same standards and criteria set forth in § 105-11.

[Amended 6-26-2007 by Ord. No. 2007-7]

(2)

Manufacture, storage and repair of ordnance materials. The manufacture, storage or repair of ordnance materials is permitted as a conditional use only in the HI District and is not permitted in any other zoning district. The location, siting and setback requirements applicable to a building, structure or magazine used for the manufacture, storage or repair of ordnance materials shall meet or exceed the requirements of Title 25 and Title 34 of the Pennsylvania Code, as amended.

(3)

A building may be erected, used or occupied and a lot may be used or occupied for any use not specifically listed in § 105-12B as a special exception for review by the Zoning Hearing Board which demonstrates compliance with the performance and use standards enumerated in §§ 105-11E and F and 105-12E.

[Amended 6-26-2007 by Ord. No. 2007-7; 10-10-2023 by Ord. No. 2023-3]

(4)

[Added 7-27-2010 by Ord. No. 2010-6]

(a)

Required setbacks.

[1]

Wind turbines shall be set back from all property lines, public rights-of-way and utility easements a distance equal to 1.5 times the total extended height.

[2]

(b)

Tower height.

[1]

The total extended height of the wind energy conversion system shall not exceed 55 feet.

[2]

No wind energy conversion system shall be constructed, altered or maintained so as to project above any imaginary air space surfaces described in the Federal Aviation Administration regulations.

[3]

Stand-alone systems and wind-measuring devices shall be restricted to 55 feet for the maximum total extended height.

(c)

Maximum sound levels.

[1]

[2]

(d)

Equipment certification.

[1]

Wind turbines must be certified by the American Wind Energy Association, the American National Standards Institute and the Equipment Manufacturers Underwriter Laboratories.

Access limitations.

All access doors to wind turbines and electrical equipment shall be appropriately locked or fenced.

(f)

Accessory use prohibitions.

[1]

All signs except for identification of owner, manufacturer or installer and appropriate warnings shall be prohibited.

[2]

No illumination of the wind turbine or tower shall be allowed unless required by the Federal Aviation Administration.

[3]

Reasonable efforts shall be made to eliminate shadow flicker on adjacent property occupied buildings.

[4]

No satellite or microwave discs and no television or radio antennas shall be attached to this system.

(g)

Abandonment.

[1]

If a wind turbine is inoperable for six consecutive months, the property owner will be notified to restore the wind energy conversion system to an operable condition within 30 days.

[2]

If the property owner fails to do this, removal of the wind turbine from the tower will be required for public safety reasons.

(5)

[Added 7-12-2011 by Ord. No. 2011-2]

(a)

A solar energy system may be roof mounted or ground mounted.

[1]

[2]

(b)

A solar energy system connected to the utility grid shall provide written authorization from the local utility company to the Township acknowledging and approving such connection.

(c)

There is no limit to the number of modules and arrays installed on each property that comprise a solar energy system, except for the restrictions contained herein in Subsection C(5)(d) and (e) next following. Multiple solar panels and supporting equipment shall be considered as one system.

(d)

Ground-mounted solar energy systems shall not be categorized as accessory buildings.

(e)

The design of the solar energy system shall conform to applicable industry standards. A building permit shall be obtained for a solar energy system per the Pennsylvania Uniform Construction Code (UCC), Act 45 of 1999, as amended,[2] and the regulations adopted by the Department of Labor and Industry. All wiring shall comply with the applicable version of the National Electric Code (NEC). The local utility provider shall be contacted to determine grid interconnection and net metering policies. The applicant shall submit certificates of design compliance obtained by the equipment manufacturer from a certifying organization, and any such design shall be certified by an engineer registered in the Commonwealth of Pennsylvania.

[2]

Editor's Note: See 35 P.S. § 7210.101 et seq.

(f)

All mechanical equipment associated with and necessary for the operation of the solar energy system shall comply with the following:

[1]

[2]

Mechanical equipment shall not be located within the minimum front yard setback and must be set back not less than 15 feet from any other lot line.

(g)

Solar panels shall be placed such that concentrated solar radiation or glare shall not be directed onto nearby properties or roadways.

(h)

All power transmission lines from a ground-mounted solar energy system to any building or other structure shall be located underground.

(i)

A solar energy system shall not be used to display advertising, including signage, streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons, flags, banners or similar materials. The manufacturer's and equipment information, warning or indication of ownership shall be allowed on any equipment of the solar energy system, provided it complies with the prevailing sign regulations.

(j)

The solar energy system shall comply with all applicable Township ordinances and codes so as to ensure the structural integrity of such solar energy system.

(k)

(l)

If a ground-mounted solar energy system is removed, any earth disturbance as a result of the removal of the ground-mounted solar energy system shall be graded and reseeded.

Public input.

Easements.

On the new site development plans that propose to provide for solar energy systems, the applicant must provide for an easement for solar access to be placed on the deeds of those lots proposed for a solar energy system and all adjoining lots in the approved development.

(6)

[Added 7-12-2011 by Ord. No. 2011-3]

(7)

A state prison or a county jail or a facility to house troubled youth placed by order of court.

[Added 7-12-2011 by Ord. No. 2011-3]

(8)

Distribution and logistics center (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(9)

Drop lot or drop and hook lot (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(10)

Fulfillment center and/or return center (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(11)

Terminal, rail and/or truck (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(12)

Truck repair and service facility (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

(13)

Truck stop (subject to the criteria in § 105-37.1).

[Added 4-13-2021 by Ord. No. 2021-2]

Special exception uses (additional requirements are in § 105-57.1).

[Added 10-10-2023 by Ord. No. 2023-3[3]]

(1)

Nonresidential uses not otherwise provided for.

(a)

[1]

The proposed use is similar to or compatible with permitted uses in the HI zone.

[2]

The proposed use is not permitted in any other zone under the terms of this chapter.

[3]

The use is proposed in a manner that complies with all applicable requirements imposed upon other uses that most closely reflect the likely impacts to be generated by the proposed use.

[4]

The proposed use complies with all other applicable sections of this chapter and other Township ordinances.

[5]

The proposed use does not conflict with the general purposes and intent of this chapter.

[6]

The proposed use would not be detrimental to the public health, safety and welfare of the neighborhood.

(b)

[3]

Editor's Note: This Ordinance also redesignated former Subsection D as Subsection E.

Performance standards:

[Amended 5-26-2015 by Ord. No. 2015-6; 10-10-2023 by Ord. No. 2023-3]

(1)

All permitted uses, conditional uses and special exception uses in the Heavy Industrial District, which are not permitted uses, conditional uses or special exception uses in a Light Industrial District or are not permitted uses, conditional uses or special exception uses in a Highway Commercial District shall meet or exceed all of the following requirements:

(a)

Buffer zone:

[1]

The buffer zone shall be measured from the District boundary line or a property line or right-of-way line, if not consistent with the District boundary line.

[2]

A minimum buffer zone of 200 feet in width shall be provided along any common property line with a residential use or district (AR, R-1 and R-2 Districts).

[3]

The buffer zone shall be maintained and kept clean of debris, rubbish weeds and other unsightly features.

[4]

No building, structure or physical improvements shall be permitted in the buffer zone, except:

[a]

An access drive;

[b]

A stormwater management facility;

[c]

Off-street parking (in accordance with the requirements of § 105-29); and

[d]

A permitted sign.

[5]

(b)

The performance standards contained in § 105-11E(2) through (11).

(2)

All permitted uses, conditional uses and special exception uses which are permitted in a Heavy Industrial District, which are permitted uses, conditional uses or special exception uses in a Light Industrial District or are permitted uses, conditional uses or special exception uses in a Highway Commercial District shall meet or exceed all of the performance standards which are applicable to those uses in § 105-11E and F.

§ 105-13 Special requirements for multiple use business and industrial development in HI Districts and LI Districts.

When an initial submission or a series of submissions of a land development plan(s) or a subdivision plan(s) for a multiple use business and industrial development on a tract of land which is zoned Heavy Industrial or Light Industrial and either the initial submission or the cumulative submissions encompass five or more acres then the following requirements shall apply:

If a multiple use business and industrial development is proposed to be sited in a Heavy Industrial District then the siting of HI, LI and HC uses within the multiple use business and industrial development shall be in accordance with the following:

(1)

HI uses shall not be permitted to occupy more than 44.5% of the multiple use business and industrial development tract.

(2)

LI uses shall not be permitted to occupy more than 89% of the multiple use business and industrial development tract.

(3)

HC uses shall not be permitted to occupy less than 11% of the multiple use business and industrial development tract.

For purposes of this section, HI uses are those uses which are permitted solely in an HI District. LI uses are those uses which are specifically permitted in an LI District, but are referenced as permitted in HI District; and HC uses are those uses which are specifically identified as permitted in an HC District, but which are referenced as permitted in HI and LI Districts.

The percentages indicated in § 105-13A(1), (2) and (3) represent the total allowable percentage of HI, LI and HC uses in a multiple use business and industrial development in a HI District. The percentage of District use (HI, LI and HC) identified in all subdivision or land development submissions for a particular multiple use business and industrial development in a HI District shall be applicable to the total allowable percentage of use for future development within the particular multiple use business and industrial development. Periodic submissions of land development or subdivision plans for individual parcels of land, whether or not contiguous, located with the same zoned district, under single ownership or owned by related or successor persons or entities shall be considered and treated as a submission for one multiple use business and industrial development for purpose of § 105-13 of this chapter and § 85-18 of Chapter 85, Subdivision and Land Development.

§ 105-14 Flood Hazard District (FH).

Purpose:

(1)

To promote the general welfare, health and safety of Township residents by controlling the erection of structures in flood hazard areas.

(2)

Preserve the natural characteristics of designated flood prone area by preventing rapid water runoff to contribute to downstream flooding and by providing areas for groundwater absorption for maintenance of the subsurface water supply.

(3)

Encourage appropriate construction practices in order to prevent or to minimize flood damage in the future.

(4)

Reduce financial burdens on the community at large by preventing excessive development in areas subject to flooding.

Establishment of Flood Hazard District. The limits of the Flood Hazard District are hereby determined as those areas of Greene Township classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated January 18, 2012, and issued by the Federal Emergency Management Agency (FEMA) or the most recent revisions thereof, including all digital data developed as part of the Flood Insurance Study.

[Amended 6-26-2007 by Ord. No. 2007-7; 3-13-2012 by Ord. No. 2012-7]

District applicability. The Flood Hazard District shall be deemed an overlay on any zoning district now or hereafter applicable to any lot. Should the Flood Hazard District be declared inapplicable to any lot by action of the Township or any court of competent jurisdiction, the zoning of such lot shall be deemed to be the district in which it is located without consideration of this section. It shall be unlawful for any construction, subdivision or development to be undertaken unless all appropriate permits and approvals have been obtained from the Greene Township Board of Supervisors. For these purposes, the regulations set forth in Chapter 50 of the Greene Township Code shall be controlling.

[Amended 3-13-2012 by Ord. No. 2012-7[1]]

[1]

Editor’s Note: This ordinance also repealed former Subsections D through K, as amended, which immediately followed. Subsections L and M, which immediately followed said subsections, were repealed 4-24-2012 by Ord. No. 2012-8.

§ 105-15 Franklin County Regional Airport Zoning District.

Amended 2-27-2004 by Ord. No. 2004-1; 12-27-2005 by Ord. No. 2005-7]

Title. A district regulating and restricting the height of structures and objects of natural growth, and otherwise regulating the use of land in the vicinity of the Franklin County Regional Airport by creating an appropriate zone and establishing the boundaries thereof; defining certain terms used herein; complying with Pennsylvania Act 161, known as the "Airport Zoning Act," amended in 1980; referring to the Airport Zoning Overlay District Map which is incorporated in this chapter and made part of this chapter; providing for enforcement and an appeals process; coordinating with applications for land subdivision and development and permits for buildings, improvements and appurtenances; imposing penalties and remedies for violations of this chapter.

Purpose and scope. Pursuant to authority conferred by Act 161 of the Laws of the Commonwealth of Pennsylvania, effective July 1, 1981,[1] it is hereby found that any obstructions to the Franklin County Regional Airport have the potential for endangering lives and property of users of the airport, as well as property or occupants of land in its vicinity; may affect existing and future minimum instrument approaches of the airport; and may reduce the area available for the landing, takeoff and maneuvering of aircraft, thus tending to destroy or impair the utility of the airport and the public investment therein. Accordingly, it is declared:

(1)

That the certain creation or establishment of an obstruction has the potential of being a public nuisance and may injure the region served by the Franklin County Regional Airport.

(2)

That it is necessary in the interest of the health, safety, morals and welfare of the general public that obstructions which are hazards to air navigation be prevented.

(3)

That the prevention of these obstructions should be accomplished, to the extent legally possible, by the exercise of the police power without compensation.

(4)

That the prevention of the creation or establishment of hazards to air navigation; the elimination, removal, alteration or mitigation of hazards to air navigation; or the marking and lighting of obstructions are public purposes for which Greene Township, Chambersburg Borough, Franklin County or other political subdivision affected by the airport may act accordingly in the public interest.

[1]

Editor's Note: See 74 Pa.C.S.A. § 5911.

Definitions. As used in this section, unless the context otherwise requires:

AIRPORT

Franklin County Regional Airport.

AIRPORT ELEVATION

The highest point of the airport's usable landing area measured in feet from sea level.

APPROACH SURFACE

A surface longitudinally centered on the extended runway center line, extending outward and upward from the end of the primary surface and at the same slope as the approach zone height limitation slope set forth in this chapter. The perimeter of the approach surface coincides with the perimeter of the approach zone.

APPROACH, CONICAL, HORIZONTAL, AND TRANSITIONAL ZONES

These zones are set forth in Subsection D of this section.

CONICAL SURFACE

A surface extending outward and upward from the periphery of the horizontal surface at a slope of 20 to 1 for a horizontal distance of 4,000 feet.

HAZARD TO AIR NAVIGATION

An obstruction determined to have a substantial adverse effect on the safe and efficient utilization of the navigable airspace.

HEIGHT

For the purpose of determining the height limits in all zones set forth in this chapter and shown on the Zoning Map, the datum shall be mean sea level elevation unless otherwise specified.

HORIZONTAL SURFACE

A horizontal plane 150 feet above the established airport elevation, the perimeter of which in plan coincides with the perimeter of the horizontal zone.

LARGER THAN UTILITY RUNWAY

A runway that is constructed for and intended to be used by propeller-driven aircraft of greater than 12,500 pounds maximum gross weight and jet power aircraft.

NONCONFORMING USE

Any preexisting structure, object of natural growth, or land use which is inconsistent with the provisions of this chapter or an amendment thereto.

NON-PRECISION-INSTRUMENT RUNWAY

A runway having an existing instrument approach procedure utilizing air navigation facilities with only horizontal guidance or area type navigation equipment for which a straight-in non-precision-instrument approach procedure has been approved or planned.

OBSTRUCTION

Any structure, growth, or other project, including a mobile object, which exceeds a limiting height set forth in Subsection E of this section.

PRIMARY SURFACE

A plane dimension longitudinally centered on a runway. Since the runway has a specially prepared hard surface, the primary surface extends 200 feet beyond each end of that runway. The primary surface is measured from the center line of the runway 250 feet in each direction, or a total width of 500 feet. The elevation of any point on the primary surface is the same as the elevation of the nearest point on the runway center line.

RUNWAY

A defined area on an airport prepared for landing and takeoff of aircraft along its length.

STRUCTURE

An object, including a mobile object, constructed or installed by man, including but without limitation, buildings, towers, cranes, smokestacks, earth formation, and overhead transmission lines.

TRANSITIONAL SURFACES

These surfaces extend outward at ninety-degree angles to the runway center line and the runway center line extended at a slope of seven feet horizontally for each foot vertically from the sides of the primary and approach surfaces to where they intersect the horizontal and conical surfaces. Transitional surfaces for those portions of the precision approach surfaces, which extend a distance of 5,000 feet measured horizontally from the edge of the approach surface and at ninety-degree angles to the extended runway center line.

TREE

Any object of natural growth.

UTILITY RUNWAY

A runway that is constructed for and intended to be used by propeller-driven aircraft of 12,500 pounds maximum gross weight and less.

VISUAL RUNWAY

A runway intended solely for the operation of aircraft using visual approach procedures.

ZONING HEARING BOARD

A board consisting of three members appointed by the Greene Township Supervisors as provided for in the Pennsylvania Municipalities Planning Code.[2]

[2]

Editor's Note: See 53 P.S. § 10101 et seq.

Airport Zone. In order to carry out the provisions of this chapter, there is hereby created and established an airport overlay zone which includes all of the land lying beneath the approach, transitional, horizontal and conical surfaces as they apply to the Franklin County Regional Airport. The Airport Overlay Zone is shown on the Zoning Map of Greene Township prepared by Nassaux-Hemsley, Incorporated, which is attached to this chapter and made a part hereof. The Zone is hereby established and defined as follows:

(1)

Utility Runway Visual Approach Zone. The inner edge of this approach zone coincides with the width of the primary surface and is 500 feet wide. The approach zone expands outward uniformly to a width of 1,250 feet at a horizontal distance of 5,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

(2)

Utility Runway Non-Precision-Instrument Approach Zone. The inner edge of this approach zone coincides with the width of the primary surface and is 500 feet wide. The approach zone expands outward uniformly to a width of 2,000 feet at a horizontal distance of 5,000 feet from the primary surface. Its center line is the continuation of the center line of the runway.

(3)

Transitional Zone. The transitional zones are the areas beneath the transitional surfaces. They project from the runway at a 7 to 1 slope and intersect with the approach zone.

(4)

Horizontal Zone. The horizontal zone is established by swinging arcs of 10,000 feet radii from the center of each end of the primary surface of each runway and connecting the adjacent arcs. The horizontal zone does not include the approach and transitional zones.

(5)

Conical Zone. The conical zone is established as the area that commences at the periphery of the horizontal zone and extends outward therefrom a horizontal distance of 4,000 feet.

Height limitations. Except as otherwise provided in this chapter, no structure shall be erected, altered, or maintained, and no tree shall be allowed to grow in any zone created by this chapter to a height in excess of the applicable height limit herein established for such zone. Such applicable height limitations are hereby established for each of the zones in question as follows:

(1)

Utility Runway Visual Approach Zone. Slopes 20 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 5,000 feet along the extended runway center line.

(2)

Utility Runway Non-Precision-Instrument Approach Zone. Slopes 20 feet outward for each foot upward beginning at the end of and at the same elevation as the primary surface and extending to a horizontal distance of 5,000 feet along the extended runway center line.

(3)

Transitional Zone. Slopes seven feet outward for each foot upward beginning at the sides of and at the same elevation as the primary surface and the approach surface and extending to a height of 150 feet above the airport elevation which is 687.5 feet above mean sea level. In addition to the foregoing, there are established height limits sloping seven feet outward for each foot upward beginning at the sides of and at the same elevation as the approach surface and extending to where they intersect the conical surface.

(4)

Horizontal Zone. Established at 150 feet above the airport elevation or at a height of 837.5 feet above mean sea level.

(5)

Conical Zone. Slopes 20 feet outward for each foot upward beginning at the periphery of the horizontal zone and at 150 feet above the airport elevation and extending to a height of 350 feet above the airport elevation or 1,037.5 feet elevation.

(6)

Excepted height limitations. Nothing in this section shall be construed as prohibiting the construction or maintenance of any structure or growth of any tree to a maximum of 50 feet above the grade of the land. This supersedes any required or exempt height limitation, if applicable; adequate clearances would have to be shown for any encroachment on the approach slope in excess of 50 feet.

Use restrictions. Notwithstanding any other provisions of this chapter, no use may be made of land or water within any zone established by this chapter in such a manner as to create electrical interference with navigational signals or radio communications between the airport and aircraft; make it difficult for pilots to distinguish between airport lights and others; result in glare in the eyes of pilots using the airport; impair visibility in the vicinity of the airport; create bird strike hazards; or otherwise in any way endanger or interfere with the landing, takeoff, or maneuvering of aircraft intending to use the airport.

Nonconforming use.

(1)

Regulations not retroactive. The regulations prescribed by this section shall not be construed to require the removal, lowering or other change or alteration of any structure or tree not conforming to the regulations as of the effective date of this chapter, or otherwise interfere with the continuance of nonconforming use. Nothing contained herein shall require any change in the construction, alteration, or intended use of any structure, the construction or alteration of which was begun prior to the effective date of this chapter, and is diligently prosecuted.

(2)

Marking and lighting. Notwithstanding the proceeding provision of this section, the owner of any existing nonconforming structure or tree is hereby required to permit the installation, operation and maintenance thereon of such markers and lights as shall be deemed necessary by the Greene Township Zoning Officer and/or the Susquehanna Area Regional Airport Authority or its successor in ownership of the airport to indicate to the operators of aircraft in the vicinity of the airport the presence of such navigation and obstructions. Such markers and lights shall be installed, operated and maintained at the expense of the Susquehanna Area Regional Airport Authority or its successor.

Permits.

(1)

Future uses.

(a)

Except as specifically provided in Subsection H(1)(a)[1], [2] and [3] hereunder, no material change shall be made in the use of land, no structure shall be erected or otherwise established, and no tree shall be planted in any zone hereby created unless a permit therefor shall have been applied for and granted. Each application for a permit shall indicate the purpose for which the permit is desired, with sufficient particularity to permit it to be determined whether the resulting use, structure or tree would conform to the regulations herein prescribed. If such determination is in the affirmative, the permit shall be granted. No permit for a use inconsistent with the provisions of this chapter shall be granted unless a variance has been approved in accordance with § 105-15H(4) hereinafter.

[1]

In the area lying within the limits of the horizontal zone and conical zone, no permit shall be required for any tree or structure less than 75 feet of vertical height above the ground, except when, because of terrain, land contour, or topographic features, such tree or structure would extend above the height limits prescribed for such zones.

[2]

In areas lying within the limits of the approach zones, but at a horizontal distance of not less than 4,200 feet from each end of the runway, no permit shall be required for any tree or structure less than 75 feet of vertical height above the ground, except when such tree or structure would extend above the height limit prescribed for such approach zone.

[3]

In the areas lying within the limits of the transition zones beyond the perimeter of the horizontal zone, no permit shall be required for any tree or structure less than 75 feet of vertical height above the ground, except when such tree or structure, because of terrain, land contour, or topographic features, would extend above the height limit prescribed for such transition zones.

(b)

Nothing contained in any of the foregoing exceptions shall be construed as permitting or intending to permit any construction or alteration of any structure or growth of any tree in excess of any of the height limits established by this chapter except as set forth in § 105-26.

(2)

Existing uses. No permit shall be granted that would allow the establishment or creation of an obstruction or permit a nonconforming use, structure, or tree to become a greater hazard to air navigation than it was on the effective date of this chapter or any amendments thereto or than it is when the application for a permit is made. Except as indicated, all applications for such a permit shall be granted.

(3)

Nonconforming uses abandoned or destroyed. Whenever the Greene Township Zoning Officer determines that a nonconforming tree or structure has been abandoned or more than 80% torn down, physically deteriorated or decayed, no permit shall be granted that would allow such structure or tree to exceed the applicable height limit or otherwise deviate from the zoning regulations.

(4)

Variances.

(a)

Any person desiring to erect or increase the height of any structure or permit the growth of any tree or use property not in accordance with the regulations prescribed in this chapter may apply to the Zoning Hearing Board for a variance from such regulations. The application for variance shall be accompanied by a determination from the Federal Aviation Administration as to the effect of the proposal on the operation of air navigation facilities and the safe, efficient use of navigable airspace.

(b)

Such variances shall be allowed where it is duly found that a literal application or enforcement of the regulations will result in unnecessary hardship and relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the spirit of this chapter. Additionally, no application for variance to the requirements of this chapter may be considered by the Zoning Hearing Board unless a copy of the application and supporting documentation has been furnished to the Susquehanna Area Regional Airport Authority or its successor in interest or the agent of the same or to the person, agency or corporation responsible for operation and maintenance of the airport for advice as to the aeronautical impacts of the variance. If there is no response to this transmittal within 15 days after receipt, the Zoning Hearing Board may act on its own to grant or deny said application. Granting of variance may include conditions and terms; denial shall state reasons in the action taken and be made part of the official record of the proceedings.

(5)

Obstruction marking and lighting. Any permit or variance granted may, if such action is deemed advisable to effectuate the purpose of this chapter and be reasonable in the circumstances, be so conditioned as to require the owner of the structure or tree in question to install, operate, and maintain, at the owner's expense, such markings and lights as may be necessary. Obstruction marking and lighting for proposed new structures or trees shall be the sole obligation of the property owner on whose site they are located. Also, said property owner shall be responsible for the operation and maintenance as well as installation of such obstruction marking and lighting. The Airport Manager or other representatives of the Susquehanna Area Regional Airport Authority or its successor shall immediately notify the property owner of any malfunction in need of repair or replacement.

(6)

It shall be the duty of the Zoning Officer to administer and enforce the regulations prescribed herein. Applications for permits and variances shall be made on a form published for this purpose by Greene Township. They shall be forthwith transmitted to the Zoning Hearing Board, if applicable.

Other restrictions. Nothing in this chapter shall supersede any aviation easement. Furthermore, this chapter shall not supersede the following Commonwealth of Pennsylvania requirements that prohibit construction within an approach area that extends into the incline plane, starting at each end of the runway and extending 1,000 feet at a ratio of one foot height to each 20 feet of distance from the runway edge and having a horizontal width dimension of 300 feet, and that notice be given to the State Bureau of Aviation, Capitol City Airport, New Cumberland, Pennsylvania, 17070, prior to erecting any structure within two miles of the airport limits and encroaching anywhere above the forty-feet to one-foot glide plane.

§ 105-15.1 Appalachian Trail Overlay District.

[Added 7-27-2010 by Ord. No. 2010-4]

The Appalachian Trail Overlay District is hereby created to be defined by the area within 300 feet on each side of the Appalachian Trail center line as depicted on the Official Zoning Map and designated by the Appalachian Trail Conservancy, the Pennsylvania Department of Conservation and Natural Resources Bureau of Forestry and the US Department of the Interior National Park Service. The intent of this district is to provide a buffer area from incompatible land uses and development along the trail and its vicinity, while recognizing that the Appalachian Trail crosses through privately owned or leased lands where reasonable land uses and development must be permitted. The following standards shall apply:

Buffer area required. All permitted and conditional land uses and structures in the Agricultural Residential District shall be allowed in the Appalachian Trail Overlay District. They shall be set back at least 100 feet from the Appalachian Trail center line. Open space, forestry and agriculture will be permitted within the buffer area. If any other uses encroach on the buffer area, assuming a variance is granted, this structure shall be screened with a minimum five-foot-high fence, wall, hedge or vegetative landscaping material to mitigate any adverse visual impact.

Conservation of woodlands and other valuable vegetative cover. No wooded lot shall be disturbed in such a manner that the number of viable trees having a diameter of six inches or greater measured 4.5 feet in height from the ground surface shall be reduced by more than 25%. Where unavoidable or desirable by sound forest management practices to exceed 25% of the existing viable trees, new tree plantings shall replace those disturbed or removed. Disturbance to other vegetative cover shall be minimized.

Protection of steep slopes. No site disturbance shall be allowed on slopes exceeding 15% except under certain circumstances where selective logging and woodcutting shall be limited to minimal removal of trees, or where grading and earthmoving operations shall not result in vertical dimensions exceeding 10 feet and in finished grades exceeding 3:1 unless it can be demonstrated that steeper slopes can be stabilized and maintained adequately. The natural landscape shall be preserved insofar as practical. There shall be neither regrading nor clear-cutting on slopes over 15%.

Preservation of floodplains, wetlands and water resources. These areas include natural swales, channels, springs, streams, seasonally high water tables and similar water collection or concentration places. They shall be delineated and not disturbed. Any encroachments shall secure appropriate permits.

Site disturbance regulations.

(1)

All trees and vegetation to be retained within 25 feet of a proposed building or other site improvement shall be protected from mechanical equipment damage and site grading change by effective structural barriers.

(2)

When digging trenches for utility lines or similar essential uses, disturbance to the root zones of all woody vegetation shall be minimized.

(3)

Topsoil removed by grading and earthmoving operations shall be redistributed and stabilized with at least six inches of earth surface cover material to include seeding, sod, hydroseed, geotextile, riprap or native species plantings.

(4)

All construction debris shall be hauled away from the property so that it does not impede woody vegetation growth and maintenance.

(5)

No hazardous and toxic material shall be stored within 100 feet of on-site woody vegetation.

Site design regulations.

(1)

For any structure outside the buffer area, the minimum building setback shall vary by the size of the structure footprint as follows:

(a)

A structure of 750 square feet or less shall be set back at least 50 feet.

(b)

A structure between 750 and 1,500 square feet shall be set back at least 75 feet.

(c)

A structure of more than 1,500 square feet shall be set back at least 100 feet.

(2)

Any structure shall be sited in the least visually prominent location on the property.

(3)

Any structure shall not be situated at the top of a ridgeline or silhouetted against the sky.

(4)

The scale of any new structure shall be compatible with existing adjacent structures.

(5)

There shall be no direct or indirect glare illumination and noise emission permitted to spill over into another property, including the Appalachian Trail alignment.

§ 105-15.2 Exit 17 Interchange Overlay District.

[Added 3-22-2016 by Ord. No. 2016-2]

The Exit 17 Interchange Overlay District is located within the Transitional Commercial District and within a specific area west of Interstate Route 81 described by a measurement of 350 feet from the center line of that portion of Kohler Road beginning at the point of intersection of the center lines of Kohler Road and Walker Road to the point of intersection of the center lines of Kohler Road and Walker Road Extended and from the center line of Walker Road Extended to the cul-de-sac at the terminus of Walker Road Extended as further detailed on the Greene Township Zoning Map. Within this overlay district, the following uses shall be permitted in addition to those permitted in the Transitional Commercial District, unless otherwise specified herein:

Hotels and motels.

Automobile dealerships.

Theaters.

Convenience stores.

[Added 8-23-2016 by Ord. No. 2016-6[1]]

[1]

Editor's Note: This ordinance also provided for the redesignation of former Subsections D through G as Subsections E through H.

All structures associated with the use, as well as the totality of the principal use of the premises, must be located in their entirety within the boundaries of the overlay district.

Neighborhood residential developments shall not be permitted within this overlay district.

All other permitted and conditional uses in the Transitional Commercial District shall be permitted herein subject to the requirements of § 105-9.1A through F. However, the sale or distribution of motor vehicle fuel, whether gas, diesel or otherwise, and/or sale and exchange of propane gas cylinders shall be permitted as part of any other permitted use within the Exit 17 Interchange Overlay District.

[Amended 8-23-2016 by Ord. No. 2016-6]

All uses shall be subject to the minimum area and parking regulations of § 105-21.1 unless otherwise specified herein.