[The following regulations shall qualify or supplement the district regulations appearing elsewhere in this Chapter.]
[Ord. 1983-4, 12/5/1983, § 12.15(a); as amended by Ord. 1986-2, 2/3/1986, § 1; by Ord. 1999-2, 11/1/1999, § 1; by Ord. 2000-1, 5/1/2000 § 1; by Ord. 2001-2, 4/17/2001, § 11; by Ord. 2007-1, 2/5/2007; by Ord. 2011-1, 2/7/2011; by Ord. 2014-1, 10/6/2014; by Ord. No. 2024-02, 4/1/2024; by Ord. No. 2024-06, 10/7/2024]
1. 
Animals and Poultry. In districts where permitted, operations involving the use of buildings and land for farming, nurseries, and green-houses, riding academies, livery, or boarding stables, kennels, stock raising, dairying, and poultry shall be subject to the following safeguards and regulations:
A. 
Buildings in which livestock or poultry are kept shall not hereafter be erected within 100 feet of any lot line.
B. 
Storage of manure odor or dust-producing substances shall not be permitted within 100 feet of any lot line.
C. 
Buildings for kennels, and animal hospitals and private stables shall not hereafter be erected within 75 feet of any lot line and exercise yards shall not be erected within 15 feet of any property line.
D. 
All animal boarding buildings that are not completely enclosed and any outdoor animal pens, stalls, or runways shall be located in the rear yard.
E. 
The applicant shall furnish evidence of an effective means of animal waste disposal, which shall be continuously implemented.
F. 
The selling of produce raised, bred or grown on the premises shall be permitted, provided that all temporary stands or shelters not conforming to Building Code standards [See Chapter 5] used for such sales shall be removed during that period when not in use for the display of, or sale of products.
2. 
Automobile or Gasoline Service Stations or Fuel Storage Facilities. In districts where permitted, service stations and fuel storage facilities shall be subject to the following safeguards and regulations:
A. 
Hereafter, no service station or fuel storage facility shall be located nearer than 300 feet to the lot line of any school, hospital, nursing or convalescent home, or any other place of mass assembly.
B. 
Driveways shall be located as provided in Part 19, "Off-Street Parking," and § 1913, "Motor Vehicle Access."
C. 
All driveways and service areas shall be paved with a surfacing material as approved by the Township.
D. 
Driveway areas and service areas shall be distinguished from sidewalk areas by painted lines.
E. 
Motor vehicles shall not be permitted to be parked or to stand on sidewalks.
F. 
Minimum frontage on an interior lot shall be not less than 125 feet, on a side street not less than 100 feet, and the front street not less than 125 feet.
G. 
Fuel pumps shall be set no less than 20 feet from any street right-of-way line and not less than 50 feet from any residential zone boundary line.
H. 
The ratio of unlicensed and uninspected vehicles to properly licensed and inspected vehicles shall not exceed one unlicensed and/or uninspected vehicle per two licensed and inspected vehicles for a period of more than 48 consecutive hours.
I. 
The facilities referenced in Subsection 2 are exempt from compliance with the International Property Maintenance Code section pertaining to unlicensed and unregistered vehicles.
3. 
Commercial Day Care Facilities.
A. 
An outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard. Additionally, outdoor play areas shall be located and designed so as not to disrupt normal activities of adjoining uses permitted within the district and/or neighborhood. Outdoor play areas shall be completely enclosed by a minimum four-foot high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play areas shall be of a nonharmful type (non-poisonous, non-thorny, non-allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).
B. 
Enrollment shall be defined as the largest number of persons and/or children under day-care supervision at any one time during a seven day period.
C. 
Passenger "drop-off" and "pick-up" areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.
D. 
One off-street parking space shall be provided for each six persons enrolled.
E. 
All commercial day-care facilities shall obtain and maintain proper licenses from the Commonwealth of Pennsylvania.
4. 
Conversion Apartments. In the R-2, C-1, and C-2 Districts, any building existing at the effective date of this Chapter may be converted to a dwelling for more than one family provided that:
A. 
The lot area per family shall conform to the regulations for the district in which located.
B. 
There is no exterior evidence of change in the building except as required by the State or local building or housing codes or other regulations.
C. 
All dwelling units shall have direct means of escape to the exterior at ground level and be equipped with one operable fire detection device. Fire escapes where required, shall be in the rear of the building and shall not be located on any wall facing a street.
D. 
Parking shall be provided in accordance with the provisions of Part 19.
E. 
The building plans for the conversion must be approved by the Pennsylvania Department of Labor and Industry.
F. 
The applicant shall furnish evidence of an approved and functioning means of sewage disposal.
G. 
No permanent sign shall advertise the presence of the apartments; however, a temporary sign less than two feet square in size may be used to advertise rental of unit(s).
H. 
No dwelling unit shall contain less than 350 square feet of habitable floor area and each unit shall require 4,500 square feet of lot area.
5. 
Dry Cleaners, Laundries and Laundromats.
A. 
Public sewer and public water shall be utilized, except for operations that only involve materials pick-up and drop-off.
B. 
All activities shall be conducted within a completely enclosed building.
C. 
During operation or plant cleanup and maintenance, all windows and doors on walls facing adjoining residential zones shall be kept closed.
D. 
Any exhaust ventilation equipment shall be directed away from adjoining residentially-zoned property.
E. 
Self-service laundromats shall require one off-street parking space for each two washing machines; other laundry-related uses shall provide one off-street parking space for each 400 square feet of gross floor area.
6. 
Motels. In districts where permitted, a land development plan shall be prepared and submitted to the Township in accordance with the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] for action by the Planning Commission and Township Supervisors.
A. 
No motels shall have a lot area less than one acre, unless plans and proposals are approved by the Planning Commission.
B. 
Motels shall utilize collective sewers connecting with an approved sewerage disposal system.
C. 
Front, side and rear yards of the motel shall be permanently landscaped and maintained in good condition.
D. 
At least one parking space shall be provided on the premises for each accommodation. Off-street parking and loading spaces for other facilities developed on the motel premises shall be provided as required by Part 19, "Off-Street Parking," hereof.
E. 
Every unit shall be provided with running hot and cold water and separate toilet facilities.
F. 
Motel buildings or parts thereof shall be placed no closer to any lot line than 30 feet.
G. 
The space between motel buildings be not less than 20 feet and the space between the fronts or rears of units shall be not less than 60 feet.
7. 
Public and Private Schools.
A. 
All off-street parking lots shall be set back 25 feet and screened from adjoining property lines.
B. 
All buildings shall be set back at least 100 feet from any adjoining land within a residential zone.
C. 
If education is offered below the college level, an outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a minimum four-foot high fence, and screened from adjoining residentially zoned properties. Any vegetative materials located within the outdoor play area shall be of a nonharmful type (nonpoisonous, nonthorny, nonallergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).
D. 
Enrollment shall be defined as the largest number of students on the site at any one time during a seven-day period.
E. 
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.
8. 
Supplemental information which may be required by the Planning Commission are:
A. 
Extent and area of the property.
B. 
Entrances, exits, driveways, roads, parking areas, and walks.
C. 
Location of structure or structures.
D. 
Plan for water supply.
E. 
Plan for sewage disposal.
F. 
Plan for supply of electricity, gas and other utilities.
G. 
Additional pertinent data as may be required by the Zoning Officer.
9. 
(Reserved)
10. 
Family Farm Support Businesses. The use shall be limited to the A Agricultural District. Light family farm support businesses are permitted by right, and general family farm support businesses require conditional use approval. The applicant shall prove compliance with all of the following additional requirements:
A. 
The primary land use on the lot shall be agricultural, and the lot shall include at least 10 acres, not including the street right-of-way.
B. 
The family farm support business shall be subordinate, accessory and incidental to the principal agricultural use and shall not change or reduce the exterior farm character of the lot.
C. 
A light family farm support business shall only employ permanent legal residents of the lot on which the family farm support business is located and up to two persons who do not reside on the lot. If conditional use approval is granted as a general family farm support business, then up to 10 persons who do not reside on the lot containing the family farm support business may be employed as part of the family farm support business.
D. 
A light family farm support business shall be limited to one of the following uses: agricultural equipment repair; small machine repair; painting, fence installation, plumbing or similar tradesperson headquarters; landscaping or snowplow services; sharpening service; livestock grooming, shearing and/or trimming service; an office; sale and/or service of specialized small agricultural equipment; family-scale food processing, canning and baking; feed, seed or fertilizer sales that do not involve industrial manufacture of fertilizer; storage of registered boats and recreational vehicles; cold storage and mini-warehousing of foods and prepared agricultural products; custom woodworking or wood refinishing; custom welding and metalworking; custom leatherworking; custom blacksmithing; and custom arts and crafts, such as quilts.
E. 
Any use that does not meet the criteria of § 1601, Subsection 1C and D, shall be considered a general family farm support business. To obtain conditional use approval for a general family farm support business, in addition to satisfying the requirements of Part 4, § 421, the applicant shall prove that the proposed use is closely similar in impacts to uses that are permitted by right within the Agricultural District and that the use would not create significant nuisances or hazards.
F. 
The family farm support business shall not include primarily commercial or primarily industrial uses such as industrial-scale feed, fertilizer or grain mills, motor vehicle sales, industrial canneries, rendering plants, stockyards or slaughterhouses for livestock raised off site, or other uses that are likely to generate truck traffic, vehicle traffic, noise, glare, odor or other nuisances typically generated by a principal commercial or industrial use.
G. 
The family farm support business shall be located within an existing farm residence that continues to be a residence, existing accessory buildings, in building additions, or within a maximum of one new building. The Board of Supervisors may impose conditions limiting the total acreage, including all buildings, parking, storage and activity areas, that a general family farm support business may utilize on a lot. Any new building shall be designed to have a residential or agricultural appearance, as viewed from public streets and neighboring properties.
H. 
When the lot is located adjacent to lands within a residential zoning district, no part of the business activity shall be located within 100 feet of the adjacent zoning boundary.
I. 
Any new building used for the family farm support business shall be located not less than 100 feet from any property line and any legal right-of-way line.
J. 
There shall be no outside storage of materials associated with the family farm support business located between the building and the street. Exterior storage of goods and materials shall be permitted, provided that said exterior storage shall be at not less than 300 feet from any adjoining residential use. If an exterior storage area is completely enclosed and screened in accordance with Part 16, General Regulations, it shall be set back not less than 100 feet from any adjoining residential use.
K. 
Any driveway and any turnaround area shall be of sufficient length and width to accommodate anticipated peak traffic and the largest vehicles that will use the site, as well as to accommodate emergency vehicles. A paved area shall be provided adjacent to the public street to reduce tracking of mud onto the public streets.
L. 
The applicant shall submit a plan showing that the site will be able to safely accommodate traffic onto and off of and within the site, including being able to accommodate the largest truck that will use the facility and the largest amount of traffic expected to visit the use at one time. The applicant shall show that there are safe sight distances at entrances to a public street. All driveway intersections, whether existing or proposed, shall conform to the requirements of the Pennsylvania Department of Transportation and the Londonderry Township Code of Ordinances.
M. 
Signs shall meet Part 18 of this chapter.
N. 
The family farm support business shall not result in noise, dust or odor nuisances, beyond what is protected by the Right to Farm Law for actual normal agricultural activities. The family farm support business shall not operate in a manner that generates noise heard beyond the property line or traffic on and off of the lot between the hours of 10:00 p.m. and 6:00 a.m. The family farm support business shall be conducted in a manner which does not allow the accumulation of trash and debris.
O. 
Only one general family farm support business shall be permitted per farm. There is no maximum number of permitted light family farm support businesses per farm. For the purposes of this section, a "farm" shall be defined as one or more adjacent lots in common ownership.
P. 
The family farm support business shall not involve the storage or use of highly hazardous, toxic, radioactive, flammable or explosive substances, other than types typically used in agriculture uses or a household.
Q. 
The applicant shall obtain a zoning permit for a family farm support business in accordance with § 413 of this chapter.
R. 
The land area of the family farm support business shall not be permitted to be subdivided from the farm.
[Ord. 1983-4, 12/5/1983, § 12.15(b); as amended by Ord. 1990-1, 2/5/1990; by Ord. 1998-3, 8/3/1998, § 1; by Ord. 2001-2, 4/17/2001, § 12; by Ord. 2014-1, 10/6/2014; by Ord. No. 2020-03, 7/21/2020; by Ord. No. 2024-02, 4/1/2024]
1. 
Gardening. The tilling of soil, raising of crops, and gardening shall be permitted in any district.
2. 
Home Occupations.
A. 
A home occupation may include, but is not limited to, a professional office of a medical or osteopathic physician, dentist, podiatrist, chiropodist, registered massage therapist, lawyer, engineer, architect, artist, teacher, dressmaker, barbershop, beauty shop, real estate office, home telephone sales, or sale of products not offered on the property such as beauty aids, cosmetics, etc., home crafts, saw sharpening, tax collecting and watch repair.
B. 
A home occupation shall not be interpreted to include a dog kennel, public stable, automobile sales, small engine repair shop, doughnut shop, or any occupation where the principal activity is sales or service offered across the counter.
C. 
The home occupation shall be carried on completely within the dwelling unit or accessory building.
D. 
Not more than two persons other than the occupants of the dwelling unit shall be employed.
E. 
Not more than 1/2 the floor area of a main building shall be devoted to a home occupation.
F. 
There shall be no exterior display or sign except as permitted in the regulations on signs in this chapter, no exterior storage of materials, and no other exterior indication of the home occupation or variation of the residential character of the main building.
G. 
No offensive noise, vibration, smoke or other particulate matter, heat, humidity, glare or other objectionable effects shall be produced.
H. 
Off-street parking spaces should be provided for the home occupation use and should be severed from the parking spaces for the residential use and shall be in accordance with Part 19 of this chapter.
I. 
The exterior appearance of the structure or premises is constructed and maintained as a residential dwelling.
3. 
Outdoor Lighting. All outdoor lighting shall be so arranged and shielded so that no objectionable glare or illumination is cast upon adjoining uses in any district.
A. 
Exterior lighting in all districts provided in accordance with any nonresidential building or use other than agriculture shall be placed no higher than 25 feet above grade and shall be hooded and/or screened so as not to permit the source of illumination to be seen from off the premises. The hours of illumination of such lights, with the exception of security lighting, shall be limited to hours of business operation and shall otherwise be extinguished between 10:00 p.m. and 6:00 a.m. Municipality-owned recreational facilities shall be exempt from these regulations.
B. 
Parking areas shall be lighted to an average of 0.5 footcandle, except that parking areas related to public pumping stations shall not be required to be lighted. Entrances and exists to parking areas shall be lighted to a maximum of two footcandles at any point in the entrance or exitway. Footcandle levels shall be as measured three feet above the surface of the area being lighted.
C. 
All lighting shall be arranged to reflect light away from adjoining properties and public rights-of-way. In general, lighting fixtures shall be shielded to prevent glare on adjoining properties and public rights-of-way. Light spillover onto adjoining properties shall not exceed 0.2 footcandle at any point 10 feet or more beyond the property line of the premises on which the lighting fixtures are located.
D. 
Exterior or interior security lighting of a building or grounds for security purposes shall be color-corrected illumination at 65% or more Color Rendering Index (C.R.I.) and shall not be more than 25 feet above grade. All security lights shall be hooded and/or screened so as not to permit the source of illumination to be seen from off of the premises and shall not cast measurable illumination off of the subject property. Security lighting shall not create a nuisance or intrusion to the privacy of adjacent property owners or the public.
E. 
All lighting existing as of the date of adoption of this section shall comply with the provisions of this § 1602, Subsection 3, within one year of the date of enactment hereof.
4. 
Outdoor Recreation Areas, Private or Semiprivate. Permitted in all districts other than the Agricultural District, with a site development plan submitted to the Londonderry Township Planning Commission and Board of Supervisors.
A. 
Such use shall not be primarily for gain or profit.
B. 
Parking shall be provided in accordance with the provisions of Part 19, "Off-Street Parking," of this chapter.
C. 
Social or fraternal clubrooms or buildings shall be permitted only when incidental to and accessible to the primary uses of the neighborhood.
D. 
A buffer yard of not less than 15 feet nor more than 30 feet in width as determined by the specific use and a screen planting with plants at least six feet in height and not more than three feet apart at the time of installation, providing a continuous visual barrier at installation, shall be provided and approved by the Zoning Officer.
5. 
Public Utility Facilities. Public utility facilities shall be permitted in any district without regard to the use and area regulations; provided, however, that the buildings or structures erected for these utilities shall be subject to the following regulations, except that such regulations shall not apply specifically to buildings or structures related to public pumping stations:
A. 
Front, side and rear yards shall be provided in accordance with the regulations of the district in which the facility is located.
B. 
Height shall be as required by the district regulations.
C. 
Unhoused equipment shall be enclosed with a chain-link fence eight feet in height including the barbed wire topping.
D. 
Housed Equipment. When the equipment is totally enclosed within a building, no fence or screen planting shall be required.
E. 
Screen planting in Residential and RP Districts, the required fence for unhoused equipment shall be surrounded by an evergreen planting as approved by the Planning Commission.
F. 
The external design of the building shall be in conformity with the buildings in the district.
G. 
Access for unhoused equipment. Where vehicular access is across the front yard, the gate shall be constructed of materials that shall provide an unobstructed view of the interior.
H. 
Plans of the facility shall be submitted to the Planning Commission for review and approval.
6. 
Swimming Pools, Private. Private swimming pools shall be a permitted accessory use in any district and shall comply with the following conditions and requirements:
A. 
The pool is intended, and is to be used, solely for the enjoyment of the occupants of the principal use of the property on which it is located.
B. 
It may not be located, including any walks, or paved areas or accessory structures adjacent thereto, closer than 20 feet to any property line of the property on which located.
C. 
A dwelling or an accessory building may be used as part of such enclosure.
D. 
All gates or doors opening through such enclosure shall be equipped with a self-closing, self-latching and locking device for keeping the gate or door securely closed at all times when not in actual use, except that the door of the dwelling which forms a part of the enclosure need not be so equipped.
E. 
The property or the immediate area in which any outdoor pool, capable of containing water, 18 inches or more in depth, shall be completely surrounded by a fence or wall not less than four feet in height, which may be so constructed to have openings, holes or gaps of a size which will not allow the passage of a four-inch-diameter sphere. Horizontal supports shall be adequately spaced so as to not create a ladder effect from the exterior of the fence. Should the wall of the pool be above ground, the height of the required fence or wall may be reduced so that the total height of the wall of the pool and the fence shall be not less than four feet. When located in a required yard, such fence shall not exceed eight feet in height. All swimming pools must be in compliance with this fence requirement on or before January 1, 1991.
7. 
Temporary Construction Trailers. A trailer may be installed on a property during construction of the permanent structure on the property, subject to all applicable laws of the Commonwealth of Pennsylvania, but such trailer must be removed within one month following completion of construction on the property.
8. 
Bed-and-Breakfast Establishments. Within those specific districts in which bed-and-breakfast establishments are expressly permitted, such use is subject to the following criteria:
A. 
No modifications to the external appearance of the building (except those required by any applicable building or zoning code or regulations) which would alter its residential character shall be permitted.
B. 
All floors above or below grade shall have a permanently affixed direct means of escape to the ground level.
C. 
Meals may be offered only to registered overnight guests.
D. 
One off-street parking space shall be provided for each room available for rent in addition to the off-street parking required for the dwelling unit.
E. 
All parking areas shall be set back a minimum of 10 feet from all property lines.
F. 
One outdoor sign, no larger than 12 square feet, shall be permitted.
G. 
The applicant shall furnish evidence that an approved means of sewage disposal and water supply shall be used.
H. 
The applicant shall furnish proof of any required approvals under the Uniform Construction Code.
[Ord. 1983-4, 12/5/1983, § 12.15(c); as amended by Ord. No. 2024-02, 4/1/2024]
1. 
Earth-Sheltered Housing. Earth-sheltered housing shall be permitted in all districts where any other housing is acceptable but shall comply with the following:
A. 
Uniform Construction Code, where applicable.
B. 
Subject to the review of Township Planning Commission and approval of the Board of Supervisors to assure proper use, function and extent of planned building.
2. 
Manufacturing. A land or site development plan shall be prepared and submitted to the Township in accordance with the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] for action by the Planning Commission and Township Supervisors. Supplemental information which may be required is as follows:
A. 
Plot plan.
B. 
Architectural plan.
C. 
Description of operation.
D. 
Engineering plans for water supply and sewage disposal.
E. 
Plans for prevention or control of noise, vibration, glare, fire hazards, air pollution, and traffic.
F. 
Proposed fuel.
G. 
Number of shifts and maximum employment per shift.
H. 
Additional pertinent data as may be required by the Zoning Officer.
3. 
Solar Access. Solar collectors and solar related equipment may be utilized in all districts, but shall comply with the following:
A. 
Building permit to be issued by the Zoning officer, only if sufficient solar energy is available to meet design capacity at the specified location to be installed.
B. 
Subject to the approval of the Zoning Officer, but he shall have privilege to defer to Township Planning Commission and Board of Supervisors for complicated or large systems.
C. 
Utilized for an on-site use only.
D. 
Proposed user to show privately negotiated easement to limit future development and/or provide for trimming or elimination of such vegetation, or expressly waive his right to the solar energy that such future development or growth would obstruct.
4. 
Wind Power; Standards.
A. 
Wind energy conversion systems are generally permitted in all districts.
B. 
The structure supporting the wind rotor unit, including any necessary guideposts and supporting cables, shall be independent of any occupied structure and located a minimum distance of the tower height, plus 10 feet from any occupied dwelling.
C. 
The height of the wind rotor and associated support tower shall be determined by the following setback-height chart:
Minimum Setback Distance From All Property Lines
Maximum Tower and Wind Rotor Height
75 feet — 85 feet
35 feet
96 feet — 95 feet
40 feet
96 feet — 100 feet
45 feet
3101 feet plus
50 feet — 75 feet
3 Note:With allowance of one foot of each additional setback in all directions, the tower height may increase one additional foot with 75 feet as the maximum permitted height.
D. 
All electric lines/utility wires shall be buried underground.
E. 
Any mechanical equipment associated and necessary for the operation, including a building for batteries and storage cells, shall be enclosed with a six-foot fence. The supporting tower shall also be enclosed with a six-foot fence, unless the base of the tower is not climbable for a distance of 12 feet.
F. 
When a building is necessary for storage cells or related mechanical equipment, the building may not exceed 140 square feet in area nor eight feet in height and must be located 75 feet from any property line.
G. 
One windmill/windwheel shall be permitted per property. Request for two or more windmills/windwheels on a property shall be reviewed by the Londonderry Township Planning Commission, approved regulatory agencies and the Londonderry Township Supervisors.
H. 
The resultant energy harnessed from the wind shall be used on the property [on which] it is located and not used as a commercial enterprise. Requests for commercial use shall be reviewed by the Londonderry Township Planning Commission, approved regulatory agencies and the Londonderry Township Supervisors.
I. 
The tower and generating unit shall be kept in good repair and sound condition. Upon abandonment of use, the tower and related structures shall be dismantled and removed from the property within 60 days.
J. 
The applicant shall demonstrate that any noise from the wind generating unit shall not exceed 60 decibels measured at a distance of 75 feet from the unit.
[Ord. 1983-4, 12/5/1983, § 12.15(d); as amended by Ord. 2001-2, 4/17/2001, § 13]
The following uses shall be permitted [as special exceptions] by the Zoning Hearing Board when expressed standards and criteria can be met as provided for in Part 4 of this chapter. In granting a special exception the Board may attach such reasonable conditions and safeguards in addition to those expressed in this chapter as it may deem necessary to implement the purpose of this Chapter.
1. 
Containment of Large Pets and Farm Animals as an Accessory Residential Use. As a special exception in any district, when associated with a single-family residential use, property owners may be permitted to contain farm animals and/or large pets as cited below.
A. 
Such animals are owned by the property owner, or property lessee with written permission of the property owner.
B. 
The location and use of such animals on the property is not for commercial or business purposes. The use and/or consumption of such animals is limited to the inhabitants of the property.
C. 
The ratio of animals to open grazing area shall be as follows:
1 equine (horse) per acre
1 bovine (cattle) per acre
1-3 ovine (sheep) per acre
1-3 caprine (goat) per acre
1-20 fowl or poultry per acre
D. 
The grazing area shall be enclosed with a fence, of suitable construction, to provide for safe and adequate confinement of all animals proposed to be located on the property.
E. 
The required grazing area shall be located within the interior side and/or rear lot areas.
F. 
The storage of manure shall not be permitted within 100 feet of the applicable property lines. The manure storage area must be located within the required grazing area.
2. 
Natural Production Uses. The Zoning Hearing Board may authorize a special exception in I Industrial Districts for the excavation and sale of sand, gravel, clay, shale or other natural mineral deposits, or the quarrying of any kind of rock formation, subject to the performance standards in this chapter and the following conditions:
A. 
When deemed necessary by the Zoning Hearing Board in the case of an open excavation, a safety device such as a wall, fence, earth embankment, or such other means as may be approved by the Board shall be provided.
B. 
No top of the slope or quarry wall shall be nearer than 150 feet to any property line or street line.
C. 
Blasting. Blast standards shall be those of the Commonwealth of Pennsylvania; and, where required by the Township Supervisors, seismograph readings and reports shall be furnished on primary blasts.
D. 
A plan for reclamation of the site shall be submitted for review by the Planning Commission, and such plan shall take into consideration the following:
(1) 
Drainage, prevailing winds, soil erosion, and other problems created by excavation, stripping, quarrying, stockpiles and waste piles, while in production.
(2) 
A grading and reuse plan for the site after completion of production as shall permit the carrying out of the purpose of this chapter.
3. 
Intensive Raising of Livestock and Poultry Use. The Zoning Hearing Board may authorize a special exception in the A Agricultural District for the intensive raising of livestock and poultry, subject to the requirements of this chapter and upon determination that such use is consistent with the regulations in Part 16, § 1620.
[Added by Ord. 2014-1, 10/6/2014]
[Ord. 1983-4, 12/5/1983, § 12.15(e); as amended by Ord. 1990-4, 12/3/1990; and by Ord. 2001-2, 4/17/2001, § 14]
1. 
Dwellings in Industrial Districts. Hereafter, a building shall not be erected or converted in the industrial districts established on the Zoning Map for use as a dwelling unless the dwelling use is incidental to the principal use of the premises.
2. 
The primary living and sleeping quarters of dwelling units shall not be permitted in cellars.
3. 
The following uses are prohibited in all districts throughout the Township:
A. 
The incineration, reduction, transfer or storage of garbage, offal, animals, fish or refuse, unless by the authority of, or under the supervision of, the Township.
B. 
Dumps or dumping of any kind, unless established under the direction and guidelines of the Department of Environmental Resources of the Commonwealth of Pennsylvania.
C. 
Head shops or any other businesses which involve, in whole or in part, the sale, lease, trade, gift, or display for sale of any and all types of drug paraphernalia as defined in Part 3 hereof.
D. 
Any business which has as a substantial or a significant portion of its stock-in-trade, obscene materials as defined in Part 3 hereof.
E. 
Massage parlors in which any of the following are carried on:
(1) 
The treatment of any person, except upon the signed order of a licensed physician, osteopath, chiropractor, registered massage therapist or registered physical therapist, which order shall specifically state the number of treatments. The date and hour of each treatment given and the name of the operator shall be entered on such order by the establishment where treatments are given and shall be subject to inspection by appropriate Township officials. The requirements of this provision shall not apply to treatments given in the residence of a patient, the office of a licensed physician, osteopath, registered massage therapist or registered physical therapist, chiropractor or in a regularly established and licensed hospital or sanitarium.
(2) 
The massage of, or physical contact with, the sexual or genital parts of one person by any other person. Sexual or genital parts shall include the specified anatomical areas, defined in Part 3 hereof.
(3) 
The failure to conceal, with a fully opaque covering, the specified anatomical areas of the body as defined in Part 3 hereof.
(4) 
The entering into of one person with another in Specified Sexual Activities' as defined in Part 3 hereof.
F. 
Any use or activity prohibited by § 5903 of the Pennsylvania Crimes Codes as amended by Pennsylvania Act No. 1977-68 titled, "An Art Amending Title 18 (Crimes and Offenses) of the Pennsylvania Consolidated Statutes, further defining the offense of obscenity, redefining obscene, and further providing for injunctions."
G. 
B.Y.O.B. clubs (bring your own bottle clubs) which involve any operation such as a restaurant, tea room, cafe, club, lodge, fraternal organization, or bar that does not possess a valid Pennsylvania Liquor Control Board license to serve beer, wine or other alcoholic beverages, issued by the Pennsylvania Liquor Control Board, but which permits its customers or members to bring or consume alcohol on its premises; provided that a facility which is rented for a limited period of time, not to exceed 12 hours, by individual(s) or an organization for the purpose of a private party in which alcoholic beverages are carried onto the premises shall not be considered a B.Y.O.B. club, under the terms of this subsection.
[Ord. 1983-4, 12/5/1983, § 12.15(f)]
When in any district established under this Chapter, a use is neither specifically permitted or denied and an application is made by a property owner to the Zoning Officer for such use, the Zoning Officer shall refer the application to the Zoning Hearing Board which shall have the authority to permit the use or deny the use. The use may be permitted if it is similar to and compatible with permitted uses in the district and in no way is in conflict with the general purpose and intent of this Chapter.
[Ord. 1983-4, 12/5/1983, § 12.15(g)]
1. 
The height of any building may exceed the maximum permitted height by one foot for each additional foot by which the width of each yard exceeds the minimum yard regulation for the district in which the building is located, except for those buildings which are controlled by a floor area ratio.
2. 
Height regulations shall not apply to spires, belfries, cupolas, penthouses, or domes not used for human occupancy, nor to chimneys, ventilators, skylights, water tanks, bulkheads, utility poles, or towers, silos, and ornamental or necessary mechanical appurtenances.
3. 
For all residential uses, accessory buildings shall not exceed 14 feet in height.
[Ord. 1983-4, 12/5/1983, § 12.15(h); as amended by Ord. No. 2020-03, 7/21/2020]
The following supplemental area regulations shall apply, except that the requirements of this section shall not apply to public pumping stations:
1. 
Unless the regulations of the district in which they are located require greater lot areas or lot widths, the following regulations shall apply:
A. 
Lots not served by a public sewer system shall be of the dimensions and area necessary to provide for all the requirements for on-site sewage disposal established by the Department of Environmental Resources, Commonwealth of Pennsylvania. Specific lot sizes shall be determined on the basis of percolation tests as required by the Pennsylvania Department of Environmental Resources. Reports on said percolation tests shall be submitted to the Zoning Officer.
2. 
On a lot held in single and separate ownership which does not fulfill the regulations for the minimum area and yard dimensions for the district in which it is located, a building may be erected, altered, and used thereon providing the yard space is not less than the minimum specified herein. See § 1609(3), below.
3. 
The area, width, and depth of lots shall provide adequate open space for off-street loading, unloading, and/or parking space. When necessary, septic tanks and drain fields shall be provided with open space in addition to the open space required for off-street parking, other paved areas, and the area covered by the main building and buildings and structures accessory thereto.
[Ord. 1983-4, 12/5/1983, § 12.15(i); as amended by Ord. 1993-7, 12/6/1993, § 1; by Ord. 1998-7, 12/16/1998, § 5; by Ord. 2001-2, 4/17/2001, §§ 15, 18, 23; by Ord. 2003-3, 12/1/2003; by Ord. No. 2020-03, 7/21/2020; by Ord. No. 2024-01, 4/1/2024; by Ord. No. 2024-02, 4/1/2024]
The following supplemental yard regulations shall apply, except that the requirements of this section shall not apply to public pumping stations:
1. 
Where the street or streets upon which the lot abuts is less than 50 feet in width, the front yard depth and the width of the side yard abutting the street shall be measured from a line parallel to and 25 feet from the center line of the street.
2. 
Where the street or streets upon which the lot abuts is less than 50 feet in width, and front and side yards are not required, the front and side building lines shall be at least 25 feet from the center line of the street.
3. 
Front Yards. (See Sketch Nos. 1, 2 and 4).
A. 
When a vacant lot is situated between two lots, each occupied by a principal building within 25 feet of the side lot line of such vacant lot which extends into the required front yard, the front yard of such vacant lot may be the average depth of the front yards of such two adjacent occupied lots.
B. 
Where a vacant lot adjoins only one lot occupied by a principal building within 25 feet of the common side lot line which extends into the required front yard of such occupied lot, the front yard depth of such vacant lot may be the average depth of the front yard of such adjacent lot and the front yard required for the district in which such vacant lot is located. However, the second vacant lot from the original occupied lot must have at least the minimum front yard depth required in the district.
4. 
Side Yards. (See Sketch Nos. 1, 2, 3, & 4)
A. 
On a corner lot, the side yard abutting the street shall have a width equal to the depth of the front yard required in the district and shall be subject to all front yard requirements of this Chapter.
B. 
On a lot held in single and separate ownership at the effective date of this Chapter, with a lot width less than required for the zone district, only one single-family dwelling may be erected, and side yards shall be provided according to the following requirements:
(1) 
On interior lots with a width of 50 feet or more, two side yards shall be provided as required by the district regulations.
(2) 
On corner lots with a width of 50 feet or more, two side yards shall be provided. The exterior side yard may be reduced by the number of feet by which the lot width is less than the district required, but may not be reduced to less than the required interior side yard. The interior side yard shall be provided as required by the district regulations.
(3) 
On lots less than 50 feet but not less than 27 feet in width, two side yards shall be provided, each equaling 20% of the lot width.
(4) 
On lots less than 27 feet but not less than 20 feet in width, the building shall be 16 feet in width and only one side yard shall be provided, equaling in width the difference between the lot width and 16 feet. One side wall of the building shall be constructed abutting the lot line without openings but shall not be constructed as a party wall.
(5) 
On lots less than 20 feet in width, a building shall be constructed the full width of the lot. Side walls abutting the lot lines shall have no openings and shall not be constructed as party walls. For such dwellings, constructed to a depth of more than two rooms, a court not less than six feet in width shall be provided, abutting the side wall for all rooms beyond the second room.
C. 
A carport, open on three sides, may be erected within one of the side yards when attached to a main building existing at the effective date of this Chapter; provided, the carport shall be not less than eight feet from the side lot line.
5. 
Buffer Yards. (See Sketch No. 4)
A. 
Buffer yards shall be provided wherever nonresidential/nonagricultural uses abut residential districts or residential users regardless of whether the abutting property is developed; and where a residential use adjoins a limited access highway, a buffer yard of not less than 30 feet in width shall be provided along the lot lines, in addition to the yards required for the district in which it is located. Buffer yards of not less than 30 feet in width in addition to the yards required for the district in which it is located, and that include an earthen berm of not less than six feet in height, landscaped in accordance with a plan prepared by a landscape architect registered as such in the Commonwealth of Pennsylvania, shall also be provided along the lot lines whenever residential or mixed use developments of more than 40 units abut residential or agricultural users or residential or agricultural districts, regardless of whether the abutting property is developed.
B. 
Whenever an industrial use abuts a residential use or residential district, an earthen berm of not less than six feet in height shall be provided. Landscaping shall be provided on the earthen berm.
C. 
Any buffer yard shall include a combination of the following: deciduous tree, ground covers, evergreen, shrubs, vines, flowers, rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures, fountains, sidewalk furniture, or other approved materials. Artificial plants, tree and shrubs may not be used to satisfy any requirement for landscaping or buffer plantings. No less than 80% of the required landscape area shall be vegetative in composition, and no outdoor storage shall be permitted within required landscape and buffer areas.
D. 
For each 750 square feet of required area for landscape strips, one shade/ornamental tree shall be provided. For every 300 square feet of interior landscaping required (parking lots), one shade tree shall be provided. If deciduous, these trees shall have a clear trunk at least five feet above the finished grade, if evergreen, these trees shall have a minimum height of six feet. All required landscape strips shall have landscaping materials distributed along the entire length of the lot line abutting the yard.
E. 
Any wall or fence shall not be constructed of corrugated metal, corrugated fiberglass, or sheet metal. Screening shall be arranged so as to block the ground level views between grade, and a height of six feet. Landscape screens must achieve this visual blockage within two years of installation and must be a year around screen.
F. 
Trees and shrubs shall be typical of their species and variety, have normal growth habits, well-developed branches, densely foliated, vigorous, fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.
G. 
Any tree or shrub which dies shall be replaced. All landscaping and screening treatments shall be properly maintained.
H. 
Landscape areas and buffer yards, other than interior side buffer yards, may be crossed by access roads, service drives, and utility easements not more than 50 feet in width, provided that the angle of the center line of the road, drive or easement crosses the lot line and landscape area or buffer yard at not less than 60°.
I. 
If a front yard of 30 feet or more in depth is provided, the buffer yard may coincide with the front 30 feet of the front yard.
J. 
Buffer yards may not be used for parking.
6. 
Projections in Yards.
A. 
Cornices, eaves, gutters, bay windows, or chimneys may project into the minimum front, side, or rear yard of a lot, not more than 24 inches.
B. 
Covered porches, whether enclosed or unenclosed, shall be considered as part of the main building and shall not project into any yard.
7. 
Accessory Buildings. (See Sketch No. 5)
A. 
An accessory building shall not be erected or substantially altered within any front yard. (Except as provided in subsection (C) below.)
B. 
An accessory building may be erected within one of the side yards or within the rear yard provided:
(1) 
Such accessory building shall not extend beyond the front line of the main building.
(2) 
Accessory buildings in R-1 and R-2 Zones (not including swimming pools) shall be limited in size and coverage to 2% of the total lot area, the building setback for the side and rear yard shall be five feet for buildings under 500 square feet and 10 feet for buildings from 500 to 1,000 square feet and 15 feet for buildings over 1,000 square feet.
(3) 
In all other zones the side and rear setbacks shall be five feet for accessory buildings.
(4) 
When an accessory building is erected within the side or rear yard adjacent to a side street on a corner lot, the accessory building shall be not less than the required front yard depth from the exterior side lot line; provided, however, that when the main buildings exist on both the corner lots and the lot abutting the rear of the corner lot, an accessory building may be erected at the average distance from the street line, established by the existing main buildings.
(5) 
Where such side or rear yard is along an alley, the accessory building shall be located not less than five feet from the alley.
C. 
Parcels where the main structure is located 200 feet or more from the front property line may have erected thereon an accessory structure or accessory use 100 feet or more from the front property line.
8. 
Obstruction to Vision.
A. 
Walls, fences, signs, or other structures shall not be erected or altered, and hedges, trees, or other plant material shall not be planted or maintained which may cause danger to traffic on a street or road by obstructing the view.
B. 
On corner lots, no wall, fence, sign or other structure in excess of 3-1/2 feet in height shall be erected or altered, and no hedge or other plant material in excess of 3-1/2 feet in height shall be permitted within 25 feet in any direction of the intersection of the street right-of-way lines.
9. 
Fences and Walls.
A. 
Fences and walls may be erected, altered and maintained within the yards. Any such fence or wall in the front yard of a residential use shall not exceed 3-1/2 feet in height. Any fence or wall in any other yard of any use which may be six feet or more in height shall contain openings therein equal to 50% of the area of that portion of the wall or fence exceeding six feet, with the exception of fences or walls for the containment of animals.
B. 
All yards used for the storage of any material needed for the operation or conduct of a manufacturing or commercial enterprise shall be enclosed by a wall or fence on all sides which face upon a lot in a more restricted zone.
C. 
Fence enclosure of salvage and junkyard premises shall be in accordance with the Township Junkyard Regulations [Chapter 13].
D. 
No fence and wall shall be erected or altered on any property unless and until the owner obtains a zoning fence permit from the Township and, if applicable, complies with building permit requirements pursuant to the Uniform Construction Code.
[Ord. 1983-4, 12/5/1983, § 12.15(j)]
(See Sketch Nos. 3 & 5) Courts shall conform to the following requirements:
1. 
An open space in the form of an inner court or outer court shall be provided in connection with any building in any residential or business district wherever any room therein in which a person or persons live, work, sleep or congregate cannot be adequately lighted and ventilated from the street or yard. Such court shall be adjacent to such room, the windows of which shall open in such court. These requirements shall not be interpreted as applicable to the basement or cellar rooms of single-family residence buildings, nor to other buildings which have adequate provision for light and ventilation according to applicable standards established by the Pennsylvania Department of Environmental Resources, Department of Labor and Industry, or the Department of Public Instruction.
2. 
Outer Court.
A. 
The width of any outer court upon which windows open from a living room, bedroom, or dining room shall not be less than the height of any wall opposite such windows, except as provided in Sketch No. 5 of the Appendix. However, when the depth of such court is less than six feet, the minimum width may be as little as twice the depth.
B. 
The depth of an outer court formed by walls on three sides shall not be greater than 1-1/2 times the width.
3. 
Inner Court.
A. 
The least dimension of an inner court shall be not less than the full height of the walls enclosing such court, but not less than 50.
B. 
An open and unobstructed passageway shall be provided for each inner court. Such passageway shall have sufficient cross-section area and head-room for the passage of fire fighting equipment and shall be continuous from the inner court to a yard or an unobstructed area with access to a street.
[Ord. 1983-4, 12/5/1983, § 12.15(k)]
The minimum habitable floor area of a dwelling unit hereafter erected shall be no less than 650 square feet. In the case of apartment houses, the minimum habitable floor area shall not be less than 350 square feet per apartment, except those apartments designed for and occupied exclusively by one person, which apartments shall each contain not less than 150 square feet of habitable floor area.
[Ord. 1983-4, 12/5/1983, § 12.15(1)]
The area, width, or depth of any lot shall not be reduced by subdivision, sale, or development so that the lot width, lot area, lot area per dwelling unit, courts and yards, or other open spaces are smaller, or so that the coverage is greater than prescribed herein.
[Ord. 1983-4, 12/5/1983; as added by Ord. 1992-3, 10/5/1992, § 11]
1. 
Flag lots may be considered for use in the A, R-1, R-2 and MH-4 districts and only in the following situations:
A. 
To provide access to lands restricted by environmental features such as steep slopes, streams, floodplains and wetlands.
B. 
To provide development of interior lands which resulted by poor platting.
C. 
To provide for in-fill development where previous subdivisions utilized the majority of available road frontage.
2. 
Flag lots will not be approved for use in the following situations:
A. 
When further subdivision will be limited by their creation or when a similar pattern for further subdivision of the remaining lands is created.
B. 
When a poor relationship between driveways, access drives and street intersections is established.
C. 
When lengthy drives with more than one angle of deflection is created.
3. 
If it appears that the development trend is toward the use of flag lots, a sketch plan of the remaining lands may be required.
4. 
The flagpole, stem or handle portion of the flag lot shall not be used toward meeting the minimum lot area requirement.
5. 
The required front yard setback should be measured along the interior lot line where the handle of the flag lot terminates.
[Ord. 1983-4, 12/5/1983; as added by Ord. 1995-4, 11/6/1995, § 3]
1. 
All processing must be contained within an enclosed structure.
2. 
No waste products shall be stored outside the structure used for slaughtering.
3. 
All waste products must be properly disposed of daily.
4. 
Any structure utilized for slaughtering must be situated no less than 200 feet from any right-of-way or property line.
5. 
Where such use abuts on adjacent residential district or residential use, a buffer planting screen shall be provided in accordance with § 1609(5).
6. 
Any structure utilized for slaughtering purposes must be situated not less than 300 feet from any residential use.
7. 
Slaughtering shall not be permitted within any residential structure.
8. 
Slaughtering shall comply with all prevailing State and Federal regulations.
9. 
Parking shall be provided onsite. One space shall be provided for each employee of the slaughter house and one space/300 feet of gross floor area devoted to service utilities shall be provided.
10. 
Water facilities must be available to the structure where the use will occur.
[Ord. 1983-4, 12/5/1983; as added by Ord. 1998-1, 4/15/1998, § I; as amended by Ord. 2001-2, 4/17/2001, §§ 25-27]
1. 
Purpose. In recognition of the quasi-public nature of personal service facilities, the purpose of this Section is as follows:
A. 
To accommodate the need for personal wireless service antennas while regulating their location and number in the Township.
B. 
To minimize adverse visual impact and effects of personal support structures through proper design, siting and vegetative screening.
C. 
To avoid potential damage to adjacent properties from antenna support structure failure and falling ice or debris, through engineering and proper siting of antenna support structures.
D. 
To encourage the joint use of any new and existing antenna support structures to reduce the number of such structures needed in the future.
E. 
To ensure that the location and number of personal wireless facilities are in the best interests of the health, safety, welfare and morals of the residents of the Township.
F. 
To minimize any adverse effects of location and design of personal wireless facilities on residential property values.
2. 
Definitions. The following words and phrases when used in this Chapter shall have the meaning given to them in this subsection unless the content clearly indicates otherwise:
ALTERNATIVE TOWER STRUCTURE
Man-made trees, clock towers, tall steeples, light poles and similar alternative design mounting structures that camouflage or conceal the presence of antennas on towers.
ANTENNA
Any structure or device used to collect or radiate electromagnetic waves, including both directional antennas (such as panels) and omnidirectional antennas (such as whips) but not including satellite earth stations.
ANTENNA HEIGHT
The vertical distance measured from the base of the antenna support structure at grade to the highest point of the structure. If the support structure is on a sloped grade, then the average between the highest and lowest grades shall be used in calculating the antenna height.
ANTENNA SUPPORT STRUCTURE
Any pole, telescoping mast, tower, tripod or any other structure which supports a device used in the transmitting or receiving of radio frequency energy.
COMMERCIAL MOBILE SERVICE
Any mobile service (as defined in § 153 of the Federal Communications Act of 1934, as amended) that is provided for profit and makes service available (2) to the public, or (2) to such classes of eligible users as to be effectively available to a substantial portion of the public. It includes, but is not limited to, personal communications services (PCS), cellular radiotelephone service and paging.
COMMON CARRIER
Any person engaged as a common carrier for hire, in interstate or foreign communications by wire or radio, or in interstate or foreign radio transmission of energy, but a person engaged in radio broadcasting shall not, insofar as such person is so engaged, be deemed a common carrier.
EXCHANGE ACCESS
The offering of access to telephone exchange services or facilities for the purpose of the originator or terminator of telephone toll services.
PERSONAL WIRELESS SERVICE
Commercial mobile services, unlicensed wireless services and common carrier wireless exchange access services.
PERSONAL WIRELESS SERVICE FACILITIES
Facilities for the provision of personal wireless services.
PERSON WIRELESS SERVICES SITE
A tract of parcel of land that contains a personal wireless service antennae as the principal use, its support structure, accessory building(s), parking and may include other uses and equipment ancillary to telecommunication transmission or processing.
UNLICENSED WIRELESS SERVICE
The offering of telecommunication services using duly authorized devices which do not require individual licenses, but does not mean the provision of direct exchange satellite services.
3. 
Use Regulations.
A. 
A personal wireless service facility with antenna and assorted equipment that is attached to a preexisting personal wireless service facility, smoke stack, water tower or any other structure is permitted in all zoning districts. The height of any antenna shall not exceed the height of the existing structure by more than 25 feet. If the antenna is to be mounted on a preexisting structure, a full site plan shall be required.
B. 
A personal wireless service facility with antenna that is either not mounted on any existing structure or is more than 25 feet higher than the structure on which is mounted is permitted in all zoning districts as a conditional use. The Board of Supervisors may grant a conditional use after review of the Planning Commission and a public hearing before the Board of Supervisors. The applicant must establish the following:
(1) 
That there is not suitable space on existing personal wireless service facilities or other personal wireless service facility sites or on other sufficient tall structure where the intended personal wireless service facility can be accommodated and function as required by its construction permit or license without unreasonable modification.
(2) 
Presenting technological evidence that the personal wireless facility must go where it is proposed in order to satisfy its function in the grid system and the providing of the quality of service required by law.
(3) 
If the applicant proposes to build a tower (as opposed to mounting the antenna on an existing structure), said applicant is required to demonstrate that they contacted the owners of all structures within a one mile radius of the site proposed, asked for permission to install the antenna on those structures and was denied for reasons other than economic ones. This would include smokestacks, water towers, tall buildings, antenna support structures of other telecommunications companies, other communication towers (fire, police, etc.), and other tall structures. The Board of Supervisors may deny any application to construct a new tower if the applicant has not made a good faith effort to mount the antenna on an existing structure.
(4) 
A full site plan which shall include:
(a) 
Written authorization from the property owner of the proposed tower sites.
(b) 
A site plan:
1) 
Drawn to scale.
2) 
Showing the property boundaries.
3) 
Showing any tower guy wire anchors and other apparatus.
4) 
Existing and proposed structures.
5) 
Scaled elevation view.
6) 
Access road(s) location and surface material.
7) 
Parking area.
8) 
Fences.
9) 
Location and content of (any or warning) signs.
10) 
Exterior lighting specifications.
11) 
Landscaping plan.
12) 
Land elevation contours.
13) 
Existing land uses surrounding the site.
14) 
Proposed transmission building and/or other accessory uses with details.
15) 
Elevations.
16) 
Proposed use.
(c) 
A written report including:
1) 
Information describing the tower height and design.
2) 
A cross-section of the structure.
3) 
Engineering specifications detailing construction of tower, base and guy wire anchorage.
4) 
Information describing the proposed painting and lighting schemes.
5) 
Information describing the tower's capacity, including the number and type of antennas that it can accommodate.
6) 
Radio frequency coverage including scatter plot analysis and the input parameters for the scatter plot analysis.
7) 
All tower structure information to be certified by a licensed P.E.
8) 
Wireless telecommunications data to be certified by an appropriate wireless telecommunications professional.
9) 
Information discussing unavailability of other sites for one or more of the following reasons:
a) 
Refusal by current tower owner.
b) 
Topographic limitations.
c) 
Adjacent impediments blocking transmission.
d) 
Site limitations to tower construction.
e) 
Technical limitations of the system.
f) 
Equipment exceeds structural capacity of facility or tower.
g) 
No space on existing facility or tower.
h) 
Other limiting factors rendering existing facilities or towers unusable.
i) 
An updated appraisal report for sites requested in residential areas.
j) 
An update of capacity on an existing tower.
(d) 
All other uses ancillary to the antenna and associated equipment (including a business office, maintenance depot., vehicle storage, etc. . . . are prohibited from the telecommunication site unless otherwise permitted in the zoning district in which the telecommunication site is located.
4. 
Standards of Approval of All Telecommunication Antennas.
A. 
Antenna Height. The applicant shall demonstrate that the antenna is the minimum height required to function satisfactorily. No antenna that is taller than this minimum height shall be approved.
B. 
Setbacks From Base of Antenna Support Structure. If a new antenna support structure is constructed (as opposed to mounting the antenna on an existing structure), the minimum distance between the base of the support structure and any property line or right-of-way line shall be the largest of the following:
(1) 
Fifty percent of antenna height in all zone except residential zone where the setback shall be 100% of antenna height.
(2) 
The minimum front yard setback in the underlying zoning district.
(3) 
Forty feet.
C. 
The location of guide wire anchors shall meet the applicable setback requirements of this Chapter.
D. 
Antenna Support Structure Safety. The applicant shall demonstrate that the proposed antenna and support structure are safe and the surrounding areas will not be negatively affected by support structure failure, falling ice or other debris. The applicant shall also demonstrate compliance with guidelines recommended by the American National Standard Institute (ANSI) (ANSI/IEEEC95-1-1992) and that all support structures shall be fitted with anti-climbing devices, as approved by the manufacturers.
E. 
Fencing. A fence shall be required around the antenna support structure, accessory building(s) and other equipment unless the antenna is mounted on an existing structure. The fence shall be a minimum of six feet in height and a maximum of eight feet in height, shall completely enclose the antenna, support structure, and related facilities, shall not contain openings greater than nine square inches and shall contain, at all entrances, gates which shall be locked except during such times as the site is manned by authorized operations or maintenance personnel.
F. 
Landscaping. The following landscaping shall be required to screen as much of the support structure as possible, the fence surrounding the support structure and any other ground level features (such as a building), and in general soften the appearance of the personal wireless service facility site. The Township may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping if they achieve the same degree of screening as the required landscaping. If the antenna is mounted on an existing structure and other equipment is housed inside an existing structure, landscaping shall not be required.
(1) 
An evergreen screen shall be required to surround the site. The screen can be either a hedge (planted three feet on center maximum) or a row of evergreen trees (planted 10 feet on center maximum). The evergreen screen shall be a minimum height of six feet at planting and shall grow to a minimum of 15 feet at maturity.
(2) 
In addition, existing vegetation on and around the site shall be preserved to the greatest extent possible.
G. 
In order to reduce the number of antenna support structures in the community in the future, the proposed support structure shall be required to accommodate at least three other users, including other personal wireless service companies, and local police, fire and ambulance companies.
H. 
The applicant company must demonstrate that it is licensed by the Federal Communications Commission, and shall demonstrate that electromagnetic fields and radio frequency interferences comply with Federal Communications Commission regulations concerning such emissions.
I. 
Required Parking. If the personal wireless service site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.
J. 
Antenna support structures under 200 feet in height shall be painted silver or have a galvanized finish retained, in order to reduce the visual impact. Support structures may be painted green up to the height of nearby trees. Support structures 200 feet in height or taller shall meet all Federal Aviation Administration (FAA) regulations. No antenna support structure shall be artificially lighted except when required by the FAA.
K. 
Personal wireless service facilities shall result in a minimal visual impact for those residents in the immediate area and for those in the larger community who view these facilities from a distance.
(1) 
Minimal visual impact shall include:
(a) 
A uni directional facility which is surrounded by vegetation or land form that screens the tower(s) from view on the nonbroadcast side and screens accompanying structure(s).
(b) 
A facility where all broadcast equipment is contained within a building, the size, character and location of which is permitted by the underlying zone district.
(c) 
A facility that is located down-slope from the top of a ridgeline so that from key public viewpoints, a minority of the height of the tower is viewed against the sky.
(2) 
For facilities located in highly developed portions of the Township, buildings may be used to accomplish the screening noted above.
(3) 
It is acknowledged that large, multi-use towers located within major use transmission areas cannot be effectively screened. In order to minimize the visual impact, such new facilities should be located in close proximity to other comparable structures. Accompanying buildings, groundmounted antennas, and other equipment and structures shall be subject to screening recommendations.
(4) 
The visual impact of the personal wireless service facilities shall be compatible with the aesthetic character of the surrounding area.
(5) 
FAA requirements for coloring and lighting of towers shall be considered in looking at visual impact.
(6) 
If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment shall be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.
L. 
The advance effect, if any, of personal wireless service facilities location and design on residential property value shall be minimized.
M. 
In all districts, personal wireless service facilities shall not be located within one mile from any existing personal wireless service facility.
N. 
Any tower that is no longer in use for its original communications purpose shall be removed at the owner's and/or property owner's expense. The owner shall provide the Township with a copy of the notice to the FCC of intent to cease operations and shall be given 90 days from the date of ceasing operations to remove the obsolete tower and accessory structures. In the case of multiple operators sharing use of a single tower, this provision shall not become effective until all users cease operations. The equipment on the ground is not to be removed, however, until the tower structure has first been dismantled and removed.
[Ord. 2001-2, 4/17/2001, § 16]
No dumpsters shall be allowed in single-family residential uses. In multifamily, commercial, industrial and all other uses, dumpsters must be screened on three sides and must be located at a safe, accessible spot.
[Ord. 2001-2, 4/17/2001, § 22]
Such activities may be permitted based on the following conditions:
A. 
Such sales are limited to three per year per dwelling unit.
B. 
All activities are conducted in such a manner that no hazards, nuisances, or traffic-safety problems are created.
C. 
The duration of such sales shall not exceed two consecutive days.
D. 
Permits to conduct such activities shall be issued by the Township Zoning Officer.
[Added by Ord. 2014-1, 10/6/2014]
One temporary roadside produce stand for the sale of agricultural commodities to the public shall be allowed on a farm, which shall be subject to the following requirements:
1. 
The temporary roadside produce stand shall be limited to direct retail sales of agricultural products and baked goods produced from agricultural products upon property owned and/or operated by the operator of the stand. A minimum of 30% of all the products sold shall have been raised or produced by the operator of the stand, his/her relatives and/or by other farms within Londonderry Township. Such direct sale shall be authorized without regard to the 30% limitation under circumstances of crop failure due to reasons beyond the control of the landowner.
2. 
Any temporary roadside produce stand shall not exceed one story in height and 500 square feet in area.
3. 
The temporary roadside produce stand shall be located no closer than 10 feet from the street right-of-way line and no closer than 50 feet from any other property line.
4. 
All temporary stands or structures shall be dismantled and removed from the property at the end of the growing season.
5. 
Off-street parking shall be provided in accordance with Part 19.
6. 
The Zoning Officer may require the owner of the roadside produce stand to provide written evidence that there is sufficient available safe stopping sight distance for any existing or proposed access or driveway that is to be used by the roadside produce stand.
[Added by Ord. 2014-1, 10/6/2014]
One permanent accessory building or structure for the sale of agricultural commodities to the public shall be permitted per farm, which shall be subject to the following requirements:
1. 
Sales shall be limited to direct retail sales of agricultural products and baked goods produced from agricultural products upon property owned and/or operated by the operator of the stand. A minimum of 30% of all the products sold shall have been raised or produced by the operator of the stand, his/her relatives and/or by other farms within Londonderry Township. Such direct sale shall be authorized without regard to the 30% limitation under circumstances of crop failure due to reasons beyond the control of the landowner.
2. 
The accessory building or structure shall have a maximum floor area of 1,500 square feet, comply with the Uniform Construction Code, and shall not be located on or displace more than 1/2 acre of prime agricultural soil.
3. 
The building or structure shall meet setback requirements for accessory structures.
4. 
Off-street parking shall be provided in accordance with Part 19 and shall not be located on prime agricultural soils.
[Added by Ord. 2014-1, 10/6/2014]
1. 
This § 1620 shall apply to a use with a new or expanded building used to house animals that is placed or constructed after the effective date of this section.
2. 
A new or expanded building used for intensive raising of livestock and/or poultry shall not be located within the following, whichever is more restrictive:
A. 
Two hundred feet of any residential district boundary; and
B. 
One hundred feet from a dwelling unit on an adjacent property that is not in common ownership and that existed prior to the enactment of this section.
3. 
Minimum Lot Area. A minimum lot area of 10 acres shall apply, except a minimum lot area of 40 acres if the use will have more than five animal equivalent units per acre on the average.
4. 
As a special exception use, the Zoning Hearing Board may approve a smaller setback for the expansion of facilities that existed prior to the adoption of this section where the applicant proves that there is no reasonable and feasible alternative and where the applicant proves that the lesser distance would not be detrimental to public health or safety or create significant hazards or nuisances.
5. 
An adjacent property owner may also waive his/her rights to an increased setback by providing a signed and notarized written letter to the Zoning Officer. Such waiver shall be automatically binding upon future owners of the property.
6. 
The applicant should describe, in writing or on site plans, methods that will be used to address water pollution and insect and odor nuisances. The applicant should provide a written comparison of proposed methods of controlling insect and odor nuisances and avoiding water pollution to applicable sections of the Pennsylvania Soil and Water Conservation Technical Guide as published by the United States Department of Agriculture and the State Department of Environmental Protection's Manure Management Manual for Environmental Protection, or their successor publications. The applicant may provide a cross-reference to certain sections of such manuals or other written industry standards to describe the methods that will be used.
7. 
The location of the facility is requested to consider prevailing wind patterns as they may affect the nearest existing dwellings.
8. 
For a new or expanded raising of livestock or poultry use, evidence shall be provided by the operator/applicant to the Township to show that there will be compliance with procedures and requirements of the State Nutrient Management Act and accompanying state regulations, if applicable.
9. 
For manure storage facilities that are specifically required to have a setback from lot lines under the state nutrient management regulations, that state setback shall apply. For any other manure storage facilities, a one-hundred-foot minimum setback should apply from all lot lines.