The A-1 Agricultural District is established to preserve productive agricultural land resources and to provide sites for low-density residential development that will be compatible with natural features, agricultural pursuits and the perpetuating of the low-density use characteristics of the district. Uses in this district include:
A. 
Use permitted by right.
(1) 
Agriculture (commercial and noncommercial).
(2) 
Greenhouse (noncommercial).
(3) 
Riding stable.
(4) 
Single-family detached dwelling.
(5) 
Specialized animal raising and care.
(6) 
Accessory uses.
(7) 
Essential services.
(8) 
Ambulance substation.
[Added 9-2-1998 by Ord. No. 387]
(9) 
Communications antennas that fall under the Pennsylvania Wireless Broadband Collocation Act,[1] subject to the requirements of § 195-81.
[Added 9-5-2018 by Ord. No. 705[2]]
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[2]
Editor’s Note: This ordinance also repealed former Subsection A(9), regarding essential communications antennas, and Subsection A(10), regarding commercial communications antennas, both added 5-7-1997 by Ord. No. 341.
(10) 
School bus shelter.
[Added 7-7-2021 by Ord. No. 739]
(11) 
Municipal or neighborhood recreation.
[Added 7-3-2002 by Ord. No. 462]
(12) 
No-impact home-based business. (See definition.) A zoning permit/certificate is required for a no-impact home-based business, i.e., computer programming, data processing, typing and word processing service, Internet companies, Web designers, and telephone answering services and solicitation work.
[Added 2-5-2003 by Ord. No. 482]
(13) 
Home occupation.
[Added 7-7-2021 by Ord. No. 739]
(14) 
Conversion apartment.
[Added 7-7-2021 by Ord. No. 739]
B. 
Conditional use.
(1) 
Day-care/family.
(2) 
Funeral home.
(3) 
Hospital, sanitarium or care facility.
(4) 
Ambulance station.
[Added 9-2-1998 by Ord. No. 387]
(5) 
Agritourism.
[Added 2-15-2017 by Ord. No. 682]
(6) 
Garden center/commercial greenhouse.
[Added 2-15-2017 by Ord. No. 682]
(7) 
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[3] and communications towers, subject to the requirements of § 195-81.
[Added 9-5-2018 by Ord. No. 705]
[3]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
(8) 
Shipping containers.
[Added 3-4-2020 by Ord. No. 720]
(9) 
Principal solar energy systems.
[Added 5-6-2020 by Ord. No. 728]
C. 
Special exception.
(1) 
Cemetery, mausoleum.
(2) 
(Reserved)[4]
[4]
Editor's Note: Former Subsection C(2), Conversion apartments, Subsection C(3), Home occupation, and Subsection C(4), School bus shelter, were repealed 7-7-2021 by Ord. No. 739. See now Subsection A(14), (13) and (10), respectively.
(3) 
(Reserved)
(4) 
(Reserved)
(5) 
(Reserved)[5]
[5]
Editor’s Note: Former Subsection C(5), which listed garden center/commercial greenhouse as a special exception, was repealed 2-15-2017 by Ord. No. 682. See now Subsection B(6).
(6) 
Group residential facility.
(7) 
Mine ventilation shaft.
(8) 
Mobile home park.
(9) 
Motel.
(10) 
[6]Public facility.
[Added 6-2-2010 by Ord. No. 601]
[6]
Editor's Note: Former Subsection C(10), Municipal recreation, was repealed 7-3-2002 by Ord. No. 462. See now subsection A(11).
(11) 
Strip mining.
(12) 
Veterinary clinic.
(13) 
(Reserved)[7]
[7]
Editor’s Note: Former Subsection C(13), regarding essential communications towers, and Subsection C(14), regarding commercial communications antennas, both added 5-7-1997 by Ord. No. 341, were repealed 9-5-2018 by Ord. No. 705.
(14) 
(Reserved)
(15) 
Blasting.
[Added 4-2-2003 by Ord. No. 483]
(16) 
Church.
[Added 4-2-2003 by Ord. No. 483]
(17) 
(Reserved)[8]
[8]
Editor's Note: Former Subsection C(17), which listed a public library as a special exception use, added 4-2-2003 by Ord. No. 483, was repealed 6-2-2010 by Ord. No. 601.
(18) 
Commercial outdoor recreation.
[Added 4-7-2004 by Ord. No. 508]
(19) 
Model home.
[Added 5-4-2005 by Ord. No. 528]
(20) 
Oil and gas drill site.
[Added 6-1-2011 by Ord. No. 617]
(21) 
Short-term rental, tourist home.
[Added 7-7-2021 by Ord. No. 739]
D. 
Accessory use examples (not limited to the following):
(1) 
Agricultural structure, incidental to agriculture use.
(2) 
Garden shed/shelter.
(3) 
Home gardening.
(4) 
Private garage.
(5) 
Private swimming pool.
(6) 
Roadside stands.
(7) 
Other uses customary to principal use.
(8) 
Chicken coop and chicken run/pen.
[Added 1-20-2016 by Ord. No. 667]
(9) 
Accessory solar energy systems.
[Added 5-6-2020 by Ord. No. 728]
The following conditional uses may be authorized by the Township Commissioners pursuant to the standards and criteria specified herewith:
A. 
Day-care/family.
(1) 
All activities shall be conducted in a private detached single-family residence.
(2) 
Activities shall be limited to functions normally associated with the part-time tending of children on a for-hire or fee basis and shall not include overnight lodging.
(3) 
Activities shall be conducted within a home atmosphere that is void of any special facilities or appurtenances other than secure play areas and/or apparatus that are deemed to be normal single-family accessory uses within the immediate neighborhood.
(4) 
Safe off-street pickup and dropoff areas shall be provided at the site.
(5) 
Outdoor play areas shall be fenced to control access to adjacent properties and vehicular ways.
(6) 
No more than six children shall be provided day-care services at any given time.
(7) 
The Chief or designated agent of the Township Fire Department shall inspect the premises to evaluate emergency access, fire hazards, evacuation provisions, structure layout, fire alarm devices and emergency fire-fighting provisions. No occupancy permit shall be issued prior to a satisfactory report and approval of such authority.
(8) 
All licenses and certifications required by state and/or county agencies shall be obtained as conditions precedent to granting of an occupancy permit.
(9) 
Nothing in these provisions shall apply to non-hire child care and child tending activities within the context of normal family and acquaintance situations.
(10) 
Day-care facilities may be established in existing public buildings such as churches and schools for more than six children, provided that they meet all requirements of the Pennsylvania Departments of Public Welfare and Labor and Industry for "centers." All approvals, permits and licenses shall be obtained prior to granting of local approvals.
B. 
Funeral home.
(1) 
Parking and cortege formation in conjunction with funeral home operations shall be accommodated in off-street facilities.
(2) 
Ingress and egress of traffic shall be coordinated with local traffic movements and volumes in a manner that will preclude safety hazards.
(3) 
Advertisement and location signing shall be limited to one sign not exceeding 12 square feet in area.
(4) 
All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
[Added 6-2-2010 by Ord. No. 601]
C. 
Hospitals. Hospitals shall be developed pursuant to the following standards:
(1) 
The hospital site shall be a minimum of three contiguous acres.
(2) 
All structures shall be a minimum distance of 150 feet from property boundaries.
(3) 
All facilities shall be served by a municipal water supply.
(4) 
All facilities shall be served by a municipal sanitary sewerage system or a private sewage treatment facility approved by the Pennsylvania Department of Environmental Protection (PADEP).
(5) 
All development shall be based on a site plan subject to the review of the Township Planning Agency and approval of the Township Board of Commissioners. The site plan shall:
[Amended 8-7-2002 by Ord. No. 468]
(a) 
Be prepared by a registered architect or registered engineer; and
(b) 
Designate the location of all utility systems, storm drainage, accessways, structures, landscaping, parking areas, adjacent uses and related site features.
(6) 
All required county, state and federal requirements, permits and licenses shall be obtained prior to granting of local approvals.
(7) 
All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter.
[Added 6-2-2010 by Ord. No. 601]
D. 
Ambulance station.
[Added 9-2-1998 by Ord. No. 387]
(1) 
The site shall be no more than one mile by public road from an entrance to a major highway.
(2) 
The site shall be served by a municipal water supply and sanitary sewage system.
(3) 
All required county, state and federal requirements, permits and licenses shall be obtained prior to granting of conditional approval.
E. 
Agritourism. The intent of this conditional use is to allow for the integrated approval of limited commercial activities as part of the agricultural operation.
[Added 2-15-2017 by Ord. No. 682]
(1) 
Minimum lot area shall be five contiguous acres.
(2) 
The total area proposed for all agritourism uses shall not exceed 50% of the total buildings for inside operations and 30% of the total acreage for outdoor operations:
(a) 
Storage, retail or wholesale marketing or processing of agricultural products into a value-added agricultural product is a permitted use in a farming operation.
(b) 
Direct marketing of produce in a farm market.
(c) 
Cider mills and limited wineries, as defined and regulated by the Pennsylvania Liquor Control Board, in a tasting room.
(d) 
Seasonal U-pick fruits and vegetables operations.
(e) 
Seasonal outdoor mazes of agricultural origin such as straw bales or corn.
(f) 
Food sales and processing.
(g) 
Value-added agricultural products or activities such as educational tours of processing facilities, workshops or livestock care and feeding subject to the standards and criteria of Article XVIII, § 195-67.
(h) 
Playgrounds or equipment typical of a school playground, such as slides or swings, excluding motorized vehicles or rides.
(i) 
Petting farms, animal displays and pony rides subject to the standards and criteria of Article XVIII, § 195-67, with the exception of § 195-67B(2).
(j) 
Wagon rides, sleigh and hayrides.
(k) 
Nature trails.
(l) 
Open-air or covered picnic area with restrooms.
(m) 
Educational classes, lectures, seminars.
(n) 
Historical agricultural exhibits.
(o) 
Kitchen facilities.
(p) 
Gift shops for the sale of agricultural products and agriculturally related products.
(q) 
Overnight accommodations.
(r) 
Banquet and event facility.
(s) 
Small-scale entertainment, including, but not limited to, car shows, art fairs or musical entertainment.
(t) 
Family-oriented animated barns, including, but not limited to, fun houses or haunted houses.
(3) 
Parking: agritourism.
(a) 
Parking spaces required shall be:
[1] 
One space per each four seats.
[2] 
One space per each overnight room.
[3] 
One space per each 2,500 square feet of lot area being used for agritourism outdoor operation.
(b) 
Parking may be either gravel or paved as determined by the Board of Commissioners, based on applicant estimates for seasonal parking and the intensity of the use. Overflow parking areas may be required by the Board of Commissioners to accommodate seasonal peak demand. Overflow parking facilities may be located on the grass.
(c) 
Required paved parking shall be a minimum distance of 25 feet from all property lines and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter.
(4) 
Signs for agritourism operations shall follow the requirements set forth in this chapter, Article XVI, § 195-54A(1)(b).
(5) 
All agritourism operations shall be served by a municipal water supply.
(6) 
All agritourism operations shall be served by a municipal sanitary sewerage system or a private sewage treatment facility approved by the Pennsylvania Department of Environmental Protection (PADEP).
(7) 
All development shall be based on a site plan subject to the review of the Township Planning Agency and approval of the Township Board of Commissioners. The site plan shall:
(a) 
Be prepared by a registered professional land surveyor or registered engineer; and
(b) 
Designate the location of all utility systems, storm drainage, accessways, structures, landscaping, parking areas, adjacent uses and related site features.
(8) 
All required county, state and federal requirements, permits and licenses shall be obtained prior to granting of local approvals.
(9) 
Agritourism operations that generate noise from loud speakers, speakers, intercoms, and/or music shall be limited to the hours of 7:00 a.m. to 10:00 p.m. and remain under 70 dBA as measured at the property line.
(10) 
Outdoor lighting shall follow the requirements set forth in this chapter, Article XVIII, § 195-81.2.
(11) 
The governing body may grant a modification of the requirements of one or more provisions of this section if the literal enforcement will exact hardship, provided that such modification will not be contrary to the public interest and the purpose and intent of this chapter is observed.
(a) 
All requests for a modification shall be in writing and shall accompany and be a part of the application. The request shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of this section involved and the minimum modification necessary.
(b) 
The request for modification shall be referred to the Planning Agency for advisory comments.
(c) 
The governing body and the Planning Agency shall keep a written record of all action on all requests for modifications.
(12) 
The Township reserves the right to add specific conditions as part of the conditional use per the regulations of the Pennsylvania Municipalities Planning Code (MPC).
F. 
Garden center/commercial greenhouse.
(1) 
Permitted uses shall be limited to activities implicitly encompassed in the definition for "garden center/commercial greenhouse" as delineated in § 195-6 of this chapter, plus the propagation of plant materials and storage of supplies and equipment associated with said activities.
(2) 
No activities or substances shall be employed, stored or utilized in a manner that will constitute a danger to the health, safety or general welfare of site occupants, adjacent areas or the community at large. Where reasonable concern is raised by Township officials or other affected parties, the applicant for a conditional use shall be required to certify that no such adverse conditions are present or will be introduced.
(3) 
All site access shall be designed to provide for safe site ingress and egress. Provisions for turning movements, vehicle stacking, site distances and related factors shall be incorporated in the design of accessways to provide for maximum safety conditions on adjacent highways.
(4) 
All contemplated uses, including storage of supplies and equipment, shall be conducted to ensure compatibility with the character of perimeter areas and the community in general.
(5) 
Site buffering shall be provided as specified in Article XVIII, § 195-75, of this chapter.
(6) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
(7) 
Minimum lot area shall be five contiguous acres.
(8) 
Signs shall follow the requirements set forth in this chapter, Article XVI, § 195-54.
(9) 
The governing body may grant a modification of the requirements of one or more provisions of this section if the literal enforcement will exact hardship, provided that such modification will not be contrary to the public interest and the purpose and intent of this chapter is observed.
(a) 
All requests for a modification shall be in writing and shall accompany and be a part of the application. The request shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of this section involved and the minimum modification necessary.
(b) 
The request for modification shall be referred to the Planning Agency for advisory comments.
(c) 
The governing body and the Planning Agency shall keep a written record of all action on all requests for modifications.
(10) 
The Township reserves the right to add specific conditions as part of the conditional use per the regulations of the Pennsylvania Municipalities Planning Code (MPC).
G. 
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[1] and communications towers, subject to the standards and criteria of Article XVIII, § 195-81, of this chapter.
[Added 9-5-2018 by Ord. No. 705]
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
H. 
Shipping containers shall be used for agricultural/domestic use only and are not to be rented or leased.
[Added 3-4-2020 by Ord. No. 720]
(1) 
Minimum lot area shall be 1.5 contiguous acres.
(2) 
Site buffering shall be provided as specified in Article XVIII, § 195-75, of this chapter.
(3) 
Only permitted in the rear yard.
(4) 
Must be located a minimum of 25 feet from any property line.
(5) 
Cannot be located on a lot without a principal structure.
(6) 
Exterior finishes of the shipping container shall be compatible with the exterior of the principal structure and adjoining properties.
(7) 
No business activity of any kind, other than the storage of privately owned goods, shall be conducted within a shipping container.
(8) 
No activities or substances of a hazardous safety or environmental nature shall be employed, carried or utilized as part of any operations conducted on the site unless specifically provided for as part of the conditional use approval.
(9) 
The Township reserves the right to add specific conditions as part of the conditional use per the regulations of the Pennsylvania Municipalities Planning Code (MPC).
I. 
Principal solar energy systems.
[Added 5-6-2020 by Ord. No. 728]
(1) 
The principal solar energy systems' (PSES) layout, design and installation shall conform to applicable industry standards, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM),), Institute of Electrical and Electronics Engineers (IEEE), Solar Rating and Certification Corporation (SRCC), Electrical Testing Laboratory (ETL), Florida Solar Energy Center (FSEC) or other similar certifying organizations, and shall comply with the Pennsylvania Uniform Construction Code as enforced by Rostraver Township and with all other applicable fire and life safety requirements. The manufacturer specifications for the key components of the system shall be submitted as part of the application.
(2) 
PSES installers must demonstrate they are listed as a certified installer on the Pennsylvania Department of Environmental Protection's (DEP) approved solar installer list or that they meet the criteria to be a DEP-approved installer by meeting or exceeding one of the following requirements:
(a) 
Is certified by the North American Board of Certified Energy Practitioners (NABCEP).
(b) 
Has completed an Interstate Renewable Energy Council (IREC) Institute for Sustainable Power Quality (ISPQ) accredited PV training program or a PV manufacturer's training program and successfully installed a minimum of three PV systems.
(3) 
All on-site transmission and plumbing lines shall be placed underground to the extent feasible.
(4) 
The owner of a PSES shall provide the Township written confirmation that the public utility company to which the PSES will be connected has been informed of the customer's intent to install a grid-connected system and approved of such connection.
(5) 
No portion of the PSES shall contain or be used to display advertising. The manufacturer's name and equipment information or indication of ownership shall be allowed on any equipment of the PSES, provided they comply with the prevailing sign regulations.
(6) 
Glare.
(a) 
All PSES shall be placed such that concentrated solar radiation or glare does not project onto nearby structures or roadways.
(b) 
The applicant has the burden of proving that any glare produced does not have significant adverse impact on neighboring or adjacent uses either through siting or mitigation.
(7) 
Noise. As part of the conditional use application, and prior to construction, the operator shall establish the ambient or background noise level baseline. The baseline shall be established hourly over a seventy-two-hour period with at least one twenty-four-hour reading on a Saturday or Sunday. A noise consultant/engineer mutually agreed upon by the Township and owner/operator will be responsible for determining the residual background noise level baseline. The operator and Township will mutually agree to the location of the sampling equipment. The operator shall be responsible for all costs associated with the noise consultant/engineer. The results shall be provided to the Township. Noise from a PSES shall comply with § 195-74 of this chapter.
(8) 
No trees or other landscaping otherwise required by the municipal ordinances or attached as a condition of approval of any plan, application, or permit may be removed for the installation or operation of a PSES.
(9) 
The PSES owner and/or operator shall maintain a phone number and identify a person responsible for the public to contact with inquiries and complaints throughout the life of the project and provide this number and name to the Township. The PSES owner and/or operator shall make reasonable efforts to respond to the public's inquiries and complaints.
(10) 
Decommissioning.
(a) 
The PSES owner is required to notify the Township immediately upon cessation or abandonment of the operation. The PSES shall be presumed to be discontinued or abandoned if no electricity is generated by such system for a period of 12 continuous months.
(b) 
The PSES owner shall then have 12 months in which to dismantle and remove the PSES, including all solar-related equipment or appurtenances related thereto, including but not limited to buildings, cabling, electrical components, roads, foundations and other associated facilities from the property. If the owner fails to dismantle and/or remove the PSES within the established time frame, the municipality may complete the decommissioning at the owner's expense.
(c) 
At the time of issuance of the permit for the construction of the PSES, the owner shall provide financial security in the form and amount acceptable to the Township to secure the expense of dismantling and removing said PSES and restoration of the land to its original condition, including forestry plantings of the same type/variety and density as the original. Said financial security shall be 10% of the actual cost of installation of said improvements. Please provide the Township with a construction cost to install the PSES, in order for the Township to verify the 10% required financial security that will remain in place for the life of the PSES.
(d) 
If a ground-mounted PSES is removed, any earth disturbance resulting from the removal must be graded and reseeded.
(11) 
Prior to the issuance of a zoning permit, PSES applicants must acknowledge in writing that the issuing of said permit shall not and does not create in the property owner, its, his, her or their successors and assigns in title or create in the property itself:
(a) 
The right to remain free of shadows and/or obstructions to solar energy caused by development of adjoining or other property or the growth of any trees or vegetation on such property; or
(b) 
The right to prohibit the development on or growth of any trees or vegetation on such property.
(12) 
Permit requirements.
(a) 
PSES shall comply with the Township subdivision and land development requirements. The installation of PSES shall follow all applicable permit requirements, codes, and regulations.
(b) 
The PSES owner and/or operator shall repair, maintain and replace the PSES and related solar equipment during the term of the permit in a manner consistent with industry standards as needed to keep the PSES in good repair and operating condition.
(13) 
Minimum lot size is three acres.
(14) 
Minimum setback from all property lines is 30 feet.
(15) 
Ground-mounted PSES shall not exceed 20 feet in height.
(16) 
PSES mounted on the roof or wall of any building shall be subject to the maximum height regulations of the principal structure.
(17) 
The following components of a PSES shall be considered impervious coverage as follows and shall comply with the stormwater management districts established in Chapter 164 of the Code of the Township of Rostraver, including but not limited to any necessary agreements and/or bonding:
(a) 
The area beneath the ground-mounted PSES is considered impervious cover.
(b) 
Foundation systems, typically consisting of driven piles or monopoles or helical screws with or without small concrete collars.
(c) 
All mechanical equipment of PSES, including any structure for batteries or storage cells.
(d) 
Gravel or paved access roads servicing the PSES.
(18) 
Ground-mounted PSES shall be screened from adjoining residential uses to the standards found in § 195-75G of this chapter.
(19) 
Ground-mounted PSES shall not be placed within any legal easement or right-of-way location or be placed within any stormwater conveyance system or in any other manner that would alter or impede stormwater runoff from collecting in a constructed stormwater conveyance system.
(20) 
Security.
(a) 
All ground-mounted PSES shall be completely enclosed by a minimum six-foot-high fence with a self-locking gate following the standards of § 195-72 of this chapter.
(b) 
A clearly visible warning sign shall be placed at the base of all pad-mounted transformers and substations and on the fence surrounding the PSES informing individuals of potential voltage hazards.
(21) 
Access.
(a) 
At a minimum, a twenty-five-foot-wide access road must be provided from a state or township roadway into the site.
(b) 
At a minimum, a twenty-foot-wide cartway shall be provided between the solar arrays to allow access for maintenance vehicles and emergency management vehicles, including fire apparatus and emergency vehicles. Cartway width is the distance between the bottom edge of a solar panel to the top edge of the solar panel directly across from it.
(22) 
The ground-mounted PSES shall not be artificially lighted except to the extent required for safety or applicable federal, state, or local authority. Site lighting shall be directed downward and shielded so as to avoid glare on public roads and adjacent properties. All lighting shall be designed and utilized in compliance with § 195-81.2.
(23) 
For roof- and wall-mounted systems, the applicant shall provide evidence that the plans comply with the Uniform Construction Code and adopted building code of the Township/borough and that the roof or wall is capable of holding the load imposed on the structure.
The following special exceptions may be authorized by the Zoning Hearing Board pursuant to the standards and criteria specified herewith:
A. 
Cemetery, mausoleum.
(1) 
Minimum site area shall be 25 contiguous acres.
(2) 
All structures shall be a minimum of 100 feet from property boundaries.
(3) 
All vehicular points of access shall be subject to the approval of the Township of Rostraver and the Pennsylvania Department of Transportation.
(4) 
No crematory facilities shall be authorized in conjunction with the establishment of a cemetery.
B. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B, Conversion apartment, Subsection C, Home occupation, as amended 2-5-2003 by Ord. No. 482, and Subsection D, School bus shelter, were repealed 7-7-2021 by Ord. No. 739.
C. 
(Reserved)
D. 
(Reserved)
E. 
(Reserved)[2]
[2]
Editor’s Note: Former Subsection E, Garden center/commercial greenhouse, amended 4-7-2004 by Ord. No. 508, was repealed 2-15-2017 by Ord. No. 682.
F. 
Group residential facility.
(1) 
The services shall be provided in a family environment as opposed to an institutional structure or setting.
(2) 
The group residential facility shall not include business or professional offices (other than incidental offices), business activities, fraternal or social clubs, hospitals, clinics or other such activities.
(3) 
The number of residents in any single group residential facility shall be limited to no more than eight persons, including client residents, staff and family of staff. Clients shall be limited to no more than six ambulatory persons.
(4) 
Supervision shall be provided by responsible and appropriately qualified adults on duty, on the premises on a twenty-four-hour-a-day basis. A minimum of one such adult shall be in residence at the facility and on duty at all times.
(5) 
Lot, yard and all other dimensional requirements of the zoning district in which the facility is located shall be met. Each lot shall include a minimum of 1,600 square feet of exterior open space which is maintained and suitable for passive and/or active recreational use.
(6) 
In addition to normal residential parking requirements, parking facilities shall be provided at the rate of one off-street space for every two resident clients.
(7) 
A group residential facility shall be located not less than 2,500 linear feet from any other group residential facility.
(8) 
As part of the special exception application process, the Chief of the Township Fire Department or the designated agent thereof shall inspect the premises to evaluate access, fire hazard potential, fire escape provisions, structure layout and adequacy of smoke and fire alarm devices.
(9) 
Sanitary facilities, consisting of a sink, water closet and tub or shower, shall be provided at a ratio of one each for every four inhabitants of the facility.
(10) 
A dining area shall be provided which is of sufficient size to accommodate all clients and residents at a single seating.
(11) 
A minimum of 72 square feet of contiguous sleeping and personal area shall be provided for each client. Said area, for purposes of this requirement, shall be computed exclusive of common use areas such as circulation areas, storage areas, dining areas, kitchen and food preparation areas, game rooms and related recreation or instruction areas and other common use spaces.
(12) 
A license or certification shall be obtained from the Commonwealth of Pennsylvania, Department of Labor and Industry, Department of Public Welfare, and any other state or county agency having jurisdiction, prior to the issuance of a certificate of occupancy. In the event that an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Zoning Hearing Board that the proposal for establishing such a facility satisfies a demonstrated need and will be conducted in a responsible manner without detriment to surrounding properties.
(13) 
The sponsor shall file annually with the Township Secretary and the Zoning Officer information certifying that the facility continues to adequately meet the conditions of the original approval. Changes of sponsorship or of any conditions of original approval shall constitute a new use, and the full conditional use procedure for obtaining a new use shall be exercised.
(14) 
In considering a request for establishment of a group residential facility under the provisions for special exceptions in the Township, the Zoning Hearing Board may attach any reasonable conditions and safeguards beyond those expressed in this chapter and other applicable codes duly enacted.
(15) 
Documentation shall be submitted which certifies approval of sewage disposal provisions by the Sewage Enforcement Officer and certification shall be provided from competent sources that adequate water supply is available.
G. 
Mine ventilating shafts.
(1) 
The application shall include a development and operation plan. The following information and all other data deemed appropriate and necessary to demonstrate that the intent and purposes of this chapter will be achieved shall be included:
(a) 
A description of the character, timing and duration of the proposed operation, including maps and plans showing the location of the site, all access routes from public roads and area and extent of the proposed activity.
(b) 
The location and identity of ownership of all structures and land uses that will or may be affected by the proposed operation.
(c) 
Plans for restoring and reclaiming all involved areas following discontinuance of the underground mining.
(d) 
A site plan of the proposed facility showing all structures, facilities, accessways, fencing and screening provisions.
(2) 
Every ventilating shaft, including all structures intended to supply air or power to underground coal mines, shall be constructed and landscaped in a manner appropriate to the district in which it is located. The lot shall be not less than one acre, and ventilating shafts shall not be located within 100 feet of any property line. Open areas shall be covered with an appropriate vegetative material and properly maintained. Suitable baffles shall be utilized to protect the adjacent properties from noise of exhaust fans consistent with the following requirements:
(a) 
Maximum noise level 7:00 a.m. to 10:00 p.m.: 75 dBA.
(b) 
Maximum noise level 10:00 p.m. to 7:00 a.m.: 70 dBA.
(3) 
All uses shall be completely enclosed by a metal fence not less than six feet high, with the top portion above the height of six feet (above ground level) to be constructed of barbed wire or other security material.
(4) 
For each use that is visible from any structure used for residential, cultural, social, educational, recreational, religious or similar purposes in an agricultural or residential district, there shall be a buffer strip of land planted and maintained for screening purposes.
(5) 
The applicant shall have obtained from each appropriate state and federal regulatory agency or authority a permit issued in accordance with all applicable state and federal laws and regulations for the proposed use. In the event such permits have not been issued at the time the special exception is requested, approval shall be conditioned on the granting of said state and federal approvals.
H. 
Mobile home park. Mobile home parks shall be established and maintained in accordance with the provisions of the Mobile Home Parks Ordinance of Rostraver Township, Ordinance No. 109, adopted December 1, 1969.[3]
[3]
Editor's Note: See now Ch. 175, Subdivision and Land Development, Art. XVII, Mobile Home Parks.
I. 
Motels and hotels, subject to the following:
[Amended 7-7-2021 by Ord. No. 739]
(1) 
These establishments may have related facilities such as restaurants, auditorium spaces, swim club areas and similar functions. All such related facilities available to other than registered guests shall require additional parking facilities as prescribed in this chapter for public assembly facilities.
(2) 
In addition to the regulations governing the A-1 Agricultural District, establishments shall be subject to the following additional safeguards and regulations:
(a) 
No operation shall be conducted on a lot of less than two acres.
(b) 
Establishments shall be serviced by and connected to a water system regulated by the PUC and approved by PADEP and a municipal sewage system or a sewage treatment system approved by PADEP.
(c) 
Front, side and rear yards that are not permanently paved shall be landscaped and maintained year around.
(d) 
Units or parts and amenities thereof shall be placed no closer than 50 feet of any property line.
(e) 
The required space between buildings shall not be less than 20 feet, and the space between the fronts or rears of the units shall not be less than 80 feet.
(f) 
Signs and off-street parking and loading space shall be developed in accordance with Articles XVI, XVII and XVIII of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(g) 
Every application for a permit shall be accompanied by a plan showing as a minimum:
[1] 
The extent and area of the lot.
[2] 
All entrances, exits, driveways, roads and walkways.
[3] 
Locations of all structures and their use.
[4] 
Location and source of all utilities, including sewers, water, electricity and natural gas.
(h) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
[Added 4-7-2004 by Ord. No. 508]
J. 
(Reserved)[4]
[4]
Editor's Note: Former Subsection J, Municipal recreation, was repealed 7-3-2002 by Ord. No. 462.
K. 
Strip mining.
(1) 
A special exception shall be obtained for surface extraction (strip mining). All applications submitted for consideration of the Zoning Hearing Board shall include, at a minimum, the following documentation and all other pertinent data deemed necessary to process the applications:
[Amended 5-4-2005 by Ord. No. 528; 6-1-2011 by Ord. No. 617]
(a) 
A description of the character of the proposed operation, its timing and proposed duration, together with duplicates of maps and plans to be submitted to state and federal regulatory agencies or authorities for the issuance of necessary permits.
(b) 
Identification of seams of coal, rock, ore, beds of sand and gravel, strata of soil or other material to be removed in connection with the proposed extractive operation.
(c) 
An analysis of the possible impact of extractive operations upon groundwater supplies in all affected areas of the Township and the measures that will be taken to guarantee that any loss, diminution or pollution of water supply will be corrected.
(d) 
The location and identity of ownership of all structures and land uses that may be affected by the proposed operation.
(e) 
Plans for the restoration or reclamation of all land affected by the extractive operation.
(f) 
Receipt of a certification from each state or federal agency or authority having enforcement jurisdiction for the issuance of all necessary permits, licenses or grants of authority for the installation and operation of the proposed extractive operation, that the owner or operator seeking the special exception has fully complied with all requirements.
(g) 
A description of plans for the transportation of materials, products and equipment to be used, removed from or marketed in connection with the proposed extractive operation, including routes of travel, number and weight of vehicles to be used and procedures which will be made to maintain and repair roads that are targeted for use.
(h) 
A complete drainage and stormwater drainage plan, which includes all storm sewers and appurtenances, along with an approved best management practice method of disposal of all stormwater collected, that will verify the peak postdevelopment release rate of runoff, shall comply with the stormwater management districts established in Chapter 164 of the Code of the Township of Rostraver, including but not limited to any necessary agreements and/or bonding.
[Added 4-2-2003 by Ord. No. 483; amended 7-2-2003 by Ord. No. 495; 5-4-2005 by Ord. No. 528]
[1] 
If the stormwater drainage plan proved that a detention structure is needed to maintain the peak postdevelopment release runoff rate for that stormwater management district in Chapter 164 of the Code of the Township of Rostraver, agreements will need to be done to confirm that the detention structure will remain intact after the project is complete. The Township shall obtain a bond from the responsible party to insure compliance with this provision.
[Amended 5-4-2005 by Ord. No. 528]
[2] 
In the event the Township determines that the public interest is best served by mandating that the pond be filled in at a reasonable time after land disturbance activities have been substantially completed, the landowner/developer shall complete the same at a time and in a manner required by the Township. The Township shall obtain a bond from the responsible party to insure compliance with this provision.
(i) 
A copy of the water monitoring reports for all wells within a one-thousand-foot radius of the project.
[Added 4-2-2003 by Ord. No. 483]
(2) 
No top-of-slope or quarry wall shall be located closer than 100 feet to any property or street line. The perimeter surrounding the area of operation shall be fenced with a fence of minimum height of eight feet where required by Township officials.
(3) 
No rock crusher, cement plant or other crushing, grinding, polishing or cutting machinery or other physical or chemical process for treating such products shall be permitted in the A-1 Agricultural District or other areas of the Township.
(4) 
The removal designated in the permit shall be begun within a sixty-day period from the date of issuance of a permit or the permit shall be revoked at the expiration of said period.
(5) 
The designated operator shall complete operation within a period of time as designated in the permit.
(6) 
Prior to beginning operation, the designated operator shall deposit a bond issued by a reputable bonding company in the amount specified by the Township Commissioners for each and every mile of Township road or portion thereof proposed to be traversed for removing material from the site. The period designated for the bond shall start with the issuance date of the permit.
(7) 
The backfilling operation, after all surface excavation is completed, shall reestablish a satisfactory vegetative ground cover that will deter soil erosion and eventually rebuild the soil. Legumes such as Crownvetch and rye grass and/or plantings of evergreens or deciduous trees shall be planted in accordance with Soil Conservation Service, U.S. Department of Agriculture, recommendations.
(8) 
The stripping and selling of topsoil and/or sod shall be permitted only under the following conditions:
(a) 
When it is part of the construction or alteration of a building or the grading incidental to such building activity.
(b) 
When it is in conjunction with normal lawn preparation and maintenance.
(c) 
When it is in conjunction with the construction or alteration of a street or utility improvement.
(d) 
In commercial sod farms or farming operations where such use is permitted, provided that sound soil practices are observed.
(9) 
All land disturbance activities shall be conducted in such a way as to minimize accelerated erosion and resulting sedimentation. Measures to control erosion and sedimentation shall, at a minimum, meet the standards of the Westmoreland County Conservation District and the Pennsylvania Department of Protection. The Township shall obtain a bond from the responsible party to insure compliance of all earthmoving activities. Said bond with be calculated by the Township based on 110% of the cost of erosion and sedimentation controls measures.
[Added 4-2-2003 by Ord. No. 483; amended 5-4-2005 by Ord. No. 528]
L. 
Veterinary clinic.
(1) 
A site plan showing proposed development of the site, including topography, building locations, parking, traffic circulation, usable open space, landscaped area and utilities and drainage features.
(2) 
Preliminary building plans and elevations sufficient to indicate the dimensions, general appearance, scale of all buildings.
(3) 
All design, architectural features, materials, landscaping and associated treatments shall be developed and maintained compatible with adjacent residential uses.
(4) 
Provisions for all vehicular ingress and egress in conjunction with the site shall be approved by Township officials.
(5) 
On-site parking shall be provided for all anticipated residents, staff personnel and patrons or visitors. The total estimated amount of parking area required shall be documented by the developer and subject to the recommendation of the Planning Agency. All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
[Amended 8-7-2002 by Ord. No. 468; 6-2-2010 by Ord. No. 601]
(6) 
Sign requirements applicable to the A-1 District shall apply (see § 195-54).
[Amended 4-7-2004 by Ord. No. 508]
(7) 
On-site kennel facilities shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(8) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
[Added 4-7-2004 by Ord. No. 508]
M. 
(Reserved)[5]
[5]
Editor’s Note: Former Subsection M, Essential communications towers and commercial communications towers, added 5-7-1997 by Ord. No. 341, was repealed 9-5-2018 by Ord. No. 705.
N. 
Blasting.
[Amended 4-2-2003 by Ord. No. 483]
(1) 
A special exception shall be obtained for excavating that requires blasting. All applications submitted for consideration of the Zoning Hearing Board shall include, at a minimum, the following documentation and all other pertinent data deemed necessary to process the applications:
(a) 
A description of the character of the proposed operation, its timing and proposed duration, together with duplicates of maps and plans to be submitted to state and federal regulatory agencies or authorities for the issuance of necessary permits. Including a complete copy of Module 16: Blasting Plan submitted to PADEP.
(b) 
An analysis of the possible impact of the blasting upon groundwater supplies in all affected areas of the Township and the measures that will be taken to guarantee that any loss, diminution or pollution of the water supply will be corrected.
(c) 
The location and identity of ownership of all structures and land uses that may be affected by the proposed operation.
(d) 
Receipt of a certification from each state or federal agency or authority having enforcement jurisdiction for the issuance of all necessary permits, or licenses and that the owner or operator seeking the special exception has fully complied with all requirements.
(e) 
Blasting insurance shall also be required for blasting contractors, and the reasonable limits of such insurance shall be based on the nature and extent of the applicant’s proposed operations.
(2) 
The proposed blasting shall begin within six months from the date of issuance of a permit or the permit shall be revoked at the expiration of said period.
(3) 
The designated operator shall complete operation within a period of time as designated in the permit.
(4) 
Blasting may occur only between the hours of 8:30 a.m. and 3:30 p.m., Monday through Friday, unless specifically authorized otherwise.
O. 
Churches, subject to the standards and criteria of Article VI, § 195-14P, of this chapter.
[Added 4-2-2003 by Ord. No. 483; amended 6-2-2010 by Ord. No. 601]
P. 
Public facility.
[Added 4-2-2003 by Ord. No. 483; amended 4-7-2004 by Ord. No. 508; 6-2-2010 by Ord. No. 601]
(1) 
All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
(2) 
All lighting shall be designed and utilized in compliance with § 195-81.2 if this chapter.
(3) 
A site plan showing the proposed development of the lot, including building locations, adequate off-street parking, traffic circulation, easements and rights-of-way, landscaped area and drainage features.
(4) 
Sign requirements shall be applicable to the zoning district in which the facility is located.
(5) 
Ingress and egress for all site access and off-street parking shall be situated in a manner to minimize interference with traffic movements on adjacent street rights-of-way.
Q. 
Commercial outdoor recreation, subject to the standards and criteria of Article XII, § 195-38E, of this chapter.
[Added 4-7-2004 by Ord. No. 508]
R. 
Model home.
[Added 5-4-2005 by Ord. No. 528]
(1) 
A site plan showing the proposed development of the lot, including building locations, adequate off-street parking, traffic circulation, easements and right-of-ways.
(2) 
Sign and lighting requirements shall be applicable to the zoning district in which the facility is located.
(3) 
Lot, yard and all other dimensional requirements shall be applicable to the zoning district in which the facility is located for a dwelling.
(4) 
A zoning permit shall be issued annually as long as the development is being constructed.
(5) 
There shall be no on-street parking permitted.
S. 
Oil and gas drill site.
[Added 6-1-2011 by Ord. No. 617]
(1) 
A special exception shall be obtained for all oil and gas drill sites. All applications submitted for consideration of the Zoning Hearing Board shall include, at a minimum, the following documentation and all other pertinent data deemed necessary to process the application:
(a) 
Copy of the notification sent to the surface owner of the drill site.
(b) 
A written description of the character of the proposed operation, its proposed timing and duration, together with duplicates of maps and plans to submitted to state and federal regulatory agencies or authorities for the issuance of necessary permits.
(c) 
A calendar concerning well site development and drilling activities that indicates the following:
[1] 
Site preparation beginnings and endings.
[2] 
Anticipated drilling activity beginnings and endings.
[3] 
Anticipated completion (perforating) work to begin and end.
[4] 
Anticipated stimulation (fracturing) work to begin and end.
[5] 
Anticipated production work to begin and end.
[6] 
Anticipated discontinued use date.
(d) 
A narrative including the number of wells, including DEP permit number(s) for any or all wells if available at the time of submittal and provided when issued later and the location, number, and description of equipment and structures to the extent known. The narrative shall also include an overview of the project as it relates to natural gas compressor stations or natural gas processing plants.
(e) 
The applicant shall provide a plan for the transmission of gas from the site. The plan will identify but not be limited to gathering lines, compressors and other mid- and downstream facilities located within the Township and extending 800 feet beyond the Township boundary.
(f) 
The applicant must provide the Township with an anticipated list and description of all types of equipment weighing in excess of 10 tons and identification of the proposed routing of vehicles on Township roads. The proposed hauling routes must be designed to minimize the impact on collector, connector and local streets within the Township. The Township reserves the right to designate required truck hauling routes throughout the Township.
[1] 
Vehicular access to a site solely via a local residential street is prohibited.
[2] 
Vehicular access to a site via a collector street is permitted.
(g) 
The applicant shall provide the Township with the name of the person supervising the drilling operation and a phone number where such person can be reached 24 hours a day for each day of the week. Annually, or upon any change of relevant circumstances, the applicant shall update such information and provide it to the Township.
(h) 
The applicant shall provide the Township with a copy of the Preparedness Prevention and Contingency Plan (PPC), as required by and filed with the PA DEP, and a copy of the SARA Title III Tier II Chemical Inventory submitted to PENNSAFE.
(i) 
The applicant shall provide an outline of training program for Township's first responders.
(j) 
A survey of the property showing the drill site(s) with all permanent facilities (tanks or other surface installations) with locations and distances to property lines, the approximate number of acres to be disturbed for development, and identifying the floodway of the property(ies) as identified in the Flood Insurance Study (FIS) prepared and approved by the Federal Emergency Management Agency (FEMA).
(k) 
A complete drainage and stormwater drainage plan, which includes all storm sewers and appurtenances, along with an approved best management practice method of disposal of all stormwater collected, that will verify the peak postdevelopment release rate of runoff, shall comply with the stormwater management districts established in Chapter 164 of the Code of the Township of Rostraver, including but not limited to any necessary agreements and/or bonding.
[1] 
If the stormwater drainage plan proved that a detention structure is needed to maintain the peak postdevelopment release runoff rate for that stormwater management district in Chapter 164 of the Code of the Township of Rostraver, agreements will need to be done to confirm that the detention structure will remain intact after the project is complete. The Township shall obtain a bond from the responsible party to insure compliance with this provision.
[2] 
In the event the Township determines that the public interest is best served by mandating that the pond be filled in at a reasonable time after land disturbance activities have been substantially completed, the landowner/developer shall complete the same at a time and in a manner required by the Township. The Township shall obtain a bond from the responsible party to insure compliance with this provision.
(l) 
Information on lighting at the drill site and wellhead or any other area being developed.
(m) 
Information on anticipated noise levels at drill site.
(n) 
The applicant shall provide plans for the restoration or reclamation of all land affected by the operation.
(2) 
The oil and gas drill sites shall only be permitted to occur on property with a minimum of 10 contiguous acres or larger. Multiple property owners can combine adjoining parcels to achieve the minimum 10 acres required. A well survey plat showing the planned surface location of the wells and a list of the property owners in the well unit, and acreage participation by each landowner.
(3) 
Water storage facilities and staging facilities shall be considered an accessory use to property only where an oil and gas drill site is to be located.
(4) 
Access directly to state roads shall require Pennsylvania Department of Transportation (PennDOT) highway occupancy permit (HOP) approval, and access directly to county roads shall require HOP approval. Prior to initiating any work at a drill site, the Township shall be provided a copy of the HOP prior to commencing site development to access the site and for overweight vehicles.
(5) 
In compliance with § 187-16, the applicant of the oil or gas well and any or all subcontractors shall execute an excess maintenance agreement with the Township for a permit and post a bond at the paved highway rate in favor of the Township in a form acceptable to the Township prior to beginning any work on a drill site. The bond is to guarantee restoration of Township roads damaged as a result of hauling associated with the drilling operation.
(6) 
In accordance with the appropriate Township ordinance, as amended, driveways accessing the drill site shall be paved with an impervious material from the paved public street for a distance of 50 feet into the drill site. The impervious material shall be in place prior to the commencement of the drilling operation.
(7) 
All drill site pads, and on-site accessory water storage facilities shall be secured with a fence, in compliance with § 195-72, with a secured gate as follows:
(a) 
The fence shall be a minimum of six feet in height, chain link with green fabric mesh.
(b) 
The fencing shall be in place throughout the drill operation and until the water storage facility is removed or filled in.
(c) 
The chain link fence shall have a minimum thickness of 11 gauge.
(d) 
Warning signs shall be installed at one-hundred-foot spacing to provide notice of the potential dangers.
(e) 
The drill site assigned address shall be clearly visible on the access gate for emergency 911 purposes.
(f) 
A sign shall include the well name and number, name of the operator and the telephone number for a person responsible who may be contacted in case of emergency, pursuant to the Pennsylvania Oil and Gas Act (PA Act 223).[6]
[6]
Editor's Note: The Oil and Gas Act was repealed by 2012, Feb. 14, P.L. 87, No. 13, § 3. See now Oil and Gas, 58 Pa.C.S.A. § 3201 et seq.
(g) 
For each entrance gate, the operator shall provide the Township with a lock box and key to access the well site in case of emergency. The location of said gate(s) shall be to the satisfaction of the Township.
(8) 
Lighting. No drill site lighting used for the drilling operation shall be positioned or directed in such a manner so that it shines directly upon public roads, adjacent property or property in the general vicinity of the drill site. Site lighting shall be directed downward and shielded so as to avoid glare on public roads and adjacent properties. All lighting shall be designed and utilized in compliance with § 195-81.2.
(9) 
Dust, vibration, odors. All drilling operations shall be conducted in such a manner to minimize dust, vibration or noxious odors and shall be in compliance with § 195-74. All equipment used shall be constructed and operated so that vibrations, dust, odor or other harmful effects are minimized by the operations carried on at the drill site to avoid injury to persons living in the vicinity and are in compliance with § 195-74.
(10) 
Noise. The Township may require acoustical blankets, sound walls, mufflers or other alternative methods to ensure compliance with the performance standards relating to noise and as more specifically set forth § 195-74 with respect to the location of a proposed drill site if such methods are required in order to ensure such compliance.
[Amended 11-7-2018 by Ord. No. 706]
As part of the special exception application, and prior to construction, the operator shall establish the ambient or background noise level baseline. The baseline shall be established hourly over a seventy-two-hour period with at least one twenty-four-hour reading on a Saturday or Sunday. A noise consultant/engineer mutually agreed upon by the Township and owner/operator will be responsible for determining the residual background noise level baseline. The operator and Township will mutually agree to the location of the sampling equipment. The operator shall be responsible for all costs associated with the noise consultant/engineer. The results shall be provided to the Township.
(a) 
The noise generated during construction, drilling, hydraulic fracturing, production, compression and rework activities when measured at the property line of adjoining properties or within 100 feet of any occupied building on any affected property shall not exceed the greater of the performance standards for noise set forth in § 195-74C(2) of the Zoning Ordinance or the ambient or background noise level established above.
(b) 
Adjustments to noise limit. Adjustments to the noise limit described in Subsection S(10)(b)[1] shall be permitted if requested at the time of special exception hearing in accordance with the following only during the daytime 7:00 a.m. to 10:00 p.m., per § 195-74:
Permitted Increase
(dBA)
Duration of Increase
(minutes)*
5
15
10
5
15
1
*
Cumulative minutes during one hour
The permitted increase shall be calculated using the greater of the performance standards set forth in § 195-74C or the ambient or background noise level established above. The operator shall provide a computer-generated, site-specific, noise-impact model based on the topography, vegetation and structures of the proposed drill site within a 5,000-foot radius from the outer boundary of the proposed oil and gas vertical bore locations. The simulation model shall include both the unabated noise analysis as well as several noise analyses, including the effects of noise abatement plans.
(c) 
If a complaint that the operator is violating the foregoing noise limits is received by the Township from a Township property owner/resident who owns/occupies property impacted by noise generated during construction, drilling, or hydraulic fracturing activities, the Township Zoning Officer shall determine initially whether the complaint has merit. If the complaint has merit, the Township Zoning Officer shall notify the operator and provide the operator with a forty-eight-hour period in which to cure. Following the expiration of such forty-eight-hour cure period, the Township Zoning Officer shall conduct an inspection to determine whether the operator has established compliance. If the Township Zoning Officer determines the operator remains in violation of the noise limit, the operator shall, within 24 hours following receipt of notification, begin continuous sound monitoring for a period of 48 hours at the property line to an occupied structure. A noise consultant/engineer mutually agreed upon by the Township and owner/operator shall conduct hourly testing and report the findings to the Township. The operator shall be responsible for all costs associated with the noise consultant/engineer. The applicant shall report the findings to the Township and shall mitigate the problem to the allowable level if the noise level exceeds the allowable limits immediately after the 48 hours of sound monitoring. If after the 48 hours of sound monitoring determines the operator remains in violation of the noise limit, the operation shall cease and desist until such time the noise levels come into compliance with the allowable noise limits established.
(11) 
Exhaust from any internal combustion engine or compressor used in connection with the drilling of any well or for use on any production equipment or used in development shall not be discharged into the open air unless it is equipped with i) an exhaust muffler; or ii) an exhaust box. The exhaust muffler or exhaust box shall be constructed of noncombustible materials designed and installed to suppress noise and disruptive vibrations. Moreover, all such equipment with an exhaust muffler or exhaust box shall be maintained in good operating condition according to manufacturer's specifications.
(12) 
All permanent facilities shall be painted an earth tone color to blend in with the surrounding area. The Township may require fencing and or landscaping to buffer the facilities from adjacent properties in accordance with § 195-75G.
(13) 
Topsoil must remain on site so it can be put back during the restoration of the site.
(14) 
All grading and filling shall be designed in compliance with § 195-70.
(15) 
The public street entrance and the property on which a drill site is located shall at all times be kept free of mud, debris, trash or other waste materials.
(16) 
A zoning permit shall not be issued for any well to be drilled within any floodway identified in the Flood Insurance Study (FIS) prepared and approved by Federal Emergency Management Agency (FEMA). Oil and gas activities in the one-hundred-year floodplain are discouraged but may be permitted if the following provisions are met:
(a) 
Earthmoving activities that do not materially change the contour of the land are permitted for the purpose of pipeline installation.
(b) 
There is compliance with Chapter 97 of the Code of the Township of Rostraver.
(c) 
If no other area provides access to the oil or gas deposit, then oil and gas drilling may be permitted in the floodplain. The applicant must provide conclusive documentation that no other location allows access to the oil or gas deposits other than a location within the floodplain.
(d) 
No storage of chemicals shall be permitted within the floodplain.
(e) 
Only necessary and needed structures will be permitted within the floodplain.
(f) 
All structures within the flood zone shall be designed to withstand a one-hundred-year storm event.
(g) 
An engineer registered in Pennsylvania and qualified to present such documentation that structures will not cause additional flooding on adjacent, upstream and/or downstream properties shall provide such documentation to the Township.
(h) 
A closed loop system for drill cutting is preferred within the one-hundred-year flood fringe.
(17) 
Height The height of the drilling rig and facilities on site, such as drying tanks, etc., are exempt from the height limits found in this chapter. Permanent structures whether principal or accessory must comply with the maximum height regulation per subsequent zoning district and shall be in compliance with § 195-73.
(18) 
Setbacks. The well bore (centered on the derrick drilling rig) shall be located a minimum setback distance, 200 feet from any existing structure or water well and 150 feet from any body of water and wetland larger than one acre as listed in the Pennsylvania Oil and Gas Act (PA Act 223).[7]
[7]
Editor's Note: The Oil and Gas Act was repealed by 2012, Feb. 14, P.L. 87, No. 13, § 3. See now Oil and Gas, 58 Pa.C.S.A. § 3201 et seq.
(19) 
Signal interference. The applicant shall make reasonable efforts to avoid and/or mitigate any disruption or loss of radio, telephone, cellular phone, television or similar signals, and shall mitigate any harm caused by the oil and gas use in a timely manner.
(20) 
The applicant shall not clear brush or trees by way of burning, and shall chip, grind or remove all tree stumps from properties it clears for development purposes However, the applicant shall be permitted to burn any brush, trees, or stumps that have been removed from the ground and collected into a pile or piles on the properties while the applicant is engaging in development. The applicant shall notify the Township Emergency Management Coordinator prior to burning.
(21) 
Prior to drilling, the applicant shall provide the Township's First Responders, through its Emergency Management Coordinator and Zoning Officer, a copy of its Preparedness, Prevention and Contingency (PPC) Plan. Included with the PPC Plan shall be the SARA Title III Tier II Chemical Inventory submitted to PENNSAFE.
(a) 
Upon review of the PPC Plan, a meeting between all parties will be held to discuss emergency and first response procedures; and determine which first response personnel have secured adequate training (five hours minimum per year) to deal with any potential dangerous conditions that may result due to development activities. The applicant shall arrange a visit to site by Township emergency service providers for the purpose of orientation to the location of equipment and materials.
(b) 
Should first response training become necessary, prior to drilling, the applicant will make available an appropriate training program for first responders This training program will be at the sole expense of the applicant, and shall be made available annually for the duration of the drilling activities in the Township, and shall be in coordination with Westmoreland County Public Safety.
(c) 
The cost and expense of the orientation and training shall be sole responsibility of the applicant. The applicant shall not be required to hold more than one site orientation and training course annually under this subsection.
(22) 
The applicant shall maintain at the property and on file with the Township Emergency Management Coordinator a current list and the material safety data sheets (MSDS) for all hazardous chemicals used in the drilling operations (including but not limited to type of additives, polymers, salts, surfactants and solvents) and in any hydraulic fracturing operations.
(23) 
Junk, refuse, trash or abandoned material shall not be disposed of on site. All refuse stored on site for final off-site disposal shall be located within a building, covered dumpster or other enclosure designed and constructed for the proper storage of such material. This does not include drill cuttings.
(24) 
Prior to beginning any work on a drill site (excluding staking, surveying, and matters related thereto), the applicant shall submit to the Township a copy of all permits issued by the Pennsylvania Department of Environmental Protection (PA DEP). All required permits shall be maintained throughout the duration of the drilling operation. Any suspension or revocation of permits by PA DEP shall be reported to the Township and shall constitute a violation of Township zoning approval and shall constitute an automatic revocation of the zoning/development permit.
(25) 
The facility and/or its operation shall comply with all applicable permits and requirements of the Pennsylvania Department of Environmental Protection, the United States Environmental Protection Agency, and any other governmental authority having jurisdiction over its operations and with all federal, state and local laws, ordinance and regulations promulgated to protect the environment or otherwise relating to environmental matters.
(26) 
All applicants for a special exception shall reimburse Rostraver Township for necessary and reasonable professional consultant fees incurred by the Township related to application for activities authorized by this subsection. Additionally, all applicants shall reimburse the Township for consulting fees and cost incurred in enforcing this subsection upon a finding of violation by a District Justice.
(27) 
The applicant shall grant the right of inspection to the Township for all phases of construction and during drilling production and in the reclamation, both in relation to the enforcement of this subsection and pursuant to the Township of Rostraver's enforcement rights under 58 P.S. § 601.504(b) of Pennsylvania's Oil and Gas Act[8] and any other relevant Pennsylvania statute.
[8]
Editor's Note: 58 P.S. § 601.504(b) was repealed by 2012, Feb. 14, P.L. 87, No. 13, § 3. See now 58 Pa.C.S.A. § 3254 et seq.
(28) 
Federal or state law or regulation preempts ordinance requirements that conflict with federal or state statute or regulation. Township acknowledges that it is preempted from regulating the operational methods of the oil and gas industry and may only regulate land uses.
T. 
Short-term rentals and tourist homes subject to the following:
[Added 7-7-2021 by Ord. No. 739]
(1) 
Occupancy shall be limited to no more than two persons per bedroom plus four additional persons, or a maximum of 14 occupants, whichever is less.
(2) 
The maximum number of day guests allowed at any one time, in addition to the occupants, shall be 75% of the maximum permitted occupancy.
(3) 
Outdoor parking for occupants and day guests shall be limited to available parking areas on the property. In no event shall parking include spaces in any public street right-of-way or on any lawns or vegetated areas. One parking space is required per every bedroom.
(4) 
There shall be no modifications to the external appearance of the building (except fire escapes) which would alter its residential character. No expansions or alterations shall be permitted which would increase the number of rooms available for lease from that within the existing dwelling.
(5) 
Rostraver Township Nuisance Ordinance, Chapter 124, including but limited to neither occupants nor guests shall engage in disorderly conduct or disturb the peace and quiet of any nearby neighborhood or person by loud, unusual or excessive noise, by tumultuous or offensive conduct, public indecency, threatening, traducing, quarreling, challenging to fight, or fighting, or creating a dangerous or physically offensive condition. No event or gathering shall be permitted which involves outdoor amplified entertainment through use of any speaker system or sound amplification device.
(6) 
The property owner must designate a local property representative who shall be available 24 hours per day, seven days per week, for the purpose of: (a) responding within one hour to complaints regarding the condition, operation, or conduct of occupants; and (b) taking remedial action to resolve any such complaints. The name, address, and telephone contact number of the property owner and the local property representative shall be kept on file at the Township.
(7) 
Overnight occupancy of recreational vehicles, camper trailers, and tents at the property shall not be allowed. Outdoor overnight sleeping of occupants or guests is prohibited.
(8) 
A short-term rental/tourist home may not be used for a purpose other than or not incidental to its use for overnight lodging. This restriction includes using the rental for a wedding, banquet, reception, bachelor or bachelorette party, concert, fundraiser, sponsored event, or any similar group activity.
(9) 
No outdoor advertising signs related to the rental dwelling shall be allowed on the site.
(10) 
The property owner shall maintain on file at the Township an up-to-date certificate of insurance documenting that the dwelling is insured as a short-term or vacation rental including the standards of the Uniform Construction Code.
(11) 
All short-term rentals and tourist homes shall have a clearly visible and legible notice posted within the dwelling unit on or adjacent to the front door containing the following information:
(a) 
The name of the local property representative and a telephone number at which that party can be reached on a twenty-four-hour basis.
(b) 
The 911 address of the property.
(c) 
The maximum number of occupants permitted to stay in the dwelling unit and the maximum number of day guests permitted at any one time.
(d) 
The maximum number of all vehicles allowed to be on the property and the requirement that all guest parking must be parked in the available parking areas on the property and not in or along any private, community or public street right-of-way or on any lawn or vegetated area on the property.
(e) 
The trash pickup day and notification that trash and refuse shall not be left or stored on the exterior of the property.
(12) 
All short-term rentals shall be equipped with the following:
(a) 
Smoke detectors in each bedroom.
(b) 
Smoke and carbon monoxide detectors outside each bedroom in common hallways.
(c) 
Smoke and carbon monoxide detectors on each floor.
(d) 
GFI outlets for outlets located within six feet of water source.
(e) 
Aluminum or metal exhaust from dryer.
(f) 
Fire extinguisher in kitchen conspicuously located.
(g) 
Stairs (indoor and outdoor) in good condition.
(h) 
Swimming pools, hot tubs and spas must meet the barrier requirements as indicated in the Pennsylvania Uniform Construction Code.
(13) 
Shall be serviced by and connected to a water system regulated by the PUC and approved by PADEP and a municipal sewage system or a sewage treatment system approved by PADEP.
(14) 
All lighting shall be designed and utilized in compliance with § 195-81.2.
The following requirements shall apply in A-1 Agricultural Districts:
Use Category
Min. Lot Area
Min. Lot Width
(ft.)
Min. Front Setback
(ft. from ROW)
Min. Side Yard
(ft.)
Min. Rear Yard
(ft.)
Max. Bldg. Height
(ft.)
Max. Lot
Coverage
Permitted Use:
Agriculture
[Amended 10-7-1998 by Ord. No. 388]
5 acres
150
50
25
25
NA
NA
Greenhouse
[Amended 9-1-2010 by Ord. No. 606]
1 acre
150
50
25
25
45
40%
Municipal or neighbor-
hood recreation
[Added 7-3-2002 by Ord. No. 462; amended 9-1-2010 by Ord. No. 606]
20,000 square feet
100
50
25
25
45
NA
Riding stable
[Amended 10-7-1998 by Ord. No. 388; 9-1-2010 by Ord. No. 606]
5 acres
150
50
25
25
45
NA
Single-family dwelling
[Amended 9-1-2010 by Ord. No. 606]
20,000# square feet
100
25
15
15
45
40%
Special animal raising
[Amended 9-1-2010 by Ord. No. 606]
5 acres
150
50
25
25
45
NA
Communications antennas that fall under the Pennsylvania Wireless Broadband Collocation Act[1]
[Added 2-23-2000 by Ord. No. 421; amended 9-5-2018 by Ord. No. 705]
Subject to the requirements of § 195-81
Chicken coop
[Added 1-20-2016 by Ord. No. 667]
1 acre**
Same as
75
25
25
NA
NA
Chicken run/pen
[Added 1-20-2016 by Ord. No. 667; amended 5-4-2016 by Ord. No. 675]
Standard for principal use shall apply
School bus shelter
[Added 7-7-2021 by Ord. No. 739]
10-foot setback for all rights-of-way
Home occupation
[Added 7-7-2021 by Ord. No. 739]
Standard for single-family dwelling shall apply
Conversion apartment
[Added 7-7-2021 by Ord. No. 739]
Standard for principal use shall apply
Conditional Use:
Day-care/family
*
*
*
*
*
*
*
Funeral home
[Amended 9-1-2010 by Ord. No. 606]
32,000 square feet
150
50
25
15
45
35%
Hospital facility
3 acres
200
150
150
150
45
NA
Ambulance station
[Amended 9-8-1998 by Ord. No. 387; 9-1-2010 by Ord. No. 606]
1 acre
150
50
25
15
45
35%
Agritourism
[Added 2-15-2017 by Ord. No. 682]
5 acres
150
50
25
25
NA
NA
Garden center/
commercial greenhouse
[Added 2-15-2017 by Ord. No. 682]
5 acres
150
50
25
25
NA
NA
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[2] and communications towers
Subject to the requirements of § 195-81
Principal solar energy systems
[Added 5-6-2020 by Ord. No. 728[
3 acres
150
30
30
30
NA
40%
Special Exception:[3], [4], [5][6]
Cemetery, mausoleum
[Amended 9-1-2010 by Ord. No. 606]
25 acres
NA
100
100
100
45
NA
Group residential
*
*
*
*
*
*
*
Mine ventilation shaft
[Amended 9-1-2010 by Ord. No. 606]
1 acre
50
100
100
100
45
20%
Mobile home park
Subject to requirements of Chapter 175, Article XVII
Motel
2 acres
200
50
50
50
45
40%
Strip mining
Subject to requirements of § 195-14K
Veterinary clinic
[Amended 9-1-2010 by Ord. No. 606]
1 acre
150
50
25
25
45
40%
Blasting
[Added 4-2-2003 by Ord. No. 483]
Subject to the requirements of § 195-14N
Church
[Added 4-2-2003 by Ord. No. 483; amended 9-1-2010 by Ord. No. 606]
1 acre
150
50
25
25
45
40%
Public facility
[Added 4-2-2003 by Ord. No. 483; amended 6-2-2010 by Ord. No. 601; 9-1-2010 by Ord. No. 606]
1 acre
50
50
25
25
45
40%
Outdoor recreation
[Added 4-7-2004 by Ord. No. 508; amended 9-1-2010 by Ord. No. 606]
32,000
150
50
30
30
45
75%
Model home
[Added 5-4-2005 by Ord. No. 528]
*
*
*
*
*
*
*
Gas and oil drill site
[Added 6-1-2011 by Ord. No. 617]
Subject to the requirements of § 195-14S
Short-term rental/tourist home
[Added 7-7-2021 by Ord. No. 739]
Standard for single-family dwelling shall apply
NOTES:
NA
Not applicable
#
With public or private central sewer facilities approved by PADEP. In the absence of central sewer facilities, the required minimum lot area shall be 40,000 square feet for each dwelling unit.
*
Standard for principal use shall apply
**
No roosters permitted on less than five acres
[Added 1-20-2016 by Ord. No. 667]
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[2]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[3]
Editor's Note: The entry for municipal recreation was repealed 7-3-2002 by Ord. No. 462.
[4]
Editor’s Note: The entry for garden center, amended 9-1-2010 by Ord. No. 606, was repealed 2-15-2017 by Ord. No. 682.
[5]
Editor’s Note: The entry for essential or commercial communications tower, added 2-23-2000 by Ord. No. 421, was repealed.
[6]
Editor's Note: The entries for conversion apartment, home occupation, as amended 6-2-2010 by Ord. No 600, and school bus shelter, were repealed 7-7-2021 by Ord. No. 739.