A. 
Conditional uses are listed in §§ 180-14C, 180-15C, 180-16C, 180-17C and 180-18C of this chapter.
B. 
A request for consideration of a conditional use shall be presented to the Township Secretary who shall place it on the agenda of the next regularly scheduled meeting of the Planning and Zoning Commission.
C. 
The Commission shall review the plan at its next meeting and shall recommend to the Board of Commissioners that the proposal be approved as presented, approved with specific conditions attached or denied. The Planning and Zoning Commission's decision shall be made not later than the second regular meeting after first reviewing the proposal.
D. 
The Commission shall immediately send its recommendation to the Board of Commissioners which may concur with the Planning and Zoning Commission's recommendation, reverse it or modify or expand any attached conditions. The Board of Commissioners shall make its decision not later than the second regular meeting after reviewing the recommendation.
E. 
The Planning and Zoning Commission or the Board of Commissioners may call and hold a public hearing prior to rendering a decision.
F. 
If granting approval the Board of Commissioners shall immediately authorize the Zoning Officer to issue a zoning permit for the proposal. Failure of the developer to accept conditions attached to approval shall constitute disapproval. Any conditions attached to approval shall be noted on the zoning permit.
G. 
A request for a conditional use shall be accompanied by a written statement that demonstrates:
(1) 
The use will not endanger the public health and safety if located where proposed and will not deteriorate the environment or generate nuisance conditions.
(2) 
The use can be accommodated on the site with none or only minimum variances required.
(3) 
The use is compatible with or will support the uses in the neighborhood of the site.
(4) 
The use does not require substantial earthmoving, revision of drainage patterns or create excessive traffic congestion or substantial increase in stormwater flow.
(5) 
Off-street parking is provided as required by § 180-24 of this chapter and areas not covered by buildings or paved are landscaped and maintained.
(6) 
Access to parking lots are located as remote as possible from nearby street intersections and adequate sight distances are available at access points for motorists entering and leaving the property proposed for the use.
H. 
The developer shall submit, in addition to the statement, a site plan of his proposal showing existing and proposed buildings, with use of each building noted, uses of all adjacent properties and of those directly across an intervening street, points of access into the property, internal drives and parking areas showing each parking space and topographical features, including proposed grading, if any (with degree of slope shown).
A. 
Cluster residential development.
(1) 
A cluster residential development is a conditional use in the R-1 and R-2 Zone Districts.
(2) 
Such development shall minimize earth movement, disturbance of steep slopes, natural drainage patterns and woods cover, shall minimize the length of access streets and utility lines, shall assure permanent open space within the development and may include a combination of types of dwelling buildings.
(3) 
At least 1/2 the total site area in any such development shall be set aside as "common open space" [see Subsection A(11) below] which may be developed for the recreational use of the residents of the plan but shall not be sold or used for any other purpose.
(4) 
Within the R-1 Zone District only one family detached or two-family dwellings will be permitted.
(5) 
The overall density within a cluster development, excluding public streets created in the plan, shall not exceed:
(a) 
Single-family detached or two-family dwellings: 7,500 square feet of site area per dwelling unit in the R-1 District and 5,000 square feet of site area in the R-2 District.
(b) 
Attached dwellings (townhouses): 2,000 square feet of site area per dwelling unit.
(c) 
Garden apartments: 1,000 square feet of site area per dwelling unit.
(6) 
Single-family detached dwellings shall be on their own lots which may be less in area and/or frontage than required for conventional development in the zone district. However, the nearest wall of one dwelling shall be no closer than 20 feet to the closest wall of an adjacent dwelling. Each lot shall abut an existing public street or one created in the plan.
(7) 
Single-family attached dwellings may be on their own lots. Such dwellings shall be not less than 16 feet in width between the centers of party walls and the average width within a group of attached dwellings shall be not less than 18 feet. An attached dwelling on its own lot shall occupy not more than 40% of the lot area, and the total number of dwellings in an attached group shall not exceed eight in number. Dwelling buildings in a cluster plan shall be set back from the property lines of the original development tract and from all existing streets or streets created in the plan by at least 25 feet.
(8) 
Within a plan of attached dwellings or garden apartments long walls shall be separated by at least 40 feet or an average of 40 feet if the walls are not parallel, by at least 30 feet if the end wall of one building is next to the long wall of a second building and by at least 20 feet if end walls of two buildings are next to each other. Walls on adjacent buildings shall be considered next to each other if they would overlap by at least six feet if the buildings were moved towards each other to intersect.
(9) 
A homeowners' association shall be required if any or all lots or dwelling units in a plan are to be sold and land and/or facilities for the use and benefit of the residents of the plan remain as the responsibility of the lot and/or dwelling owners. The text of the rules and regulations establishing and governing the association shall be reviewed and found acceptable by the Township Solicitor as providing adequate safeguards for both the Township and the plan residents.
(10) 
Membership in the association shall be a mandatory condition of purchasing a dwelling. Voting power shall be based on one vote per owned dwelling or lot, vested in the owner. However, a positive vote by a majority of those voting at a meeting or by mail ballot shall be sufficient for passage of a motion, provided that at least 50% of the total membership participates.
(11) 
All land not to be developed for housing or sold for development shall be recorded as common open space on the recorded plan and shall be described as a separate or separate land parcels. The common open space shall be conveyed to the association. The developer shall be responsible for his share of maintenance, taxes and insurance costs based on the lots or dwellings he still owns at any time.
(12) 
For additional regulations regarding cluster developments, see 53 P.S. § 10701 et seq.
[Added 12-12-1997 by Ord. No. 281]
B. 
Educational, religious or other private nonprofit community use.
(1) 
Such use shall front on a street with a paved width of at least 32 feet, connecting to other streets on each end.
(2) 
There shall be no dwelling on the property other than the residence or apartment of the congregation's minister, priest or rabbi or a caretaker.
(3) 
Parking areas shall be screened from adjacent residential properties and access points to such areas shall be located to provide maximum sight distances.
C. 
Home occupation.
(1) 
Home occupations may occur in a single-family detached dwelling but not in accessory buildings.
(2) 
Home occupations shall be operated by the residents of the dwelling and employ no outside help.
(3) 
No exterior changes shall be made to the dwelling to accommodate the home occupation.
(4) 
Retail sales shall be no more than an incidental part of the occupation.
(5) 
Personal services shall be provided only on an appointment basis.
(6) 
Items to be repaired shall be limited to those that can be carried in by one person.
(7) 
If the dwelling is rented, the residents shall have written permission from the owner before commencing the home occupation.
D. 
Seasonal sale of nursery stock or orchard crops from property on which it is grown.
(1) 
A temporary sales stand may be set up when materials have been harvested for sale and shall be removed when sales are completed each season.
(2) 
Off-street parking for at least five vehicles shall be provided but need not be paved.
(3) 
Not more than two unlighted signs, each not larger than eight square feet in area may be placed on the same property as the sales stand, but shall be removed when the sales stand is closed.
E. 
Groups of attached dwellings or apartment buildings on the same property.
(1) 
The number of apartment or attacked dwellings shall not exceed in number the lot area divided by 1,000.
(2) 
The minimum lot area shall be 10,000 square feet.
(3) 
Buildings shall be separated from one another by at least 40 feet when long walls are parallel or an average of 40 feet if long walls are not parallel. Where an end wall and long wall of neighboring buildings are involved, the minimum separation shall be 30 feet and where end walls relate to each other they shall be separated by at least 20 feet.
(4) 
Attached dwellings shall be on their own lots. Such dwellings shall be not less than 16 feet in width between centers of party walls and the average width within a group of attached dwellings shall be not less than 18 feet. Each lot shall abut a public street and the total number of dwellings in an attached group shall not exceed eight.
(5) 
Off-street parking may be pull-in spaces off a rear or side alley provided such spaces are paved and on the same property as the apartment building or on a second property in the same ownership as the apartment building and not more than 200 feet distant from an entrance to the building.
F. 
Rooming house.
(1) 
A single-family detached dwelling may be owned by or rented to not more than five boarders or lodgers who do not constitute a family as defined in § 180-9 of this chapter, provided that one off-street parking space is available on the lot for each border or lodger.
[Amended 12-12-1997 by Ord. No. 281]
(2) 
The family residing in a single-family or in half of a two-family dwelling may rent a room or rooms in the dwelling to not more than a total of two boarders or lodgers as an accessory use not requiring conditional use approval.
G. 
Transitional living facility.
(1) 
The facility shall be in a single-family dwelling converted for the purpose.
(2) 
A transitional living facility shall be operated by an agency licensed by the commonwealth and shall accept only persons placed by court order or by an agency of Beaver County or the commonwealth.
(3) 
No two such facilities shall be within 1,000 feet of one another.
(4) 
Trained staff shall be on the premises whenever residents are there.
(5) 
No more than four persons who are clients of the operating agency shall be residents of the facility at any time.
H. 
Personal care home.
(1) 
The institution shall be accredited by the commonwealth and sole occupant of the property.
(2) 
The number of residents, not including the operator and his or her family, shall not exceed one for each 1,000 square feet of lot area.
I. 
Day-care center.
(1) 
The facility shall be in a single-family dwelling or in a building operated by a public or semipublic agency such as a church or social service organization.
(2) 
The center shall be approved by the Beaver County Department of Health and the State Department of Welfare.
(3) 
A day-care center shall have a capacity of not more than six preschool age children or dependent adults if in a single-family dwelling and a capacity as determined by the County Health Department if in other facilities.
(4) 
No overnight accommodations shall be provided.
J. 
Funeral home.
(1) 
Transfer of caskets to and from a hearse shall occur within an enclosed garage.
(2) 
The building may also include the residence of the owner or operator.
(3) 
The minimum lot size shall be 10,000 square feet.
(4) 
Parking areas shall be developed in accordance with § 180-24 and particularly § 180-24E(2) and F(9).
[Amended 12-12-1997 by Ord. No. 281]
K. 
Parking lots to serve commercial use on a nearby lot in the Commercial Zone District.
(1) 
Such a lot shall be developed in strict accordance with § 180-24A through E.
(2) 
The paved surface shall be set back at least 25 feet from the street on which the lot is located and at least five feet from all other property lines abutting or directly across a street from a residentially zoned lot.
(3) 
Unpaved areas of the lot shall be planted in grass or ground cover and maintained.
L. 
Professional offices.
(1) 
The property on which the offices are located shall abut State Avenue and the access to the offices shall be from State Avenue or a side street intersecting State Avenue.
(2) 
The reuse of existing older buildings for office use will be preferred over removal of an older building and replacement with a new structure.
(3) 
No off-street parking shall occur in the area of the lot between the office building and State Avenue. The front yard area shall be landscaped and maintained.
(4) 
A second floor of the office building may be utilized for apartment use, with no more than one such apartment on lots of less than 5,000 square feet and no more than one additional apartment for each 1,000 square feet of lot area over 5,000 square feet, fractions excluded.
A. 
Automobile sales.
(1) 
The business shall be conducted from a permanent enclosed building.
(2) 
Outdoor display areas shall be paved and drained the same as for parking lots.
(3) 
Service shall be limited to dealer preparation, periodic maintenance and repair for vehicles sold by the business.
(4) 
Sale of used vehicles shall occur only as an incidental part of a new car or truck sales business.
(5) 
Where the outdoor sales and parking area abuts a public street across which are the fronts of residential properties or abuts a residentially used property along a common side or rear line, such area shall be screened by a dense evergreen hedge along its entire length maintained at a height of not less than four feet nor more than six feet.
B. 
Automobile service station, including the sale of gasoline as part of a retail sales business.
(1) 
Pump islands shall not be closer than 10 feet to any street right-of-way. Overhanging canopies shall not extend over a right-of-way.
(2) 
Sufficient spaces shall be provided on each side of each pump island to accommodate at least three vehicles being serviced or awaiting services.
(3) 
Access points to the property shall be limited to no more than two, each not greater than 35 feet in width at the property line and each as remote as possible from street intersections. If the property abuts a side street a third access point may be provided, as remote from the street intersection as possible.
(4) 
All hoists, pits lubricating, greasing, washing and repair facilities shall be entirely within an enclosed building.
(5) 
Waste greases and oils shall be collected in containers for disposal off the property. Discarded car parts shall be stored within the station building for periodic disposal.
(6) 
Services performed on the premises shall not include spray painting, major engine overhaul, bodywork or tire recapping.
(7) 
Whenever the station property abuts a lot in residential use along a side or rear line there shall be provided an evergreen hedge, maintained at a height of not less than four feet or an opaque fence of the same height on the common property line.
C. 
Automobile, appliance or furniture repair shop.
(1) 
Discarded auto parts including tires, household appliances, furniture items or parts thereof shall not be stored outdoors unless completely surrounded by a solid fence at least five feet high or by a solid fence and building on the property. Solid fence shall imply a fence with an opaque face its full height and width, a solid gate and advertising on no more than 10% of the fence surface. Discarded auto parts shall include autos lacking current registration or inspection stickers and those that are not awaiting repair or insurance inspection, or are not in the process of being repaired.
(2) 
Welding, spray painting or hammer work shall be done in enclosed spaces. Light from welding, odors from painting and noise from bodywork shall be controlled in the building.
(3) 
No such operation shall be approved if it abuts or is directly across the street from a residential zone or use.
D. 
Restaurant or bank drive-through facility.
(1) 
In a drive-through operation, there shall be space available on the property so that at least three cars may line up prior to entering the sales area.
(2) 
The points of entrance and exit and circulation in the property shall be clearly marked.
(3) 
Circulation of vehicles using take out windows and those parking to enter the building shall be clearly designated for motorists on the property.
(4) 
No service shall be provided to motorists while parked on a public street.
(5) 
All maneuvering of vehicles shall occur entirely on the property, except that a public alley may be used at the discretion of the Board of Commissioners.
(6) 
The management of a take out restaurant shall provide wastepaper containers conspicuously around the parking area and discarded materials shall be picked up from the property on a regular basis.
(7) 
The Board may attach limitations on the hours of operation.
E. 
Commercial recreation venture.
(1) 
All activity shall occur entirely within an enclosed building.
(2) 
The establishment shall not generate excessive noise or glare.
(3) 
Tables or electronic game machines used in the establishment shall be separated by at least four feet on all sides except one side may be against a wall.
(4) 
There shall be a representative of the management on the premises at all times the establishment is open responsible for customer behavior.
(5) 
The Board of Commissioners may limit the hours of operation.
F. 
Dry-cleaning shop. The proposed shop shall have been approved by the State Department of Labor and Industry and by the Vanport Fire Chief prior to the granting of an occupancy permit.
G. 
Veterinary office. All holding pens shall be located within an enclosed building.
H. 
Commercial use similar to those that are permitted.
(1) 
The business shall be conducted entirely from within a permanent enclosed building except for special sales for a temporary period that may be approved on an individual basis by the Board of Commissioners.
(2) 
No products or residue from the business shall be stored outside.
(3) 
The building required for the use shall be substantially similar in size and appearance to buildings containing permitted uses.
(4) 
The hours of operation shall be similar to those of permitted businesses.
A. 
Bulk fuel storage.
(1) 
Fuel storage shall be limited to home heating fuel oil and propane gas only.
(2) 
Aboveground storage tanks shall be surrounded by dikes enclosing sufficient volume to contain the contents of the tanks if ruptured.
(3) 
Tanks shall be set back at least 100 feet from the nearest property line and 200 feet from any dwelling.
(4) 
No residue or runoff from any tanks or distribution or loading process shall be permitted to enter the ground or drain off the property.
(5) 
Approval of the proposed facility shall have been given, in writing, by the appropriate state agency or agencies before the Township may issue a building permit.
B. 
Manufacturing or light industrial use similar to and compatible with those listed as permitted.
(1) 
The proposed use shall have been approved by the State Department of Labor and Industry and the Fire Chief prior to the issuing of an occupancy permit.
(2) 
No such operation shall be permitted that abuts or is directly across the street from a residential zone or use.
(3) 
Dust and other residue from the operation shall be collected within the building and disposed of off the premises on a regular basis by a contract hauler.
(4) 
Machinery shall be isolated structurally from the building to dampen vibration and noisy machinery shall be within insulated enclosures.
(5) 
No part of the property shall be used for residential purposes except for the apartment of the owner or operator.
(6) 
Light-producing operations shall be carried on entirely within a building oriented so that no windows are on the side of the building facing any dwellings.
C. 
Adult businesses.
[Added 11-14-2016 by Ord. No. 369]
(1) 
Definitions. For the purposes of this chapter, the following terms shall have the meaning indicated:
ADULT BOOKSTORE
Any commercial establishment in which is offered for sale as a substantial or significant portion of its stock-in-trade videocassettes, digital video discs, movies, books, magazines or other periodicals or other media which are distinguished or characterized by their emphasis on nudity or sexual conduct or on activities which, if presented in live presentation, would constitute adult entertainment.
ADULT BUSINESS
An adult bookstore, adult store, store whose merchandise offering are comprised of at least 50% adult items (those distinguished or characterized by their emphasis on nudity or sexual conduct or on activities), commercial movie theater or movie house, adult movie theater or movie house, or other adult entertainment, as defined herein. In the event that an activity or business which might fall under a use category other than adult business is combined with and/or includes activities which constitute an adult bookstore, adult movie theater or movie house or adult entertainment, as defined herein, then such activity or business shall constitute an adult business and shall be governed by those provisions in this chapter applicable to adult business uses and not by provisions applicable to any other use category.
ADULT ENTERTAINMENT
A commercial establishment providing, either as a sole use or in connection with or in addition to other uses, entertainment consisting of the use of nudity or of live dancing, posing, displaying, acting, sexual conduct or other live presentation or use of persons whose actions are distinguished or characterized by emphasis on use of the human body in a manner intended to result in or resulting in arousal of sexual excitation or sexual titillation or a prurient interest or intended to produce or resulting in producing lustful emotions.
ADULT MOVIE THEATER OR MOVIE HOUSE
Any commercial movie theater which, on a regular, continuing basis, shows films rated "X" by the Motion Picture Coding Association of America, or any movie theater which presents for public viewing on a regular, continuing basis so-called "adult films" depicting sexual conduct, as defined by this chapter. This includes facilities that provide seating for multiple patrons and/or "booths" for individual patrons.
(2) 
Criteria for all adult businesses, generally.
(a) 
No adult business shall be located within 500 feet of the property boundary line of any: residence, residential district, church or other place of worship, cemetery, school, park or playground, day-care center, premises licensed to sell alcoholic beverages, or other adult business.
(b) 
Persons or owners who intend to open an adult business must obtain from Vanport Township a license to operate such an enterprise and must pay an annual license fee of $500 to Vanport Township. In addition, such persons or owners must supply to the Township detailed information as to the ownership and management as required on the licensing application form. This form can be obtained from the Township Office.
(c) 
An adult business shall be initially licensed, where it has met all section requirements, through December 31 of the year in which the license is issued. For each year thereafter that the adult business intends to continue its business as an adult business, it must seek from the Vanport Township office a renewal of this license. The application for renewal is due in the office no later than November 1 of the year preceding the year for which the license renewal is sought. The lack of a license or the failure to seek license renewal on a timely basis shall be a proper basis for the Township to deny or revoke an occupancy permit to an adult business.
(d) 
No outside advertisements, exhibits or displays, nudity, sexual conduct, as defined by the State Obscenity Code,[1] are allowed.
[1]
Editor's Note: See 18 Pa.C.S.A. § 5903.
(e) 
One parking space shall be provided for every two persons allowed in the facility by building code.
(f) 
Parking shall be located in front of the establishment but not in the front yard setback.
(g) 
The premises shall be screened on the sides and rear by evergreen plantings of at least five feet in height at time of planting.
(h) 
No personal contact between employees and/or performers and patrons shall be permitted; this includes "lap dances."
(i) 
Hours of operation shall be limited from 10:00 a.m. to 9:00 p.m.
(j) 
Alcoholic beverages shall not be permitted on the premises of an adult business.
(k) 
Live performances are not allowed to be viewed in any setting from private viewing booths.
(l) 
In any facility where live performances are performed, there shall be at least two nonperforming employees on duty for every 10 patrons present.
(m) 
Minors, anyone under the age of 18 years, shall not be allowed in any adult business either as an employee or as a patron.
(n) 
Every adult business shall have an employee verify proof of age from patrons in order to allow entry into the facility.
(3) 
Criteria for adult movie theater, in addition to the criteria in Subsection C(2):
(a) 
No more than any one person shall be permitted in a video booth at any one time.
(b) 
A guard must be provided at all times in the video area to prevent sexual contact or solicitations or more than one person occupying a booth.
(c) 
Employees on duty must have an unobstructed view to any film-viewing area.
(d) 
No viewing areas or rooms can adjoin any other viewing areas or viewing rooms.
(e) 
A minimum of one footcandle of illumination, measured at floor level, shall be provided in every area where patrons are provided access.
(4) 
When reviewing applications for this sort of use, the standards and criteria set forth in § 180-27, and § 180-29E and H, shall also be applied.
(5) 
Any adult business found to be in violation of this chapter, as amended, shall be subject to the enforcement penalties provided for in this chapter and/or the Pennsylvania Municipalities Planning Code, Act 247, as amended.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
D. 
Medical marijuana.
[Added 10-9-2017 by Ord. No. 375]
(1) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ACADEMIC CLINICAL RESEARCH CENTER
An accredited medical school within this commonwealth that operates or partners with an acute care hospital licensed within this commonwealth.
CAREGIVER
The individual designated by a patient to deliver medical marijuana.
CERTIFIED MEDICAL USE
The acquisition, possession, use or transportation of medical marijuana by a patient, or the acquisition, possession, delivery, transportation or administration of medical marijuana by a caregiver, for use as part of the treatment of the patient's serious medical condition, as authorized by certification by the commonwealth.
CLINICAL REGISTRANT
An entity that:
(a) 
Holds a permit both as a grower/processor and a dispensary; and
(b) 
Has a contractual relationship with an academic clinical research center under which the academic clinical research center or its affiliate provides advice to the entity, regarding, among other areas, patient health and safety, medical applications and dispensing and management of controlled substances.
DISPENSARY
A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit issued by the Department of Health (DOH) of the commonwealth to dispense medical marijuana.
FORM OF MEDICAL MARIJUANA
The characteristics of the medical marijuana recommended or limited for a particular patient, including the method of consumption and any particular dosage, strain, variety and quantity or percentage of medical marijuana.
GROWER/PROCESSOR
A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit from the DOH to grow and process medical marijuana.
IDENTIFICATION CARD
A document issued by the DOH that permits access to medical marijuana.
MEDICAL MARIJUANA
Marijuana for certified medical use as legally permitted by the Commonwealth of Pennsylvania with Act 16.[3]
MEDICAL MARIJUANA DELIVERY VEHICLE OFFICE
Any facility used to house delivery vehicles for supplying marijuana plants or seeds to one or more marijuana grower/processors and/or dispensaries.
MEDICAL MARIJUANA ORGANIZATION OR FACILITY
A dispensary or a grower/processor of marijuana for medical purposes.
PROTECTED STRUCTURE
Any (public/private) hospital, school, cemetery, religious institution and/or other public building.
REGISTRY
The registry established by the DOH for all medical marijuana organizations and practitioners.
TRANSPORT VEHICLE
A vehicle that meets the requirements of the act and is used to transport medical marijuana between medical marijuana organizations or between medical marijuana organizations and a laboratory.
[3]
Editor's Note: See 35 P.S. § 10231.101 et seq.
(2) 
Academic clinical research centers.
(a) 
Written summary. Applicant must include a written summary of how the facility will operate and provide a site plan which includes:
[1] 
Overall site development time frame and calendar.
[2] 
Access roads to site.
[3] 
Proposed vehicle traffic and other related traffic to and from site.
(b) 
An academic clinical research center may only grow medical marijuana in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required by the DOH. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(c) 
All external lighting serving an academic clinical research center must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(d) 
A buffer planting is required where an academic clinical research center adjoins a Single-Family Residential, General Residential or Conservation District.
(3) 
Medical marijuana grower/processor.
(a) 
Application for facility within Township. Applicant must include a written summary of how the facility will operate and provide a site plan which includes:
[1] 
Overall site development time frame and calendar.
[2] 
Access roads to site.
[3] 
Proposed vehicle traffic and other related traffic to and from site.
[4] 
Permits. All applicable, state, local and federal permits must be attached to the application or provided upon issue.
(b) 
A medical marijuana grower/processor must be legally registered in the commonwealth and possess a current valid medical marijuana permit from the DOH. A copy of such registration and permit shall be submitted to the Township along with the zoning permit application.
(c) 
A medical marijuana grower/processor may only grow medical marijuana in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required and permitted by the DOH. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle unless temporarily provided for as part of the conditional use approval.
(d) 
The maximum floor area of a medical marijuana grower/processor shall be limited to 30,000 square feet per two acres of land the facility is located on (with a total floor area not to exceed 120,000) of which sufficient space (a minimum of 300 square feet unless otherwise set by the state) must be set aside for secure storage of marijuana seeds, related finished product, and marijuana-related materials used in production or for required laboratory testing.
(e) 
A medical marijuana grower/processor shall meet the same municipal zoning and land use requirements as other manufacturing, processing and production facilities that are located in the same district, including but not limited to setbacks. There shall be no emission of dust, fumes, vapors, odors, or waste into the environment from any facility where medical marijuana growing, processing or testing occurs.
(f) 
Marijuana remnants and by-products shall be secured and properly disposed of in accordance with the DOH policy and shall not be placed within any unsecure exterior refuse containers.
(g) 
The grower/processor shall provide only wholesale products to other medical marijuana facilities. Retail sales and dispensing of medical marijuana and related products is prohibited at medical marijuana grower/processor facilities.
(h) 
Grower/processors may not locate within 1,000 feet of a park or playground or 1,000 feet from the property line of a public, private, or parochial school or day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of municipality in which it is located.
(i) 
All external lighting serving a medical marijuana grower/processor must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(j) 
Off-street parking shall follow the requirements found in § 180-24A through E, as applicable. The facility shall provide one space for every 100 square feet of interior floor area. Loading and off-loading areas within the structure are preferred. If an external loading dock arrangement is designed it should be from within a secure environment.
(k) 
A buffer planting is required where a medical marijuana grower/processor adjoins a Single-Family Residential, General Residential or Conservation District.
(l) 
Entrances and driveways to a medical marijuana grower/processor must be designed to accommodate the anticipated vehicles used to service the facility.
[1] 
All accesses must secure the appropriate highway occupancy permit and execute any necessary road bonding agreements.
(m) 
Loading and off-loading areas within the structure are preferred. If an external loading dock arrangement is designed, it should be from within a secure environment.
(4) 
Medical marijuana transport vehicle service.
(a) 
Application for facility within Township. Applicant must include a written summary of how the facility will operate and provide a site plan which includes:
[1] 
Overall site development time frame and calendar.
[2] 
Access roads (that are not public roads) to site must have the final 50 feet paved to prevent dirt and debris onto public roadways.
[3] 
Proposed vehicle traffic and other related traffic to and from site.
[4] 
Permits. All applicable, state, local and federal permits must be attached to the application or provided upon issue.
(b) 
A traffic impact study is required where the office is operated.
(c) 
All external lighting serving a medical marijuana transport vehicle service must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(d) 
A buffer planting is required where a medical marijuana transport vehicle service adjoins a Single-Family Residential, General Residential or Conservation District.
(e) 
Entrances and driveways to a medical marijuana transport vehicle service must be designed to accommodate the anticipated vehicles used to enter and exit the premises.
[1] 
All accesses must secure the appropriate highway occupancy permit and execute any necessary road bonding agreements.
(f) 
If for some reason a medical marijuana product is to be temporarily stored at a medical marijuana transport vehicle service facility, the facility must be secured to the same level as a medical marijuana grower/producer and dispensary.
(g) 
Loading and off-loading areas within the structure are preferred. If an external loading dock arrangement is designed it should be from within a secure environment.
(5) 
Medical marijuana dispensary.
(a) 
Application for facility within Township. Applicant must include a written summary of how the facility will operate and provide a site plan which includes:
[1] 
Overall site development time frame and calendar.
[2] 
Proposed vehicle traffic and other related traffic to and from site.
[3] 
Permits. All applicable, state, local and federal permits must be attached to the application or provided upon issue as a condition of approval. Including proof of a current valid medical marijuana permit from the DOH.
(b) 
A medical marijuana dispensary must be legally registered in the commonwealth and possess a current valid medical marijuana permit from the DOH. A copy of such registration and permit shall be submitted to the Township along with the zoning permit application.
(c) 
A medical marijuana dispensary may only dispense medical marijuana in an indoor, enclosed, permanent, and secure building and shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(d) 
A medical marijuana dispensary may not operate on the same site as a facility used for growing and processing medical marijuana.
(e) 
Medical marijuana dispensaries shall have a single secure public entrance (it may have multiple private entrances) and shall implement appropriate security measures to deter and prevent the theft of marijuana and unauthorized entrance into areas containing medical marijuana.
(f) 
Permitted hours of operation of a dispensary shall be 8:00 a.m. to 8:00 p.m., Monday through Friday, 9:00 a.m. to 9:00 p.m. on Saturday, and 12:00 p.m. to 6:00 p.m. on Sundays.
(g) 
The maximum floor area of a medical marijuana dispensary shall be limited to the requirements in the underlying zoning district and shall be used for secure storage of product, and shall have an interior customer waiting area equal to minimum of 25% of the gross floor area. A medical marijuana dispensary shall be a maximum of 6,000 gross square feet, of which no more than 500 square feet shall be used for secure storage of product.
(h) 
A medical marijuana dispensary shall:
[1] 
Not have a drive-through service;
[2] 
Not have outdoor seating areas;
[3] 
Not have outdoor vending machines;
[4] 
Prohibit the administering of, or the consumption of medical marijuana on the premises; and
[5] 
Not offer direct or home delivery service unless provided for by law.
(i) 
A medical marijuana dispensary may dispense only medical marijuana to certified patients and caregivers and shall comply with all lawful, applicable health regulations.
(j) 
A medical marijuana dispensary may not be located within 1,000 feet of a protected structure or the property line of a public, private or parochial school or a day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of municipality in which it is located.
(k) 
A medical marijuana dispensary shall be a minimum distance of 1,000 feet from the next nearest medical marijuana facility. This does not include complementing or supporting businesses covered by different definitions. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted, regardless of municipality in which it is located. This separation distance does not apply to the distance between the grower/processor or academic clinical research centers and the specific dispensary they serve, or with which they partner.
(l) 
A medical marijuana dispensary shall not operate any closer than 1,000 feet of drug-free school zones (public, private, parochial, college or university), or 250 feet from a recreation center or playground.
(m) 
Any medical marijuana facility lawfully operating shall not be rendered in violation of these provisions by the subsequent location of a public, private or parochial school or a day-care center.
(n) 
All external lighting serving a medical marijuana dispensary must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(o) 
A buffer planting is required where a medical marijuana dispensary adjoins a residential use or district.
(p) 
Entrances and driveways to a medical marijuana dispensary must be designed to accommodate the anticipated vehicles used to service the facility.
[1] 
All accesses must secure the appropriate highway occupancy permits and execute any necessary road bonding agreements.
(q) 
Loading and off-loading areas within the structure are preferred. If an external loading dock arrangement is designed, it should be from within a secure environment.
(6) 
Administration and enforcement; building and zoning permits/approvals.
(a) 
A zoning permit shall be required prior to obtaining a building permit. For the construction or erection of a building; the alteration of a building or portion thereof; the use or change in use of a building or land; or any adjustments to a nonconforming use.
(b) 
The zoning permit application must be completed.
(c) 
Permit fees shall be as stipulated in the fee schedule adopted by resolution of the Township Board in effect at the time of application.
(d) 
Permits may be denied if the applicant, in the reasonable opinion of the Township Board, is failing to comply with any state or local law or regulation.
(e) 
In the case of new construction, meeting the PA MPC[4] definition land development plan application is required to be submitted and an approval secured, prior to establishment of the use.
[4]
Editor's Note: See 53 P.S. § 10101 et seq.
(f) 
If the application is to change the use of a building, or needs to demonstrate allocation of space within a structure, the applicant shall provide architectural drawings prepared by an architect registered in the Commonwealth of Pennsylvania.
(g) 
A medical marijuana grower/processor must be legally registered in the commonwealth and possess a current valid medical marijuana permit from the DOH.
(7) 
Future development activities. The medical marijuana industry is brand new in the commonwealth and is expected to change, develop and evolve with new technologies and operations occurring at a rapid pace. The continuous change involved in this industry makes it difficult for the Township to amend its ordinances and regulations to cover every possible activity involved with medical marijuana and related fields. The operations and activities related to medical marijuana may involve the use of potentially hazardous chemicals, heavily regulated seeds, plants, etc., increased interest in the area and noise, which if left unregulated could seriously threaten the public health, safety and welfare of the residents and all premises within the Township. Therefore, the Township believes it to be necessary to enact a provision that requires any medical marijuana and related activities that are not specifically provided for or defined in this Subsection D or in the Township Code to apply for conditional use approval, subject to the procedures for approval contained in this chapter, as well as any additional conditions set by the Township Board of Supervisors.
(8) 
Penalties. Any operator/owner shall, upon being found liable therefor in a civil enforcement proceeding commenced by the Township before a Magisterial District Judge, pay a fine of not more than $600, plus all court costs, including reasonable attorney's fees incurred by the Township in the enforcement of this Subsection D. No judgment shall be imposed until the date of the determination of the violation by the Magisterial District Judge. If the defendant neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable rules of civil procedure. Each day a violation exists shall constitute a separate offense. Further, the appropriate officers or agents of the Township are hereby authorized to issue a cease-and-desist notice and/or to seek equitable relief, including injunction to enforce compliance herewith. No bond will be required if injunctive relief is sought by the Township. A person who violates this Subsection D shall also be responsible for the Township's attorney fees, engineering fees, expert fees and court costs associated with enforcement.
(9) 
Severability. If any sentence, clause, section or other part of this Subsection D is for any reason found to be unconstitutional, illegal or invalid, such unconstitutionality, illegality or invalidity shall not affect or impair any of the remaining provisions, sentences, clauses, sections or parts of this Subsection D would have been adopted had such unconstitutional, illegal or invalid sentence, clause, section or part thereof not been included herein.