A. 
For the purpose of this chapter, Mount Joy Borough is hereby divided into the following zoning districts, with the following abbreviations:
C
Conservation District
LDR
Low Density Residential District
MDR
Medium Density Residential District
MHDR
Medium High Density Residential District
CBD
Commercial Business District
NC
Neighborhood Commercial District
GC
General Commercial District
LI
Light Industrial District
CI
Campus Industrial District
GI
General Industrial District
B. 
For the purposes of this chapter, the zoning districts named in Subsection A shall be of the number, size, shape and location shown on the Official Zoning Map. Any use of the abbreviations listed in Subsection A shall mean the district name that is listed beside the abbreviation.
C. 
Overlay districts. The floodplain area, as defined by Article V, shall serve as an overlay district to the applicable underlying districts. The WP Wellhead Protection Overlay District, as defined in § 270-49, shall serve as an overlay district to the applicable underlying districts.
D. 
Purposes of each district. In addition to serving the overall purposes of this chapter, the specific purposes of each zoning district are summarized below:
(1) 
Conservation District: to preserve sensitive environmental features, such as wetlands, flood-prone lands and very steeply sloped areas; to assist in protecting the water quality and habitats along creeks; to provide areas for recreation and open space.
(2) 
LDR Low Density Residential District: to provide for low-density residential neighborhoods that are primarily composed of single-family detached dwellings; to protect these areas from incompatible uses; to encourage owner occupancy and neighborhood stability; to provide a transition between higher-density neighborhoods and agricultural areas.
(3) 
MDR Medium Density Residential District: to provide for a range of densities of residential neighborhoods with a mix of housing types; to protect these areas from incompatible uses; to encourage "one home, one lot" development in order to promote home ownership and neighborhood stability; to make sure that "infill" development is consistent with neighboring development; to provide opportunities for well-planned retirement communities.
(4) 
MHDR Medium High Density Residential District: to provide for medium-high-density residential neighborhoods with a mix of housing types meeting the density goals of the Donegal Region Comprehensive Plan; to protect these areas from incompatible uses.
(5) 
CBD Commercial Business District: to promote compact, pedestrian-oriented activities in the downtown; to promote an appropriate mix of retail, service, office, public, institutional and residential uses; to avoid auto-oriented uses that are most likely to conflict with a pedestrian orientation and which are most likely to cause demolition of historic buildings; to primarily provide for smaller-scale uses and mixed uses that utilize existing historic buildings, as opposed to uses that would involve substantial demolition; to promote high-density transit-oriented development at locations in walkable distance from the train station.
(6) 
NC Neighborhood Commercial District: to provide for predominantly commercial and mixed uses that would be highly compatible with homes; to promote the adaptive reuse of historic buildings along portions of Main Street that are not within the Commercial Business District; to encourage commercial uses accessible by multiple modes of transportation; to promote uses that will provide a pedestrian orientation.
(7) 
GC General Commercial District: to provide for larger-scale employment uses and a mix of commercial uses serving a regional level; to provide for commercial uses of all sizes; to provide for uses that are more auto-related than uses in the CBD and NC Districts.
(8) 
LI Light Industrial District: to provide for employment uses such as light industrial, office and related commercial development in a manner that is compatible with any nearby homes; to carefully control the types of operations to avoid nuisances (such as excessive noise and vibrations) and hazards; to encourage the preservation of key historic buildings; to provide employment areas in walkable proximity to residential areas and the train station; to limit uses with intensive customer or truck traffic where existing streets are unable to accommodate such traffic demands.
(9) 
CI Campus Industrial District: to provide for light industrial, office and related commercial development in an attractive well-planned campus-like setting; to carefully control the types of industrial operations to avoid nuisances (such as excessive noise) and hazards; to avoid residential uses that would conflict with existing industries; to encourage coordinated development, particularly in regard to traffic access.
(10) 
GI General Industrial District: to meet requirements of state law to provide opportunities for a wide range of business uses; to carefully control industrial uses to avoid significant nuisances and hazards, particularly to neighboring residences.
(11) 
WP Wellhead Protection Overlay District. See § 270-49A.
A. 
The regulations set by this chapter shall apply uniformly to each class or kind of structure or land, except as provided for in this chapter.
B. 
No structure shall hereafter be erected, used, constructed, reconstructed, structurally altered or occupied, and no land shall hereafter be used, developed or occupied, unless it is in conformity with the regulations herein specified for the use and district in which it is located.
C. 
No yard or lot existing at the time of passage of this chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet at least the minimum requirements established by this chapter.
[Amended 6-7-2021 by Ord. No. 4-21]
A. 
A map entitled "Mount Joy Borough Zoning Map" accompanies this chapter and is declared a part of this chapter.[1] The Official Zoning Map, which should bear the adoption date of this chapter and the words "Official Zoning Map," shall be retained in the Borough office.
B. 
Map changes. Changes to the boundaries and districts of the Official Zoning Map shall only be made in conformity with the amendment procedures specified in the MPC. All changes should be noted by date with a brief description of the nature of the change, either on the map or within an appendix to this chapter.
C. 
Replacement map. If the Official Zoning Map becomes damaged, destroyed, lost or difficult to interpret because of changes and additions, or needs to have drafting errors or omissions corrected, Borough Council may, by resolution, adopt a new copy of the Official Zoning Map, which shall supersede the prior Official Zoning Map. Unless the prior Official Zoning Map has been lost or has been totally destroyed, the prior map or any remaining parts shall be preserved, together with all available records pertaining to its previous adoption or amendment.
The following rules shall apply where uncertainty exists as to boundaries of any district as shown on the Zoning Map:
A. 
District boundary lines are intended to follow or be parallel to the center line of street rights-of-way, streams and railroads, and lot lines as they existed on a recorded deed or plan of record in the County Recorder of Deeds office at the time of the adoption of this chapter, unless such district boundary lines are fixed by dimensions as shown on the Official Zoning Map.
B. 
Where a district boundary is not fixed by dimensions and where it approximately follows lot lines, such boundary shall be construed to follow such lot lines unless specifically shown otherwise.
C. 
The location of a district boundary on unsubdivided land or where a district boundary divides a lot shall be determined by the use of the scale appearing on the Zoning Map unless indicated otherwise by dimensions.
D. 
Where a municipal boundary divides a lot, the minimum lot area shall be regulated by the municipality in which the principal use(s) are located, unless otherwise provided by applicable case law. The land area within each municipality shall be regulated by the use regulations and other applicable regulations of each municipality.
A. 
Intent: to continue the objective of compatible land uses across municipal boundaries.
B. 
This chapter requires additional setbacks and the provision of buffer yards when certain uses would abut an existing dwelling or a residential zoning district.
C. 
These same additional setback and buffer yard provisions shall be provided by uses proposed within Mount Joy Borough, regardless of whether such abutting existing dwelling or principally residential zoning district is located in an abutting municipality and/or in the Borough.
A. 
For the purposes of this section, the following abbreviations shall have the following meanings:
(1) 
P = Permitted by right (zoning decision by Zoning Officer).
(2) 
SE = Special exception use (decision by Zoning Hearing Board).
(3) 
CU = Conditional use (decision by Borough Council).
(4) 
N = Not permitted.
(5) 
(§ 270-62) = See additional requirements in § 270-62.
(6) 
(§ 270-63) = See additional requirements in § 270-63.
B. 
Unless otherwise provided by law or specifically stated in this chapter, including § 270-5B, any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.
(1) 
The Table of Permitted Uses is divided into two sections, which are included at the end of this chapter:
(a) 
Primarily Residential Districts.
(b) 
Primarily Nonresidential Districts.
(2) 
See § 270-5B, which generally provides a process for approval of a use that is not listed based upon similarity to permitted uses and other criteria. Except as provided in such § 270-5B, any other principal use that is not specifically listed as P, SE, or CU in the applicable district in this table is prohibited in that district.
(3) 
For temporary uses, see § 270-3.
C. 
Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted by right as accessory uses to a lawful principal use in all districts, within the requirements of § 270-63 and all other requirements of this chapter:
(1) 
Standard antennas, including antennas used by contractors to communicate with their own vehicles.
(2) 
Fence* or wall.*
(3) 
Garage, household.
(4) 
Garage sale.*
(5) 
Keeping of pets or keeping of bees.*
(6) 
Parking or loading, off-street, only to serve a use that is permitted in that district.
(7) 
Recreational facilities, limited to use by residents of a development or students at a primary or secondary school or center for the care and treatment of youth and their occasional invited guests.
(8) 
Residential accessory structure. (See definition in Article II.)*
(9) 
Signs, as permitted by Article VII.
(10) 
Swimming pool, household.*
(11) 
Such other accessory use or accessory structure that the applicant proves, to the satisfaction of the Zoning Officer, is clearly customary and incidental to a permitted by right, special exception or conditional principal use.
(12) 
Alternative energy systems.*
*
See standard for each in § 270-63.
D. 
Permitted accessory uses to business and institutional uses. The following are permitted by right accessory uses only to a permitted by right, special exception or conditional use commercial, industrial or institutional use, provided that all requirements of this chapter are met:
(1) 
Storage of fuels for on-site use or to fuel company vehicles.
(2) 
The following accessory uses, provided that the use is clearly limited to employees, patients, residents and families of employees of the use and their occasional invited guests:
(a) 
Internal cafeteria without drive-through service.
(b) 
Day-care center.
(c) 
Recreational facilities.
(3) 
Bus shelters meeting § 270-63.
(4) 
Automatic transaction machine.
(5) 
Storage sheds meeting the requirements of § 270-47.
A. 
The area, yard and building requirements in the Table of Lot and Setback Requirements at the end of this chapter shall apply for the specified zoning district, unless a more restrictive requirement for a specific use is required by § 270-62 or § 270-63 or another section of this chapter. All measurements shall be in feet unless otherwise stated. See definitions of terms (such as "lot width") in § 270-32.
B. 
Height. The following height provisions shall apply unless specifically stated otherwise for a specific use:
(1) 
Within the C, LDR, MDR, MHDR, and NC Districts:
(a) 
The maximum height for structures that are accessory to dwellings shall have a maximum height of 1.5 stories (with the 1/2 story limited to nonhabitable storage areas) or 25 feet, whichever is more restrictive; and
(b) 
The maximum height for other structures shall be 3 1/2 stories or 40 feet, whichever is more restrictive.
(2) 
Within the CI District, see § 270-48.
(3) 
Within all other districts, the maximum height for all buildings shall be six stories or 90 feet, whichever is more restrictive, provided that the maximum height shall be 40 feet within 40 feet of an existing primarily residential use within a residential district.
(4) 
See also § 270-112, Height exceptions.
The following requirements shall apply within the CI Campus Industrial District:
A. 
Dimensional requirements.
(1) 
Minimum lot area: two acres, except that a minimum lot area of one acre shall be permitted if the requirements of Subsection F below are met.
(2) 
Setbacks. The following minimum setbacks shall apply:
(a) 
Front yard: 40 feet, except 60 feet adjacent to an arterial street.
(b) 
For each of two side yards: 20 feet, except 50 feet for a side yard contiguous to an existing or approved residential lot.
(c) 
Rear yard: 20 feet, except 50 feet if contiguous to an existing or approved residential lot.
(3) 
Lot coverage. A maximum of 50% of the lot area of each lot shall be covered by buildings. A maximum total of 65% of the lot area of each lot shall be covered by buildings and other impervious surfaces.
(a) 
The maximum impervious coverage within a subdivision or land development shall be increased to 80% if the applicant proves, to the satisfaction of the Zoning Officer, based upon the review of the Borough Engineer, that a subdivision or land development will include substantial stormwater management improvements that will substantially reduce existing stormwater management problems on properties that are not owned or controlled by the applicant. The applicant shall have the burden to prove that:
[1] 
Such improvements would be effective;
[2] 
There would be an appropriate system to ensure the long-term maintenance of the system; and
[3] 
The improvements would substantially exceed the improvements that would otherwise be required under Borough, county and state requirements.
(b) 
If a lot contains a shared detention basin serving an entire subdivision, the lot area of the lot with the basin may be considered together with adjacent lots to determine the maximum impervious coverage. In such case, the maximum impervious coverage regulation (as stated above) shall be a maximum average of the adjacent lots, instead of a maximum for each lot.
[1] 
In such case, deed restrictions or other legal mechanisms acceptable to the Borough shall be used to regulate the maximum impervious coverage of each lot so that the average maximum impervious coverage is met.
[2] 
For example, by deed restrictions, two lots of two acres each might each have a maximum impervious coverage of 75%, while a one-acre lot with a shared detention basin might have a maximum impervious coverage of 25%, resulting in an average impervious coverage of 65%.
(4) 
Height. A maximum height of 40 feet or 3.5 stories, whichever is more restrictive, shall apply. However, for portions of a building that are a minimum of 100 feet from an existing or approved residential lot, as a special exception, a maximum height of 65 feet or five stories, whichever is more restrictive, may be approved. The special exception decision shall be based upon fire-protection issues. Customary extensions of a building that are not occupied by persons may exceed this height limit, such as elevator equipment, skylights, water towers, chimneys, smokestacks and similar features.
(5) 
Lot width. The minimum lot width measured at the minimum building setback line shall be 100 feet, except such minimum lot width shall be increased to 300 feet if a lot approved after the effective date of this chapter will involve one or more vehicle driveways involving left-hand turns from the lot onto Main Street/State Route 230. If vehicle access from a lot to Main Street/State Route 230 is shared with an adjacent lot, or first enters onto another street, then the one-hundred-foot minimum lot width shall apply instead of the three-hundred-foot minimum.
B. 
Landscaping and screening.
(1) 
See §§ 270-113 and 270-114.
(2) 
Planting strips shall be provided adjacent to each public street. The planting strip shall have a minimum width of 40 feet adjacent to the curbline of an arterial street and 15 feet adjacent to the curbline of any other street. If curbing is not provided, then such width shall be measured from the street right-of-way line. A sidewalk of approved width and approximately perpendicular driveways of approved width may be placed within this planting strip. The planting strip shall be maintained in trees, shrubs and an attractive vegetative ground cover.
(3) 
As part of each new principal building permit application, a landscaping plan shall be submitted to the Borough. See §§ 270-113 and 270-114. A minimum of 15% of each lot shall be landscaped, which shall include grass or other vegetative ground cover and an appropriate distribution of trees and shrubs.
C. 
Utilities. Each principal use shall be served by public water and public sewage service. For a lot approved after the date of adoption of this section, all new electric and telephone service lines within the development shall be placed underground.
D. 
Traffic.
(1) 
The applicant for a subdivision involving the creation of three or more lots in the CI District shall submit a traffic study prepared by a qualified professional.
(a) 
The study shall define an impact area, including intersections that will be significantly affected by the proposed development. Such impact area shall generally include areas within 1/2 mile of an entrance to the development.
(b) 
The study shall estimate the amount of trips expected to be generated by the most likely eventual build-out of the development, based upon the latest estimates published by the Institute of Transportation Engineering.
(c) 
Counts shall be conducted of twenty-four-hour and peak-hour traffic volumes on streets and intersections that will serve and/or be significantly affected by the development.
(d) 
The expected traffic from the new development shall be assigned to routes providing access towards the development.
(e) 
The study shall consider overall increases in traffic, including other proposed or approved developments in the vicinity.
(f) 
The study shall forecast the twenty-four-hour and peak-hour total traffic volumes on affected roads and intersections, including access points into the development, and shall estimate the future level of service of intersections. Levels of service shall be estimated based upon standards of the Transportation Research Board.
(g) 
The study shall describe the number of reportable and known nonreportable accidents in the vicinity.
(h) 
The applicant shall describe the type of transportation improvements the applicant will commit to construct and/or fund. Such improvements may be considered in the traffic analysis.
(i) 
The study shall describe the improvements that are necessary to provide an acceptable level of safety and efficiency on the affected streets and intersections, such as intersection widening and/or traffic control devices. The costs of such improvements shall be estimated. The goal is to maintain a level of service of "C" or better. The study shall estimate the percentage of the traffic along such street or intersection that is generated by the proposed development.
E. 
Nuisances and hazards. An applicant for a new industrial use shall provide a written description of methods that will be used to control significant nuisances and hazards, including noise, dust, toxic hazards, hazardous spill and leak hazards, explosion hazards, flammable hazards, radiation hazards and similar nuisances and hazards.
F. 
One-acre lot incentives. The minimum lot area shall be reduced from two acres to one acre if the applicant proves to the Zoning Officer, based upon the advice of the Planning Commission, that all of the following additional standards will be met:
(1) 
There is a coordinated system of vehicle access using an interior road and/or driveways shared among lots, which holds the number of driveways involving left-hand turns onto Main Street/Route 230 to the absolute minimum.
(2) 
There is a coordinated system of stormwater management within a subdivision, which utilizes a single detention basin to serve all existing and future lots within the subdivision and which involves an appropriate mechanism to fund the long-term maintenance of the stormwater facilities.
G. 
Pedestrian access and amenities.
(1) 
See the provisions of Chapter 240, Subdivision and Land Development, which require sidewalks along streets. Note: An applicant may apply for a modification under such chapter to allow an asphalt bicycle/walking trail in place of concrete sidewalks.
(2) 
It is the intent of this section that sidewalks or other suitable pedestrian access be provided to connect new lots with the downtown and residential areas to minimize reliance upon motor vehicles.
(3) 
Consideration should be given to providing pedestrian routes (such as crushed stone paths in areas that are not along Main Street) and outdoor lunch areas with picnic tables and trees within a subdivision for the use of employees of businesses within the subdivision. However, this Subsection G(3) is not a chapter requirement. Such internal routes and outdoor areas do not necessarily need to be dedicated.
H. 
If a subdivision is proposed, then a unified sketch master plan shall be submitted by the applicant. Such master plan shall demonstrate that there will be full coordination of the following, considering future full build-out of all land presently controlled by the applicant:
(1) 
Traffic access.
(2) 
Infrastructure.
(3) 
Stormwater management.
I. 
Principal anaerobic digester.
(1) 
Principal anaerobic digesters are permitted by conditional use in the Campus Industrial District, subject to the following:
(a) 
The minimum lot area shall be 10 acres.
(b) 
A traffic impact study analysis shall be provided, showing the following:
[1] 
Existing traffic volume data for all roadways within 1,000 feet which provide access to the site;
[2] 
Anticipated traffic volumes for the area identified above, resulting from the proposed use as well as background traffic growth;
[3] 
Analysis of current and future levels of service for all intersections identified above;
[4] 
Physical analysis of all roadways identified above, including cartway width, shoulder width, pavement condition, horizontal and vertical curves, anticipated stormwater drainage characteristics, and sight distances;
[5] 
The traffic analysis shall be reviewed by the Borough Engineer.
(c) 
The applicant shall submit a transportation study, detailing the effect of the anaerobic digester system on local roadways, including the effect of vehicle weight, congestion, and noise.
(d) 
All uses shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting to be loaded/unloaded will not back up onto public roads.
(2) 
Applicability. The applicant shall provide a detailed description of the proposed use in each of the following topics and a complete land development plan application shall be submitted to the Borough once the conditional use application has been approved.
(a) 
The nature of on-site activities and operations, the types of material stored and use, the frequency and duration period of storage of materials and the methods for use and disposal of materials. In addition, the applicant shall furnish evidence that the use, handling, and disposal of materials will be accomplished in manner that complies with state and federal regulations.
(b) 
The general scale of the operation in terms of its market area, specific space and area requirements for each activity, the total number of employees of each shift, and an overall needed site size.
(3) 
Design and installation.
(a) 
The applicant shall address and document performance standards for siting to minimize impacts on neighboring properties which shall include considerations of odor, prevailing wind patterns, proximity to nonindustrial properties, operational noise, and specific hours of operation.
(b) 
Anaerobic digester systems shall be designed and constructed in compliance with the guidelines outlined in the publication "Manure Management for Environmental Protections," Bureau of Water Quality Management Publication, and any revisions, supplements, and successors thereto, of DEP.
(c) 
Anaerobic digester systems shall be designed and constructed in compliance with applicable local, state and federal codes and regulations. Evidence of all federal and state regulator agencies' approvals shall be included with the application.
(d) 
A certified professional, qualified to do such, shall furnish and explain all details of construction, operation, maintenance and necessary controls related to anaerobic digester systems.
(e) 
The applicant shall provide either:
[1] 
A letter from the Conservation District stating that the applicant's anaerobic digester system design has been reviewed and approved by the Conservation District and that all regulations and requirements of the state manure management program have been satisfied; or
[2] 
Submit a letter from the Conservation District stating that no review is required under applicable ordinance; or
[3] 
Submit evidence that such a letter has been requested and the Conservation District has failed to respond.
(4) 
Height and setback requirements.
(a) 
Except as otherwise provided for under the provisions of the Pennsylvania Nutrient Management and Odor Management Act,[1] no underground storage, in-ground storage, trench silo, earthen bank, stacking area or aboveground storage facility related to the anaerobic digester system shall be located within 200 feet from any property line.
[1]
Editor's Note: See 3 Pa.C.S.A. § 501 et seq.
(b) 
In addition, no buildings, structures, or facility shall be located nearer than 300 feet to an existing residential building unless the owner of such residence waives this restriction in writing to the Borough.
(5) 
Decommissioning.
(a) 
The applicant shall submit a plan for the removal of the manure digestion facility when it becomes functionally obsolete or is no longer in use. The anaerobic digester owner is required to notify the Borough immediately upon cessation or abandonment of the operation. The owner shall be responsible for the removal of the facility within six months from the date the applicant ceases use of the facility or the facility becomes obsolete. At the time of issuance of the permit for the construction of the anaerobic digester facility, the owner shall provide financial security in form and amount acceptable to the Borough to secure the expense of dismantling and removing said structure.
A. 
Purposes. In addition to serving the community development objectives of this chapter, the WP Wellhead Protection Area District is intended to:
(1) 
Minimize threats to the quality of groundwater and surface water, particularly groundwater supplies of Mount Joy Borough and the surrounding region.
(2) 
Assist in determining compliance with federal and state environmental regulations that could affect water quality.
B. 
Applicability. This WP District is an overlay district that overlaps and supplements underlying zoning districts. The WP District shall be as shown on the Wellhead Protection Area Map that is included in this chapter. Where the regulations of this WP District differ on a particular matter from the regulations of any other section of this chapter or another Borough ordinance, then the provision that is most restrictive upon development and use of the property shall apply.
C. 
Exemptions. The regulations of this section shall not apply to the following uses:
(1) 
Retail stores that store and handle hazardous substances for resale in their original sealed containers.
(2) 
Activities in which hazardous substance storage and use is limited to amounts and types routinely used in on-site building maintenance and building cleaning and typical household hobbies or as routine office supplies.
(3) 
Actual transportation of hazardous substances in compliance with federal and state regulations, not involving on-site storage or overnight parking.
(4) 
Storage and use of hazardous substances in conjunction with municipal water supply and municipal wastewater treatment activities.
D. 
Reporting requirements.
(1) 
The operator of any use involving the storage or use of hazardous substances shall maintain copies of all applicable hazardous substance forms, plans and reports required under federal and state regulations and records of any related enforcement actions in a location within the Borough or within five miles of the Borough's borders. Such copies shall be accessible for review by the Zoning Officer or his/her designee during regular business hours.
(2) 
If requested in writing by the Zoning Officer, copies of such documentation shall be submitted within 10 days to the Zoning Officer.
E. 
Allowed uses.
(1) 
This section shall not be interpreted to permit any additional uses that are not allowed in the applicable zoning district regulations.
(2) 
If any of the following uses are proposed and are allowed under the applicable zoning district regulations, then special exception approval shall be required within the WP District. The only criteria for special exception approval under this section shall be whether the applicant proves to the satisfaction of the Zoning Hearing Board that the use will involve adequate preventative measures to avoid contamination of groundwater and surface waters. Additional special exception criteria shall apply if the use is listed as a special exception use in § 270-46.
(a) 
Any new or expanded manufacture, bulk use or bulk storage of hazardous substances [other than as exempted by Subsection E(3)].
(b) 
Cleaning of trucks or railroad rolling stock.
(c) 
Bulk storage of road salt and/or de-icing chemicals.
(d) 
Motor vehicle maintenance and repair, other than routine maintenance and repair of an individual vehicle by a resident.
(e) 
Car wash.
(f) 
Cemetery.
(g) 
Dry-cleaning establishment, not including simple dropoff and pickup locations.
(h) 
Auto service station.
(i) 
Furniture finishing and refinishing.
(j) 
Film processing laboratories.
(k) 
Research laboratories.
(l) 
Outdoor stockpiles of industrial materials.
(m) 
Veterinary offices.
(n) 
Electric substations.
(3) 
The following uses shall be prohibited within the WP District:
(a) 
Open burning of materials containing hazardous substances.
(b) 
Junkyards.
(c) 
Battery or metal drum recycling or reprocessing.
(d) 
Slaughterhouse, animal rendering or tannery facility.
(e) 
Land application of sewage sludge.
(f) 
Underground injection wells.
(g) 
Regrading of land prior to submittal of zoning, stormwater management, subdivision or land development plans to the Borough.
(h) 
On-site disposal of hazardous substances.
(4) 
Any geothermal exchange system shall only be permitted if the applicant provides written evidence that the system will comply with the DEP Ground Source Heat Pump Manual as it pertains to protection of water quality.
(5) 
An aboveground or underground storage tank used to store hazardous substances shall only be permitted if the applicant proves compliance with all applicable federal and state storage tank regulations.
(6) 
For any use involving more than 2,000 pounds of animal weight per acre, a nutrient management plan prepared by a qualified professional shall be submitted and shall be complied with by the operator.
(7) 
For any new or expanded manure storage facility, the applicant shall provide evidence that such facility complies with the DEP Manure Management Manual.
(8) 
For any agricultural use involving use of chemical pesticides, evidence shall be provided that the pesticide application is complying with all applicable federal and state regulations.
(9) 
For any new water supply well, a sanitary seal shall be provided for all at- or below-grade well openings.
(10) 
Abandoned wells shall be sealed within 30 days after abandonment.
(11) 
Any proposed withdrawal of 10,000 gallons per day of water, averaged over a year, from groundwater or springs shall require special exception approval. The criteria for special exception approval under this section shall be whether evidence is provided from a qualified hydrogeologist that the proposed withdrawal will not adversely affect available supplies for public water supply and other existing and potential wells to serve households and agricultural uses within the vicinity. Such evidence shall consider historic drought events.
A. 
Each principal building shall be served by public water service and public sewage service prior to occupancy, unless the applicant proves to the satisfaction of the Mount Joy Borough Authority that such service is not feasible.
B. 
If a lot will not be served by public water and public sewage service prior to occupancy of any principal building on the lot, then a minimum lot area of one acre and a minimum lot width of 150 feet shall apply, unless a more restrictive requirement is established by another provision of this chapter.
A. 
This section shall apply to any subdivision or land development within the NC or GC District that involves a total of two or more acres of land in common ownership or common equitable ownership.
B. 
Prior to any application for zoning approval for a principal use or subdivision or land development approval, the applicant shall submit a master site plan. Such site plan shall show how all property controlled by the applicant, landowner or equitable owner, whichever is most inclusive, will be coordinated once it is completely developed. Such site plan is not required, under this section, to include detailed engineering or exact building locations. Such site plan shall show proposed lot lines and provisions for coordinated and interconnected traffic access, coordinated infrastructure and coordinated stormwater management.
C. 
On any lot regulated by this section, any principal use, any new lot and any land development shall be designed to maximize coordination of traffic access among current and future uses and adjacent lots, considering future full build-out. The number of traffic access points onto Main Street/Route 230 shall be held to the absolute minimum. To the maximum extent feasible, shared driveways, interconnected parking lots and interior roads shall be utilized.
D. 
Section 270-31D and G shall also apply to any subdivision or land development regulated by this section and is hereby included by reference.