[Ord. 2-80, 11/17/1980, § 200]
The purpose of the Agricultural Residential District is to provide
for development of the broadest possible range of compatible uses
in an orderly manner: (1) Allowing more intensive development and
high population densities in those areas where public services are
or will be most readily available; and (2) restricting development
in those areas which, due to natural conditions, present a direct
threat to the health and safety of persons and property.
[Ord. 2-80, 11/17/1980, § 201]
For the purposes of this chapter, the land area within Richmond
Township, Tioga County, Pennsylvania, is divided into an Agricultural
Residential (AR), Commercial (C-1), and Manufacturing (M-1) uses.
[Ord. 2-80, 11/17/1980, § 202; as amended by Ord.
3-81, 12/7/1981, § 1]
A lot or parcel may be used and a building or structure may
be erected and used for any of the following purposes:
1. Principal Uses.
A. Single-family detached dwellings including individual mobile homes;
providing, mobile homes are placed on a concrete pad or permanent
foundation wall and skirted and has minimal landscaping conforming
to nearby residences.
C. Parks, playgrounds and other recreational uses.
[Amended by Ord. 01-2018, 2/6/2018]
D. Educational and religious uses.
E. Municipal and civic buildings, libraries, museums, fire and police
stations.
F. Private clubs, lodges, recreational buildings or properties, but
not including fraternities or sororities.
G. Home occupations and professional offices as a subsidiary and subordinate
use to residential units.
H. Mobile home parks subject to the Richmond Township Mobile Home Park Ordinance [Chapter
14].
I. Stables for boarding horses, horseback riding academies, horseback
riding areas, horse trail riding facilities, and livery stables.
[Added by Ord. 01-2018, 2/6/2018]
J. As a
conditional use: gas wells, including unconventional gas wells, oil
wells, and water wells, not for residential or agricultural use.
[Added by Ord. No. 01-2020, 3/3/2020]
2. Minimum Lot Requirements. [See Part 10]
[Ord. 2-80 11/17/1980, § 203; as amended by
Ord. 3-81, 12/7/1981, § 2; by Ord. 2-84, 11/5/1984, § 100;
by Ord. 1-87, 8/3/1987; by Res. 2-87, 3/2/1987; by Res. 3-88, 3/7/1988;
by Ord. 1-92, 5/5/1992, §§ 1, 3; by Ord. 4-92, 5/5/1992;
by Ord. 4-98, 4/7/1998; by Ord. 5-98, 7/7/1998; by Ord. 8-98, 10/6/1998;
by Ord. 2-99, 6/14/1999, § 1; by Ord. 1B-05, 11/1/2005;
by Ord. 3-09, 12/1/2009, § 2; by Ord. 1-11, 3/1/2011, § 3;
by Ord. 2-11, 4/5/2011; and by Ord. 1A-12, 2/7/2012]
1. Boundaries of Commercial Zone.
A. The Commercial Zones are as follows:
(1)
All lands 500 feet from the center of West Roosevelt Highway
(SR-0006) from Mansfield Borough to Charlestown Township, including:
(a)
All lands between West Roosevelt Highway and Richmond Township
Hollow Road (T-491); and,
(b)
All lands between West Roosevelt Highway and Richmond Township
Cooper Road (T-499).
(2)
All lands 500 feet from the center of East Roosevelt Highway
(SR-0006) from Mansfield Borough to Sullivan Township.
(3)
All lands bounded on the North by Canoe Camp Creek, on the South
by SR 6015 (I-99) on the West by the Tioga River, on the East by a
point 200 feet East of the center line of South Main Street (SR 0015)
and parallel South 1,500 feet then continuing South to a point 1,050
feet East of the center line of South Main Street (SR 0015).
(4)
All lands 500 feet from the center of the Harold B. Strait Memorial
Highway (Mansfield Bypass) (SR-6015) from Spence Road to Tioga River.
(5)
All lands 500 feet from the center of Valley Road (T-498) starting
at a point 1,950 west of the intersection of East Mulberry Hill Road
(T732) and Valley Road (T-498) and continuing west for 1,500 feet.
(6)
All lands 500 feet from the center of Lambs Creek Road (SR-1001)
from Mann Creek Heights Road (T-542) to the entrance of the Lambs
Creek Recreation Area.
(7)
All lands bounded by the North Mansfield Borough line, the Harold
B. Strait Memorial Highway (Mansfield Bypass) (SR-6015) and the Tioga
River.
(8)
All lands bounded on the south by Canoe Camp Creek and Westgate
Road (T-770), on the west by the Tioga River, on the north by Mansfield
Borough, on the east from a point on the Mansfield Borough line 500
feet east of the center of South Main Street (SR-0015) continuing
south, parallel to South Main Street (SR-0015) to a point 500 feet
south of the south side of Kable Acres Subdivision, then east, parallel
to Kable Acres to a point at the southeast corner of Kable Acres,
then to a point on Westgate Road (T-770) 660 feet east of the intersection
of Canoe Camp Creek Road (SR-2027) and Westgate Road (T-770).
(9)
The Commercial District is extended to involve lands owned by
the Trask Family. The Commercial District is amended so that the north
line of the Commercial District will be located 50 feet south of the
south line of the Kable Acres Development.
(10)
The Commercial District is extended to include an area located
southeast of the intersection of Westgate Road and Canoe Camp Creek
Road, extending from the current commercial line located on the north
side of Westgate Road approximately 90 feet south, then west to Canoe
Camp Creek, then following Canoe Camp Creek north to the current commercial
line.
(11)
All lands owned by Canoe Camp Development, LLC, containing 15.7
acres, more or less, and being identified as Tioga County Tax Parcel
29-09.00-064B-28.
C. C-1 includes all AR uses.
2. Principal Permitted Uses.
[Amended by Ord. 01-2018, 2/6/2018; and by Ord. No. 01-2022, 5/3/2022]
Animal hospitals and veterinary clinics
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Arenas for public viewing of events i.e., sports, music concerts,
horse shows, bull riding, etc.
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Automobile service stations, including minor repairs only
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Automobile, motorcycle and trailer sales
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Bakeries, retail. Banks and other financial institutions
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Barbershops and beauty parlors
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Billiard parlors
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Book and stationery stores
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Carwash facilities
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Cigar stores
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Clothing and clothing accessory shops
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Drugstores
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Dry-cleaning and clothes-pressing establishments; provided no
flammable cleaning agents are used
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Dry goods and variety stores
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Eating places and drinking places
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Eating places, with or without drive up service
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Electric substations (including transformers, switches and auxiliary
apparatus)
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Electricians
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Fire and police stations
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Florists
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Food stores
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Furniture stores
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Hardware stores
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Hotels and motels
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Household appliance stores
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Interior decorating shops
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Kennels for the boarding of dogs
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Laundries, hand or automatic self-service
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Locksmiths
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Music, radio and television stores with no loudspeakers broadcasting
on to street
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Newsstands
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Offices; business, professional and governmental
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Paint stores
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Parking lots and garages
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Pet shops
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Photographic equipment and supply stores and photo-developing
and printing establishments
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Photographic studios
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Plumbers
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Post office
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Repair shops, including musical instruments, radio, television
and household appliances, typewriters and umbrellas
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Social halls, lodges, clubs
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Sporting and athletic goods stores
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Storage and warehousing facilities
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Tailors and furriers, custom
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Theaters
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Upholsterers
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Urgent care facilities
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Variety shops
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Water and sewer pumping stations serving a local area
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3. Accessory Uses.
Private parking and loading
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Signs as regulated in § 27-306
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Other accessory uses customarily appurtenant to a permitted
use
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[Ord. 2-80, 11/17/1980, § 204; as amended by Ord.
3-81, 12/7/1981; by Ord. 2-84, 11/5/1984, § 200; and by
Ord. 1B-05, 11/1/2005]
1. Boundaries of I-1 Zone.
A. Bounded on the north by Mansfield Borough; on the south by Spencer
Road; on the east by the Tioga River; and on the west by the Harold
B. Strait Memorial Highway (Mansfield Bypass) (SR 6015).
B. Bounded on the north by SR 6015; on the south by Covington Township;
on the east by SR 6015 (I99) to Covington Township; and on the west
by the Tioga River.
2. Principal Permitted Uses.
[Amended by Ord. 01-2018, 2/6/2018]
All C-1 and AR permitted uses
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Automobile, motorcycle and trailer sales
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Automobile, truck trailer and motorcycle repairs, including
major repairs
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Automobile laundries
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Adult entertainment - with no advertisement visible from the
highway or adjacent property
|
Building material yards, roofing
|
Carpentry, including custom woodworking and custom furniture
making
|
Carpet and rug cleaning
|
Dry cleaning and dyeing
|
Electrical, glazing, heating, painting, paperhanging, roofing
and ventilating contractors
|
Fuel, ice, oil, coal and wood, open or enclosed
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Household and office equipment and machinery repairs
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Kennels and pounds
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Kennels; provided no such use shall be located closer to any
"R" District boundary line than 300 feet
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Laundries
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Linen, towel and diaper service suppliers
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Machinery rental and sales
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Mirror silvering and glass cutting
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Monument works, open or enclosed
|
Movies, motels, miniature golf courses, trampoline centers and
similar uses
|
Nurseries and greenhouses
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Packing and crating
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Sign painting
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Silver plating and repair, custom only
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Tool, die and pattern making, other similar small machine shops
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Trade and other similar schools
|
Trucking terminals and motor freight stations
|
Wholesale office and showrooms, including storage
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Manufacturing, limited to the following processes and products:
|
|
Advertising displays
|
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Automobile and metal appliance manufacturing and assembly, structural
steel fabricating shops, machine shops, forges and foundries
|
|
Awnings, Venetian blinds and window shades
|
|
Bakeries, brick or pottery manufacturing
|
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Books, hand-binding and tooling
|
|
Electric and electronic instruments and devices, such as television,
radio and phonograph equipment
|
|
Food products, pharmaceuticals and the like, but not including
production of fish or meat products, sauerkraut, vinegar or the like,
or the rendering or refining of fats and oils
|
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Hand-weaving and tapestries
|
|
Medical, dental and drafting instruments
|
|
Novelty products from the following: bone, canvas, cork, feathers,
felt, fur, glass, hair, horn, plastics and shells
|
|
Optical goods and equipment, watches, clocks, and other similar
precision instruments
|
|
Printing and newspaper publishing, including engraving and photoengraving
|
|
Soldering and welding shops
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Stone or monument works
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Manufacturing, assembly or packing of products from previously
prepared materials, such as cloth, plastic, paper, leather, precious
or semi-precious metals or stone
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Outdoor skating rinks
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Public and institutional uses
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Radio-television transmission or receiving towers and facilities
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Railroad yards and freight stations
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[Ord. 2-80, 11/17/1980, § 206; as amended by Ord.
3-81, 12/7/1981, §§ 5 & 6; by Ord. 4-95, 9/5/1995;
and by Ord. 1-11, 3/1/2011, § 1]
The following uses are permitted as special exceptions upon
approval by the Zoning Hearing Board, subject to the regulations and
procedures of this chapter.
1. Principal Uses.
A. Single-family semi-detached dwellings; two-family semidetached dwellings;
townhouses; multiple dwelling apartments; and fraternities and/or
sororities.
B. Nursing homes, clinics, hospitals, sanitariums and funeral homes
are permitted as special exceptions when the Zoning Hearing Board
finds, after a public hearing, that such uses will not create hazardous
conditions and will meet the following requirements:
(1)
The lot contains a minimum frontage of 150 feet and an area
of one acre (43,560 square feet).
(2)
The architecture of the structure is in keeping with the general
residential character of the neighborhood.
C. Antenna support structures in excess of 30 feet and incidental structures.
D. Semi-permanent residence is commonly referred to as "man camps" which
may involve camping trailers, recreational vehicles or double-wide
mobile living units set on gravel.
E. Natural gas compressor stations and metering stations.
[Added by Ord. 01-2018, 2/6/2018]
2. No use shall be permitted as a special exception unless such uses
are found to comply with the following requirements and other applicable
requirements of this chapter:
A. The use is a permitted special exception.
B. The use is designed, located and proposed to be operated so the public
health, safety, welfare and convenience will be protected.
C. The use will not cause substantial injury to the value of other property
in the neighborhood where it is to be located.
D. The use shall be compatible with adjoining development and the proposed
character of the zone district where it is to be located.
E. Adequate landscaping and screening are provided as required by this
chapter.
F. Adequate off-street parking and loading are provided and ingress
and egress are designed to cause minimum interference with traffic
on abutting streets.
G. The use conforms with all applicable regulations governing the zone
district where located, except as may otherwise be determined for
large-scale development.
[Ord. 2-80, 11/17/1980, § 207; as amended by Ord.
3-81, 12/7/1981, § 7]
1. General Regulations.
A. Off-street parking, loading and unloading facilities shall be provided
to lessen congestion in the streets. The facilities required herein
shall be available throughout the hours of operation of the particular
business or use for which such facilities are provided. As used herein,
the term "parking space" includes either covered garage space or uncovered
parking lot space located off the public right-of- way.
B. All parking spaces shall be ample in size for the vehicles for which
use is intended and not less than 10 feet wide by 20 feet long.
C. Parking spaces may be located on a lot other than that containing
the principal use.
D. Lighting. Any lighting used to illuminate any off-street parking
area shall be so arranged as to reflect the light away from adjoining
premises and public right-of-way.
2. Parking Facilities. Any structure or building hereafter erected,
converted, or enlarged for any of the following uses, or any open
area hereafter used for commercial purposes, shall be provided with
not less than the minimum spaces, as set forth below, which spaces
shall be readily accessible to the uses served thereby.
A. Residential Parking.
(1)
All residential units shall be provided with two off- street
parking spaces per dwelling unit.
(2)
Apartment units shall be provided with a minimum of one parking
space per dwelling unit.
(3)
Boarding or rooming houses, hotels, motels and tourist houses.
At least one parking space for each guest room. If a restaurant in
connection with the above is open to the public, the off-street parking
facilities shall not be less than those required for restaurants,
in addition to those required for guest rooms.
B. Commercial Parking.
(1)
Retail stores and other places for trade or business. One vehicle
space for each 200 square feet of floor area, or a fraction thereof,
for public use.
(2)
Food markets or grocery stores. One vehicle parking space for
each 100 square feet, or fraction thereof, of floor area for public
use.
(3)
Restaurants, tearooms and cafeterias including taprooms, taverns
and night clubs. One vehicle space for each 50 square feet, or fraction
thereof, of floor area for public use.
(4)
Bowling alley. Five vehicle spaces for each alley.
(5)
Office building. At least one parking space for each 200 square
feet of floor area, or fraction thereof, and one for each employee
on the largest shift.
(6)
Public garages, automobile and gasoline service stations. At
least one parking space for each 200 square feet of floor area, or
fraction thereof, devoted to repair or service facilities, and one
space for each employee on the largest shift. This shall be in addition
to the space allocated for the normal storage of motor vehicles.
(7)
Hospitals and sanitariums. At least one parking space for each
three beds. Such spaces shall be in addition to those necessary for
doctors, administrative personnel and other regular employees. One
parking space shall be provided for each employee on the largest shift.
(8)
Other commercial buildings. At least one parking space for each
400 square feet of floor area, or fraction thereof, except when otherwise
authorized as a special exception consistent with the principals set
forth herein for comparable buildings.
(9)
Dance halls, roller rinks, clubs, lodges and other similar places.
At least one parking space for each 200 square feet of floor area.
(10)
Swimming pool. At least one parking space for each three persons
for whom facilities for dressing are provided; or at least one parking
space for every 12 square feet of water surface, including areas for
swimming, wading and diving, whichever requirement is the greater.
(11)
Open areas used for commercial purposes:
(a)
Golf driving range. At least one parking space for each tee
provided.
(b)
Miniature golf. At least one parking space for each hole provided.
(c)
Other open areas. At least one parking space for each 2,500
square feet of area or fraction thereof.
(12)
Mortuaries, funeral homes and undertaking establishments. At
least one parking space for each 100 square feet of floor area for
public use. Such space shall be in addition to: (a) employee parking
needs; and (b) a service area for mobile equipment, such as hearses
and ambulances.
(13)
Home occupations. At least one parking space for the resident,
one parking space for each nonresident, and two parking spaces for
each patron shall be required
[Amended by Ord. 01-2018, 2/6/2018]
C. Industrial Parking. These regulations shall apply to industrial expansion
and industrial installations erected after the effective date of this
chapter. Off-street parking shall be provided on the premises in accordance
with the following schedule:
(1)
Industrial and manufacturing establishments. One vehicle parking
space for each two employees on the combined major and next largest
shift.
(2)
Truck terminals and wholesale warehouses. One parking space
for each two employees on the combined major and next largest shift.
(3)
Visitors and salesmen. Space shall be provided in addition to
the above parking requirements according to specific needs.
(4)
Loading and unloading spaces.
(a)
In addition to the off-street parking space required above,
any building erected, converted or enlarged shall provide adequate
off-street area for loading and unloading of vehicles. The minimum
size loading space shall be at least 50 feet in depth, 12 feet in
width, with a minimum overhead clearance of 14 feet.
(b)
Industrial establishments shall provide loading and unloading
and commercial vehicle storage space adequate for their needs. This
required space will be provided in addition to established requirements
for patron and employee parking.
[Added by Ord. 01-2017, 12/5/2017]
1. Purpose. The purpose of the Energy Overlay District ("EOD") is:
A. To allow for uses within the Township that generate electricity in
locations where fossil fuels such as natural gas and renewable energy
resources are available.
B. To apply specific regulations to particular locations within the
Township that warrant special consideration due to unique conditions.
C. To encourage the development of energy projects in areas of the Township
while protecting and preserving the character of the surrounding properties
by the imposition of the EOD regulations.
D. To promote economic development and energy independence within the
Township.
2. Applicability. The EOD shall be located within land areas that contain
a natural gas transmission or distribution line and high-voltage electrical
transmission lines, or directly abut properties that contain a natural
gas transmission or distribution line and high-voltage electrical
transmission lines. The EOD shall be designated to be within such
district on the Township Zoning Map. The EOD is an overlay zoning
district to the underlying zoning district. When an applicant proposes
development of a natural gas power plant under the EOD zoning, the
provisions of the underlying zoning districts shall apply except where
provisions of the EOD differ from provisions of other sections of
the Zoning Ordinance or other Township ordinances regarding the same
or of a closely similar matter, in which case the provision of the
EOD shall govern.
3. Principal Permitted Uses. The following uses shall be permitted by
right:
Construction and operation of natural gas power plants and accessory
fuel yards, metering stations, switchyards and substations.
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4. Dimensional Area, Coverage, and Parking Requirements.
A. Minimum Lot Size: 50 acres.
B. Maximum Lot Coverage: Not more than 60% of the lot area shall be
covered with principal and accessory buildings excluding parking facilities,
storage yards and lay down areas.
C. Maximum Building Height: The maximum height for buildings shall be
125 feet above grade excluding stacks, equipment and structures related
to the operation and maintenance of the electrical generating facility.
D. Minimum Building Yard Setbacks: Each building and accessory building
within an electrical generating facility in an EOD shall be governed
by the following setbacks:
(1)
Property lines, road rights-of-way: 200 feet from adjoining
properties and public road rights-of-way.
(2)
Residential structures or other occupied building: 750 feet
from any existing residential structure not located on the project
parcel or any school, church, hospital, or other occupied building.
(3)
Water bodies: 200 feet to any water, perennial or intermittent
stream or wetland.
E. Off-Street Parking: The minimum parking space shall be 10 feet in
width by 20 feet in depth. One parking space for every two employees
on the largest operating work shift shall be required for a use in
the EOD.
F. Off-Street Loading. All uses in an EOD shall provide off-street loading,
unloading and commercial vehicle storage space adequate to meet their
needs. In no case shall a public right-of-way be used for loading,
unloading or storage of commercial vehicles.
G. Signs. Signs shall be permitted in accordance with Part 11, Signs
and Billboards, of the Zoning Ordinance.
H. Temporary Uses. Temporary lay down areas, contractor yards, and construction
parking are permitted during construction of a natural gas power plant
and accessory fuel yards, metering stations, switchyards and substations.
I. Noise Levels. Audible sounds from a natural gas power plant during
normal operations shall not exceed a noise standard of 60 dbA at the
property line of the lot upon which the natural gas power plant is
operating, or the applicable standard imposed by state or federal
law, whichever is less. The applicant and/or operator shall be responsible
for certifying to the Richmond Township Planning Commission that it
will not exceed this noise level prior to approval of the land development.
Short periods of noise over and above the 60 dbA threshold during
plant startup, maintenance, deliveries, loading and unloading of equipment,
construction, or the like shall not be deemed a violation of this
subsection.
J. Water Use and Testing. If on-site or off-site water wells (excluding
existing public water supply wells) are utilized to supply water to
the Natural Gas Power Plant, all domestic water wells situate upon
other properties within 1,000 feet of a plant wellhead, or within
500 feet of the plant property line (whichever is greater) shall be
monitored prior to startup of electrical generation operations and
annually for a period of 10 years thereafter. Monitoring shall include
both water quantity and quality. The plant owner/operator shall have
an affirmative duty to investigate an allegation of a water well within
this distance being adversely impacted by the plant operation. Any
owner/operator who adversely affects a domestic water well by pollution
or diminution shall restore or replace the affected supply with an
alternate source of water adequate in both quantity or quality for
the purposes served by the original well. The refusal of a property
owner to permit testing of his/her water well shall relieve the owner/operator
of any responsibility under this subsection.