Adult-oriented businesses shall meet the following specific requirements:
A. 
The lot or property line of such business shall not be located within 500 feet of any residential district, rural district or agricultural district.
B. 
The lot or property line of such business shall not be located within 500 feet of the lot or property line of any religious structure, school day-care facility or public library.
C. 
The lot or property line of such business shall not be located within 500 feet of the lot or property line of another adult-oriented business.
D. 
There shall be no display of adult-oriented materials, merchandise, movies, activities or any other devices that can be seen from the exterior of the building.
E. 
No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise, film or other activity offered as part of the adult-oriented business.
F. 
Not more than one adult-oriented business or activity shall be permitted within any one building or lot.
G. 
No unlawful sexual activity or conduct shall be performed or permitted.
H. 
The Zoning Hearing Board shall determine that the adult-oriented business:
(1) 
Is in general harmony with the immediate neighborhood.
(2) 
Does not create an atmosphere of enticement for minors.
(3) 
Will not be detrimental to the public health, public safety or general welfare of the Township.
(4) 
Exterior signs shall be compatible with adjacent uses.
I. 
No adult-oriented business or activity may change to another type of adult-oriented business or activity except upon application to and approval by the Zoning Hearing Board of such change as a special exception, subject to the criteria set forth herein.
J. 
All yards shall contain a landscape strip and screen that is installed, maintained and contain required materials in accordance with § 135-299.
Agricultural uses shall comply with the following requirements:
A. 
Poultry facilities.
(1) 
Poultry houses for housing more than 500 birds and manure pits or manure storage structures shall not be located closer than 50 feet to all property lines nor closer than 75 feet to street center lines; provided, however, that poultry facilities, including manure pits or manure storage structures, shall not be located closer than 300 feet to all existing dwelling units other than the dwelling unit owned by the person conducting the poultry facility. A properly designed turnaround facility shall be provided in order that vehicles leaving the property can enter onto the roadway front first.
(2) 
The Zoning Hearing Board may permit the construction of the poultry facility closer to existing dwelling units than 300 feet, but in no case less than 150 feet, provided that the Zoning Hearing Board finds that because of the predominate wind direction, topographical conditions, the proposed building location and orientation or special design features, the reduced distance will not create a more detrimental effect to the existing dwelling than if the three-hundred-foot distance were required. The burden shall be upon the applicant to prove that the approval of the application will not be detrimental to the health, safety and general welfare of the community.
B. 
Livestock facilities.
(1) 
Structures for housing more than 25 head of livestock and manure pits or manure storage structures shall not be located closer than 50 feet to all property lines nor closer than 75 feet to street center lines; provided, however, that the livestock facility, including manure pits or manure storage structures, shall not be located closer than 300 feet to all existing dwelling units other than the dwelling unit owned by the person constructing the livestock facility. A properly designed turnaround facility shall be provided in order that vehicles leaving the property can enter onto the roadway front first.
(2) 
The Zoning Hearing Board may permit the construction of the livestock facility closer to existing dwelling units than 300 feet, but in no case less than 150 feet, provided that the Zoning Hearing Board finds that because of the predominate wind direction, topographical conditions, the proposed building location and orientation or special design features, the reduced distance will not create a more detrimental effect to the existing dwelling than if the three-hundred-foot distance were required. The burden shall be upon the applicant to prove that the approval of the application will not be detrimental to the health, safety and general welfare of the community.
C. 
The Zoning Hearing Board may permit the expansion of existing poultry and livestock facilities closer to the property and street right-of-way lines than permitted above, provided that the Zoning Hearing Board finds that the expansion of such facilities will not be more detrimental to surrounding properties than the existing use. The burden shall be upon the applicant to prove that the approval of the application will not be detrimental to the health, safety and general welfare of the community.
D. 
Prior to any construction, development, erection, expansion, extension, or subdivision of an agricultural use, the landowner shall provide written evidence from the Lancaster County Conservation District and/or the DEP of:
(1) 
An approved, pending, or nonapplicable conservation plan, as per § 102.4, Chapter 102, Title 25 of the Pa. Code. The conservation plan is required to identify conservation practices, including site-specific best management practices that minimize the potential for accelerated erosion and sedimentation from those farming activities, such as plowing and tilling, upon land that has an area of 5,000 square feet or more.
(2) 
An approved, pending, or nonapplicable nutrient management plan, as per Act 38 of 2005, including any amendments made hereafter, for the subject farming operations in order to ensure that the generation, storage, and release of potential contaminates into surface or ground water, such as e-coli bacteria, nitrates, phosphorus, etc., are properly managed according to state law.
(3) 
Confirmation from the delegated county or state agency as to whether the activity is regulated as a concentrated animal feeding operation as per the Federal Clean Water Act. These include those activities regulated under the Pennsylvania law and are over 300 animal equivalent units; those operations that have over 1,000 animal equivalent units; or those operations that confine animals for at least 45 days in a twelve-month period and where there is no grass or other vegetation in the confinement area during the normal growing season.
In zoning districts where agritourism enterprises are permitted by right or as a special exception, agritourism enterprises shall be on a lot with a minimum lot area of 10 acres, provided that the following requirements are met:
A. 
An Agritourism enterprise shall be considered any activity conducted on and accessory to an existing and operational farm and offered to the public or to invited groups for the purpose of recreation, education, or active involvement in the farm operation. These activities must be directly related to agricultural or natural resources and incidental to the primary operation of the farm.
B. 
The following activities, and activities that the applicant proves are closely similar, shall be permitted as an agritourism enterprise:
(1) 
Farmers Markets, providing all vendors and sales are located in an enclosed building;
(2) 
U-pick operations;
(3) 
Dairy, ice cream and bakery retail facilities;
(4) 
Wineries, winery tours and tasting rooms;
(5) 
Local farm products retail operations (including crafts, food products, garden and nursery products, and clothing products made from the wool of animals raised on the farm use, etc.);
(6) 
Corn mazes (with educational/interpretation components);
(7) 
Farm-related interpretive facilities and exhibits;
(8) 
Agriculturally related educational and learning experiences;
(9) 
Agriculturally related special events, fairs and festivals;
(10) 
On-site farm, garden, greenhouse and nursery tours;
(11) 
Walking and bicycle tours and trails;
(12) 
Farm stays;
(13) 
Horseback/pony rides, petting zoos and other animal exhibits;
C. 
The following activities shall be prohibited:
(1) 
Restaurants, taverns, breweries and/or microbreweries;
(2) 
Flea markets;
(3) 
Any other use that is not agriculturally related, or is not related to the natural resources that are present on the property, or is deemed not to be incidental to the agricultural operation on the property, or is otherwise deemed to be too intense for the Agricultural Zoning District whereby the intent of the Agricultural Zoning District will not be preserved.
D. 
It shall be the responsibility of the applicant and/or landowner to prove compliance with these regulations at the time of application for a zoning permit.
E. 
Agritourism enterprises must be incidental to and directly supportive of the agricultural use of the property and will not have significant impacts on the agricultural viability or rural character of neighboring properties.
F. 
An agritourism enterprise shall be conducted by a resident or owner of the property and/or his/her immediate relatives. Up to four unrelated full-time employees may be employed by the owner or immediate relatives. Additional part time employees or volunteers may be permitted for special events, fairs or festivals.
G. 
At least 50% of the products for display and sale shall be grown, prepared, or produced on the subject property.
H. 
The applicant shall identify the anticipated hours of operation for the agritourism enterprise. In no case shall the agritourism enterprise generate noxious odors, noise or glare beyond amounts that are typically generated by agricultural operations. Agritourism enterprises shall not routinely occur in a manner that generates traffic or noise heard by neighbors between the hours of 9:00 p.m. and 7:00 a.m.
I. 
The parking area shall be designed in accordance with Article XXV.
J. 
All signage advertising the agritourism enterprise shall comply with Article XXIV of this chapter.
K. 
All existing and new buildings shall maintain a residential or agricultural appearance, as viewed from a public street.
L. 
The reuse of an existing barn or other existing buildings shall be given priority over the construction of new building(s). If a new building is proposed, any land development plan shall be in accordance with the regulations of Chapter 119, Subdivision and Land Development. The total of all building floor areas utilized for an agritourism use after the adoption of this chapter shall not exceed 5% of the total lot area. All structures shall be subject to the requirements of the Pennsylvania Uniform Construction Code.
M. 
All food and/or beverages sold for consumption on site shall comply with federal, state and local regulations. Food and/or beverages should be limited to only those value-added products that are produced from or grown on the farm, unless they are secondary and incidental to the primary agricultural use on the property. In all cases the use of locally grown or produced food and/or beverages is encouraged.
N. 
Applicant must provide evidence that sufficient sanitary sewer facilities will be provided in accordance with all applicable DEP regulations.
O. 
Applicant shall provide evidence that all other applicable state and federal permits for operation of an agritourism enterprise have been obtained.
P. 
There shall be no outside display, sales, or storage permitted, unless this activity is fully screened with a combination of opaque wood fencing, and dense landscaping. This activity shall be prohibited within 100 feet along all public rights-of-way. This shall not be interpreted to prohibit that outside sales or display of products during a permitted special event, fair or festival.
Q. 
This subsection shall not regulate agricultural uses that are permitted under other provisions of this chapter.
R. 
Special events, fairs and festivals shall comply with the following regulations:
(1) 
Prior to holding a special event, applicant shall be required to obtain a special event permit under the regulations of Resolution No. 09-2011, or any subsequent amendments.
(2) 
Tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-85.
[Amended 1-6-2014 by Ord. No. 284-2014]
(3) 
All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that resulted from the special event shall be removed from the property within 24 hours after the special event has ended.
(4) 
Overflow parking areas may be on grass surface areas of the lot. The grass surface area which is to be used for overflow parking shall be kept in suitable grass cover and shall not be allowed to degrade to an erodible condition. In the event any portion of the overflow parking area is disturbed, the areas shall be reseeded or planted with sod to ensure the area remains grass surface. Such planting shall occur within one week after the special event has ended. Overflow parking areas shall be enclosed by a temporary barrier fence to prevent the flow of traffic across property lines, all such fences shall be removed within one week of a special event ending. Overflow parking areas shall be set back at least 25 feet from side and rear property lines.
(5) 
In no case, shall parking be permitted on an adjoining lot, or in a location that would require visitors to have to cross a public road.
(6) 
All driveway locations must be permitted under applicable state or local regulations.
Airports and/or heliports shall be subject to the following requirements:
A. 
The minimum lot area shall be 25 acres.
B. 
The applicant shall comply with all applicable requirements of the Federal Aviation Administration and the Bureau of Aviation of PennDOT and shall present evidence to the Zoning Hearing Board of compliance with all such regulations.
C. 
All buildings, structures and parking lots shall be located at least 100 feet away from rear and side property lines and shall be screened from view from adjoining properties. Landscape screens shall comply with § 135-299.
D. 
Runways, landing strips and landing pads shall be located a minimum of 300 feet off of adjoining property lines and the ultimate street right-of-way.
E. 
All aviation fuels shall be stored in an enclosed building or structure that is located at least 100 feet away from all property lines and the ultimate street right-of-way.
F. 
The applicant shall obtain any required permit or permits from any other applicable federal, state or county agency.
G. 
The airport shall be so located and so designed that no adjoining landowner will have building restrictions imposed upon such adjoining property, unless the applicant presents evidence of the consent of any affected landowner to the imposition or potential imposition of such restrictions.
Amusement parks shall be subject to the following requirements:
A. 
Permitted uses. The list provided below shall be the permitted uses located within an amusement and/or theme park. Each use provided for below shall be accessory to the amusement park use and shall only serve employees and guests of the park. Such accessory uses shall rely upon the circulation and parking facilities of the park; have signage that is oriented only to those employees and guests of the park; and shall be owned, operated and maintained by the park. Below is the list of permitted accessory uses:
(1) 
Museums, including tours of historic properties;
(2) 
Amusement rides;
(3) 
Public parks, playgrounds and recreational facilities;
(4) 
Public or private conservation areas for uses for the conservation of open space, water, soil, and wildlife resources, including state or county-sponsored agricultural and/or conservation districts;
(5) 
Zoo;
(6) 
Lodging for guests and employees;
(7) 
Riding stables and related facilities (but not including horse racing);
(8) 
Arboretums;
(9) 
Commercial recreational facilities;
(10) 
Administrative offices;
(11) 
Fast-food restaurants and snack bars;
(12) 
Public or private utility service structures;
(13) 
Public or nonprofit fire services or public or nonprofit emergency services;
(14) 
Indoor or outdoor theaters and auditoriums;
(15) 
Information centers;
(16) 
Campgrounds;
(17) 
Taverns and restaurants; excluding adult-oriented businesses and nightclubs;
(18) 
Amusement exhibits and rides;
(19) 
Sports and/or amusement arenas;
(20) 
Retail sales and/or rental of goods and services provided that such sales or rentals are related to or accessory to any of the uses listed above; and
(21) 
Accessory uses customarily incidental to the above permitted uses.
B. 
Area, bulk and height requirements.
(1) 
The minimum lot area for an amusement park shall be 25 acres.
(2) 
The minimum lot width for an amusement park shall be 300 feet.
(3) 
The minimum lot depth for an amusement park shall be 800 feet.
(4) 
All uses, structures, and buildings that are permitted as part of the amusement park operation shall be set back a minimum of 50 feet from the ultimate road right-of-way as designated by § 135-301 of this chapter, and a minimum of 100 feet from any side or rear property boundaries.
(5) 
Parking and loading areas shall be set back a minimum of 25 feet from the ultimate road-right-of-way and a minimum of 100 feet from side and rear property lines. The setback area from the ultimate road right-of-way shall be utilized as a landscape strip and shall be installed, maintained and contain such materials as required by § 135-299 of this chapter. To the extent not otherwise addressed by this section, all parking and loading areas shall be provided and designed in accordance with Article XXV of this chapter.
(6) 
Not more than 70% of the lot area shall be covered by impervious surfaces, including walkways, parking areas, access drives, buildings, and structures. In the event, permeable pavement is used; such pavement shall be calculated as part of this coverage limitation.
(7) 
Building heights shall comply with § 135-145 of this chapter. Any structures exceeding the maximum height limitations may be permitted so long as they are set back from all property lines at least the horizontal distance equal to their height, plus an additional 50 feet. Furthermore, applicant shall be required to provide documentation to the satisfaction of the Zoning Hearing Board that there is sufficient emergency rescue capabilities available for the desired height from the "first responding" fire company.
C. 
Traffic control.
(1) 
All points of ingress and egress shall be made from a collector or arterial roadway.
(2) 
Applicant shall provide a traffic study that complies with the regulations of Chapter 119, Subdivision and Land Development.
(3) 
Access drives to the amusement park shall be designed in accordance with Chapter 119, Subdivision and Land Development.
(4) 
All means of ingress and/or egress shall be designed to accommodate traffic in a safe and efficient manner. The applicant shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by PennDOT or Mount Joy Township.
(5) 
Interior access lanes shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for parking and loading shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(6) 
Any booths or other structures utilized for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle back-ups on adjoining roads during peak arrival periods. Any other collection of fees, such as by roaming parking lot attendants, shall be conducted in such a manner as to prevent vehicle backups on adjoining roads. The landowner and operator of the amusement park shall be responsible to resolve, mitigate and/or correct any traffic congestion problems that occur on public roads, which are related to the points of ingress and egress to the amusement park.
D. 
General requirements. The following general requirements shall apply to an amusement park:
(1) 
The side and rear lot lines of the development tract shall be adequately screened with a one-hundred-foot-wide landscaped strip and screen, and shall be installed, maintained and contain such materials as required by § 135-299. To the greatest extent possible, applicant shall utilize existing healthy and mature trees as part of the landscape strip and screen area.
(2) 
Outside pedestrian waiting lines shall be provided with a means of shade and/or relief from the exposure of the sun and heat.
(3) 
The proposed lighting for the amusement park shall comply with the requirements specified under § 135-298, Lighting regulations, of this chapter. A lighting plan shall be submitted to depict the location and intensity of the proposed lighting facilities within the amusement park to a point 50 feet beyond the perimeter of the property line.
(4) 
The use and related activities shall not emit noise, glare, vibration, electrical disturbance, electromagnetic interference, dust, smoke, fumes, toxic gas, radiation, heat and/or other perceptible or objectionable nuisances that would impact neighboring properties, or be noticeable at or beyond the property line.
(5) 
The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, noise, light, dust, smoke, litter and pollution.
(6) 
Exterior loading areas and storage areas for trash and rubbish shall be located in a side or rear yard and shall be properly screened with sight-tight fencing and a self-latching gate. Chain link fencing shall not be an acceptable screen. All containers or dumpsters shall be enclosed; vermin proof and have adequate storage capacity to accommodate the projected volumes of solid waste. All loading areas and waste disposal containers or dumpsters shall be set back a minimum of 100 feet from a side or rear property line.
(7) 
The applicant shall develop, implement and maintain a working plan for the trash disposal, recycling and the clean-up of litter that is a result of the amusement park.
(8) 
Any use involving the keeping of wild and/or dangerous animals shall require the submission of qualified expert testimony that demonstrates sufficient care for, and containment of, such animals.
E. 
Concept master plan. An applicant shall be required to submit a concept master plan to the Zoning Hearing Board prior to their consideration of approval for a special exception. Such concept master plan shall be submitted by the applicant and shall include a textual and/or graphic description of the following items:
(1) 
The location, boundaries, dimensions, acreage, and ownership of the land to be included within the proposed use;
(2) 
The types and mixture of uses proposed of the land to be included within the proposed use (a schematic drawing of proposed use types shall be provided);
(3) 
The road network contained upon the land to be included within the proposed use including major points of access, intersections and any traffic improvements proposed to accommodate the proposed use;
(4) 
The name, location, center line and present right-of-way width of all abutting streets;
(5) 
Physical characteristics of the site, including:
(a) 
Areas with slopes exceeding 15%;
(b) 
One-hundred-year floodplains;
(c) 
Alluvial soils, wetlands, ponds, and streams;
(d) 
Sinkholes, caves, vistas, or other significant geologic features;
(e) 
Endangered or threatened species habitats;
(f) 
Archaeological resources;
(g) 
Historic resources; and
(h) 
Mature forests and woodlands;
(6) 
Any regional facilities that are proposed and will serve more than one lot/use within the proposed development; examples of such facilities could include stormwater management devices, open space areas, pedestrian pathways, and wastewater or water facilities; and
(7) 
Other information illustrating that the basic concepts of the proposed uses are well integrated, functional, efficient and attractive.
F. 
Required land development plan. If the Zoning Hearing Board approves the special exception application, a land development plan shall be submitted for review and consideration in compliance with Chapter 119, Subdivision and Land Development. The land development plan shall comply with all conditions of approval issued as part of the special exception as well as all other provisions specified by Mount Joy Township.
[Amended 1-6-2014 by Ord. No. 284-2014; 3-16-2026 by Ord. No. 353-2026]
Apartment houses shall be subject to the following requirements:
A. 
Apartment houses shall be served by public water and public sewer facilities.
B. 
Apartment houses shall be prohibited on cul-de-sac or dead-end streets. Streets serving apartment houses may be permitted to terminate in a common parking area.
C. 
Apartment houses shall not have direct access from garages or driveways that serve individual units of the apartment house directly onto a collector or arterial roadway.
D. 
The minimum lot area for apartment houses shall be 20,000 square feet for apartment houses containing three or fewer dwelling units. For each dwelling unit in excess of three, the minimum lot size shall be increased by 6,000 square feet per dwelling unit, except within a planned mixed-use development, where the minimum lot size shall be increased by 3,000 square feet per dwelling unit for each additional dwelling unit.
E. 
The minimum lot width for apartment houses shall be 100 feet at the building setback line.
F. 
No more than four consecutive apartment houses, blocks, or groupings shall be permitted along a street without the use of a midblock separator, which shall consist of a park, tot-lot, landscaped common parking compound, or landscaped open space, etc.
G. 
Apartment houses shall be set back a minimum of 35 feet from all lot boundaries. Front yard setbacks shall comply with the zoning district in which the apartment house is located.
H. 
Apartment houses shall comply with the requirements of § 135-105I pertaining to the open space requirements between buildings.
I. 
Applicants for apartment house construction shall develop, implement and maintain a working plan for trash disposal, recycling and the clean-up of litter.
J. 
Each apartment house shall use at least two different facade treatments, such as brick, stone, stucco, or vinyl siding veneers, and shall use a variety of window types, balconies, doors, dormers, rooflines and structural offsets.
Bed-and-breakfasts shall be subject to the following requirements:
A. 
Parking shall be provided in accordance with the requirements of Article XXV. Parking lots shall not be located between the front of the building and the street right-of-way. Parking areas shall be screened from adjoining properties in a residential zone and shall be compliant with the screen requirements of § 135-299.
B. 
Meals may be offered only to registered guests.
C. 
Signs for bed-and-breakfast establishments shall comply with all requirements for home occupation signs contained in Article XXIV.
D. 
The applicant shall furnish evidence that approved systems for sewage disposal and water supply are to be provided.
E. 
The use shall be limited to within buildings that existed prior to January 1, 1940.
F. 
A building's exterior shall not be altered in a manner that reduces its residential appearance. This requirement shall not prohibit any alterations that may be required under the Uniform Construction Code relative to fire escape or other public safety requirements identified by any applicable state regulations.
Boardinghouses shall be subject to the following requirements:
A. 
Boardinghouses shall be contained within a single-family detached dwelling which shall be owner occupied. A building's exterior shall not be altered in a manner that reduces its residential appearance. This requirement shall not prohibit any alterations that may be required under the Uniform Construction Code relative to fire escape or other public safety requirements identified by any applicable state regulations.
B. 
At no time shall more than 10 individuals be permitted to be sheltered at the boardinghouse at one time.
C. 
The applicant shall furnish evidence that approved systems for sewage disposal and water supply are to be provided.
D. 
Parking shall be provided in accordance with Article XXV. Parking lots shall not be located between the front of the building and the street right-of-way. Parking areas shall be screened from adjoining properties in a residential zone and shall be compliant with the screen requirements of § 135-299.
E. 
Meals shall be offered only to registered tenants.
F. 
Signs for boardinghouse establishments shall comply with all requirements for home occupation signs contained in Article XXIV.
Children's homes and private schools with dormitories shall be subject to the following requirements:
A. 
The minimum lot size shall be two acres.
B. 
All off-street parking lots shall be set back 25 feet from adjoining property lines and from the ultimate street right-of-way. Parking areas shall contain a landscape strip and screen that shall be installed, maintained and contain such materials as required by § 135-299.
C. 
Buildings shall be set back 50 feet side and rear lot boundaries. Front yard setbacks shall comply with the zoning district in which the use is located.
D. 
If education is offered below college level, an outdoor play area shall be provided. Off-street parking areas shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard, must be set back 25 feet from all property lines adjoining land used residentially or available for residential use. The play and recreation areas shall be appropriately fenced or otherwise screened to prevent errant objects from leaving the site onto adjoining properties or roadways. Chain link fences shall not be permitted unless they are fully screened from view by evergreen plantings of equal or greater height than the fence.
E. 
Passenger dropoff and pickup areas shall be provided so students do not have to cross roadways or access drives on or adjacent to the site.
When permitted by special exception or when permitted as an accessory use to a specified principal use, clubhouses for private clubs shall comply with the following requirements:
A. 
All private clubs shall front on and gain access from a road that is suitable to accommodate the resulting traffic. The applicant shall present traffic studies and other evidence necessary to demonstrate that the road is suitable to accommodate the resulting traffic. If improvements are required to make such road suitable, the applicant shall demonstrate that such improvements shall be completed prior to the opening of the private club.
B. 
All off-street parking shall be set back at least 30 feet from any adjoining residential property.
C. 
All buildings and outdoor recreation/activity areas shall be set back at least 50 feet from any property line.
D. 
Landscape strips and screens shall be provided along any property line adjoining a property used or available for use residentially. Landscape strips and screens shall be installed, maintained and contain such materials as required by § 135-299.
A. 
A commercial communications antenna shall be permitted by right in any zoning district only if the commercial communications antenna meets all of the following requirements:
(1) 
All accessory utility building(s) shall have a combined maximum total floor area of 200 square feet, shall meet all applicable building setbacks, and shall not be occupied by employees.
(2) 
In any zoning district other than a commercial or industrial district, the antenna(s) shall be installed upon and shall extend a maximum of 25 feet above an existing structure on a lot with a nonresidential principal use, such as a water tower, place of worship bell tower, power line tower or light standard. No antenna shall be permitted on a residential structure.
[Amended 1-6-2014 by Ord. No. 284-2014]
(3) 
In a commercial or industrial district, the antenna(s) shall be installed upon and shall extend a maximum of 50 feet above an existing structure on a lot with a nonresidential principal use, such as a commercial building, water tower, place worship bell tower, power line tower or light standard.
[Amended 1-6-2014 by Ord. No. 284-2014]
(4) 
The applicant shall submit evidence from a registered professional engineer certifying that the proposed installation will not exceed the structural capacity of the existing structure upon which the antenna(s) will be located, considering wind and other loads associated with the antenna(s) location.
(5) 
The applicant shall submit evidence of agreements and/or easements necessary to provide access to the existing structure on which the antenna(s) is to be mounted so that installation and maintenance of the antenna(s) and accessory utility building(s) may be accomplished.
(6) 
All antennas shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation and shall not cause radio, frequency interference with other communications facilities located in the Township.
B. 
A commercial communications antenna(s) that does not meet the requirements § 135-221A, which shall include all commercial communications antennas not installed upon existing structures, shall be permitted only where specifically authorized by applicable district regulations and shall in all cases meet all of the following additional regulations:
(1) 
The antenna, including the supporting tower, shall be set back a distance of 200 feet, plus the height of the tower from all property lines.
(2) 
An applicant proposing construction of a new communications tower shall demonstrate that such applicant has made a good faith effort to obtain permission to mount the antenna(s) on an existing structure or communications tower. A good faith effort shall require that the applicant contact all owners of potentially suitable structures within a one mile radius of the proposed communications tower site and that one or more of the following reasons for not selecting such existing structure or communications tower apply:
(a) 
The proposed antenna(s) and related equipment would exceed the structural capacity of the existing structure or tower and reinforcement of such existing structure or tower cannot be accomplished at a reasonable cost.
(b) 
The proposed antenna(s) and related equipment would cause radio frequency interference with other existing equipment at that location and that such interference cannot be prevented at a reasonable cost.
(c) 
Such existing structures or towers do not have adequate location, space, access or height to accommodate the proposed antenna(s) and related equipment or to allow it to perform its intended function.
(d) 
Addition of the proposed antenna(s) and related equipment would result in electromagnetic radiation from such location exceeding applicable standards established by the Federal Communications Commission.
(e) 
The applicant could not reach a commercially reasonable agreement with the owner of such existing structure or tower.
(3) 
The base of a tower that supports such antenna(s) shall be surrounded by a security fence with a minimum height of eight feet and shall be equipped with anticlimbing devices approved by the manufacturer. Such tower shall be surrounded by evergreen plantings or preserved vegetation with an initial minimum height of four feet.
(4) 
The applicant shall present written evidence from a professional engineer that the proposed structure will meet applicable wind resistance standards within the latest version of the Uniform Construction Code.
(5) 
In all cases, the applicant shall demonstrate that the proposed height of the proposed tower and antenna(s) is the minimum height necessary to perform its function. The maximum height of the tower shall be 200 feet unless the applicant applies for a special exception to increase the height of the tower greater than 200 feet. To be entitled to such special exception, the applicant shall demonstrate that it is not possible to provide communications services by any means other than the requested height, including but not limited to, installing a lower tower and installing a second tower at another location.
(6) 
Any accessory utility building shall have a maximum floor area of 200 square feet and shall meet all applicable principal building setbacks. If a building shall be larger than 200 square feet or if a building shall house any employees, such use must also be specifically permitted in the zoning district and the applicant shall be required to obtain land development approval.
(7) 
All guy wires associated with the communications tower shall be clearly marked so as to be visible at all times and shall be located within a fenced enclosure.
(8) 
No signs or lights shall be mounted on a communications tower, except as may be required by the Federal Communications Commission, Federal Aviation Administration or other governmental entity.
(9) 
The applicant shall submit evidence of agreements and/or easements necessary to provide access to the structure on which the antenna(s) is to be mounted so that installation and maintenance of the antenna(s) and accessory utility building(s) may be accomplished.
(10) 
All antennas shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation and shall not cause radio frequency interference with other communications facilities located in the Township.
(11) 
No more than two towers may be located on any single commercial communications antenna site. No commercial communications antenna site may be located any closer than the minimum setback distance established § 135-221B(1) above to any other commercial communication antenna site.
C. 
An antenna that primarily serves emergency communications by a Township-recognized police, fire or ambulance organization shall not be regulated by this section.
D. 
The owner or operator of a commercial communications antenna shall notify the Township, in writing, within 30 days after such owner or operator ceases operation of the commercial communications antenna. The owner and/or operator of the commercial communications antenna shall completely remove the commercial communications antenna and all support and accessory structures, including, but not limited to, towers and equipment shelters, within a maximum of six months after the date such commercial communications antenna is no longer in use.
Commercial recreational facilities shall be subject to the following requirements:
A. 
Amusement arcade facilities shall be located entirely within an enclosed building.
B. 
All uses, structures and buildings that are part of the commercial recreation facility shall meet the building setback regulations for a principal building as identified by § 135-134E. If in the event a lot that is to contain a commercial recreational facility is adjoining land within a residential zone, all uses, structures and buildings shall be set back from such land within the residential zone by at least 50 feet. A landscape strip and screen shall be provided along the zoning district boundary line. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.
C. 
All outdoor facilities shall be appropriately fenced or screened to prevent errant objects from leaving the property. Chain link fences shall not be an acceptable type of fencing.
D. 
The applicant shall place trash receptacles throughout the recreational facility. All trash shall be disposed of in an appropriate enclosed dumpster facility by the close of business on each day of operation.
Contractor's equipment yards shall be located entirely within a closed building. All contractor's equipment yards shall meet the following requirements:
A. 
The principal use of the lot shall be the contractor's equipment yard. Accessory buildings shall be permitted and may include administrative office, meeting room and similar accessory facilities.
B. 
All service and/or repair activities shall be conducted within a wholly enclosed building.
C. 
No outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as a part of service or repair operations shall be permitted.
D. 
Ventilation equipment outlets associated with service or repair work areas shall not be directed toward any adjoining residentially or rurally zoned property.
E. 
The outdoor storage areas of permissible equipment and vehicles shall be screened from view from the public road right-of-way and from any properties which are zoned for or are available for residential use by a landscape strip and screen. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.
F. 
No retail sales of equipment shall occur from the property.
Where permitted by special exception, conversion of a principal single-family detached dwelling into a multifamily dwelling containing not more than three dwelling units shall be subject to the following conditions and requirements:
A. 
Plans drawn to scale for the proposed conversion shall be submitted to the Zoning Hearing Board.
B. 
Off-street parking spaces shall be provided in accordance with § 135-343A(1). Parking shall not be permitted on any grass or other unpaved surface area on the property at any time.
C. 
The lot area per dwelling unit, after the conversion, shall be a minimum of 10,000 square feet.
D. 
Only interior modifications shall be made to the existing principal building. No additions or extensions of such buildings shall be permitted.
E. 
No zoning permit shall be issued for the conversion until the Zoning Officer has received proof of any approvals required by any governmental agency having jurisdiction over the conversion of the building into more than one dwelling unit or in the maintenance of a multiple-family building.
F. 
The converted dwelling shall utilize public water and public sewer. Applicant shall submit evidence that all requirements of each Authority has been satisfied.
G. 
The Zoning Hearing Board may prescribe such further conditions and safeguards with respect to the conversion and use of the building and with respect to the use of the lot as it may deem necessary to implement the purposes of this chapter.
Echo housing shall be subject to the following requirements:
A. 
If available, public water and sewer shall be utilized for the echo housing unit. Connection to the public water and sewer shall conform to the regulations of the Authority responsible for each utility. If public water and sewer is unavailable, the echo housing shall be physically connected to and shall share the same sewage disposal and water supply systems as the principal dwelling, unless such a connection is prohibited by the Township Sewage Enforcement Officer. If sewage disposal is provided by an individual on-lot sewer system, the applicant shall demonstrate that the total number of occupants of the principal dwelling and the echo housing shall not exceed the maximum capabilities for which the system was designed, unless the system shall be suitably expanded. Any connection to and/or expansion of an individual on-lot sewage disposal system shall be reviewed by the Township Sewage Enforcement Officer, and the applicant shall present evidence of such review and all necessary approvals.
B. 
Off-street parking shall be provided in accordance with Article XXV.
C. 
If the property to contain echo housing is less than two acres, the echo housing shall be an addition to the existing dwelling on the lot. Such addition shall not exceed 75% of the total livable floor area, to include first and second floors and basement but not attics, of the existing dwelling. The addition shall be designed in a manner that it can be utilized as part of the principal dwelling when the echo housing use ceases.
D. 
If the property to contain echo housing is two acres or more, the echo housing may be an addition to the existing dwelling on the lot subject to Subsection C above, or the echo housing may be a manufactured home installed upon the lot. The manufactured home shall meet all yard and setback requirements from the property line required of a principal structure, but shall not be required to meet such separation requirements from the principal dwelling.
E. 
The echo housing shall not be counted as a dwelling unit or lot in the computation of the maximum number of dwellings which may be erected or lots which may be subdivided from a parcel in the Agricultural District under § 135-84.
F. 
The Township shall record, at the cost of the applicant, a memorandum of the decision of the Zoning Hearing Board granting such special exception. Such recorded memorandum shall indicate that the occupancy of the echo housing shall be limited to persons related by blood, marriage, adoption or foster relationship to occupants of the principal dwelling, that the echo housing unit shall not be rented to persons who are not so related to the occupants of the principal dwelling or otherwise subdivided from the principal dwelling; or in the case of a manufactured home used as an echo housing unit; be required to be removed when it is no longer used by persons so related to the occupants of the principal dwelling.
When permitted as a special exception, facilities for emergency services shall be subject to the following requirements:
A. 
The minimum lot size shall be two acres.
B. 
All rear and side yards shall contain landscape strips and screening to screen the use from neighboring properties that are located in a residential zone or available for residential use. Landscape strips and screens shall be installed, maintained and contain such materials as required by § 135-299.
C. 
All buildings shall be set back at least 50 feet from any adjoining land within a residential zone or available for residential use. Front yard setbacks shall comply with the zoning district in which the use is located.
D. 
Parking lots shall be set back at least 25 feet from any adjoining land within a residential zone. In no case, shall parking areas be utilized as part of a play or recreation area.
E. 
Any driveway that will serve the parking areas of an emergency service facility that is to contain a community room shall have direct access to a road that is classified as a collector or arterial roadway as indicated in § 135-301 or on the Township Official Map.
In districts where permitted by special exception, farm-related businesses shall be on a farm lot with a minimum lot area of 10 acres, provided that the following requirements are met for nonagricultural activities:
A. 
A farm-related business shall be defined as a low-intensity commercial activity that functions as a customary accessory use to an on-site principal agricultural activity. Farm-related businesses are intended to provide supplemental income to farmers to encourage the continuation of farming and to provide needed services to other farmers. Only uses listed under Subsection F below shall be permitted.
B. 
A farm-related business shall be conducted by a resident or owner of the property, his/her immediate relatives, and a maximum total of four other on-site employees.
C. 
The farm-related business shall not routinely require the overnight parking of more than one tractor-trailer truck.
D. 
The business shall not generate noxious odors, noise or glare beyond amounts that are typically generated by agricultural operations. Nonagricultural operations shall not routinely occur in a manner that generates traffic or noise heard by neighbors between the hours of 9:00 p.m. and 7:00 a.m.
E. 
Signage advertising the farm-related business shall comply with Article XXIV of this chapter.
F. 
The following activities, and activities that the applicant proves are closely similar, shall be permitted as farm-related businesses:
(1) 
Farm equipment repair.
(2) 
Occasional repair of one motor vehicle per day that is not owned or leased by a resident of the property or his or her relative, but not including a junkyard, auto body shop or spray painting.
(3) 
Light welding and custom machining of parts.
(4) 
Sale, storage, or mixing of seeds and fertilizers.
(5) 
Small engine repair.
(6) 
Woodworking or wood finishing.
(7) 
Custom blacksmithing or sharpening services.
(8) 
Indoor rental storage utilizing building floor area that lawfully existed prior to October 1, 1997, for storage of household items, vehicles, boats and similar items of a nonindustrial character, and not involving buildings constructed or expanded after October 1, 1997.
(9) 
Veterinary offices which primarily treat farm animals and similar livestock care services.
(10) 
Butcher shops.
G. 
This subsection shall not regulate agricultural uses that are permitted under other provisions of this chapter.
H. 
One off-street parking space shall be provided per nonresident employee, plus parking for any dwelling. In addition, the applicant shall prove to the Zoning Officer that sufficient parking will be available for customers.
I. 
All existing and new buildings shall maintain a residential or agricultural appearance, as viewed from a public street.
J. 
The use shall not involve the storage or use of highly hazardous, toxic, radioactive, flammable or explosive substances, other than types typically used in agriculture or a household.
K. 
A farm-related business shall only be permitted as an accessory use to a principal agricultural use.
L. 
The business shall be wholly contained within a building or structure. The reuse of an existing barn or other existing building shall be given priority over the construction of new building(s). The applicant shall provide documentation if the use of an existing building is not feasible. If a new building is required the Township may require the preparation of a land development plan and stormwater management plan, if required or deemed necessary. The total of all building floor areas constructed for a farm-related business after the adoption of this chapter shall not exceed 5% of the total lot area.
M. 
There shall be no outside display, sales, or storage permitted, unless this activity is fully screened with a combination of opaque wood fencing, and dense landscaping. This activity shall be prohibited within 100 feet along all public rights-of-way
When permitted by special exception, funeral homes shall comply with the following requirements:
A. 
The minimum lot size shall be one acre.
B. 
The applicant shall furnish evidence that approved systems for sewage disposal and water supply are to be provided.
C. 
All funeral homes shall maintain the appearance of a residential dwelling.
D. 
All side and rear yards that are adjoining a residential zone or a property available for residential use, shall contain a landscape strip and screen. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.
E. 
Side and rear yard building setbacks from a property that is located within a residential zone or that is available for residential use shall be 50 feet. Front yard setbacks shall comply with the district in which the use is to be located. Parking areas shall be located at least 25 feet from the side and rear yard property lines that are shared with a residential zone or property that is available for residential use.
Golf courses shall be subject to the following requirements:
A. 
No building shall be located closer than 100 feet to any property line. Front yard setbacks shall comply with the zoning district in which the use is located.
B. 
The minimum lot area for golf courses shall be as follows:
Type of Course
Minimum Lot Area
(acres)
Regulation eighteen-hole
90
Executive eighteen-hole
60
Nine-hole
50
Par 3 eighteen-hole
45
Par 3 nine-hole
25
C. 
In no case shall the golf course design permit or encourage a golf ball to be driven across any building, lot, parking lot, street, access drive, or driveway.
D. 
Golf course design shall minimize golf path crossings of streets, access drives, and driveways. Easily identifiable golf paths must be provided for crossings of streets, access drives and driveways. The golf course design shall both discourage random crossing and require use of the golf path crossings of streets, access drives and driveways. Golf path crossings shall comply with the following:
(1) 
Each crossing shall be perpendicular to the traffic movements.
(2) 
One street, access drive or driveway may be crossed at each location.
(3) 
No crossing is permitted between a point 15 feet and 150 feet from the cartway edge of a street, access drive or driveway intersection.
(4) 
The golf path crossings must be provided with a clear sight triangle in accordance with § 119-30L of the Chapter 119, Subdivision and Land Development. No permanent obstruction over three feet in height shall be placed within this area.
(5) 
Golf paths shall not exceed a slope of 8% within 25 feet of the cartway crossing.
(6) 
Golf path crossings shall be signed, warning motorists and pedestrians of the crossing. The surface of the golf path crossing shall be brightly painted with angle stripes.
(7) 
Golf path crossing of collector or arterial streets shall consist of a tunnel that is located below street grade. The golf course design shall both prohibit at-grade crossing of collector or arterial streets and require the use of the tunnel. The construction of the collector or arterial roadway crossing of the tunnel shall comply with PennDOT standards.
E. 
Golf courses may include the following accessory uses, provided such uses are reasonably sized and located so as to provide incidental service to the golf course employees and users:
(1) 
Clubhouse, which to the extent not addressed by this section shall comply with § 135-220 and may consist of the following uses:
(a) 
Restaurant or snack bar lounge and banquet facilities;
(b) 
Guest lodging for those using the golf course provided the lodging units do not have a separate exterior means of ingress/egress and are contained to the main clubhouse building and such guest lodging shall have a total occupancy of no more than 20 persons;
(c) 
Locker and rest rooms;
(d) 
Pro shop;
(e) 
Administrative offices;
(f) 
Golf cart and maintenance equipment storage and service facilities;
(g) 
Fitness and health equipment, including workout machines, spas, whirlpools, saunas and steam rooms;
(h) 
Baby-sitting rooms and connected fence-enclosed play areas;
(i) 
Accessory recreational amenities located outside of a building, including:
[1] 
Driving ranges, provided that no lighting is utilized and the ranges are either netted or otherwise placed in a manner to comply with § 135-230D;
[2] 
Practice putting greens;
[3] 
Swimming pools;
[4] 
Tennis, platform tennis, handball, racquetball, squash, volleyball and badminton courts;
[5] 
Bocce ball, croquet, shuffleboard, quoits, horseshoe pits and washers courses;
[6] 
Picnic pavilions, picnic tables, park benches and barbecue pits;
[7] 
Hiking, biking, horseback riding and cross-country ski trails;
[8] 
Playground equipment and playlot games, including four-square, dodgeball, tetherball and hopscotch;
[9] 
Freestanding maintenance equipment and supply buildings and storage yards.
F. 
Commercial recreational uses shall not be permitted as accessory to a golf course.
G. 
All outdoor storage of maintenance equipment and/or golf carts shall be set back at least 100 feet and screened from adjoining residential zones of from properties that are available for residential use and roadways.
H. 
All off-street parking and/or loading areas shall be screened from adjoining or nearby residences and roadways in accordance with § 135-299.
Greenhouses and horticultural activities that include accessory retail sales shall comply with the following requirements when permitted by special exception.
A. 
The minimum lot area shall be five acres.
B. 
At least 50% of the products for display and sale shall be grown, prepared, or produced on the subject property.
C. 
The minimum building setback line from all streets shall be the distance that is required for principal buildings pursuant to § 135-301, plus an additional 15 feet.
D. 
Parking shall be provided in accordance with Article XXV.
E. 
Parking areas shall be screened from view from neighboring properties in accordance with § 135-299.
Group homes shall be subject to the following requirements:
A. 
A group home shall not include any use meeting the definition of a treatment center.
B. 
The facility shall have adequate staff supervision for the number and type of residents.
C. 
The applicant shall furnish evidence that an approved means of sewage disposal and a potable water supply in sufficient quantity will be provided.
D. 
The applicant shall provide evidence of any applicable federal, state or county licensing or certification to the Zoning Officer.
E. 
The group home shall register, in writing, its location, general type of treatment/care, maximum number of residents and sponsoring agency with the Zoning Officer.
F. 
Any medical or counseling services shall be limited to a maximum of three nonresidents per day. Any staff meetings shall be limited to a maximum of five persons per day.
G. 
Parking areas shall be screened from view from neighboring properties located in a residential zone or properties that are available for residential use. Screening shall comply with § 135-299.
H. 
If a group home is in an agricultural or residential district, an appearance shall be maintained that is closely similar to nearby dwellings.
I. 
Signs shall comply with the requirements for home occupation signs contained in Article XXIV.
Home day-care services shall be subject to the following requirements:
A. 
Home day cares shall only be permitted to operate out of a single-family detached dwelling.
B. 
Home day-care services shall be required to comply with all state regulations as set forth by the Department of Public Welfare.
C. 
Prior to issuance of a certificate of use and occupancy, the Township Building Code Official shall perform an R3 housing inspection as required by the Pennsylvania Uniform Construction Code.
D. 
Passenger dropoff and pickup areas shall be provided on site and arranged so that passengers do not have to cross roadways or access drives on or adjacent to the site.
E. 
Signs shall comply with the requirements for home occupation signs contained in Article XXIV.
Home improvement and building material sales shall be subject to the following requirements:
A. 
Home improvement and building material sales uses shall be required to meet all regulations of § 135-256 in addition to the requirements of this section.
B. 
All outdoor storage and display areas (exclusive of nursery and garden stocks) shall be screened from adjoining streets and properties. The screen shall comply with § 135-299.
C. 
All exterior retail sales areas shall include a dust-free surface and shall be completely enclosed within a minimum six-foot-high fence. Chain link fencing shall not be utilized unless the fence is screened with evergreen plantings of equal height.
D. 
Any drilling, cutting, sawing, mixing, crushing, or some other preparation of building materials, plus any testing or repair of motorized equipment, shall be conducted within a completely enclosed building.
A. 
Home occupations shall comply with the following requirements:
(1) 
The use shall be conducted primarily by a permanent resident of the dwelling, and involve a maximum of two persons working on site who do not reside within the dwelling.
(2) 
The use shall be conducted indoors. No outdoor storage or display related to the home occupation shall be permitted. No changes shall occur to the exterior of a building that would reduce its residential appearance as viewed from a street.
(3) 
The use shall occupy an area that is not greater than 25% of the total floor area of the principal dwelling unit. The use shall clearly be secondary to the residential use.
(4) 
Parking shall be provided in accordance with Article XXV.
(5) 
The use shall not require delivery by tractor-trailer trucks.
(6) 
Not more than two trucks related to the home occupation shall be parked on the lot or on an adjacent street. No truck shall exceed 12,000 pounds' aggregate gross vehicle weight, except that a tractor of a tractor-trailer combination may be permitted if necessary for its operator to return home and if it is parked a minimum of 50 feet from any dwelling other than the operator's dwelling.
(7) 
No equipment shall be permitted that produces noise, noxious odor, vibration, glare or electrical or electronic interference perceptible on another property. Only types of machinery typically found in a dwelling for domestic or hobby purposes shall be permitted. The use shall not involve the storage or use of hazardous, flammable or explosive substances, other than types and amounts typically found on a residential property.
(8) 
A home occupation shall not be conducted in a manner that is perceptible to other residents between the hours of 9:00 p.m. and 7:30 a.m.
(9) 
Any tutoring or instruction shall be limited to a maximum of 12 students per day.
(10) 
A barber- or beauty shop shall not include any nonresident employees, except that one shall be permitted if the lot has a lot area greater than 20,000 square feet.
(11) 
The main office of a medical doctor, chiropractor or dentist shall not be permitted as a home occupation.
(12) 
The Zoning Hearing Board shall deny a general home occupation application if the Board determines the use would be too intense for the proposed location. In making such determination, the Board shall review the likely amounts of traffic and the types of operations involved.
(13) 
The use shall not involve manufacturing, other than of custom crafts and sewing.
(14) 
The use shall not involve on-site retail sales of products, except as clearly accessory to an approved barbershop or similar on-site service. The use may include sales using telephone, mail order or electronic methods.
(15) 
A use and occupancy permit shall be required for any home occupation.
(16) 
A maximum of one home occupation that involves persons routinely visiting the site for business purposes shall be permitted in one dwelling unit.
B. 
No-impact home-based businesses shall comply with the following requirements:
(1) 
The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(2) 
The business shall employ no employees other than family members residing in the dwelling.
(3) 
There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(4) 
There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
(5) 
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
(6) 
The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.
(7) 
The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(8) 
The business may not involve any illegal activity.
Horse boarding facilities; including riding schools, academies and/or private riding clubs shall be subject to the following requirements:
A. 
The minimum lot area shall be 10 acres.
B. 
No more than five horses per acre of land shall be permitted to be boarded on the property.
C. 
Any barn, stable, or corrals shall be located a minimum of 100 feet from any lot line and 200 feet from any dwelling, other than the dwelling of the owner of the animals.
D. 
All outdoor running areas, training, or pasture areas shall be enclosed with a minimum six-foot-tall fence to prevent the escape of any animals. The fencing details should be submitted with the special exception application. The fence shall not be permitted to be a chain-link-type fence, unless evergreen plantings equal in height to the fence or proposed to fully screen the fence from view from neighboring properties. Such areas shall be at least 25 feet from neighboring properties.
E. 
The applicant must provide a written plan or other evidence of the methods to be used to ensure that all animal wastes shall be regularly cleaned up and properly disposed of to prevent odors and unsanitary conditions.
F. 
Veterinary facilities limited to the care of horses on site may be permitted as long as the facilities maintain the appearance of an agricultural building.
G. 
Any organized horse shows shall comply with the following regulations:
(1) 
Prior to holding an organized horse show, applicant shall be required to obtain a special event permit under the regulations of Resolution No. 09-2011, or any subsequent amendments.
(2) 
All tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-84.
(3) 
All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that resulted from the horse show shall be removed from the property within 24 hours after the horse show has ended.
(4) 
Overflow parking areas may be on grass surface areas of the lot. The grass surface area which is to be used for overflow parking shall be kept in suitable grass cover and shall not be allowed to degrade to an erodible condition. In the event any portion of the overflow parking area is disturbed, the areas shall be reseeded or planted with sod to ensure the area remains grass surface. Such planting shall occur within one week after the show has ended. Overflow parking areas shall be enclosed by a temporary barrier fence to prevent the flow of traffic across property lines, all such fences shall be removed within one week of a horse show ending. Overflow parking areas shall be set back at least 25 feet from side and rear property lines.
(5) 
In no case, shall parking be permitted on an adjoining lot, or in a location that would require visitors to the horse show to have to cross a public road.
(6) 
All driveway locations must be permitted under applicable state or local regulations, depending who has jurisdiction over the street.
Hospitals shall be subject to the following requirements:
A. 
Adequate provision shall be made for a system of roads sufficient to accommodate predictable vehicular traffic and to ensure safe and efficient vehicular access, for emergency management equipment. Applicant shall be responsible for demonstrating compliance with this requirement by submitting a traffic study meeting the requirements of Chapter 119, Subdivision and Land Development, at the time of submittal for a special exception application. Applicant shall also submit plans or other documents depicting the anticipated internal vehicular traffic movements to demonstrate that there will be no conflict between emergency vehicles, other vehicular traffic and pedestrian traffic.
B. 
Adequate provision shall be made for the collection, disposal and/or recycling of garbage, trash and medical and/or hazardous waste. Such areas shall be set back at least 50 feet from adjoining property boundaries and shall be screened from view.
C. 
The subject property shall contain no less than ten contiguous acres.
D. 
The subject property shall front on and gain access from an arterial or collector road.
E. 
Adequate provisions shall be made for establishing and maintaining a campus or park-like character.
F. 
A hospital shall not include any use that meets the definition of a treatment center, as defined by this chapter.
Industrial parks shall be subject to the following requirements:
A. 
Individual uses may be located in detached and attached structures and shall include only those uses that are permitted as of right or by special exception within the district the industrial park is proposed.
B. 
The dimensional requirements shall be as follows:
(1) 
Minimum site area: 10 acres.
(2) 
Minimum setbacks from property lines of the site: 75 feet.
(3) 
Minimum lot width at the street line for the site: 150 feet.
(4) 
Minimum building spacing: 100 feet.
(5) 
Minimum building setback from internal streets: 50 feet.
C. 
At least 70% of the total floor area of the industrial park shall be utilized for industrial uses.
D. 
Accessory outside storage or display of materials, goods or refuse is not permitted within the industrial park.
E. 
All uses within the industrial park shall take access from an interior roadway. Access for the industrial park shall be from an arterial or collector street.
F. 
All parking and loading facilities shall be located to the rear or side of buildings.
G. 
Interior roadways shall have street trees set on forty-foot centers.
H. 
The applicant shall submit a plan for the overall design and improvements of the industrial park.
I. 
Within an industrial park that was granted special exception approval, the following additional uses shall be permitted by right:
(1) 
Exercise clubs.
(2) 
Offices.
(3) 
Child or adult day-care centers.
(4) 
Financial institutions.
Junkyards shall be subject to the performance standards contained in §§ 135-250 and 135-326 are met and shall also be subject to the following requirements:
A. 
No junk shall be stored closer than 300 feet to an existing dwelling unless the junk is stored in completely enclosed buildings, in which case such building may be located no closer than 100 feet to an existing dwelling.
B. 
No junk shall be stored closer than 100 feet to the legal right-of-way of any public street.
C. 
All additional requirements of the Township, state and federal governments shall be met.
D. 
No material shall be placed in any junkyard in such a manner that it is capable of being transferred out of the junkyard by wind, water or other natural causes.
E. 
The boundaries of any junkyard shall at all times be clearly delineated.
F. 
All paper, rags, cloth and other fibers, and activities involving the same, other than loading and unloading, shall be within completely enclosed buildings.
G. 
The land area used for junkyard purposes shall not be exposed to public view from any public street or road by virtue of its location on a hillside or location on a plateau below street level.
H. 
The junkyard shall be entirely enclosed by a sight-tight fence or wall, at least eight feet but no more than 10 feet high, constructed of wood, brick, or other masonry-type materials, with access only through solid gates. Such fence or wall shall be kept in good repair and neatly painted in a uniform, inoffensive color (i.e., brown, white, gray or similar).
I. 
The contents of the junkyard shall not be placed or deposited to a height greater than the height of the fence or wall herein required.
J. 
The fence or wall shall be situated no closer to any street or property line than 50 feet. Between the fence or wall and the street or property line, landscaping strips and screens, compliant with § 135-299 shall be installed. At a minimum, such plantings shall include one deciduous tree (one-and-one-half-inch caliper minimum) at an average of one tree per 40 linear feet of buffer area and one evergreen tree or shrub or one deciduous shrub (three feet minimum height) per 20 linear feet of buffer area.
K. 
All materials shall be stored in such a manner as to prevent the breeding or harboring of rats, insects or other vermin. When necessary, this shall be accomplished by enclosure in containers, raising of materials above the ground, separation of types of materials, prevention of collection of stagnant water, extermination procedures or other means.
L. 
No burning shall be carried out in any junkyard. Fire shall be prevented and hazards avoided by organization and segregation of stored materials, with particular attention to the separation of combustibles from other materials and enclosure of combustibles where necessary, by the provision of adequate aisles for escape and fire-fighting and by other necessary measures.
M. 
Discarded automobile tires shall be stored in such a manner so that stagnant water and the breeding of insects shall not be permitted.
[Amended 8-15-2016 by Ord. No. 305-2016]
Kennels and animal adoption centers as a principal use and kennels and animal adoption centers as a use accessory to a veterinary facility shall be subject to the following requirements:
A. 
No more than five animals per acre of land shall be permitted to be boarded on the property.
B. 
The applicant shall present evidence that the proposed facility will comply with all applicable laws and regulations concerning the housing of animals, including but not limited to the Dog Law, 3 P.S. § 459-101 et seq. and the regulations of the Pennsylvania Department of Agriculture.
C. 
All outdoor running and play areas shall be enclosed with a minimum six-foot-tall fence to prevent the escape of any animals. The fencing details should be submitted with the special exception application. The fence shall not be permitted to be a chain-link-type fence, unless evergreen plantings equal in height to the fence are proposed to fully screen the fence from view from neighboring properties. All outdoor running and play areas shall be set back at least 50 feet from neighboring properties.
D. 
No animal shall be permitted to be permanently kept outside of an enclosed structure. The enclosed structures that house the animals shall be a minimum of 50 feet from neighboring properties.
E. 
The exterior walls of the structure that house the animals shall sufficiently be soundproofed to prevent excess noise from leaving the structure. Specifications of the soundproofing materials shall be submitted at the time of application for a special exception.
F. 
The applicant must provide a written plan or other evidence of the methods to be used to ensure that all animal wastes shall be regularly cleaned up and properly disposed of to prevent odors and unsanitary conditions.
[Amended 8-15-2016 by Ord. No. 305-2016; 4-17-2017 by Ord. No. 312-2017]
When permitted as of right or by special exception, landscape businesses and sales shall be subject to the following requirements:
A. 
Any products sold on site shall relate to the landscape industry.
B. 
All vehicles and equipment used in the conduct of the business, except farm equipment, shall be stored in enclosed buildings during nonoperating hours.
C. 
Landscape strips and screens shall be installed, maintained and contain such materials as required by § 135-299 for all buildings, parking areas and outdoor storage areas.
Lumber-, coal- and fuel oil yards shall be subject to the following requirements:
A. 
All yards shall contain a landscape strip and screen around the perimeter of the property. Landscape strips and screens shall contain such materials as required by § 135-299.
B. 
All exterior storage areas shall be set back at least 50 feet from any adjoining street right-of-way line and 100 feet from any lands within an agricultural or residential zoning district, or that are available for residential use.
Machine, welding and small engine repair shops shall be subject to the following requirements:
A. 
All activities shall be conducted in a completely enclosed building.
B. 
All equipment, parts, and similar articles used in conducting the business shall be stored within a completely enclosed building.
C. 
All refuse and junk shall be stored within a completely enclosed building or area.
Manure storage facilities shall be an accessory use to a farm, subject to the following requirements:
A. 
Manure storage facilities shall be designed in compliance with the guidelines outlined in the document prepared by the DEP, entitled Manure Management for Environmental Protection, Bureau of Water Quality Management, and or its revisions, supplements, and replacements thereof.
B. 
The applicant shall provide written approval from the Lancaster County Conservation District that the waste storage facility has been designed in accordance to the applicable rules and regulations and that any associated permit has been secured.
C. 
The applicant shall provide written certification from a Pennsylvania registered engineer that the manure storage system design shall prevent the discharge of manure or contaminate water under all weather conditions up to the twenty-five-year, twenty-four-hour storm, and shall be in accordance with PA-313/PA-634.
Medical and dental clinics and professional offices of accountants and lawyers shall be subject to the following requirements when permitted by special exception:
A. 
The minimum lot size shall be one acre.
B. 
All buildings shall be set back at least 40 feet from the street right-of-way line and at least 50 feet from all property lines.
C. 
Not more than three professionals shall maintain offices on the property, and not more than two employees per professional shall be permitted.
D. 
Parking areas shall be set back at least 25 feet from any land within a residential zone, or land that is available for residential use and screened from view from neighboring properties. Screening shall be installed, maintained and contain such materials as required by § 135-299.
E. 
All buildings shall maintain a residential appearance. This requirement shall not prohibit any alterations that may be required under the Uniform Construction Code relative to fire escape or other public safety requirements identified by any applicable state regulations.
F. 
No professional office building shall be located within 500 feet of any other professional office building in the R-2 or R-3 District.
G. 
Signs shall comply with the requirements for home occupation signs contained in Article XXIV.
[Amended 6-17-2019 by Ord. No. 319-2019]
A. 
Storage may be provided to individuals for storage of personal goods and their vehicles. Storage may be provided to industrial or commercial occupants for the sole purpose of material storage. No retail sales, garage sales, auctions, or commercial and industrial processes are permitted in a storage unit or the surrounding premises.
B. 
The dimensional requirements shall be as follows:
(1) 
Minimum lot area: one acre.
(2) 
Minimum lot width at the building setback line: 150 feet.
(3) 
Maximum height for storage unit buildings: 35 feet.
(4) 
Maximum height for buildings other than storage units: 35 feet.
C. 
The minimum separation distance between buildings shall be 26 feet.
D. 
The storage facilities complex shall be surrounded by a fence at least six feet in height. Slats in a chain-link fence are prohibited.
E. 
Outdoor storage of vehicles, boats, trailers and recreational vehicles is permitted if the vehicles or boats are within the fenced area and are located within areas designated for this purpose.
F. 
Each structure shall not exceed 8,000 square feet in size.
G. 
The following uses are permissible by the operator when conducted accessory to a miniwarehouse facility:
(1) 
Sales and rental of items that are customarily associated with a storage use, including, but not limited to, boxes, locks, packaging materials, document shredding and other materials and equipment used to secure, contain, handle, transport, dispose of and store belongings.
(2) 
Rental of trucks, tow dollies, trailers, and auto transports.
(3) 
Public lien sales under the Self-Service Storage Facility Act (Act 145 of 2014).[1]
[1]
Editor's Note: See 73 P.S. § 1901 et seq.
H. 
There shall be no storage of explosive, toxic, radioactive or flammable materials.
I. 
Lighting facilities shall be provided and arranged in a manner which shall protect the highway and neighboring properties from any direct glare or hazardous interference of any kind.
A. 
A permit to construct or make alterations to a manufactured home park that would result in additional manufactured home pads than what were previously approved by the Township, shall be issued only after a plan has been filed with and approved by the Zoning Hearing Board. The Board shall require that the surrounding area be satisfactorily protected by plantings or other suitable buffer or screening arrangements.
B. 
Each manufactured home park shall contain a minimum of five acres.
C. 
The maximum density of manufactured homes shall be five manufactured homes per acre.
D. 
Each manufactured home lot shall have a minimum area of 6,500 square feet.
E. 
Each manufactured home lot shall be at least 50 feet wide.
F. 
There shall be a minimum of 24 feet between manufactured homes.
G. 
No manufactured home shall be closer to the street right-of-way line of a public street than the minimum requirements set forth in this chapter under § 135-301.
H. 
All buildings shall be set back a minimum of 50 feet from exterior lot lines. A landscape strip and screen that is a minimum of 25 feet wide shall be planted in accordance with § 135-299 and shall include no buildings and no parking.
I. 
All roads in the manufactured home park shall be private driveways, shall be lighted and shall be paved with a bituminous or concrete surface in accordance with the requirements of § 135-299.
J. 
Each manufactured home lot shall abut on a park driveway with access to such driveway. Access to all manufactured home lots shall be from the driveways and not from public streets or highways.
K. 
Each manufactured home lot shall contain no more than one manufactured home nor more than one family.
L. 
Service and accessory buildings located in a manufactured home park shall be used only by the occupants and guests of the manufactured home park.
M. 
Each manufactured home lot shall be provided with a minimum of two off-street parking spaces with an all-weather surface.
N. 
Each manufactured home park shall be established, maintained, conducted and operated in strict compliance with the rules and regulations of DEP, as the same may be supplemented or amended from time to time, and in strict compliance with the provisions of Chapter 119, Subdivision and Land Development, governing manufactured home parks to the extent such provisions are not superseded by this chapter.
Nightclubs shall be subject to the following requirements:
A. 
No part of the subject tract of land shall be closer than 200 feet to any agricultural or residentially zoned lands or land that is available for residential use.
B. 
Any applicant proposing a nightclub shall submit sufficient evidence to the Zoning Hearing Board indicating that such use will not be detrimental to the use of neighboring properties due to hours of operation, light and/or litter.
C. 
Under no circumstances shall litter be permitted to accumulate on the exterior premises of the subject tract.
D. 
Any applicant proposing a nightclub use shall submit sufficient evidence to the Zoning Hearing Board indicating that such use will not be a nuisance to surrounding properties due to noise or loitering outside the building.
E. 
Side and rear yards shall contain a landscape strip and screen. Such landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.
F. 
Adult-oriented businesses shall not be permitted to be located within a nightclub use.
When permitted by special exception, nursing or personal care homes shall comply with the following requirements:
A. 
The minimum lot size shall be two acres, except in the IN district where the minimum tract size shall be 10 acres.
B. 
The applicant shall furnish evidence that an approved means of sewage disposal and a potable water supply in sufficient quantity will be provided.
C. 
All nursing or personal care homes shall front on and have access to an arterial or collector street, as identified in § 135-301.
D. 
Buildings shall be set back 50 feet from any land within a residential district or a property available for residential use. Parking lots shall be set back at least 25 feet from any adjoining land within a residential zone or property that is available for residential use. The parking lot shall be screened from view from adjoining lands within a residential zone; landscape screens shall be installed, maintained and contain such materials as required by § 135-299.
Office parks shall be subject to the following requirements:
A. 
Individual uses may be located in detached and attached structures. The following uses shall be permitted within the office park:
(1) 
Banks and other financial institutions.
(2) 
Business and professional offices.
(3) 
Municipal uses.
(4) 
Medical and dental clinics.
(5) 
Accessory uses customarily incidental to the above permitted uses, including a restaurant and day-care facility as provided for in Subsections K and L below.
B. 
The dimensional requirements shall be as follows:
(1) 
Minimum site area: five acres.
(2) 
Minimum setbacks from property lines of the site: 75 feet.
(3) 
Minimum lot width at the street line for the site: 150 feet.
(4) 
Minimum building spacing: 100 feet.
(5) 
Minimum building setback from internal streets: 50 feet.
C. 
Public sewer and water service shall be provided.
D. 
At least 70% of the total floor area of the office park shall be utilized for office uses.
E. 
Accessory outside storage or display of materials, goods or refuse is not permitted within the office park.
F. 
All uses within the office park shall be accessed from an interior street. Access for the office park shall be from an arterial or collector street.
G. 
All parking and loading facilities shall be located to the rear or side of buildings.
H. 
Interior roadways shall have street trees set on forty-foot centers.
I. 
The applicant shall submit a plan for the overall design and improvements of the office park.
J. 
A restaurant may be permitted as accessory to an office park in accordance with the following requirements:
(1) 
The restaurant shall be located within a building in which offices are located.
(2) 
The building in which a restaurant is located shall be at least 200 feet from any adjacent residential or rural zoned property.
(3) 
No more than 10% of the floor area of the building shall be used for the restaurant.
(4) 
No drive-in or drive-through service shall be permitted.
K. 
A day-care facility may be permitted as an accessory to an office park in accordance with the following requirements:
(1) 
The day-care center shall be located in a manner that reduces the potential hazards for children being cared for at the facility. At a minimum, this shall require the provision of an off-street pickup and dropoff location.
(2) 
An outside play area shall be provided, which shall be fenced.
The following standards shall apply to solid waste facilities and recycling centers, mineral extraction and junkyards within the Township. The specific dimensional criteria hereunder shall control where the same are inconsistent with the dimensional criteria found in the specific zoning district regulations.
A. 
No use shall emit fumes or gases that constitute a health hazard as defined by the United States Environmental Protection Agency or other appropriate regulatory agency.
B. 
No use shall produce heat or offensive glare perceptible at or beyond the property line.
C. 
No use shall produce any physical vibrations perceptible at or beyond the property line.
D. 
The production or storage of any material designed for use as an explosive which has the potential to endanger surrounding properties is prohibited.
E. 
No use shall discharge any untreated effluent or leachate constituting a health risk or a risk of pollution of ground- or surface waters by virtue of its composition and/or concentration.
F. 
No use shall discharge any effluent which will raise the temperature of any stream or creek more than 5° F. above normal at a point 10 feet downstream of the discharge.
G. 
No use shall cause the sound level beyond its property lines to exceed the background level prior to commencement of operations by more than 5%.
H. 
No use shall unduly disturb bodies of water, watercourses or wetlands or jeopardize the water supply of adjacent landowners.
I. 
No structures, parking or storage area shall be located closer than 100 feet to any property line.
J. 
There shall be a buffer of at least 100 feet from the property line and any pit, ditch, quarry, area of waste disposal or junk storage.
K. 
There shall be screening as a barrier to visibility, which shall be composed entirely of trees, shrubs or other plant materials. Plant materials used in the screen planting shall be at least four feet in height when planted and of such species as will produce, within two years, a complete visual screen of at least eight feet in height. The screen planting shall be permanently maintained, and any plant material which does not live shall be replaced within one year. The screen planting shall be so placed that, at maturity, it will not be closer than three feet to any street or property line. A clear sight triangle shall be maintained at all private accessways and all private and public street intersections. The screen plantings shall be broken only at points of vehicular or pedestrian access.
L. 
The operator of the use shall permit the Township to monitor all emissions, effluents, odors and noise on site at all stages of operation on a twenty-four-hour basis.
M. 
The operator of the use shall comply with all applications regulations of the DEP, the Environmental Protection Agency and any other applicable agency and with all federal, state, county and Township laws in the operation of the use.
N. 
The operator of the use shall limit access to the site to those posted times when an attendant is on duty. In order to protect the public health and welfare, the use shall be protected by fences, gates or other means to deny access at unauthorized times or locations.
O. 
The operator of the use shall maintain and make available to the public at its offices all permits and approved plans required by all governmental regulatory agencies having jurisdiction over the permitting, operation, maintenance and/or reclamation of such a facility.
P. 
Any certificate of use and occupancy for such a facility shall initially be temporarily issued and shall be conditioned upon the applicant operating in compliance with the foregoing standards. The site shall be inspected by the Township Engineer or another agent of the Township after such time as is set forth in the decision of the Zoning Hearing Board which authorized the special exception to permit the use or not later than one year after issuance of the temporary use and occupancy permit if no time is so fixed. The purpose of the inspection shall be to ensure compliance with these standards and other applicable standards. If the site is in compliance, a permanent use and occupancy permit shall be issued. If the site is not in compliance, the temporary use and occupancy permit shall be revoked and all operations shall cease until compliance is attained.
Places of worship shall be subject to the following requirements:
A. 
The minimum lot area shall be two acres.
B. 
Building setbacks shall be as required by the zoning district in which the place of worship is to be located, except that all buildings shall be set back at least 50 feet from any adjoining land within a residential zone or land available for residential use.
C. 
Any driveway that will serve the parking areas of a place of worship that is in excess of 20,000 square feet shall have direct access to a road that is classified as a collector or arterial roadway as indicated in § 135-301 or on the Township Official Map.
D. 
Parking and loading areas shall be set back as required by the zoning district in which the place of worship is to be located, except that all parking and loading areas shall be set back at least 25 feet from any land within a residential district or land that is available for residential use. When adjacent to a residential district, or property that is available for residential use, parking and loading areas shall be surrounded by a landscape strip and screen that is installed, maintained and contain such materials as required by § 135-299.
E. 
Passenger dropoff and pick up areas shall be designed so as to prevent traffic congestion on public roads at points of ingress and egress to the place of worship. A common parking area or other means of pull-off shall be provided and be acceptable to the Township for the purpose of passenger dropoff or pickup. Passenger dropoff and pickup areas shall be arranged so that there will be no interference with the interior traffic circulation to other facility parking areas. Passenger dropoff and pickup areas shall be provided and arranged so that parishioners do not have to cross traffic lanes on or adjacent to the site.
F. 
Rectories and covenants shall comply with the following:
(1) 
All residential uses shall be accessory to the place of worship, and located upon the same lot or directly adjacent lot containing the place of worship.
(2) 
All residential uses shall comply with the location, height and bulk standards imposed upon other residences within the lot's zoning district.
G. 
Church-related educational facilities or day-care facilities shall comply with the following:
(1) 
All educational or day-care uses shall be accessory, and located within the same building as the place of worship.
(2) 
Any outdoor play and recreation areas shall be set back at least 25 feet from any adjoining land within a residential zone or lot that is available for residential use. The play and recreation areas shall be appropriately fenced or otherwise screened to prevent errant objects from leaving the site onto adjoining properties or roadways. Chain link fences shall not be permitted unless they are fully screened from view by evergreen plantings of equal or greater height than the fence.
(3) 
Unless the applicant can demonstrate that the off-street parking associated with the place of worship is sufficient for the proposed use, one off-street parking space shall be provided for each six students enrolled below grade 10, and/or one off-street parking space for each three students enrolled in grades 10 or above.
H. 
Church related recreational facilities, including, but not limited to, social halls, community centers, pavilions and other buildings commonly used for assembly shall comply with the following:
(1) 
All church-related recreational facilities shall be accessory to, and be located upon, the same lot as the place of worship.
(2) 
Church related recreational facilities shall be set back at least 50 feet from any adjoining land within a residential zone or lot available for residential use.
(3) 
Unless the applicant can demonstrate that the off-street parking associated with the place of worship is sufficient for the church-related recreational facility, one off-street parking space shall be provided for every three estimated users of the facility.
I. 
Cemeteries shall comply with the following:
(1) 
All gravesites shall be set back a minimum of 10 feet from any property line and a minimum of 20 feet from any street right-of-way line.
(2) 
In no case shall any use relating to a cemetery be located within the 100 year floodplain of an adjacent watercourse.
(3) 
The cemetery facilities shall be owned and maintained in a manner to insure its preservation. The developer shall provide for and establish an organization for the ownership and maintenance of the cemetery, in a form acceptable to the Township Solicitor.
Private recreational facilities shall subject to the following requirements:
A. 
The use shall involve a minimum lot area of two acres for a clubhouse, and eight acres for any other type of recreation use.
B. 
The use shall be primarily outdoors, although indoor recreation and clubhouse facilities may be permitted in conjunction with outdoor recreation facilities. In all cases, the building area of all buildings shall be less than the area devoted to outdoor recreational activities. In determining the area devoted to outdoor recreational activities, off-street parking areas and stormwater management facilities shall not be included.
C. 
Outdoor activities shall not operate between the hours of 11:00 p.m. and 7:00 a.m. in a manner that generates noise beyond the property lines, except for overnight camping and parking of recreational vehicles.
D. 
The use shall not involve racing of motor vehicles, amusement parks, or commercial recreational facilities.
E. 
Any clubhouse shall meet the requirements of § 135-220, unless a more restrictive provision is established by this section.
F. 
All new and expanded buildings and active outdoor recreation facilities shall be set back a minimum of 50 feet from all lot lines. All off-street parking shall be set back a minimum of 25 feet from any lot line or street right-of-way line. In no case shall a new or expanded building, an active outdoor recreation facility, a camping or recreational vehicle area or an off-street parking area be located within 100 feet of an existing dwelling on another lot, unless a written waiver is provided by the owner of such dwelling.
(1) 
If a lot occupied by a dwelling in a residential district is adjacent to or across the street from the use, then landscape screening shall be provided along such lot line. Such screening may involve the preservation of existing trees and other desirable vegetation.
(2) 
New plantings shall primarily involve evergreen trees and shrubs. Part of the screening may be provided by landscaped berms. Such screening shall be capable of providing a ground level visual screen at least six feet in height within four years after planting.
G. 
A maximum of 15% of the total lot area(s) of the development shall be covered by impervious surfaces and areas used for parking of recreational vehicles.
H. 
Food service and concession facilities may be provided when clearly secondary and incidental to the recreational use of the property. Such facilities shall not be separately identified on any signage visible from the property lines.
I. 
Any area used for the parking of recreational vehicles shall be set back a minimum of 80 feet from all exterior lot lines. Any area used for any other vehicle parking shall be set back a minimum of 25 feet from exterior lot lines.
J. 
The applicant shall prove to the satisfaction of the Zoning Hearing Board that the use will have its primary vehicle access onto a road(s) that is suitable to accommodate the resulting traffic.
K. 
The applicant shall prove to the satisfaction of the Zoning Hearing Board that appropriate traffic control and other measures will be utilized to control litter, noise, dust, glare and other nuisances from the use.
L. 
The Board may permit parking for occasional peak demand periods to be located on a grass or gravel area. Such overflow parking area shall be accessible only from the interior driveways of the permanent parking lot. Overflow parking areas shall include fencing to prevent vehicles from crossing adjoining properties or accessing roads at unauthorized locations.
M. 
Any method of collecting fees for admission or parking shall be designed and conducted in a manner that prevents backups of vehicles onto adjoining roads.
N. 
One freestanding business sign shall be permitted per adjacent street. Such sign shall not be internally illuminated, shall have a maximum total height above the ground level of 10 feet, and shall have a maximum sign area of 40 square feet on each of two sides. In addition, the use may include signs necessary for internal use, provided that such signs are not intended to be readable from a public street or another lot.
O. 
A pro shop or similar retail facility devoted to sporting goods and apparel may be provided when clearly secondary and incidental to the recreational use of the property. Such facilities shall not be separately identified on any signage visible from the property lines.
P. 
A conference center or similar meeting space shall be permitted as an accessory use to the recreational facility. All conferences, meetings or events held at such conference center or meeting area shall be associated with the recreation facility. Such conference center or meeting area shall not be available for lease to persons or organizations not associated with the recreation facility.
Q. 
Overnight lodging for persons attending recreational programs only when secondary and accessory to a private recreation facility shall be a permitted accessory use. No person shall be permitted to use such overnight lodging facilities who is not registered for a conference, meeting or educational program being held at the recreation facility.
R. 
Occupancy of a camp site by the same tenant shall be limited to no more than 181 days during any calendar year. Every campground shall have an office in which shall be located the person responsible for operation of the campground. Such person shall maintain a daily registration log of tenants; such registration log shall be maintained for each calendar year;
S. 
All water facilities, sewage disposal systems, rest rooms, solid waste disposal, and vector control shall be approved and maintained in accordance with the requirements of the DEP.
When permitted by special exception, public libraries shall comply with the following requirements:
A. 
The minimum lot size shall be two acres.
B. 
The facility shall be served by public water and public sewer facilities.
C. 
The use shall not be permitted to operate between the hours of 9:00 p.m. and 7:00 a.m.
D. 
All buildings shall be set back at least 50 feet from any adjoining land within a residential district or lot that is available for residential use. Front yard setbacks shall comply with the zoning district in which the use is located.
E. 
Parking and loading areas shall be set back at least 25 feet from any land within a residential district, or lot that is available for residential use. Parking and loading areas shall be surrounded by a landscape strip and screen that is installed, maintained and contain such materials as required by § 135-299.
F. 
Any outdoor play and recreation areas (including picnic areas or pavilions) shall be set back at least 25 from any adjoining land within a residential district or lot that is available for residential use. The play and recreation areas shall be appropriately fenced or otherwise screened to prevent errant objects from leaving the site onto adjoining properties or roadways. Chain link fences shall not be permitted unless they are fully screened from view by evergreen plantings of equal or greater height than the fence.
G. 
Any access drive that will serve the parking areas shall have direct access to a road that is classified as a collector or arterial roadway as indicated in § 135-301 or on the Township Official Map.
Public and private schools and related uses, excluding vocational schools, and dormitories, shall be subject to the following requirements:
A. 
Building setbacks shall be in accordance with the zoning district in which the public or private school is proposed, except that all buildings shall be set back at least 50 feet from any adjoining land within a residential zone or lot that is available for residential use. Front yard setbacks shall comply with the zoning district in which the use is located.
B. 
Any access drive that will serve for passenger dropoff and pickup shall have direct access to a road that is classified as a collector or arterial roadway as indicated in § 135-301 or on the Township Official Map.
C. 
All means of ingress and/or egress shall be located and designed to accommodate traffic in a safe and efficient manner. Applicant shall provide turning exhibits or other documents to demonstrate that all vehicles intended to use the site can safely access the proposed ingress/egress points for the school.
D. 
All parking lots shall be set back in accordance with the regulations of the zoning district in which the school is located, except that parking and loading areas shall be set back at least 25 feet from any land within a residential district, or lot that is available for residential use. Parking areas shall be screened from view when adjacent to a residential zone or lot that is available for residential use. Screening shall be in accordance with § 135-299.
E. 
Passenger dropoff and pick up areas shall be designed so as to prevent traffic congestion on public roads at points of ingress and egress to the school. A common parking area or other means of pull-off shall be provided and be acceptable to the Township for the purpose of passenger dropoff or pick up. Passenger dropoff and pickup areas shall be arranged so that there will be no interference with the interior traffic circulation to other facility parking areas. Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.
F. 
Any outdoor play and recreation areas shall be set back at least 25 feet from any adjoining land within a residential district or lot that is available for residential use. The play and recreation areas shall be appropriately fenced or otherwise screened to prevent errant objects from leaving the site onto adjoining properties or roadways. Chain link fences shall not be permitted unless they are fully screened from view by evergreen plantings of equal or greater height than the fence.
When permitted, drive-through facilities shall be subject to the following regulations:
A. 
The minimum lot size shall be one acre.
B. 
A vehicle stacking lane area shall be provided which shall have stacking room for at least six vehicles for restaurant uses and at least three vehicles for retail and financial institutions.
C. 
Vehicle stacking lanes shall be separated from other vehicle circulation lanes and parking areas and the stacking area shall not be counted towards the required parking.
D. 
Vehicle stacking lanes shall be set back at least 15 feet from the ultimate street right-of-way and shall not be located within a required yard setback.
E. 
Any outdoor microphone and speaker system shall be so designed that sound shall not be transmitted to adjoining properties.
F. 
Location.
[Amended 6-15-2015 by Ord. No. 295-2015]
(1) 
Drive-through windows designed to be on the rear- or side-facing wall of a building are permitted.
(2) 
The Zoning Hearing Board may permit drive-through windows on the front-facing wall of a building by special exception, in accordance with the following criteria:
(a) 
A landscape strip and screen that is a minimum of 10 feet wide shall be planted and shall include evergreen trees, hedges, or shrubs. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299. Notwithstanding the requirements in § 135-299C(2), the screening shall be arranged so as to block the ground-level views between grade and a height of three feet.
(b) 
An applicant shall be required to submit the proposed building's front face wall elevation as part of the special exception application, which elevation shall identify the proposed architectural detail and the number of proposed drive-through windows and which shall depict the screening required in Subsection F(1) above.
Retail stores and shopping centers containing a gross floor area in excess of 10,000 square feet shall be subject to the following regulations:
A. 
General requirements.
(1) 
The floor area of a retail store or shopping center that is located in the C-1 Dstrict shall not exceed 50,000 square feet of gross floor area.
(2) 
Not more than 15% of the total development tract utilized for a shopping center use shall be occupied by buildings.
(3) 
Individual uses of a shopping center may be located in detached and attached structures and shall include only uses permitted by right or by special exception within the zoning district the shopping center is to be located. Adult-oriented businesses, nightclubs, and manufactured home parks shall not be permitted as part of a shopping center development.
(4) 
The distance, at the closest point of any two building or groups of units of attached buildings, shall not be less than 20 feet, unless a more stringent separation requirement is specified in this chapter.
(5) 
Retail stores and shopping centers furnishing shopping carts or mobile baskets shall provide a definite area or areas on the site for the storage of said items. Storage areas shall be clearly marked and designated for the storage of shopping carts. If such spaces are located within the parking areas, they shall not be counted toward the required minimum off-street parking area.
(6) 
Retail stores and shopping centers in excess of 50,000 square feet of gross floor area shall be connected to and use public water and public sewer. The applicant shall present evidence that sewer and water capacity have been obtained or reserved from the applicable provider.
(7) 
Drive-through facilities shall be permitted subject to § 135-255.
(8) 
Retail stores and shopping centers shall contain lighting facilities for buildings, signs, accessways, and parking areas shall be provided and arranged in a manner which will protect the highway and neighboring properties from glare or hazardous interference of any kind.
B. 
Buffer and landscaping requirements. Retail stores and shopping centers that are in excess of 10,000 square feet of gross floor area shall comply with the following buffer and landscaping requirements:
(1) 
Buffer yards shall be provided along side and rear property lines which are adjacent to a residential district. The buffer yards shall have a width of 80 feet, measured from the side and rear property lines. Required buffer yards may overlap any required yard; and in the case of conflict, the larger yard requirement shall apply. The buffer yard shall be planted with ground cover, trees and shrubs and a landscape screen. The landscape screen shall consist of one row, staggered, of mixed evergreen and deciduous trees, which shall be at least six feet in height when planted and shall not be spaced more than 10 feet apart on center, and two rows, staggered, of mixed broadleaf and needle evergreen shrubs, which shall be at least three feet in height when planted and shall not be spaced more than five feet apart on center. The trees shall be of such species so as to attain a height at maturity of not less than 20 feet. The shrubs shall be of such species as to provide continuous screening from the ground to a height of six feet at maturity. Deciduous plant materials shall comprise no more than 30% of the number of plants in the buffer. Trees shall be planted so that, at maturity, they shall not be closer than 10 feet to any property line.
[Amended 3-16-2015 by Ord. No. 293-2015]
(2) 
Parking areas shall not be located within the side or rear buffer yards. A landscape strip and screen shall be provided around the perimeter of all parking areas adjacent to land within a residential district or land which is principally a residential use at the time of application. The landscape strip and screen shall be installed, maintained and contain such materials as required by § 135-299.
[Amended 3-16-2015 by Ord. No. 293-2015]
(3) 
If the drainage swales or easements or basins interfere with the buffer or screening areas, the buffers or screens shall be placed further toward the interior of the lot to accomplish the intent of this § 135-256. All buffer areas and landscape areas shall be maintained and kept free of all structures, rubbish and debris. Required plant material located in these areas which become diseased or dies shall be replaced by the property owner in order to maintain the requirements of this § 135-256B.
(4) 
A landscape plan shall be submitted to the Zoning Hearing Board to demonstrate compliance with this § 135-256B.
C. 
Traffic control, access and study requirements.
(1) 
Any retail store or shopping center in excess of 30,000 square feet shall be required to contain at least two separate points of ingress and egress to the development tract. The development tract shall front on an arterial or collector street, as established by § 135-301 of this chapter.
(2) 
All developers and/or applicants for a retail store or shopping center use that is in excess of 30,000 square feet of gross floor area shall submit a traffic impact study which meets the requirements of Chapter 119, Subdivision and Land Development. The study shall be presented to the Zoning Hearing Board at the time of special exception application.
(3) 
A retail store or shopping center in excess of 50,000 square feet of gross floor area shall provide an improved bus stop which shall be conveniently accessible for patrons who would travel to and from the site by bus. Such bus stop shall include a shelter, seating, a waste receptacle, and at least one shade tree. The location of the required bus stop shall be reviewed by and be acceptable to the Red Rose Transit Authority. If service is currently unavailable along the subject property, the applicant shall provide a cash escrow fund in lieu of constructing the bus shelter or enter into an agreement with the Township to install such bus shelter at the time bus routes are added or changed to provide access to the retail or shopping center use; such agreement shall be recorded at the Lancaster Recorder of Deeds Office, shall be referenced on the land development plan and shall be in a form acceptable to the Township Solicitor. An easement area shall be designated on the plans for the future location of the bus stop. The easement area shall be reviewed and be acceptable to the Red Rose Transit Authority.
(4) 
Any retail store or shopping center in excess of 50,000 square feet of gross floor area that is located within one mile of a Route 283 interchange shall integrate a portion of the required off-street parking spaces for public use as a park-and-ride facility. The facility shall be readily identifiable and conveniently accessible to passing motorists. At least 3% of the parking spaces provided for the use shall be for public use as a park-and-ride area. The Zoning Hearing Board may permit the required number of parking spaces to be provided for public use as a park-and-ride area to be reduced by special exception in accordance with the following criteria:
[Amended 6-15-2015 by Ord. No. 295-2015]
(a) 
The applicant shall provide evidence, prepared by a traffic engineer, justifying the proposed reduced number of park-and-ride spaces, which shall include a study of the number of vehicles currently utilizing areas in the vicinity of the Route 283 interchange closest to the proposed retail store or shopping center as de facto park-and-ride facilities.
(b) 
Any such proposal for a reduced number of park-and-ride spaces shall consider, in addition to the existing utilization of de facto park-and-ride facilities, the annual traffic growth rate recommended by PennDOT's Bureau of Planning and Research for the adjacent roadway currently utilized as a de facto park-and-ride in determining the appropriate number of spaces.
(5) 
All retail stores and shopping centers shall contain pedestrian walkways which shall provide safe and convenient pedestrian linkages to any nearby residential-zoned properties and neighborhoods and other commercial or industrial developments.
[Amended 3-16-2015 by Ord. No. 293-2015]
D. 
Building design and architectural considerations.
(1) 
All retail stores and shopping centers shall be constructed in accordance with an overall plan and shall be designed as a single architectural style with appropriate landscaping. Retail stores and shopping centers that are located in the C-1 Dstrict shall contain an architectural style that is reminiscent of the residential and rural areas of the Township which are located in close proximity to the C-1 Zoning District. A "Commercial Village" style of development shall be utilized to the greatest extent possible in the C-1 District.
(2) 
Whenever an individual building of 30,000 square feet of gross leasable floor area or greater on the ground floor is proposed, the applicant shall provide for all of the following building design elements:
(a) 
The building shall not have a flat roof, unless it has a parapet wall screening all mechanical equipment from public view along streets and sidewalks; and
(b) 
The length of the façade of any new building which exceeds 32 feet in length shall have vertical design elements, such as pilasters, columns, piers, or recesses or projections of one to four feet, so that no new vertical bay or section of a building façade exceeds 32 continuous feet in length.
E. 
Design incentives for shopping centers.
(1) 
Purpose and intent. In accordance with § 603(c)(6) of the MPC,[1] this § 135-256E provides an optional set of design standards that can be applied to shopping centers which increase the permissible density. These optional design standards seek to achieve a "Main Street Environment" that is pedestrian oriented. All of the design standards are vital if this environment is to be achieved. Should developers opt to utilize these standards, the opportunity for substantial density bonuses exist, and are, therefore, considered voluntarily self-imposed by prospective developers, but are enforceable by the Township. The substantial density bonuses have been provided to offset the increased costs of providing a "high-quality" development that features aesthetically appealing building and streetscape design with authentic construction materials (e.g., stone, brick, wood, slate), abundant and diverse native landscape materials, and other streetscape and public amenities often overlooked within contemporary suburban shopping centers.
[1]
Editor's Note: See 53 P.S. § 10603(c)(6).
(2) 
Purposes and goals. In addition to the purposes and community development objectives identified in Article II of this chapter, the following purposes shall apply to this § 135-256E:
(a) 
Enhance the existing commercial areas with additional amenities and improvements to the streetscape and design of commercial buildings.
(b) 
Provide multi-modal transportation opportunities including mass transit facilities, pedestrian trail connections and sidewalk connections.
(c) 
Encourage a mix of uses with a focus on shopping and retail with community facilities including, green spaces, plazas, promenades and other gathering places.
(d) 
Foster a commercial-village or main street type of environment and not strip commercial development.
(e) 
Devise techniques to limit and/or tame big-box retail uses so they do not dominate the remaining landscape of the commercial areas of the Township.
(3) 
This § 135-256E has different land use and design requirements from those contained in this and other ordinances of the Township. To the extent the regulations within this section differ (are more or less restrictive) from others, those within this section shall govern. However, all other provisions for retail stores and shopping centers identified in § 135-256, and any other applicable Township ordinance provision that is not specifically addressed by this section shall remain in full affect. The developer shall state his/her intent to utilize these optional design guidelines at the time of submitting an application for special exception approval for a shopping center.
(4) 
Developers may choose to implement any or all of the design incentives in this § 135-256E. Specific incentives are available for each item that is utilized.
(5) 
A manual of written and graphic design guidelines shall be prepared by all applicants to detail the streetscape, landscape, and building design features of any development utilizing the optional design standards of this section. This manual shall be presented to the Zoning Hearing Board with the application for a special exception.
(6) 
Streetscape details. Developments that comply with all of the following requirements shall be eligible to increase the maximum impervious coverage by an additional 5%. A developer desiring to use the streetscape design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:
(a) 
Sidewalks.
[1] 
Sidewalks shall be provided parallel to the street right-of-way. If a new street is proposed that divides the subject property, or the developer owns an adjacent lot across an existing street from the subject property, sidewalks shall be constructed on both sides of the street.
[2] 
All sidewalks that provide access to storefronts shall be at least eight feet in width; all other sidewalks shall be a minimum width of five feet in width. Outdoor seating for cafes should be limited to patios or plazas or otherwise situated that a four-foot clearance width on sidewalks will be provided.
[3] 
All sidewalks shall be constructed of either brick, stone, precast ornamental concrete pavers, poured-in-place concrete, or patterned poured concrete.
[4] 
When constructed of poured-in-place concrete, control joints shall be provided at intervals no greater than 36 inches. All concrete sidewalk surfaces shall be divided across their width into at least two sections formed by control joints. The primary surface of concrete shall have a broom finish and an area two inches in width, parallel to the control joints, shall have a smooth-troweled finish.
(b) 
Planting strips. Planting strips shall be provided parallel to the street right-of-way between the required concrete curb and sidewalk. Planting strips shall be a minimum of five feet wide and shall include a variety of seasonal plantings and street trees in accordance with the following requirements:
[1] 
Street trees shall be provided at regular intervals along the street right-of-way, including any internal streets and access drives to the development.
[2] 
One street tree shall be provided for every 50 linear feet of lot frontage abutting each side of a right-of-way.
[3] 
Street trees, at the time of planting, shall be no less than three to 3 1/2 inches in caliper and shall be in accordance with the latest edition of the American Standard for Nursery Stock of the American Association of Nurserymen.
[4] 
All street trees shall be one of the following species or cultivars:
[a] 
Acer rubrum - Red Maple.
[b] 
Acer Saccharum "Green Mountain" - Green Mountain Sugar Maple.
[c] 
Acer Saccharum "Legacy" - Legacy Sugar Maple.
[d] 
Fraxinus pennsylvanica "Newport" - Newport Green Ash.
[e] 
Fraxinus pennsylvanica "Patmore" - Patmore Green Ash.
[f] 
Gleditsia tricanthos inermis - Thornless Common Honeylocust.
[g] 
Platanus x acerifolia - London Planetree.
[h] 
Quercus imbricaria - Shingle Oak.
[i] 
Quercus phellos - Willow Oak.
[j] 
Quercus rubra - Northern Red Oak.
[k] 
Tilia codata - Littleleaf Linden.
[l] 
Tilia tomentosa - Silver Linden.
[m] 
Ulmus parvifolia - Lacebark Elm.
[n] 
Zelkova serrata - Japanese Zelkova.
(c) 
Curbs.
[1] 
Concrete curbs shall be provided along the edge of a street cartway. If a new or existing street divides the development tract, concrete curbs shall be provided on both sides of the road.
[2] 
All curbs shall be in accordance with Township specifications.
(d) 
Pedestrian crosswalks.
[1] 
Pedestrian crosswalks shall be provided at the following locations:
[a] 
All new street intersections.
[b] 
At any location where a bicycle path, walking trail or other pedestrian way crosses a street, access drive or other vehicular way.
[2] 
Pedestrian crosswalks shall be no less than six feet in width.
[3] 
Pedestrian crosswalks shall conform to PennDOT specifications.
[4] 
If the pedestrian crosswalk is at an intersection controlled by a traffic signal, pedestrian signals shall be installed and maintained to help ensure pedestrian safety.
(e) 
Pedestrian-scaled, ornamental streetlights along new streets and accessways.
[1] 
Pedestrian-scaled, ornamental streetlights shall be provided at regular intervals along both sides of any internal street, access drive and pedestrian walkways within the proposed development.
[2] 
One pedestrian-scaled, ornamental streetlight shall be provided for every 100 to 150 linear feet of parcel frontage abutting each side of a right-of-way.
[3] 
Pedestrian-scaled, ornamental streetlights, when installed, shall be no taller than 20 feet measured from the mounting surface to the top of the fixture.
[4] 
Pedestrian-scaled, ornamental streetlights, when installed, shall be at least 12 feet in height measured from the mounting surface to the top of the fixture.
[5] 
Pedestrian-scaled, ornamental streetlights fixtures shall be Spring City Electrical Manufacturing Company, Villa model, or approved equal.
[6] 
Pedestrian-scaled, ornamental streetlights shall have a matte black finish.
(f) 
Benches. Benches shall be provided along all streets and pedestrian walkways that are adjacent to storefronts and are intended to increase pedestrian activity and enhance the character of the town center development. One bench shall be provided for every 200 feet of linear street or pedestrian way that provides access to storefronts in the development. Benches need not be evenly distributed throughout the development.
(g) 
Building setbacks from streets. Building walls that front along an internal street or access drive of the development may be permitted to front against the edge of the street or access drive as long as the minimum separation distance between building walls on both sides of the street is 65 feet.
(7) 
Main Street design incentive. Developments that comply with all of the following requirements shall be eligible to increase the maximum building coverage by an additional 5%. A developer desiring to use the Main Street design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:
(a) 
Applicant shall provide at least one area of the development where retail storefronts will have access along an internal street or access drive of the development creating a "Main Street" atmosphere. If the applicant demonstrates that a "Main Street" is not feasible, then applicant shall provide an area where storefronts are accessed via a common plaza or court yard.
(b) 
Primary building entrances shall be clearly visible and identifiable from the street and delineated with elements such as roof overhangs, recessed entries, landscaping or similar design features.
(c) 
On-street parking shall be permitted along internal streets and access drives which provide direct access to storefronts, including the "Main Street." On-street parking spaces shall have a minimum width of eight feet and a minimum length of 22 feet.
(8) 
Building façade design incentive. Developments that comply with all of the following requirements shall be eligible to increase the maximum building coverage by an additional 5%. A developer desiring to use the building façade design incentive must present evidence to the Zoning Hearing Board as part of the special exception application that the developer will meet all of the following requirements for the design incentive:
(a) 
Buildings shall be articulated by changes in wall planes, changes in exterior finishes, variations in fenestration and additions to architectural detailing.
(b) 
Facades shall provide a variety of horizontal articulation elements such as windowsills, awnings or canopies, window lintels or protruding horizontal courses on each floor of the building, including the cornice if the roof is flat rather than gabled or sloped.
(c) 
Predominant building materials shall cover at least 60% of the building façade with up to two additional materials permitted. Acceptable materials shall include: wood, stone, brick, nonreflective glass, stucco and concrete masonry unit that are constructed as split face block or block molded with a textured surface.
(d) 
Roofs should have at least two of the following features:
[1] 
Parapets to conceal flat roofs and equipment.
[2] 
Overhanging eaves of at least three feet.
[3] 
Sloping roofs with an average slope of between 3:1 and 1:1 that do not exceed the average height of the supporting walls.
[4] 
Three or more roof slope planes.
(e) 
Dominant building and roof colors must be low reflectance, subtle, neutral or earth toned. The use of high-intensity colors, metallic colors and black is prohibited. Building trim and accents may feature brighter colors. Lighting of any type may not be used for building trim or accents. This shall not prohibit lighting to be used at entrances of the building or for security purposes.
(f) 
Building windows and openings shall constitute no less than 30% of all walls on the ground floor that front along a public street. No building shall have opaque windows on the ground floor.
Retail sales, storage, and/or wholesaling of home- and auto-related fuel shall be subject to the following requirements:
A. 
All structures or vehicles that are to be unattended and contain fuel shall be located or parked no closer than 150 feet to the nearest dwelling.
B. 
All exterior storage areas shall be set back at least 50 feet from any adjoining street right-of-way line.
C. 
The exterior storage areas shall be screened from view from the public road right-of-way and neighboring properties. The screen shall be installed, maintained and contain such materials as required by § 135-299.
Roadside produce stands shall be subject to the following requirements:
A. 
The building or structure shall not exceed one story in height and 500 square feet in area and shall be temporary in nature.
B. 
The building or structure shall be located no closer than 10 feet from the right-of-way and no closer than 50 feet from any property line.
C. 
All buildings or structures shall be dismantled and removed from the property at the end of growing season.
D. 
Off-street parking shall be provided in accordance with Article XXV.
E. 
The business may be annual, but shall be restricted to a maximum duration of six consecutive months, which correspond to normal harvesting seasons.
F. 
The Zoning Officer may require the operator and/or owner of the roadside produce stand to provide written evidence that there is sufficient required and available safe stopping sight distance for any existing or proposed access or driveway that is to be used.
Outdoor shooting ranges shall be subject to the following requirements:
A. 
Shooting range operations:
(1) 
May not substantially injure or detract from the lawful existing or permitted use of neighboring properties.
(2) 
May not substantially damage the health, safety or welfare of the Township or its residents and property owners.
(3) 
Must comply with all applicable state and local laws, rules and regulations regarding the discharge of a firearm.
(4) 
Shall limit the storage of ammunition to only that utilized for each day's activity, and in no event shall ammunition remain on the property for greater than 24 hours. The storage of live ammunition may only occur indoors in an area secured from general access.
(5) 
Shall limit the number of shooters to the number of firing points or stations identified on the development plan.
(6) 
Shall require all shooters to satisfactorily complete an orientation safety program given in accordance with the National Rifle Association before they are allowed to discharge firearms.
(7) 
Shall limit the consumption of alcoholic beverages to days when no shooting activities are permitted, or when the shooting activities are completed for that day. Furthermore, alcoholic beverages may only be consumed in designated areas away from the firing points or stations.
(8) 
Shall limit firing to the hours between one hour after dawn and one hour preceding dusk.
B. 
A development plan shall identify the safety fan for each firing range in accordance with state and/or federal regulations. The safety fan shall include the area necessary to contain all projectiles, including direct fire and ricochet. The safety fan configuration shall be based upon qualified expert testimony regarding the trajectory of the bullet and the design effectiveness of berms, overhead baffles or other safety barriers to contain projectiles to the safety fan.
C. 
The firing range, including the entire safety fan, shall be enclosed with a six-foot-high nonclimbable fence to prevent unauthorized entry into the area. Range caution signs with eight-inch tall, red letters on a white background shall be posted at a maximum of one-hundred-foot intervals around the range perimeter. Signs shall read "SHOOTING RANGE AREA. KEEP OUT!"
D. 
Range flags shall be displayed during all shooting activities. Range flags shall be located in a manner visible from entrance drives, target areas, range floor and the perimeter of the safety fan.
E. 
All surfaces located within the safety fan, including the backstop, overhead baffles, berms and range floor, shall be free of hardened surfaces, such as rocks or other ricochet producing materials.
F. 
All shooting range facilities, including buildings, parking, firing range and safety fan shall be set back a minimum of 100 feet from the property line and street right-of-way.
G. 
Sound abatement shields or barriers shall be installed on shooting ranges located within 1/4 mile of a residential district, unless significant natural barriers exist. The applicant shall present credible evidence that the sounds of shooting in the residential zone do not exceed the ambient noise level.
H. 
Off-street parking facilities shall be provided in accordance with Article XXV.
I. 
No part of a shooting range property shall be located within 1/4 mile of any land within a Residential District.
J. 
To the extent not addressed by this section, associated clubhouses shall comply with § 135-220.
Slaughtering and rendering of food products and their by-products shall be subject to the following requirements:
A. 
Minimum lot area: five acres.
B. 
The subject lot shall front upon and gain access from a collector or arterial road.
C. 
The applicant shall furnish evidence that an approved means of sewage disposal and a potable water supply in sufficient quantity shall be provided.
D. 
All aspects of the slaughtering and rendering operation, excepting the unloading and holding of live animals, shall be conducted within a completely enclosed building.
E. 
All live animals held outside shall be within secure holding pens or runways, sufficiently large to accommodate all animals without crowding, and such holding pens or runways shall not be located between the front façade of a building and a street right-of-way.
F. 
The applicant shall furnish a working plan for the recovery of escaped animals which minimizes the potential for animals to enter traffic or cross property lines, and which shall be continuously implemented.
G. 
All animal wastes shall be regularly cleaned up and properly disposed of, so as not to be objectionable at the site's property line.
H. 
The unloading of live animals from trucks into holding pens and their movement into the plant shall be continuously supervised by a qualified operator, whose responsibility it shall also be to immediately identify and appropriately dispatch any obviously ill or injured animals.
I. 
The unloading of live animals and their movement into the plant shall be conducted in an orderly and calm manner so as to minimize noise levels.
J. 
The loading and unloading of trucks shall be restricted to the hours between 6:00 a.m. and 10:00 p.m.
K. 
No exterior animal holding pens and/or areas devoted to loading/unloading of animals shall be located within 200 feet of any property line nor 500 feet of any land within a residential zone.
L. 
All animal holding pens and/or areas used for the loading/unloading of animals shall be screened from all adjoining properties and shall include a minimum fifty-foot-wide landscape strip.
M. 
Where wastewater pretreatment is required by the Environmental Protection Agency or local authority, wastewater shall be kept completely covered at all times to reduce the potential for release of odors. In no event shall wastewater be disposed of in a storm sewer, to the ground or in any other manner inconsistent with DEP regulations.
N. 
All unusable animal by-products shall be stored indoors in leak and vector-proof containers. In the case of slaughtering or processing operations which do not do their own rendering, the applicant shall provide evidence of a written contract with a rendering operation for the daily disposal of such waste products. In no case shall any waste products remain on the site for more than 24 hours.
O. 
The applicant must demonstrate written compliance with, and continue to comply with, all applicable local, state and federal standards and regulations.
P. 
The use shall provide sufficiently long stacking lanes and onsite loading/unloading areas, so that trucks waiting to be loaded/unloaded will not back up onto public roads. No parking or loading/unloading shall be permitted on or along any public road.
Q. 
Vehicular access shall be so arranged as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties. Access drives used by trucks shall only intersect with collector or arterial roads.
R. 
These regulations shall not apply to agricultural uses or farm-related businesses that involve the incidental slaughter of livestock that has been raised on the subject farm property.
Testing laboratories shall comply with the following regulations:
A. 
The facility shall be so designed and so constructed that there shall be no danger to the health, safety or welfare of Township residents or persons on adjoining properties.
B. 
All ventilation systems shall be so designed that fumes or odors from the testing process shall not be directed towards abutting properties.
C. 
Sufficient off-street parking shall be provided for all employees and for customers who may come to the premises.
D. 
All waste material shall be properly disposed of, and the applicant shall present the Zoning Hearing Board with a plan for disposal of waste matter.
[Amended 1-6-2020 by Ord. No. 320-2020; 3-16-2026 by Ord. No. 353-2026]
Townhouses shall be subject to the following requirements:
A. 
No townhouse building shall contain more than six units, except within a planned mixed-use development, where up to eight units per building are permitted.
B. 
Development consisting of more than four townhouse buildings shall be accessible via a minimum of two different streets.
C. 
Townhouse buildings shall be served by public water and public sewer facilities.
D. 
Townhouse buildings shall be prohibited on cul-de-sac or dead-end streets.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection E, which stated: "Individual dwelling units within townhouse buildings shall not have direct driveway access onto the inside or outside radius of street curves," was repealed 2-19-2024 by Ord. No. 342-2024.
F. 
Townhouse buildings shall not have direct driveway access onto collector or arterial streets. If, however, frontage onto these types of streets is unavoidable, then vehicular access shall be provided through the use of rear alleys, provided there is a minimum of 300 feet separation, center line to center line, between alleys.
G. 
The applicant shall prove to the satisfaction of the Township at the time of plan submittal that a townhouse building or development consisting of multiple townhouse buildings has been designed to:
(1) 
Provide an appropriate right-of-way and cartway width sufficient in satisfying any surplus on-street visitor parking;
(2) 
Provide comments from local emergency service providers that the layout plan as shown on the application is acceptable for the access and maneuvering of emergency apparatus; and
(3) 
Minimize the number of vehicle driveways that back out onto a public street, in order to minimize conflicts between such vehicle traffic, traffic on the street, and pedestrian traffic.
H. 
All alleys shall be privately maintained. The ownership and maintenance of any alley shall be addressed in an agreement in a form acceptable to the Township Solicitor. Ownership and maintenance of alleys shall be addressed in an agreement as part of a homeowners' association or through the setting forth of the maintenance responsibilities in easements in the deeds to the lots which have the right to use the alley. All such documents shall be in a form acceptable to the Township Solicitor.
I. 
Alleys may terminate into a common parking compound but shall not be permitted to terminate into a dead end or cul-de-sac.
J. 
No more than five consecutive townhouse buildings, blocks, or groupings shall be permitted along a street without the use of a midblock separator, which shall consist of a park, tot-lot, landscaped common parking compound, or landscaped open space, etc.
K. 
Minimum lot area: 3,000 square feet per dwelling unit, provided that the minimum size of the tract shall be two acres.
L. 
Minimum lot width: The minimum lot width for townhouse lots shall be 20 feet per dwelling unit at the minimum building setback line, provided that the minimum width of an area comprising a townhouse building shall be 150 feet.
M. 
Minimum lot depth: The minimum lot depth for townhouse lots shall be 120 feet.
N. 
Maximum impervious surface coverage: The maximum impervious surface coverage for townhouse lots shall not exceed 60%.
O. 
Maximum permitted height: The maximum permitted height for townhouse buildings shall be 35 feet.
P. 
Minimum setback requirements:
(1) 
Front-yard setback: The classification of all existing streets shall be in accordance with the requirements of § 135-301. The classification of all proposed streets shall be in accordance with the Mount Joy Township Official Map, as amended. Townhouses shall contain a front yard setback from the ultimate road right-of-way of 25 feet.
(2) 
Side-yard setback: Townhouses shall have a side yard of 20 feet at each end of the building and a minimum distance of 40 feet between ends of buildings.
(3) 
Rear yard: The minimum rear yard for townhouse lots shall be 35 feet.
Q. 
Minimum separation between buildings. In developments where multiple townhouse buildings are constructed upon common lands or as part of a condominium association, the following separation distances shall be provided between each townhouse building or grouping:
(1) 
Front to front, rear to rear, or front to rear parallel buildings shall have 70 feet between the facades of the buildings. If the front or rear facades are obliquely aligned, the above distance may be decreased by as much as 10 feet at one end if increased by a similar or greater distance at the other end.
(2) 
A yard space of 35 feet is required between end walls of buildings for each building. If the buildings are at right angles to each other, the distance between the corners of the end walls of the building may be reduced to a minimum of 20 feet.
(3) 
A yard space of 35 feet is required between end walls and front or rear facades of the buildings.
R. 
Changes in facade. For every grouping of townhouses containing four or more units no more than 67% of such units can have the same front-yard setback and no more than two contiguous units can share the same front-yard setback.
(1) 
Such structural offset shall involve a minimum variation of four feet and a maximum of 10 feet between the front-yard setback of an attached garage and the main facade of the principal dwelling.
(2) 
Each townhouse building or grouping shall use at least two different facade treatments, such as brick, stone, stucco, or vinyl siding veneers, and shall use a variety of window types, balconies, doors, dormers, and rooflines.
S. 
Parking.
(1) 
Off-street parking spaces shall be provided and designed in accordance with Article XXV.
(2) 
If no garages are to be provided in a townhouse building and parking is to be provided in the front-yard area of the townhouse buildings, then the following shall apply:
(a) 
Direct driveway access from each dwelling unit onto a public street shall be prohibited.
(b) 
A common parking compound shall be provided with one entry and one exit point for each townhouse building that is sufficient in size to provide the number of parking spaces for each dwelling unit as indicated in Article XXV and at least one additional parking space per each dwelling unit shall be provided for visitor parking. Visitor parking spaces shall not be located further than 200 feet from the dwelling unit for which the space has been designated to serve.
(c) 
A common parking compound shall be separated from any public street right-of-way by a curbed landscape planting island that is a minimum of 20 feet in width, that shall accommodate public sidewalks and shall contain street trees.
(d) 
The common parking compound shall be set back a minimum of 15 feet from the front facade of a townhouse building. For the purpose of this section, a covered front porch area shall be considered as part of the front facade.
(e) 
Townhouse buildings that are front facing and set at right angles to a public street right-of-way may share a common parking compound, entry and exit points, provided that a curbed landscape planting island is installed along the length of the center of the shared parking compound and a one-way travel lane is maintained between the landscape island and the parking spaces on both sides of the landscape island.
(3) 
If garages are to be provided in a townhouse building, then the following shall apply:
(a) 
Direct driveway access from each dwelling unit to a public street shall be minimized to the greatest extent possible by locating off-street parking spaces and garages in a rear-yard area which shall be serviced by an alley system.
(b) 
Attached garages shall not protrude more than 10 feet from the front or rear facade of a townhouse building.
(c) 
Detached garages must be located in a rear-yard area and may employ a zero-lot-line side- and rear-yard setback, provided that the detached garage shares a common wall with a detached garage on an adjacent lot and are located in such a manner as to have sufficient sight distance and turning movement space to and from the garage onto the alley which provides access to the garage.
(d) 
Driveways serving townhouse units with front-loaded garages shall have a minimum length of 20 feet and a maximum length of 50 feet.
(4) 
Provisions shall be made to eliminate the possibility of vehicles in off-street parking spaces from overhanging or encroaching into pedestrian sidewalk areas.
(5) 
When off-street parking is provided at the rear of the townhouse lots, the access to off-street parking, when provided to more than one dwelling unit, shall conform to the requirements for alleys.
T. 
Accessory buildings.
(1) 
Accessory buildings shall be prohibited on townhouse lots where detached garages exist.
(2) 
Maximum height: 15 feet.
(3) 
Front yard: The minimum building setback line from all streets shall be that distance as required for principal dwellings plus an additional 15 feet.
(4) 
Side yard.
(a) 
Interior townhouse units: The minimum distance to any interior side lot line shall be five feet.
(b) 
Townhouse end units: The minimum distance to any side lot line shall be 10 feet.
(5) 
Rear yard: The minimum distance to any rear lot line shall be six feet.
Transient retail businesses shall be subject to the following requirements:
A. 
No more than one transient retail business shall be permitted on a lot at any given time.
B. 
Any person proposing to locate a transient business in the Township shall be responsible for obtaining a zoning permit from the Zoning Officer prior to commencement of the business. The zoning permit shall be valid for no longer than 30 days. The transient merchant may renew the permit in 30 day intervals not to exceed 180 days. A new permit application shall be filed prior to the end of each 30 day interval. Under no circumstances shall a transient merchant be permitted to operate in the Township for more than 180 days of a calendar year.
C. 
Sales shall only be permitted between the hours of 9:00 a.m. and 9:00 p.m.
D. 
Any signage advertising the business that is visible from the public right-of-way shall comply with any applicable requirement of Article XXIV of this chapter.
E. 
In no case shall the transient retail business obstruct or subtract from the parking requirements of the permanent use of the lot in which the transient use is located.
F. 
All access drives to the transient retail business location shall comply with sight distance regulations and safe stopping distances that are set forth in Chapter 119, Subdivision and Land Development. An applicant shall be responsible for providing the necessary evidence that said access drive has been permitted under Township or PennDOT regulations, if applicable.
G. 
All structures erected for a transient retail business shall be temporary in nature and shall be removed upon expiration of the zoning permit. All temporary structures shall comply with the applicable setback regulations for a principal structure in the zoning district in which the transient business is to be located.
H. 
If any prepared food or beverage items are to be sold as part of the transient retail business, the transient merchant shall provide the necessary certificates or other documents demonstrating that all state health and safety regulations have been complied with. Such documentation shall be provided prior to issuing a zoning permit for operation of the business.
I. 
The transient merchant shall be responsible for obtaining a license for operation of the transient retail business from the police department prior to commencement of the business. The regulations for such licenses can be found in Chapter 93 of the Township Code of Ordinances, titled "Peddling and Soliciting." Such license shall be presented to the Zoning Officer prior to issuance of the zoning permit.
J. 
These regulations shall not apply to fundraising events, such as barbecues, temporary bazaars, temporary carwashes and similar fundraising events that last no more than three consecutive calendar days.
Treatment centers shall be subject to the following requirements:
A. 
The applicant shall provide a written description of all types of persons intended to occupy the use during the life of the permit. Any future additions to this list shall require an additional special exception approval.
B. 
The applicant shall prove to the satisfaction of the Zoning Hearing Board that the use will involve adequate on-site supervision and security measures to protect public safety.
C. 
The Zoning Hearing Board may place conditions upon the use to protect public safety, such as conditions on the types of residents and security measures.
Truck, bus and motor freight terminals shall be subject to the following requirements:
A. 
The applicant shall furnish a traffic impact study, prepared by a professional traffic engineer, in accordance with Chapter 119, Subdivision and Land Development.
B. 
The subject property shall have direct access to an arterial or collector road;
C. 
All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 50 feet from the ultimate street right-of-way line. Unless the fuel pump islands are set back 200 feet from the street line, they shall be designed so that, when fueling, trucks must be parallel to street;
D. 
All structures (including, but not limited to, air compressors, fuel pump islands, kiosks) shall be set back at least 80 feet from lands located within a residential or agricultural zoning district, or from a lot that is available for residential use, and shall be fully screened from view. The screen shall contain such materials as required by § 135-299.
E. 
Off-street parking shall be provided at a rate equal to that required for each of the respective uses comprising the truck stop. Any gates or other barriers used at the entrance to parking areas shall be set back and arranged to prevent vehicle backups onto adjoining roads during peak arrival periods;
F. 
All vehicle service and/or repair activities shall be conducted within a completely enclosed building. Outdoor storage of parts, equipment, lubricants, fuels, or other materials used or discarded in any service or repair operations must be screened from adjoining roads and properties;
G. 
The outdoor storage of abandoned, junked dismantled, unlicensed and/or uninspected vehicles is prohibited;
H. 
Any exterior public address system shall be designed and operated so that the audible levels of any messages conveyed over the system will not exceed the ambient noise levels of the use, as measured at each of the property lines; and
I. 
The applicant shall furnish evidence that the storage and disposal of materials and wastes will be accomplished in a manner that complies with all applicable state and federal regulations.
Vehicular service or repair establishments shall be subject to the following requirements:
A. 
The minimum lot area shall be 1/2 acre.
B. 
Vehicular service or repair establishments shall be connected to public water and sewer.
C. 
A minimum lot width of 125 feet at the minimum building setback line shall be provided.
D. 
All activities shall be performed in a completely enclosed building.
E. 
All vehicle parts, equipment, lubricants, fuel and similar articles shall be stored within a completely enclosed building.
F. 
All refuse and junk shall be stored within a completely enclosed building or area. All discarded vehicle tires shall be stored in a completely enclosed area in such a manner so as to prevent the accumulation of stagnant water and the breeding of insects. Such storage area shall be so designed as to permit the flow of air, but shall prevent the tires from being visible to passersby.
G. 
Motor vehicles shall not be stored outdoors while awaiting repairs for more than seven days.
H. 
The storage or parking of junked, abandoned or dismantled vehicles or vehicles that do not have current license and inspection stickers shall not be permitted.
Vehicular sales or rental establishments, shall be subject to the following requirements:
A. 
The minimum lot area shall be 1/2 acre.
B. 
Vehicular sales or rental establishments shall be connected to public water and sewer.
C. 
The minimum lot width shall be 100 feet at the minimum building setback line.
D. 
No parking of motor vehicles offered for sale or rent, or of vehicles of customers or employees shall be permitted within 10 feet from any street right-of-way. Such areas shall be utilized as a landscaping strip, however, deciduous shade and ornamental shade tree requirements may be waived for up to one of the front yards of the lot if the applicant can demonstrate that such trees will be planted in another area of the lot, either in the side or rear yards, within the interior of the parking areas, or immediately surrounding the proposed sales building.
E. 
All vehicle parts, equipment, lubricants, fuel and similar articles shall be stored within a completely enclosed building.
F. 
All refuse shall be stored within a building or enclosed area.
G. 
Parking shall be provided in accordance with Article XXV.
H. 
The storage or parking of junked, abandoned or dismantled vehicles shall not be permitted.
I. 
The site must front upon and gain access from a collector or arterial road as designated in § 135-301 herein.
Vehicular fueling stations shall be subject to the following requirements:
A. 
The minimum lot area shall be 1/2 acre.
B. 
Vehicular fueling stations shall be connected to public water and sewer.
C. 
A minimum lot width of 125 feet at the minimum building setback line shall be provided.
D. 
All activities except those to be performed at the fuel pump shall be performed in a completely enclosed building.
E. 
Fuel pumps and canopies shall be located at least 20 feet from the street right-of-way line.
F. 
All vehicle parts, equipment, lubricants, fuel and similar articles shall be stored within a completely enclosed building.
G. 
All junk and refuse shall be stored within a completely enclosed building or area. All discarded vehicle tires shall be stored in a completely enclosed area in such a manner so as to prevent the accumulation of stagnant water and the breeding of insects. Such storage area shall be so designed as to permit the flow of air, but shall prevent the tires from being visible to passersby.
H. 
Lubrication, oil changes, tire changes and minor repairs shall be permitted if performed entirely within an enclosed building.
I. 
Motor vehicles shall not be stored outdoors while awaiting repairs for more than seven days.
J. 
The storage or parking of junked, abandoned or dismantled vehicles or vehicles that do not have current inspection and license stickers shall not be permitted.
K. 
All applicable permits shall be obtained for the underground storage of fuel.
L. 
The site must front upon and gain access from a collector or arterial road as designated in § 135-301 herein.
[Amended 3-16-2026 by Ord. No. 353-2026]
Vehicular washing facilities shall be subject to the following requirements:
A. 
Public water and sewer facilities shall be used.
B. 
Each washing bay shall be provided with a one-hundred-foot on-site stacking lane.
C. 
All structures housing washing apparatus shall be setback 100 feet from any street line, except within a planned mixed-use development where a 50-foot setback shall be permitted, 50 feet from any rear property line and 20 feet from any side property line.
D. 
Trash receptacles shall be provided and regularly emptied to prevent the scattering of litter.
E. 
The site must front upon and gain access from a collector or arterial road as designated in § 135-301 herein.
F. 
Gray water recycling and treatment equipment shall be incorporated as part of the facility operations. All such equipment shall include provisions for the collection of waste, grease, oil, soap, wax, and other materials that can't be recycled or utilized as part of the operations.
Vendor displays and sales, including flea markets and similar uses, shall be subject to the following requirements:
A. 
Vendor displays and sales shall be considered a principal use of a lot and shall not be permitted as a temporary or accessory use that is set up in a parking area or other area of a property which contains a lawfully established principal use.
B. 
The retail sales area shall be considered to be that of the smallest rectangle, or other regular geometric shape which encompasses all display stands, booths, tables or stalls, plus any adjoining aisles and/or walkways from which consumers can inspect items for sale. The retail sales shall include all indoor and/or outdoor areas as listed above.
C. 
The retail sales area shall be set back at least 50 feet from side and rear property lines and the ultimate street right-of-way. A landscape strip and screen shall be planted within the side and rear yards, and a landscape strip shall be planted surrounding all parking areas. Required landscape strips and screens shall be installed, maintained and contain such materials as required by § 135-299.
D. 
The retail sales areas shall be designed to be handicap accessible in accordance with state and/or federal accessibility regulations.
E. 
Off-street parking shall be provided and designed in accordance with Article XXV. Sufficient loading space shall also be provided and be designed and used in accordance with Article XXV.
F. 
All outdoor display and sales of merchandise shall cease no less than one hour prior to dusk.
G. 
Any exterior amplified public address system shall be arranged and designed so as to prevent objectionable impact on adjoining properties.
H. 
Exterior trash receptacles shall be provided amid any outdoor retail sales area. Such trash receptacles shall be routinely emptied so as to prevent the scattering of litter and debris. All applications shall include a description of a working plan for the cleanup of litter.
I. 
Applicant shall provide sufficient evidence of a potable source of water and approve sewage disposal system. Portable toilets shall not be an acceptable means of sewage disposal.
Vocational schools shall be subject to the following requirements:
A. 
Accessory or subordinate uses for the vocational, mechanical or trade school shall be limited to: cafeterias; concession stands; restaurant, administrative offices; recreational uses; child care facilities; and other similar uses. The cumulative gross floor area for all such accessory uses shall not occupy more than 40% of the cumulative gross floor area of all uses within the building occupied by the school or educational facility.
B. 
All buildings and structures shall be set back at least 50 feet from any adjoining land within a residential district. Front yard setbacks shall comply with the zoning district in which the use is located.
C. 
All access drives that will serve the school shall have direct access to a road that is classified as a collector or arterial roadway as indicated in § 135-301 or on the Township Official Map.
D. 
All means of ingress and/or egress shall be located and designed to accommodate traffic in a safe and efficient manner. Applicant shall provide turning exhibits or other documents to demonstrate that all vehicles intended to use the site can safely access the proposed ingress/egress points for the school.
E. 
Parking and loading areas shall be set back at least 25 feet from any land within a residential district or lot that is available for residential use. When adjacent to a residential district or a lot that is available for residential use, parking and loading areas shall be surrounded by a landscape screen that is installed, maintained and contains such materials as required by § 135-299.
F. 
Passenger dropoff and pick up areas shall be designed so as to prevent traffic congestion on public roads at points of ingress and egress to the school. A common parking area or other means of pull-off shall be provided and be acceptable to the Township for the purpose of passenger dropoff or pickup. Passenger dropoff and pickup areas shall be arranged so that there will be no interference with the interior traffic circulation to other facility parking areas. Passenger dropoff and pickup areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.
G. 
The use and related activities shall not emit noise, glare, vibration, electrical disturbance, electromagnetic interference, dust, smoke, fumes, toxic gas, radiation, heat and/or other perceptible or objectionable nuisances that would impact neighboring properties, or be noticeable at or beyond the property line.
H. 
All lubricants, fuel and/or petroleum products shall be contained within a permitted building, structure and/or containment facility that complies with local, state and federal laws.
I. 
The applicant shall develop, implement and maintain a working plan for the trash disposal, recycling and the clean-up of litter that is a result of the school as a vocational, mechanical or trade use.
[Added 1-6-2014 by Ord. No. 284-2014]
Each rural heritage meeting center shall be subject to the following regulations:
A. 
The lot upon which the rural heritage meeting center is permitted shall remain in active agricultural use, which shall remain the principal use of the lot.
B. 
No more than one rural heritage meeting center shall be permitted on a lot. If adjoining lots are in the same ownership, no more than one rural heritage meeting center shall be established on all of the adjoining lots combined.
C. 
The owner or resident of the farm, or a family member of the owner or resident of the farm, shall be responsible for the overall operations of the rural heritage meeting center.
D. 
The lot on which the use is proposed to be located shall be a minimum of 80 acres in size. If the lot is ever reduced in size below the eighty-acre minimum, all approvals and/or permits issued under this chapter shall immediately and automatically expire.
E. 
A rural heritage meeting center may include the accommodation of overnight guests within one guesthouse with up to four bedrooms (eight guests maximum). Overnight accommodations shall not exceed seven consecutive nights for any one guest.
F. 
A rural heritage meeting center shall rely solely upon foods prepared off site and delivered for scheduled events but shall also permit final preparation of food and related activities in a kitchen area of up to 1,000 square feet.
G. 
The applicant shall provide specific evidence of how the proposed use will be conducted and controlled in a manner that respects the rural/agricultural character of the property and its surroundings under the following categories:
(1) 
Fumes, dust and odors;
(2) 
Noise; loitering and wandering; and
(3) 
Light.
H. 
The use may include the sale of agricultural products grown, harvested or produced on the lot. The use may also include a retail sales area not to exceed 500 square feet within an existing structure for the sale of other products during otherwise scheduled events.
I. 
Buildings to be used as a rural heritage meeting center.
(1) 
A rural heritage meeting center shall use only existing agricultural buildings constructed prior to 1940. No other buildings or additions to buildings may be used as a rural heritage meeting center, except as provided in Subsection I(2) below.
(2) 
The Zoning Hearing Board may, as a special exception, permit additions to an existing building, up to a maximum of 25% of the existing gross floor area, to be constructed to be used as a part of the rural heritage meeting center.
(3) 
The facade of the rural heritage meeting center shall either remain as existed prior to application for an approval under this section or the facade shall be modified in a manner which is consistent with prominent architectural styles for agricultural buildings constructed prior to 1940.
(4) 
The existing building to house the rural heritage meeting center shall be located a minimum of 300 feet from all existing dwelling units other than any dwelling units located within the lot containing the rural heritage meeting center.
J. 
Off-street parking shall be provided in accordance with Article XXV except as modified by this section. The intent of this section is to provide adequate parking facilities while preserving the rural character of the site and minimizing the loss of productive farmland.
(1) 
The following parking surfaces shall be permitted for a rural heritage meeting center use:
(a) 
A compacted stone base or paved all-weather surface existing on the lot prior to application for a rural heritage center meeting use; and
(b) 
A grass parking surface, subject to the grass parking areas being maintained in a manner such that the grass surface area does not become deteriorated to an erodible state and so mud and other debris are not tracked out onto public roadways.
(2) 
No less than 25 of the required off-street parking spaces shall be provided with a compacted stone base or paved all-weather surface. If the required number of off-street parking spaces is less than 25, all of the required off-street parking spaces shall be provided with a compacted stone base or paved all-weather surface. Additional parking spaces are permitted to be constructed with a compacted stone base or paved all-weather surface if there are an insufficient number of spaces available using existing compacted stone base or paved all-weather surfaces. The number of additional parking spaces to be constructed under this section shall be limited to the number required to provide 25 off-street parking spaces with a compacted stone base or paved all-weather surface including existing and newly-constructed spaces.
(3) 
By special exception, the Zoning Hearing Board may permit construction of more off-street parking spaces using a compacted stone base or paved all-weather surface than otherwise permitted under § 135-272I(2), if the applicant demonstrates the proposed parking facilities are designed in a manner to preserve the rural character of the site and minimize the loss of productive farmland.
(4) 
Handicap parking spaces shall be paved in accordance with federal and/or state accessibility regulations.
K. 
The applicant shall demonstrate that appropriate traffic control measures will ensure adequate ingress and egress to the property and the parking facilities designed to avoid undue congestion on adjoining roads. Ingress, egress and parking facilities will be designed and located so as to avoid adverse environmental impacts, including but not limited to the creation of dust, erosion and mud and minimize loss of productive farmland.
L. 
The total number of guests attending a single event or simultaneous events at the rural heritage meeting center shall be limited to 350. Nothing contained herein shall preclude the occurrence of more than one event on a simultaneous basis (including activities constituting an agritourism enterprise), provided that the applicant demonstrates an ability to comply with the requirements for each activity anticipated to occur simultaneously.
M. 
Outdoor events and activities.
(1) 
Outdoor events may be conducted in temporary structures provided that such temporary structures do not remain in place for more than five consecutive days.
(2) 
Tents or other temporary structures shall comply with all setback regulations for principal buildings in § 135-85.
(3) 
All waste, trash and rubbish, tents and temporary structures, and any other displays or exhibits that result from the outdoor event shall be removed from the property within 24 hours after the special event has ended.
(4) 
Outdoor events are permitted as an option for some of the events conducted at the rural heritage meeting center but shall not be the principal venue for events held at the rural heritage meeting center.
N. 
The applicant shall provide evidence that sufficient sanitary sewer facilities will be provided in accordance with all applicable DEP regulations.
O. 
The applicant shall provide evidence of a sufficient supply of potable water to serve the rural heritage meeting center.
P. 
No more than five acres of the lot may include areas associated with the rural heritage meeting center, including, but not limited to, buildings in which guests are admitted, maintenance buildings, parking facilities, areas where temporary structures may be erected, and the curtilage surrounding such areas. Horseback riding trails and walking paths outside of the curtilage shall not be included in this calculation.
[Added 3-16-2015 by Ord. No. 293-2015]
Each health care village shall be subject to the following requirements:
A. 
Permitted uses. A health care village may be either under one roof or in a village setting. The following uses are permitted in a health care village:
(1) 
Nursing homes.
(2) 
Health care outpatient (no overnight stays):
(a) 
Medical diagnostic facility.
(b) 
Outpatient surgery center.
(c) 
Physical rehabilitation center.
(d) 
Alzheimer center.
(e) 
Imaging center.
(f) 
Dialysis center.
(g) 
Alternative medicine (e.g., massage, acupuncture, day spa).
(h) 
Exercise/fitness center.
(i) 
Adult day care.
(j) 
Child day care.
(3) 
Health-care-related offices:
(a) 
Medical office building.
(b) 
Professional building, (e.g., allied health professionals or other professionals).
(c) 
Data center.
(d) 
Administrative support center.
(4) 
Residential uses:
(a) 
Hospice care.
(5) 
Accessory uses to a health care village, which shall be located on the same development tract as the health care village and which, in total, shall not occupy more than 10% of the development tract containing a health care village:
(a) 
Restaurants, excluding drive-through restaurants.
(b) 
Chapel/place of worship.
(c) 
Cultural/community center.
(d) 
Retail sales.
(e) 
Financial institution.
(f) 
Emergency services station/ambulance quarters.
(g) 
Mobile health care units.
(h) 
Deck parking structure.
(6) 
Open space uses to a health care village:
(a) 
Outdoor recreation field and court, walkways, trails and bicycle paths and open green/landscaped spaces.
(b) 
Horticultural therapy garden and greenhouse.
B. 
Composition of uses. The principal and accessory uses of the health care village (other than open space accessory uses) may comprise up to 80% of the gross area of the development tract.
(1) 
Accessory uses to a health care village shall be located on the same development tract as the health care village.
(2) 
Accessory uses to a health care village shall not occupy more than 10% of a development tract containing a health care village.
C. 
Open space. Open space uses as set forth in § 135-273A(6) shall comprise at least 20% of the gross area of the development tract to be developed with a health care village.
D. 
Minimum development tract. The minimum development tract area for a health care village shall be 10 acres.
E. 
Public water and sewer. The health care village development tract shall contain public water and sewer.
F. 
Maximum building coverage. The maximum building coverage for a health care village shall be 40% for the development tract, exclusive of deck parking structures. Parking structures shall not be included in the computation for building coverage. Deck parking structures shall not exceed a height of 45 feet.
G. 
Maximum impervious coverage. The maximum impervious coverage for a health care village development tract shall be 65%.
H. 
Building height. The height requirements for buildings in a health care village in this section shall apply notwithstanding any height requirements in the underlying zoning district.
(1) 
The minimum height for all principal buildings shall be 20 feet.
(2) 
An additional one foot of buffer yard shall be provided for every two feet, or fraction thereof, of increase in height above 45 feet. Buildings devoted to agricultural use shall be exempt from height regulations.
(3) 
The maximum height for any accessory building shall be 15 feet.
I. 
Architectural guidelines. Architectural guidelines for all new development in this zone shall be established and approved as a part of a land development application. The applicant shall submit a set of guidelines, which shall include styles, proportions, massing and detailing of a proposed building. To the greatest extent possible on each site, these features shall incorporate design elements of a commercial village similar to those of the village design option of § 135-353. The architectural guidelines shall include, but not be limited to, provisions to avoid monotony in architectural designs, to establish minimum roof pitches, to address primary building materials, and to address window sizes.
J. 
Buffer yards. A buffer yard that is a minimum width of 50 feet shall be provided in the side and rear yards of the health care village development tract for all new development adjoining a residential district. The buffer yard shall contain a landscape strip and screen. The landscape strip and screen shall be installed, maintained and planted with such materials that comply with § 135-299.
K. 
All health care facilities shall be licensed by the Commonwealth of Pennsylvania.
[Added 1-6-2020 by Ord. No. 320-2020]
A. 
Short-term lodging may take place in a structure that would be a single-family detached dwelling if it were occupied as living quarters for a single housekeeping unit for a period of 30 or more consecutive days or units within a multi-unit building which would meet the definition of "apartment house" if each unit were occupied as living quarters for a single housekeeping unit for a period of 30 or more consecutive days if the entire multi-unit building is owned by the same entity.
B. 
The minimum lot area, lot width, lot depth, setbacks and maximum coverage for a short-term lodging unit in a structure that would be a single-family detached dwelling if it were occupied as living quarters for a single housekeeping unit for a period of 30 or more consecutive days shall be the same as the minimum lot area, lot width, lot depth, setbacks and maximum coverage for a single-family detached dwelling in the applicable zoning district. The minimum lot area, lot width, lot depth, setbacks and maximum lot coverage for a short-term lodging unit within a multi-unit building shall be the same as the minimum lot area, lot width, lot depth, setbacks and maximum coverage for an apartment building in the applicable zoning district.
C. 
Parking shall be provided in accordance with the requirements of Article XXV for dwelling units.
D. 
The length of stay per transient occupant shall not exceed 30 consecutive days.
E. 
The number of transient occupants shall not exceed two per permitted bedroom.
F. 
Events and activities such as, but not limited to, banquets, parties, weddings, meetings, fundraising, commercial activities, and any other gathering of persons other than the authorized transient occupants are prohibited.
G. 
It shall be the responsibility of every owner to display the following information on the premises:
(1) 
The address of the property.
(2) 
Contact information for the property owner.
(3) 
A telephone number to call to register complaints regarding the physical condition of the premises if the property owner is not located within 20 miles of the property.
(4) 
The evenings on which garbage and recycling are to be placed curbside for collection.
H. 
Short-term lodging shall comply with all applicable federal, state and local government laws, rules, ordinances and/or regulations, including, without limitation, other provisions of the Zoning Ordinance which would be applicable to the use of the property as a dwelling unit when not subject to short-term lodging.
I. 
Permit required.
(1) 
The owner of the premises used for short-term lodging shall submit an application each year for a permit to authorize operation of short-term lodging, accompanied by any fee which the Board of Supervisors may establish by resolution. A permit shall be valid for the period of January 1 to December 31. The applicant shall provide sufficient information to demonstrate compliance with this section prior to issuance of the permit. If the Zoning Officer confirms that the application meets such requirements, the Zoning Officer may issue the permit for a one-year period.
(2) 
Operation of short-term lodging without the required annual permit is a violation of this chapter.
J. 
The Zoning Officer and/or Codes Compliance Official may inspect the short-term lodging premises to confirm compliance with this section and other applicable Township ordinances.
K. 
It shall be the duty of every property owner to:
(1) 
Keep and maintain the property in compliance with Chapter 135, Zoning, and Chapter 96, Property Maintenance.
(2) 
Keep and maintain all premises in good and safe condition.
(3) 
Be aware of and act to eliminate disruptive conduct on the premises.
(4) 
Provide trash and recyclable collection and disposal services information and instruct occupants of the method of trash and recyclable collection (e.g., curbside or dumpster and day of pickup).
(5) 
Provide the Township with all required information for a designated contact person when required to do so by this section.
(6) 
Provide at least one fire extinguisher with a minimum UL rating of 2A-10B:C, ABC Dry Chemical to be placed in the kitchen or in close proximity to the kitchen, either under the kitchen sink or on a wall-mount bracket.
(7) 
Install ten-year sealed lithium battery smoke detectors at such locations as required by Chapter 96, Property Maintenance, unless the dwelling unit is provided with an operational hard-wired smoke detection system.
[Added 3-16-2026 by Ord. No. 353-2026]
A. 
Where a planned mixed-use development is proposed the following uses shall be permitted, in addition to all uses already permitted by right, special exception or conditional use in the zoning district where the planned mixed-use development is located. Any use permitted by special exception within the zoning district where the planned mixed-use development is located will not be required to obtain a separate special exception approval when proposed as part of a planned mixed-use development but will instead be approved as part of the special exception approval for the planned mixed-use development upon demonstration by the applicant that such use complies with the specific criteria in Article XXII of this chapter.
(1) 
Industrial uses involving warehousing, manufacturing, processing, packaging, production, wholesaling, storage, distribution or repair, not to exceed 250,000 square feet and not to include manufacturing of any of the following: automobiles, aerospace equipment, cement, chemicals, heavy machinery, steel or railway materials.
(2) 
Apartment houses in accordance with § 135-216.
(3) 
Townhouses in accordance with § 135-262.
(4) 
More than one principal use on a lot, without demonstrating compliance with § 135-295.
B. 
Individual uses may be located in detached and/or attached structures and shall only include those uses that are permitted as of right or by special exception within the district where the mixed-use development is proposed, or pursuant to this § 135-275A.
C. 
Retail stores in excess of 10,000 feet located in a planned mixed-use development shall not be required to demonstrate compliance with the standards set forth in § 135-256 of this chapter.
D. 
All uses within a planned mixed-use development must be connected to and use public water and sewer.
E. 
No more than 15% of the gross area of the development tract may be comprised of residential uses.
F. 
Within a planned mixed-use development, front yard building setbacks along arterial streets shall be reduced to 15 feet and front yard parking setbacks along arterial streets shall be reduced to five feet.
G. 
At the time of application for special exception approval, the applicant shall submit the following:
(1) 
A sketch plan conforming to the requirements of Chapter 119, Subdivision and Land Development. The plan must include the overall design and improvements associated with the planned mixed-use development and identify the location of each type of proposed use, access points, circulation, and off-street parking areas in sufficient detail to enable the Zoning Hearing Board to determine compliance with this chapter.
(2) 
A feasibility report on sewer and water facilities.
(3) 
A traffic impact study conforming to the requirements of Chapter 119, Subdivision and Land Development.
(4) 
A narrative setting forth the proposed uses within the planned mix-use development; the method for maintaining the shared, integrated facilities such as access, circulation, storm water management facilities, shared parking and retaining walls; proposed improvements to address traffic to be generated by the planned mixed-use development; proposed phasing and buildout of the planned mixed-use development, any proposed future subdivision of the development tract; and the form of ownership of the units to be developed.
H. 
The applicant shall provide evidence of how long-term maintenance of infrastructure including, but not limited to, storm water management facilities, access drives and circulation points, and required off-street parking, shall be maintained. The applicant shall use one of the following methods:
(1) 
If all infrastructure other than streets serving a designated fee simple lot is located within the boundaries of that lot, the infrastructure may be maintained by either the lot owner or, if the lot is part of an association, by the association.
(2) 
If all infrastructure other than streets serving an area is separated from all other portions of the planned mixed-use development by streets, the applicant may provide for the maintenance of said infrastructure by an association comprised solely of the land within such designated area, or by a master association of all land within the planned mixed-use development.
(3) 
When infrastructure serves two or more lots or units, the infrastructure must be maintained by an association governing all of the land containing the common infrastructure.
I. 
A special exception for a planned mixed-use development shall be subject to time limits in the Zoning Hearing Board decision, which may be different from the time limits in § 135-383B.