A. 
The intent of Article VIII is to develop certain land use and development requirements for nonresidential uses within Muhlenberg Township. The provisions of Article VIII are intended to supplement and not replace the zoning district regulations, which are further specified under Article IV of this chapter.
B. 
For the purposes of this chapter, "nonresidential uses" shall include all commercial, industrial, religious, institutional, educational, medical, agricultural, recreational and other similar uses where primary occupancy for residential use does not apply to the existing or proposed use.
C. 
The regulations established under Article VIII of this chapter shall be subject to the interpretation of the Muhlenberg Township Zoning Officer or other qualified professional, as designated by the Board of Commissioners. Should a dispute arise concerning the interpretation of these supplementary regulations, the person aggrieved by the interpretation may file an appeal with the Zoning Hearing Board. In all cases, the burden of proof and submission of technical evidence shall be the responsibility of the person appealing the interpretation of the Zoning Officer or other qualified professional, as designated by the Board of Commissioners.
A. 
Unless otherwise specified by the Muhlenberg Township Code, all nonresidential uses shall comply with the performance standards and controls specified under this article. In addition to the provisions specified under Chapter 355, the following provisions of the Muhlenberg Township Code shall apply to nonresidential land uses: Chapter 150 (Uniform Construction Codes), Chapter 141 (Open Burning), Chapter 175 (Fire Code; Inspections and License Fees), Chapter 294 (Solid Waste), Chapters 222 (Noise) and 248 (Peace and Good Order), Chapter 257 (Plumbing Standards), Chapter 265 (Property Maintenance), Chapter 288 (Sewers), Chapter 310 (Subdivision and Land Development), Chapter 340 (Water), as well as any other provision of the Muhlenberg Township Code, as determined appropriate by the Muhlenberg Township Engineer, Zoning Officer or Code Enforcement Officer.
B. 
The following requirements for air quality and management shall apply to all existing and proposed nonresidential uses within Muhlenberg Township:
(1) 
Open burning shall only be permitted if it is conducted in accordance with the provisions specified under Chapter 141 of the Muhlenberg Township Code.
(2) 
All gases, vapors, odors and/or particulates which are emitted from any nonresidential use shall be in compliance with the provisions established within the Muhlenberg Township Code, as well as those provisions permitted under state and federal laws.
(3) 
No toxic, radioactive or corrosive gases, vapors or fumes shall be released into the atmosphere.
(4) 
No odors causing annoyance or discomfort to the adjacent residents shall be detectable beyond the property lines of the nonresidential use on which such odors originate.
(5) 
Any storage or spreading of manure, sludge, fertilizer or other soil enrichment substances shall be conducted in a manner to limit odor and as required by all local, state and federal laws.
(6) 
All state and federal regulations concerning air pollution or air quality shall be considered as minimum standards for the control of smoke, dust, fumes and emissions.
C. 
The following requirements for noise and vibration control shall apply to all existing and proposed nonresidential uses within Muhlenberg Township:
(1) 
No continuous noise in excess of the following limits shall be permitted at the property line of the site on which the noise source originates:
Maximum Permissible Noise Levels
(in decibels or dBA)
Time of Day
(over ten-minute time period)
Measurement Taken along Adjoining Property Line within Following Zoning Districts
7:00 a.m. to 9:00 p.m.
9:00 p.m. to 7:00 a.m.
Maximum Peak Limits
(over any eight-hour period)
R-1, R-2, R-3, R-4 and R-5
55
50
60 less than 10 minutes
70 less than one minute
C-1, C-2 and C-3
65
60
70 less than 10 minutes
75 less than 1 minute
I-1 and I-2
70
65
75 less than 10 minutes
80 less than 1 minute
SA-1
60
50
65 less than 10 minutes
70 less than 1 minute
(2) 
For noises that are considered smooth or continuous, the maximum permitted noise levels shall be measured over a period of 10 to 15 minutes. The noise levels shall be measured by the Zoning Officer or Code Enforcement Officer along any adjoining property line from which the noise originates. Where the noise levels exceed the maximum permissible limits during the specified time period and time of day, the owner of the property shall be considered in violation of the maximum decibel limits permitted by the chapter.
(3) 
For those noises that are not smooth and continuous, the peak noise levels shall be measured over a period of one minute to 10 minutes. The noise levels shall be measured by the Zoning Officer or Code Enforcement Officer along any adjoining property line from which the noise originates. Where the noise levels exceed the maximum permissible peak limits during any eight-hour period of time, the owner of the property shall be considered in violation of the maximum decibel limits permitted by the chapter.
(4) 
The maximum permissible noise levels specified by this section of the chapter shall not apply to the following conditions:
(a) 
General repair or construction work during the hours 7:00 a.m. to 9:00 p.m., provided that the activities are permitted by Muhlenberg Township.
(b) 
Household power tools and equipment during the hours of 7:00 a.m. to 9:00 p.m., provided that the activities are temporary.
(c) 
Blasting, providing it is conducted in association with construction activities which have been permitted by local, state or federal agencies.
(d) 
Alarms or other devices used for the purposes of alerting people to the existence of an actual emergency or to warn people of an imminent danger.
(e) 
Municipal uses.
(f) 
Routine noises made by bells, chimes, carillons utilized for religious, educational or civic use.
(g) 
Licensed motor vehicles and authorized modes of transportation.
(5) 
No physical vibration shall be perceptible without aid of instruments at or beyond the lot lines with the exception of temporary construction activity.
D. 
The following requirements for light, glare and heat control shall apply to all nonresidential uses:
(1) 
Any nonresidential use or operation producing intensive light, glare and/or heat shall be performed within an enclosed building or behind a solid fence in such a manner as to be completely imperceptible from any point beyond the boundary lines.
(2) 
No luminaire, spotlight or other source that is within 200 feet of a residential use or residential district shall be placed at a height exceeding 30 feet above the average surrounding ground level. This limitation shall not apply to lights needed for air safety or lights intended to solely illuminate an architectural feature.
(3) 
All light sources utilized for nonresidential uses shall be shielded or diffused to prevent the lighting from creating a nuisance to adjacent properties or prevent a distraction to motorists on adjacent public streets.
(4) 
Any flashing, flickering or strobe lighting shall be imperceptible from any point beyond the boundary lines.
(5) 
All exterior lighting shall comply with the provisions of § 355-107 of this chapter of the Code.
E. 
The following requirements for wastewater management and water supply shall apply to all existing and proposed nonresidential uses:
(1) 
In no case shall potentially hazardous effluent or waste from any nonresidential use be discharged into the environment or public infrastructure.
(2) 
The effluent from any nonresidential use shall meet the standards specified by Muhlenberg Township, the Muhlenberg Township Municipal Authority and the Pennsylvania Department of Environmental Protection.
(3) 
All nonresidential uses shall comply with the appropriate provisions of Chapter 288 (Sewers) and Chapter 340 (Water) of the Muhlenberg Township Code.
F. 
The following requirements for solid waste management and disposal shall apply to all existing and proposed nonresidential uses:
(1) 
No storage of solid waste materials on the site shall be permitted in excess of 10 days.
(2) 
All solid waste materials awaiting transport shall be properly screened and concealed from the view of all adjacent properties. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate existing and projected volumes of solid waste.
(3) 
All solid waste management violations must be rectified within a twenty-four-hour period.
(4) 
Incineration for the purpose of reducing or disposing of liquid or solid waste material must comply with the Muhlenberg Township Code or Berks County Solid Waste Management Plan.
(5) 
All nonresidential uses shall comply with the appropriate provisions of Chapter 294 (Solid Waste) of the Muhlenberg Township Code.
G. 
The following requirements for outdoor storage shall apply to all existing and proposed nonresidential uses:
(1) 
Outdoor storage of any type shall not be permitted unless such storage conforms to the normal functions and procedures conducted on the premises. Outdoor storage of any type shall be prohibited, if such storage is considered and/or construed as unsightly, malodorous, hazardous to the environment and potentially detrimental to the health and safety of the adjacent property owners.
(2) 
No flammable or explosive liquids, solids or gases shall be stored in bulk above ground, except for tanks or drums of less than 600 gallons of fuel which are directly connected with engines, heating devices or appliances located and operated at the same site as the tanks or drums of fuel and which have been approved by Muhlenberg Township and/or the Commonwealth of Pennsylvania.
(3) 
All storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by a security fence and planting screen adequate to conceal the storage facilities from the view of adjacent properties.
(4) 
No materials or wastes shall be deposited on site in such form or manner that they can be transported off the site by natural causes or forces.
(5) 
No materials or substances which have the potential to contaminate groundwater or surface water shall be permitted to be stored outside unless the owner can provide safeguards which are satisfactory to Muhlenberg Township as well as all other state and federal agencies.
H. 
The following utility and energy requirements shall apply to all existing and proposed nonresidential uses:
(1) 
All nonresidential uses requiring energy in the form of electric, diesel, gas, oil, or other common energy source shall comply with the most acceptable safety requirements recognized by the Pennsylvania Department of Labor and Industry and shall be so constructed and installed so as to be an integral part of the architectural features of the site.
(2) 
A buffer yard or coniferous planting arrangement shall properly conceal any utility or energy source which is viewed and regarded as offensive or unsightly.
(3) 
Electromagnetic radiation, which interferes with radio, telephone, satellite or television reception or other communication equipment, shall be imperceptible from any point beyond the property lines.
(4) 
No injurious electromagnetic radiation or radioactive emission shall be produced by any nonresidential use. All radioactive emissions shall meet federal and state standards.
(5) 
Unless otherwise required by the utility company or authority providing service, all utilities shall be installed underground.
I. 
No building or structure may be erected, altered or used and no lot or premises may be used for any activity which is continuously noxious, injurious or offensive by reason of dust, smoke, odor, fumes, noise, vibration, gas, effluent discharge, illumination or similar substances or conditions.
J. 
Proprietors who have been cited for any violation(s) subject to this section of the chapter shall be responsible for applicable costs incurred by Muhlenberg Township through background investigations, legal proceedings, retributions and rectification measures.
A. 
Convenience stores or mini markets, as defined under Article II of this chapter, are a permitted conditional use within the C-1, C-2 and C-3 Zoning Districts.
B. 
Unless otherwise permitted by Muhlenberg Township, a convenience store or mini market shall comply with the minimum and maximum dimensional requirements established for the zoning district in which it is located.
C. 
All convenience stores or mini markets shall be designed in accordance with the following design requirements:
(1) 
The convenience store or mini market shall contain a minimum gross floor area of not less than 2,000 square feet and a maximum gross floor area of not more than 10,000 square feet, exclusive of any area of such lot being used for gasoline pump dispensers and the canopy over such dispensers. Accessory buildings shall not be permitted.
(2) 
The maximum number of fueling pumps (one pump serves two fueling positions only) permitted shall be based upon the size of the proposed building housing the convenience store, which shall be specified as follows:
Convenience Store/Mini Market Gross Floor Area
(square feet)
Maximum Number of Fuel Pumps
Maximum Number of Fueling Positions
2,000 to 4,000
4
8
4,000 to 6,000
6
12
6,000 to 8,000
7
14
8,000 to 10,000
8
16
(3) 
As part of the conditional use application, the Board of Commissioners shall have the power to reduce the designated number of pumps if, in its evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.
(4) 
Unless otherwise approved by the Board of Commissioners, the canopy covering the fuel pumps shall not exceed 20 feet from ground level at its highest point and shall be of a peak-roof design. The Board of Commissioners may permit a greater canopy height up to 30 feet, if the design of the canopy is considered as architectural enhancement.
(5) 
The canopy shall not exceed in area (as measured in square feet) the gross floor area of the convenience store or mini market building. However, the canopy shall not exceed in total area 7,000 square feet.
(6) 
The convenience store or mini market shall be constructed with brick, stone and stucco, or such combination thereof as is approved by the Board of Commissioners, facing on all four sides of the building from the ground level to the roof. Within the C-1 Zoning District, the building shall be constructed with either all-brick or all-stone veneer.
(7) 
The following provisions for exterior lighting shall apply to convenience stores or mini markets:
(a) 
All gasoline pump dispensers shall be covered by a canopy and shall be illuminated by overhead lighting during non-daylight hours. Canopy lighting shall be located on the undersurface (ceiling) of the canopy and shall be limited to flush lens fixtures mounted on the canopy ceiling. Drop lens fixtures are prohibited. Up-lens lighting fixtures mounted on the canopy structure above the level of gas pumps are permitted if they have the effect of reducing glare from the lighting fixtures mounted on the canopy ceiling. Outdoor canopies include, but are not limited to, fuel island canopies associated with service stations and convenience stores and exterior canopies above storefronts. In no event shall any other lighting fixtures be located on or otherwise attached to or used to light a canopy or any area of the property adjacent to the canopy. Canopy lighting over fuel-dispensing positions shall not exceed an average of 35 maintained footcandles.
(b) 
Lighting for parking areas shall provide an illumination level utilizing currently recommended standards of the Illuminating Engineering Society of North America, unless a more stringent standard is imposed as a condition of a conditional use approval granted by the Board of Commissioners under the circumstances of each application. Exterior lighting of the building is precluded, except as determined necessary by the Board for security. The Board of Commissioners may preclude any exterior lighting that in its judgment adversely affects adjoining properties.
(c) 
In no case shall illumination exceed 0.5 footcandle measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle, unless a more stringent standard is ordered by the Board under the circumstances of each application.
(8) 
All ingress and egress to and from the lot shall be designed to promote safe and convenient access, as finally approved by the Muhlenberg Township Engineer and Zoning Officer.
(9) 
The internal vehicular circulation pattern of any lot upon which a convenience store with gasoline sales is proposed shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets. In addition to the required minimum parking spaces, there shall be a minimum of one vehicular stacking space for each fueling position.
(10) 
The applicant shall submit a traffic study with the conditional use application demonstrating the adequacy of existing or proposed streets to accommodate any increase in traffic from the proposed use and the adequacy of the proposed vehicular interior circulation on the lot.
D. 
Outdoor display prohibited. No outdoor display of products shall be permitted. Hand equipment intended to be utilized for the washing of windows of motor vehicles, as well as places for the storage of such equipment, shall be permitted
A. 
The term "day-care facilities" shall include "family day-care facilities," "child day-care centers," and "adult day-care centers," which are further defined under Article II of this chapter.
B. 
Family day-care facilities are a permitted use by special exception within the R-1, R-2, R-3, R-4 and R-5 Zoning Districts, subject to the following requirements:
(1) 
Family day-care services shall be permitted within a single-family dwelling unit meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.
(2) 
The maximum number of children to be cared for within a family day-care facility shall be limited to six or fewer children who are unrelated to the resident caregiver.
(3) 
The use shall be located and conducted within the single-family dwelling, except for a designated outdoor play area meeting the following requirements:
(a) 
The single-family dwelling shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the children receiving care plus the occupants of the single-family dwelling. Common areas and facilities should be designated within the single-family dwelling.
(c) 
The outdoor play area shall be located within the rear yard of the property and have sufficient size to accommodate six children at once. The designated outdoor play area shall be planted and maintained in grass or lawn and shall be enclosed with a continuous fence and self-latching gate with a height of four feet.
(d) 
All designated internal and external areas for the family day-care facility shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including swimming pools, stormwater detention facilities, surface waters, machinery, electric-generating and -transmitting equipment, streets, and other areas that may be considered hazardous to children.
(4) 
At least two off-street parking spaces shall be designated for the single-family detached residential use. In addition to these spaces, an off-street pickup and dropoff area measuring 10 feet in width and 40 feet in length to accommodate two vehicles shall be designated and maintained for the discharge and collection of children.
(5) 
The family day-care facility and use shall comply with all specifications, standards and licenses which are required by Muhlenberg Township, the Pennsylvania Department of Human Services, or other agencies having jurisdiction.
(6) 
The principal caregivers at the family day-care facility shall be identified and their credentials shall be submitted to Muhlenberg Township for review and consideration.
C. 
Child day-care centers are a permitted use by special exception within the C-1, C-2 and C-3 Zoning Districts, subject to the following requirements:
(1) 
Child day-care centers shall be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility, or other institutional use deemed appropriate by the Zoning Hearing Board and meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.
(2) 
The child day-care facility shall be capable of providing supplemental parental care and supervision and/or instruction to seven or more children simultaneously, who are not related to the caregiver or operator, on a daily basis. Tuition, fees or other forms of compensation may be charged, whether governmentally subsidized or not, by the operator of the day-care facility.
(3) 
All day-care facilities shall be licensed and/or approved to dispense child care by the Commonwealth of Pennsylvania.
(4) 
The use shall be located and conducted within an approved facility, except for a designated outdoor play area, meeting the following requirements:
(a) 
The child day-care facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the children receiving care plus the occupants of the principal or secondary use. Common areas and facilities should be designated within the approved facility.
(c) 
The outdoor play area shall be located within the rear yard of the property and have sufficient size to accommodate all of the children at the facility at once. The designated outdoor play area shall be planted and maintained in grass or lawn and shall be enclosed with a continuous fence and self-latching gate with a height of four feet.
(d) 
All designated internal and external areas for the family day-care facility shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including swimming pools, stormwater detention facilities, surface waters, machinery, electric-generating and -transmitting equipment, streets and other areas that may be considered hazardous to children.
(5) 
In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 80 feet in length to accommodate four vehicles shall be designated and maintained for the discharge and collection of children. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane, and all points for vehicular access providing ingress and egress to the facility.
(6) 
The child day-care facility and use shall comply with all specifications, standards and licenses which are required by Muhlenberg Township, the Pennsylvania Department of Human Services, or other agencies having jurisdiction.
(7) 
The principal caregivers at the child day-care facility shall be identified and their credentials shall be submitted to Muhlenberg Township for review and consideration.
D. 
Adult day-care centers are a permitted use by special exception within the C-1, C-2 and C-3 Zoning Districts, subject to the following requirements:
(1) 
Adult day-care centers shall be permitted within an approved commercial facility, educational facility, church or religious facility, hospital or medical facility, municipal facility, health care facility, or other institutional use deemed appropriate by the Zoning Hearing Board meeting the minimum and maximum dimensional requirements established for the zoning district in which it is located.
(2) 
The adult day-care facility shall be capable of providing supplemental parental care and supervision, training and/or instruction to one or more individuals who may have physical or mental disabilities, and who are not related to the caregiver or operator, on a daily basis. Tuition, fees or other forms of compensation may be charged, whether governmentally subsidized or not, by the operator of the day-care facility.
(3) 
All adult day-care facilities shall be licensed and/or approved to dispense adult care by the Commonwealth of Pennsylvania.
(4) 
The adult day-care use shall be located and conducted within approved facility meeting the following requirements:
(a) 
The adult day-care facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(b) 
The internal facilities should be of adequate size to accommodate all of the adults plus the occupants of the principal or secondary use. Common areas and facilities should be designated within the approved facility.
(c) 
All outdoor facilities should be located within the rear yard of the property and be properly secured.
(d) 
Unless otherwise permitted by Muhlenberg Township, the approved facilities shall not be utilized as a permanent or temporary residence by the employees and/or adults requiring care.
(5) 
In addition to the number of off-street parking spaces required for the principal and secondary use of the facility, an off-street pickup and dropoff area measuring 10 feet in width and 60 feet in length to accommodate three vehicles shall be designated and maintained for the discharge and collection of adults. The designated pickup and dropoff area shall be marked by signs and physically removed from any required parking area, loading area, fire lane, and all points for vehicular access providing ingress and egress to the facility.
(6) 
The applicant should provide sufficient evidence to the Zoning Hearing Board indicating that adequate security measures shall be implemented and installed at the adult day-care facility to ensure that the adults are provided with sufficient care, as well as protecting the security of the residents within the neighboring properties.
(7) 
The adult day-care facility and use shall comply with all specifications, standards and licenses which are required by Muhlenberg Township, the Pennsylvania Department of Human Services, or other agencies having jurisdiction.
(8) 
The principal caregivers at the adult day-care facility shall be identified and their credentials shall be submitted to Muhlenberg Township for review and consideration.
A. 
The term "multiple commercial uses" shall include mini malls, shopping centers and/or shopping malls, which are further defined under Article II of this chapter.
B. 
Mini malls shall be permitted by conditional use within the C-2 and C-3 Zoning Districts, subject to the applicable minimum requirements specified under § 355-63 of the chapter.
C. 
Shopping centers or shopping malls shall be permitted by conditional use within the C-2 Zoning District, subject to the applicable minimum requirements specified under § 355-63 of the chapter.
D. 
Each commercial use within a permitted mini mall, shopping center or shopping mall shall be serviced by public sanitary sewage disposal facilities and public water supply facilities. Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each commercial use shall have separate sanitary sewage disposal connections and water supply connections.
A. 
Mini malls containing less than 30,000 square feet in cumulative gross floor area, and as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and C-3 Zoning Districts, subject to the following requirements:
(1) 
All mini malls shall comply with the minimum and maximum dimensional requirements established for the zoning district in which it is located.
(2) 
The permitted uses within a mini mall shall be limited to: retail business establishments; personal business or service establishments; professional offices; banks or financial institutions; medical or dental offices; municipal or governmental uses; restaurants; taverns; and other similar uses that are determined appropriate by the Board of Commissioners.
(3) 
The maximum number of uses within a mini mall shall be limited to 20 independent uses. All proposed uses shall be designed as self-contained structures without common facilities which comply with all requirements of the Muhlenberg Township Code.
(4) 
Unless otherwise permitted by the Board of Commissioners, all uses within a mini mall shall be harmoniously planned as attached units within a single building. As part of the conditional use application, the applicant or developer shall identify the planned uses within the mini mall and demonstrate how these uses can be amicably planned during all hours of operation.
(5) 
Unless otherwise permitted by the Board of Commissioners, planned outparcels, pad sites or detached buildings shall not be considered as part of the design of a mini mall.
(6) 
Unless otherwise required by the utility company or authority providing service, all uses within the mini mall shall have individual utility connections.
(7) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the mini mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees and patrons during peak operational hours.
(8) 
All proposed signs for the mini mall shall comply with the provisions specified under Article XI of this chapter. No more than one on-premises freestanding sign shall be permitted, which shall not exceed 30 feet in height and 100 square feet per side.
(9) 
The side and rear lot lines of the property shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(10) 
In addition to the provisions specified for mini malls, the provisions specified under Subsection C of this section shall also apply to mini malls.
(11) 
As part of the conditional use application, the Board of Commissioners may attach other reasonable conditions that may be appropriate when considering the functional design and operation of the uses contained within the mini mall.
B. 
Shopping centers or shopping malls containing more than 30,000 square feet in cumulative gross floor area, and as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 Zoning District, subject to the following requirements.
(1) 
All shopping centers or shopping malls shall comply with the minimum and maximum dimensional requirements established for the C-2 Zoning District.
(2) 
The permitted uses within a shopping center or shopping mall shall be limited to: retail business establishments; personal business or service establishments; professional offices; banks or financial institutions; medical or dental offices; family entertainment complexes; movie theaters; recreational uses; municipal or governmental uses; restaurants; taverns; nightclubs; and other similar uses that are determined appropriate by the Board of Commissioners.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(3) 
The maximum number of uses within a shopping center or shopping mall shall be unlimited, provided that each use is designed as part of a common facility or as self-contained structures which comply with all requirements of the Muhlenberg Township Code.
(4) 
All uses within a shopping center or shopping mall shall be harmoniously planned within a single building or within groups of buildings. As part of the conditional use application, the applicant or developer shall identify the planned uses within the shopping center or shopping mall and demonstrate how these uses can be amicably planned during all hours of operation.
(5) 
Planned outparcels, pad sites or detached buildings may be permitted, provided the use is located within a separate lot meeting the appropriate minimum and maximum dimensional requirements of the C-2 Zoning District for that specific use.
(6) 
Unless otherwise required by the utility company or authority providing service, all uses within the shopping center or shopping mall shall have individual utility connections.
(7) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the shopping center or shopping mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total of off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate the additional off-street parking demands from employees and patrons during peak operational hours.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(8) 
All proposed signs for the shopping center or shopping mall shall comply with the provisions specified under Article XI of this chapter. No more than one on-premises freestanding sign shall be permitted along each street on which the shopping center or shopping mall has frontage and shall not exceed 300 square feet per side. No portion of the on-premises freestanding sign shall be less than 10 feet or greater than 30 feet from the mean ground elevation.
(9) 
The side and rear lot lines of the property shall be adequately screened with a thirty-foot-wide landscaped buffer yard.
(10) 
In addition to the provisions specified for shopping centers or shopping malls, the general provisions specified under Subsection C of this section shall also apply to shopping centers or shopping malls.
(11) 
As part of the conditional use application, the Board of Commissioners may attach other reasonable conditions that may be appropriate when considering the functional design and operation of the uses contained within the shopping center or shopping mall.
C. 
All mini malls, shopping centers or shopping malls shall comply with the following general provisions:
(1) 
The ownership of any mini malls, shopping centers or shopping malls shall be under single ownership, partnership, corporation, or under a guaranteed unified management control. The shopping center must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Muhlenberg Township, as determined appropriate by the Board of Commissioners. The owner shall provide Muhlenberg Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of the mini mall, shopping center or shopping mall.
(2) 
The owner or manager shall provide a complete list of tenants located within the mini mall, shopping center or shopping mall on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(3) 
Unless otherwise required by the utility company or authority providing service, all utilities shall be installed underground.
(4) 
Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each use within the mini mall, shopping center or shopping mall shall have independent connections for sanitary sewage disposal and water supply.
(5) 
All means of ingress and/or egress shall be located at least 200 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(6) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(7) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(8) 
Unless otherwise permitted by the Board of Commissioners, commercial drive-through establishments shall be permitted only for planned outparcels, pad sites or detached buildings that have been considered as part of the conditional use application and meet all other provisions of the chapter.
(9) 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration.
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(c) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(g) 
An emergency management plan shall be developed in the event of a catastrophic event resulting from flooding, fire, snow, ice, earthquake, utility outage, or other catastrophe. The owner or manager of the mini mall, shopping center or shopping mall shall provide a copy of the emergency management plan to each tenant.
(10) 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Automobile sales and automobile service stations, as further defined under Article II of this chapter, shall be permitted by special exception within the C-3 Zoning District, subject to the appropriate provisions specified within the chapter.
B. 
Automobile sales establishments, as further defined under Article II of this chapter, shall comply with the following design standards and specifications:
(1) 
A minimum of five acres of net land area shall be required to accommodate the use. In addition the appropriate minimum and maximum dimensional requirements of the C-3 Zoning District shall apply.
(2) 
The use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
All sales shall be conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Muhlenberg Township.
(4) 
General service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Muhlenberg Township and that they are considered as accessory uses to the automobile sales establishment.
(5) 
Unless otherwise permitted by Muhlenberg Township, no outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile sales establishment shall be permitted.
(6) 
All vehicles stored on the premises for sale shall be in sound running condition meeting the general inspection and licensing requirements of the Commonwealth of Pennsylvania.
(7) 
All vehicles that have been brought in for service, maintenance or repair shall in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.
(8) 
The demolishing of vehicles for salvage shall be prohibited.
(9) 
Unless otherwise permitted by Muhlenberg Township, the sale of gasoline shall be prohibited.
(10) 
All vehicles sold on the premises shall be stored in an approved off-street parking facility in accordance with the design requirements of Article X of this chapter. All vehicles shall be arranged in an orderly manner and shall be located 10 feet from the street right-of-way and all other property lines.
(11) 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(c) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so it does not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(12) 
If a special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
C. 
Automobile service stations, as further defined under Article II of this chapter, shall comply with the following design standards and specifications:
(1) 
A minimum of two acres of net land area shall be required to accommodate the use. In addition, the appropriate minimum and maximum dimensional requirements of the C-3 Zoning District shall apply.
(2) 
The use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
All general service, maintenance and repair facilities shall be permitted, provided that they are conducted within an enclosed building which complies with the appropriate requirements for a commercial establishment within Muhlenberg Township and that they are considered as accessory uses to the automobile service station.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(4) 
The sale of gasoline, diesel fuel, kerosene or other petroleum products shall be permitted, subject to the following criteria.
(a) 
The maximum number of fueling pumps shall be limited to 12 fuel pumps or 24 fueling positions.
(b) 
The canopy covering the fuel pumps shall not exceed 20 feet from ground level at its highest point and shall be of a peak-roof design. The Zoning Hearing Board may permit a greater canopy height up to 30 feet, if the design of the canopy is considered as architectural enhancement.
(c) 
All proposed fueling positions shall be located at least 50 feet from any property line, including the legal and ultimate right-of-way line.
(d) 
The total area of the canopy shall not exceed 10,000 square feet. In addition, the canopy shall be considered as part of the building coverage calculations.
(e) 
During non-daylight hours of operation, overhead lighting under the canopy shall illuminate all fueling positions. The canopy lighting shall be located on the undersurface (ceiling) of the canopy and shall be limited to flush lens fixtures mounted on the canopy ceiling. Drop lens fixtures shall be prohibited. Up-lens lighting fixtures mounted on the canopy structure above the level of gas pumps are permitted if they have the effect of reducing glare from the lighting fixtures mounted on the canopy ceiling. All such canopy lighting over fuel-dispensing positions shall not exceed an average of 35 maintained footcandles.
(f) 
In no case shall illumination exceed 0.5 footcandle measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle, unless a more stringent standard is ordered by the Board under the circumstances of each application.
(g) 
All gasoline sales associated with a convenience store or mini market shall comply with the appropriate provisions of § 355-60 of this chapter of the Muhlenberg Township Code.
(5) 
Unless otherwise permitted by Muhlenberg Township, no outdoor storage of parts, equipment, lubricants, fuel or other materials used or discarded as part of the automobile service establishment shall be permitted.
(6) 
All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be permitted on the premises for a period of more than 10 consecutive days.
(7) 
The demolishing of vehicles for salvage shall be prohibited.
(8) 
Car washing facilities and services shall be permitted, provided that the facilities are designed in accordance with the following criteria:
(a) 
Gray water recycling and treatment equipment is incorporated as part of the facility operations. All such equipment shall include provisions for the collection of waste, grease, oil, soap, wax and other materials that cannot be recycled or utilized as part of the operations.
(b) 
A stacking or pre-service lane, measuring at least 20 feet in width and 70 feet in length, shall be provided for each car washing bay or unit. Alternative designs may be accepted by the Zoning Hearing Board, provided that the design does not interfere with internal or external traffic patterns.
(c) 
A post-washing drying area is provided for two vehicles per car-washing bay or unit.
(d) 
All structures housing washing apparatuses shall be set back at least 50 feet from any property line, including the legal and ultimate right-of-way line.
(9) 
All off-street parking and loading facilities shall be located, designed and constructed in accordance with the requirements of Article X of this chapter.
(10) 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(a) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(b) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(c) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(d) 
Architectural renderings of the proposed building elevations and plan views.
(e) 
A preliminary lighting plan, showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so it does not reflect towards any public street or residential zoning districts.
(f) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(g) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. At a minimum, the EIA report shall consider the adverse impacts of fuel spills, tank leaks, groundwater and surface water contamination, air quality, noise, lighting and other adverse impacts considered critical by the Zoning Hearing Board. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(11) 
If a special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Office and business parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the uses contained within office and business parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within an office and business park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within an office and business park shall be limited to: professional offices; banks or financial institutions; governmental offices; municipal uses; medical or dental offices; and other similar office uses, as determined by the Muhlenberg Township Zoning Officer.
(4) 
Subordinate uses within the office and business park shall be limited to: restaurants or cafeterias; retail sales establishments; personal care or service establishments; convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; and other similar uses that are determined appropriate by the Board of Commissioners. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the office and business park. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the office and business park.
(5) 
Drive-through establishments shall be a prohibited use within an office and business park.
(6) 
Unless otherwise specified within this chapter or approved by the Board of Commissioners as part of the conditional use application, the following minimum and maximum dimensional requirements shall apply to each principal use within the office and business park:
(a) 
The minimum net lot area shall be one acre per lot.
(b) 
The minimum lot width shall be 200 feet per lot.
(c) 
The front-yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side-yard setback shall be at least 30 feet for each side.
(e) 
The rear-yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 100 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 50 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot.
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the office and business park, provided that each use is a permitted use as described in this section of the chapter. The permitted uses shall be designed as self-contained structures without common facilities, which comply with all pertinent requirements of the Muhlenberg Township Code. In addition to these requirements, the following provisions shall apply to office or nonresidential condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation, or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Muhlenberg Township, as determined appropriate by the Board of Commissioners. The owner shall provide Muhlenberg Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of all uses within the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within the office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(8) 
All uses within the office and business park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the office and business park shall have individual utility connections, which shall be installed underground.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the office and business park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total of off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the office and business park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street on which the office and business park has frontage and shall not exceed 200 square feet per side. No portion of the common on-premises freestanding sign shall be less than 10 feet or greater than 30 feet from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan, showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so it does not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Medical research parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the uses contained within medical research parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within a medical research park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within a medical research park shall be limited to: hospitals or medical centers; laboratories and research facilities; rehabilitation centers; physical therapy facilities; medical or dental offices; emergency management services and facilities; heliports or helistops; municipal uses; and other similar office uses, as determined by the Muhlenberg Township Zoning Officer.
(4) 
Subordinate uses within the medical research park shall be limited to: restaurants or cafeterias; professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Board of Commissioners. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the medical research parks. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the medical research park.
(5) 
Drive-through facilities and establishments shall be prohibited uses within a medical research park.
(6) 
Unless otherwise specified within this chapter or approved by the Board of Commissioners as part of the conditional use application, the following minimum and maximum dimensional requirements shall apply to each principal use within the medical research park:
(a) 
The minimum net lot area shall be one acre per lot.
(b) 
The minimum lot width shall be 200 feet per lot.
(c) 
The front-yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side-yard setback shall be at least 30 feet for each side.
(e) 
The rear-yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 100 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 50 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot.
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the medical research park, provided that each use is a permitted use as described in this section of the chapter. The permitted uses shall be designed as self-contained structures without common facilities which comply with all pertinent requirements of the Muhlenberg Township Code. In addition to these requirements, the following provisions shall apply to office or nonresidential condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Muhlenberg Township, as determined appropriate by the Board of Commissioners. The owner shall provide Muhlenberg Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(8) 
All uses within the medical research park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the medical research park shall have individual utility connections and shall be installed underground.
(10) 
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the medical research park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total of off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the medical research park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street on which the medical research park has frontage and shall not exceed 200 square feet per side. No portion of the common on-premises freestanding sign shall be less than 10 feet or greater than 30 feet from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks, emergency vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
All designated points of ingress and egress for emergency management vehicles shall be designed to consider traffic volumes on existing streets and adjacent residential uses.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(17) 
All medical waste, biohazardous materials, equipment, red bag waste, and other similar items, which because of their potential health risks shall be discarded in a manner specified by local, state and federal laws.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Industrial parks, as further defined under Article II of this chapter, shall be permitted by conditional use in the I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the uses contained within industrial parks:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within an industrial park.
(2) 
Each use shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within an industrial park shall be limited to: manufacturing facilities; wholesale and distribution facilities; fabrication and finishing facilities; professional offices; banks or financial institutions; governmental offices; municipal uses; and other similar office uses, as determined by the Muhlenberg Township Zoning Officer.
(4) 
Subordinate uses within the industrial park shall be limited to: restaurants or cafeterias; retail sales establishments; personal care or service establishments; convention centers; recreational uses; educational uses; and other similar uses that are determined appropriate by the Board of Commissioners. The cumulative gross floor area for all such accessory uses shall not occupy more than 20% of the cumulative gross floor area of all uses within the industrial park. The accessory uses shall be considered subordinate uses that directly benefit the primary uses within the industrial park.
(5) 
Drive-through establishments shall be a prohibited use within an industrial park.
(6) 
Unless otherwise specified within this chapter or approved by the Board of Commissioners as part of the conditional use application, the following minimum and maximum dimensional requirements shall apply to each principal use within the industrial park:
(a) 
The minimum net lot area shall be three acres per lot.
(b) 
The minimum lot width shall be 250 feet per lot.
(c) 
The front-yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side-yard setback shall be at least 40 feet for each side.
(e) 
The rear-yard setback shall be at least 50 feet.
(f) 
Each building occupying a permitted use shall be located at least 150 feet from an existing lot containing an existing residential use.
(g) 
The maximum height of the buildings shall be no more than 75 feet.
(h) 
The maximum building coverage shall be no more than 40% of the approved lot.
(i) 
The maximum lot coverage shall be no more than 60% of the approved lot.
(7) 
Office or nonresidential condominiums may be permitted on an individual lot within the industrial park, provided that each use is a permitted use as described in this section of the chapter. The permitted uses shall be designed as self-contained structures without common facilities which comply with all pertinent requirements of the Muhlenberg Township Code. In addition to these requirements, the following provisions shall apply to office condominiums:
(a) 
The ownership of office condominiums shall be under single ownership, partnership, corporation, or under a guaranteed unified management control. The office condominiums must have at least one on-site manager or a designated individual whose office is located within a reasonable distance of Muhlenberg Township, as determined appropriate by the Board of Commissioners. The owner shall provide Muhlenberg Township with a complete list of on-site managers or designated individuals on an annual basis. The list shall include the name, mailing address and telephone number of each on-site manager or each designated individual responsible for the daily operation of all uses within the office or nonresidential condominiums.
(b) 
The owner or manager shall provide a complete list of tenants located within an office or nonresidential condominium on an annual basis. The list shall include the name of the tenant, business name, mailing address, telephone number, land use activity and scheduled hours of operation.
(8) 
All uses within the industrial park shall be harmoniously planned as a nonresidential community. As part of the conditional use application, the applicant or developer shall identify the nonresidential uses and demonstrate how these uses can be amicably planned, considering their architectural appearance.
(9) 
Unless otherwise required by the utility company or authority providing service, all uses within the industrial park shall have individual utility connections, which shall be installed underground.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the industrial park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total of off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11) 
All proposed signs for each use within the industrial park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street on which the office and business park has frontage and shall not exceed 200 square feet per side. No portion of the common on-premises freestanding sign shall be less than 10 feet or greater than 30 feet from the mean ground elevation.
(12) 
The side and rear lot lines of the development shall be adequately screened with a twenty-five-foot-wide landscaped buffer yard.
(13) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(14) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(15) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and all adjacent residential uses.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan, showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan, showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so they do not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the special exception application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Adult business and entertainment uses, as further defined under Article II of this chapter, shall be a permitted use by special exception within the C-3 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following standards and specifications shall apply to adult businesses and adult entertainment uses:
(1) 
No adult business or entertainment use shall be located within 500 feet of any residential zoning district, as measured from the property line to the residential zoning district line.
(2) 
No adult business or entertainment use shall be located within 1,000 feet of any religious uses, educational uses, day-care facilities and recreational uses, as measured from the property line.
(3) 
No adult business or entertainment use shall be located within 3,000 feet of an existing adult business or entertainment use, as measured from the property line.
(4) 
Unless otherwise specified within this chapter or required by the Zoning Hearing Board as part of the special exception application, the following minimum and maximum dimensional requirements shall apply to each adult business or entertainment use:
(a) 
The minimum net lot area shall be one acre per lot.
(b) 
The minimum lot width shall be 150 feet per lot.
(c) 
The front-yard setback shall be at least 60 feet, as measured from the ultimate right-of-way line.
(d) 
The side-yard setback shall be at least 40 feet for each side.
(e) 
The rear-yard setback shall be at least 50 feet.
(f) 
The maximum height of the buildings shall be no more than 35 feet.
(g) 
The maximum building coverage shall be no more than 30% of the approved lot.
(h) 
The maximum lot coverage shall be no more than 50% of the approved lot.
(5) 
All storage and displays shall be located within the building occupying the adult business or entertainment use.
(6) 
All business transactions that are conducted on the premises shall be within an enclosed building. All adult business uses may operate between the hours of 9:00 a.m. and 11:00 p.m.
(7) 
All applications for adult business or entertainment uses shall be accompanied by a land development plan. The minimum information required on the site plan shall include:
(a) 
The proposed nature of the adult business or entertainment use.
(b) 
Architectural renderings of the proposed building elevations and plan views.
(c) 
The location and elevation of all buildings, structures, walls, fences and landscaping on the property.
(d) 
Off-street parking areas, loading areas and traffic circulation patterns.
(e) 
The location, dimensions and content of all signs, displays and advertising.
(f) 
A land use survey of all uses located within a one-thousand-foot radius of the property.
(8) 
All applications for adult business and entertainment uses shall include a statement providing specific information on each individual, partner, store manager(s), corporate officer, corporate director or corporate stockholders owning more than 3% of the issued and outstanding stock of a corporate applicant. At a minimum, the applicant shall identify the complete name, business address and telephone number.
(9) 
In the event of the proposed sale, resale or reassignment of interest of an adult business or entertainment use established under the terms of this chapter, the Board of Supervisors and Zoning Officer shall be notified of such proposed change of ownership. Such notification shall include the documentation required by this section of the chapter. Failure to notify the Board of Supervisors and Zoning Officer shall constitute a violation of this chapter, which could lead to grounds for the termination or revocation of the use.
(10) 
The following requirements pertaining to signs and other visual displays shall apply to each adult business or entertainment uses:
(a) 
The exterior of the building may include one wall sign or parallel sign identifying the name of the adult business or entertainment use, which shall not exceed 20 square feet in size.
(b) 
Freestanding signs, banners, directional signs, illuminated signs, portable signs, roof signs, seasonal signs and billboards shall be prohibited on the property.
(c) 
Window signs shall be limited to 25% of the total window area and shall not include any graphic or pictorial depiction of material related to specific sexual activities or anatomical areas.
(d) 
Advertisements, displays or other promotional materials related to specific sexual activities or anatomical area shall not be shown or exhibited so as to be visible to the public from the exterior of the building.
(11) 
The entrance of the adult business should include a sign warning all individuals that the premises is classified as an adult business use and/or adult entertainment use.
C. 
If the Zoning Hearing Board approves the conditional use application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Commercial campgrounds, as further defined under Article II of this chapter, shall be permitted by special exception within the C-3, I-1 and SA-1 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the uses contained within a commercial campground:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses within a commercial campground.
(2) 
All facilities within the commercial campgrounds shall be serviced by public sanitary sewage facilities and public water supply facilities. Unless otherwise permitted by the Muhlenberg Township Municipal Authority, each use shall have independent connections for sanitary sewage disposal and water supply.
(3) 
The permitted uses within the commercial campground shall be limited to: one single-family detached unit; one retail store with sales limited to items for the convenience of campers; and accessory structures, including an office, maintenance buildings and storage areas.
(4) 
Subordinate uses within the commercial campground shall be limited to cafeterias, recreational uses, educational uses, and other similar uses that are determined appropriate by the Zoning Hearing Board. The accessory uses shall be considered subordinate uses that directly benefit the visitors of the commercial campground.
(5) 
Unless otherwise specified within this chapter or approved by the Zoning Hearing Board as part of the special exception application, the following minimum and maximum dimensional requirements shall apply to each permanent use within the commercial campground:
(a) 
The minimum lot width for the commercial campground shall be 300 feet.
(b) 
The front-yard setback shall be at least 100 feet, as measured from the ultimate right-of-way line.
(c) 
The side-yard setback shall be at least 100 feet for each side.
(d) 
The rear-yard setback shall be at least 100 feet.
(e) 
Common facilities and uses within the commercial campgrounds shall be located at least 200 feet from an existing lot containing an existing residential use.
(f) 
The maximum height of the buildings shall be no more than 35 feet.
(g) 
The maximum building coverage shall be no more than 25% of the approved parcel of land.
(h) 
The maximum lot coverage shall be no more than 40% of the approved parcel of land.
(6) 
No temporary or permanent campsite shall be located closer than 100 feet from any adjoining property line or street right-of-way line.
(7) 
All uses within the commercial campsite shall be harmoniously planned as a community for vacation, retreats and temporary occupancy. As part of the special exception application, the applicant or developer shall identify the locations of all permanent and temporary uses and demonstrate how these uses can be amicably planned, considering their function and appearance.
(8) 
Campsites for tents shall be limited to 20 tents per acre.
(9) 
Campsites for recreational vehicles shall be limited to 10 pads or sites per acre.
(10) 
The minimum area of a campsite shall be 1,500 square feet and shall be so dimensioned, improved and arranged that, when occupied, no part of any unit, including accessory attachments, shall be within 10 feet of any designated campsite.
(11) 
Roads and accessways shall be provided in such a manner so that ingress and egress for each campsite lot can be had without encroaching or entering upon any other campsite lot.
(12) 
Each campsite shall be occupied by only one camping unit, which may include a tent, trailer or camper.
(13) 
Other than the approved utility provisions, no permanent structures shall be permitted on any campsite lot.
(14) 
Occupancy at a campsite shall only be permitted between the months of February through November. All camping units unoccupied for a period of 72 hours shall not be permitted to remain on the campsite. Occupancy at a campsite shall not be permitted in the months of December and January.
(15) 
Recreational vehicles shall not be stored on the grounds of the commercial campgrounds for a period of 30 consecutive days or 60 cumulative days within a calendar year.
(16) 
No part of any campground area shall be used for nonresidential purposes, except those purposes required for serving the well-being of the campground customers and for the management and maintenance of the campground.
(17) 
A fire prevention and protection plan shall be developed by the applicant or developer and submitted to the local fire chief having jurisdiction for consideration.
(18) 
Unless otherwise required by the utility company or authority providing service, all uses within the commercial campgrounds shall have individual utility connections, which shall be installed underground.
(19) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the commercial campground.
(20) 
All proposed signs for commercial campground shall comply with the provisions specified under Article XI of this chapter.
(21) 
All perimeter boundary lines of the commercial campground shall be adequately screened with a fifty-foot-wide landscaped buffer yard.
(22) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(23) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of recreation vehicle, camper and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(24) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and all adjacent residential uses.
(25) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping and grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, buffer yards, landscaping improvements, and other natural or man-made features of the site.
(3) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(4) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Commercial drive-through establishments, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and C-3 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the uses contained within commercial drive-through establishments:
(1) 
A minimum of 25,000 square feet of contiguous net land area shall be required to accommodate all of the facilities within a commercial drive-through establishment. In addition, the minimum and maximum dimensional requirements for a commercial drive-through establishment, as specified by the C-2 and C-3 Zoning Districts, shall apply.
(2) 
Commercial drive-through establishments shall be limited to: restaurants; banks or financial institutions; car washes; personal service establishments; retail uses; and other similar uses, as determined by the Muhlenberg Township Zoning Officer.
(3) 
The commercial drive-through establishment shall be serviced by public sanitary sewage facilities and public water supply facilities.
(4) 
The principal buildings and vehicular service lanes for the commercial drive-through establishments shall be located at least 100 feet from an existing residential use or residential zoning district.
(5) 
The side and rear lot lines of the commercial drive-through establishment shall be adequately screened with a ten-foot-wide landscaped buffer yard. The Board of Commissioners may accept an alternative design if such alternative design provides an appropriate buffer between properties.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(7) 
All proposed points of vehicular ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. An existing driveway may be utilized for vehicular ingress and egress, provided that the existing driveway is located at least 125 feet from any intersecting street and has sufficient sight distance.
(8) 
The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(9) 
Interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of trucks and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(10) 
A stacking or pre-service lane shall be provided for the commercial drive-through facility, meeting the following dimensional criteria:
(a) 
The stacking or pre-service lane shall be at least 12 feet in width and 80 feet in length for a single service lane or bay.
(b) 
The stacking or pre-service lanes shall be at least 12 feet in width and 60 feet in length for multiple service lanes or bays.
(c) 
Alternative designs may be considered by the Board of Commissioners, provided that the design does not interfere with internal or external traffic patterns.
(11) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(12) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(13) 
All proposed signs for the commercial drive-through establishment shall comply with the provisions specified under Article XI of this chapter.
(14) 
Exterior storage areas for trash and rubbish shall be properly screened with secure fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 10 feet from any lot line.
(15) 
All exterior speaker, microphone or intercom systems shall be designed in a manner so the messages, music or other audible sounds are reduced by 75% from the source to any property line.
(16) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary utility plan, showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(2) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(4) 
Architectural renderings of the proposed building elevations and plan views.
(5) 
A preliminary lighting plan, showing the location and intensity of the proposed lighting within the property to a point 50 feet beyond the perimeter of the property line. The proposed lighting for buildings, signs, accessways and parking areas shall be arranged so it does not reflect towards any public street or residential zoning districts.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Commercial water resource uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the I-1 and SA-1 Districts, subject to the appropriate provisions specified within the chapter.
B. 
Commercial water resource uses shall be limited to: groundwater extraction and exportation operations; surface water extraction and exportation operations; bottling and distribution facilities; and other similar uses as determined by the Muhlenberg Township Zoning Officer.
C. 
The following design standards and specifications shall apply to the uses contained within commercial water resource uses:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the operational facilities within a commercial water resource use.
(2) 
The commercial water resource use shall be approved and permitted by the appropriate local, state and federal regulatory agencies.
(3) 
The commercial water resource use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(4) 
Unless otherwise permitted by Muhlenberg Township, all facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 200 feet from all external property lines.
(5) 
Unless otherwise permitted by Muhlenberg Township and the Muhlenberg Township Municipal Authority, all facility operations, uses, intake devices, wells, pumps, storage tanks and principal buildings associated with the commercial water resource use shall be located at least 2,500 feet from all existing production wells or intake devices utilized for public water supply.
(6) 
The perimeter of the property shall be completely enclosed by a security fence, which shall be eight feet in height.
(7) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(8) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(9) 
All designated points of ingress and egress for truck traffic shall be designed to consider traffic volumes on existing streets, limitations associated with turning movements and all adjacent residential uses.
(10) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(11) 
All proposed signs for the commercial water resource use shall comply with the provisions specified under Article XI of this chapter.
(12) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
D. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan of the surface water and groundwater conditions which meets the following objectives and requirements shall be prepared by a professional hydrogeologist:
(a) 
The professional hydrogeologist preparing the report shall certify that the commercial water resource use shall be supplied by a continuous safe daily yield which will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of extraction.
(b) 
If appropriate, a dynamic recovery rate and draw-down tests shall be conducted by the professional hydrogeologist preparing the report to determine the maximum safe daily yield of the commercial water resource operations.
(c) 
All such applications for the commercial water resource use shall demonstrate that the adjacent public and private water supply sources will not adversely be affected by discontinued use, contamination, loss of supply, or the ability to properly recharge over time.
(d) 
The professional hydrogeologist preparing the report shall consult with the Muhlenberg Township Engineer and Zoning Officer prior to commencement of the background studies to determine if other conditions should be analyzed as part of the report.
(e) 
The hydrological report, analysis and impact plan shall be subject to the review of the Muhlenberg Township Engineer or other professional consultant(s) qualified to render an opinion on the information submitted on behalf of the applicant.
(2) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site.
(3) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(4) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all municipal site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(5) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(6) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
E. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Veterinary hospitals and animal clinics, as further defined under Article II of this chapter, shall be permitted by special exception in the R-2, C-2, C-3 and SA-1 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
A veterinary hospital or animal clinic shall not include a "kennel," as defined under Article II of this chapter. All kennel use, facilities and operations shall specifically comply with the provisions specified under § 355-73 of this chapter.
C. 
The following design standards and specifications shall apply to veterinary hospitals or animal clinics:
(1) 
A minimum of two acres of contiguous net land area shall be required to accommodate all of the uses associated with a veterinary hospital or animal clinic. In addition, the minimum and maximum dimensional requirements for a veterinary hospital or animal clinic, as specified by the zoning district in which the use is located, shall apply.
(2) 
The veterinary hospital or animal clinic shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Veterinary hospitals or animal clinics shall be located at least 200 feet from all existing residential uses, as measured from the veterinary hospital or animal clinic to the existing residential use.
(4) 
Outdoor runs may be permitted for the animals being cared for at the veterinary hospital or animal clinic, subject to the following conditions:
(a) 
The outdoor runs are conducted between the hours of 8:00 a.m. and 8:00 p.m.
(b) 
The outdoor runs are conducted within a defined area which is completely enclosed by a six-foot-high fence. The perimeter of the fence shall be adequately screened with a ten-foot-wide landscaped buffer yard.
(c) 
The location of the outdoor runs shall be at least 100 feet from all property lines.
(5) 
The veterinary hospital or animal clinic shall be adequately soundproofed so that the sounds generated by the animals being cared for are not audible or detectable from any lot line.
(6) 
If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the special exception application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Zoning Hearing Board, subject to such reasonable conditions as the Zoning Hearing Board shall impose, in its discretion.
(7) 
The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the special exception application.
(8) 
Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.
(9) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(10) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(11) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(12) 
All proposed signs for the veterinary hospital or animal clinic shall comply with the provisions specified under Article XI of this chapter.
(13) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(14) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Kennels, as further defined under Article II of this chapter, shall be permitted by special exception in the I-2 Zoning District, subject to the appropriate provisions specified within the chapter.
B. 
A kennel may include accessory uses, including pet grooming services, veterinary or clinical care facilities, retail sales of pet supplies, and other similar uses, as determined appropriate by the Muhlenberg Township Zoning Officer.
C. 
The following design standards and specifications shall apply to kennels:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses associated with a kennel.
(2) 
The minimum lot width requirement for the lot occupying the kennel use shall be 300 feet.
(3) 
All principal and accessory uses associated with the kennel shall be located at least 100 feet from the ultimate right-of-way line and all property lines.
(4) 
Kennels shall be located at least 500 feet from all existing residential uses, as measured from the kennel to the existing residential use.
(5) 
The kennel shall be serviced by public sanitary sewage facilities and public water supply facilities.
(6) 
Outdoor runs or common exterior areas may be permitted for the animals being cared for at the kennel, subject to the following conditions:
(a) 
The outdoor runs are conducted between the hours of 7:00 a.m. and 9:00 p.m.
(b) 
The outdoor runs are conducted within a defined external area, which is completely enclosed by an eight-foot-high fence. The perimeter of the fence shall be adequately screened with a twenty-foot-wide landscaped buffer yard.
(c) 
The location of the outdoor runs shall be located at least 100 feet from all property lines.
(7) 
If an incineration (retort) device is proposed to be installed on the property, the applicant shall prove during the special exception application that he has secured the written approval and all required licenses from the governmental agency having jurisdiction, and approval thereof shall be within the reasonable discretion of the Zoning Hearing Board, subject to such reasonable conditions as the Zoning Hearing Board shall impose, in its discretion.
(8) 
The storage of any animal waste shall be regularly disposed of by discharge to an approved sewage disposal system or facility for biological wastes. Any temporary storage of animal or biological waste shall be within a building, within enclosed containers, pending removal to or disposal at an approved facility. A plan for management of such wastes shall be submitted for municipal review as part of the special exception application.
(9) 
Retail sales of items commonly found in connection with such uses, if any, shall be limited to a maximum floor area of 1,000 square feet.
(10) 
Unless otherwise specified by the Zoning Hearing Board as part of the special exception application, shows and/or competitions which are proposed to occur on the property shall be limited to two events per calendar year. Events shall be specifically designated by the applicant and a permit will be required to facilitate each event.
(11) 
No owner of animals or operator of a kennel shall allow any animals to create objectionable noise disturbance, odors, or other nuisances.
(12) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(13) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(14) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(15) 
All proposed signs for the kennel shall comply with the provisions specified under Article XI of this chapter.
(16) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(17) 
The lighting facilities shall be designed in a manner so the illumination does not exceed 0.5 footcandle, as measured at the property lines, except at driveway entrances, provided the illumination at the cartway center line of the contiguous street shall not exceed 1.0 footcandle.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Mini warehouse or self-storage units, as further defined under Article II of this chapter, shall be permitted by right within the I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to a mini warehouse or self-storage facility:
(1) 
A minimum of five acres of contiguous net land area shall be required to accommodate all of the uses associated with a mini warehouse or self-storage facility. In addition, the minimum and maximum dimensional requirements for a mini warehouse or self-storage facility, as specified by the zoning district in which the use is located, shall apply.
(2) 
A buffer yard shall be established within the required front, side and rear yards of the lot in which the units are proposed. Unless otherwise directed by the Planning Commission, the minimum depth or width of the required buffer yard shall be 30 feet. The buffer yard shall be designed and improved with a four-foot-high raised landscaped berm, with a side slope ratio of three feet horizontal to one foot vertical, and containing a mixed variety of trees (evergreen, canopy and flowering).
(3) 
The mini warehouse or self-storage units must be enclosed and contained by a six-foot-high security fence, with a twenty-four-hour automated access gate. The type, location, height and arrangement of the security fence and automated access gate shall be subject to the approval of the Planning Commission. Where required by the Planning Commission, additional landscaping materials shall be provided in order to screen the security fence from all public roads and all adjacent properties.
(4) 
The entrance and all vehicular access aisles shall be a minimum of 24 feet in width and shall be unobstructed by vehicles and/or equipment. The entrance or main entrance shall be paved and landscaped from the cartway of the public road to a point 50 feet within the automated access gate.
(5) 
The outdoor storage and/or parking of recreational vehicles, boats, campers, trailers or similar vehicles shall only be permitted behind the proposed buildings and within the rear yard of the lot. The required buffer yard should conceal the view of all such vehicles. The design and location of the outdoor storage area and/or parking area shall be schematically arranged in a manner acceptable to the Muhlenberg Township Zoning Officer.
(6) 
The storage of partially dismantled, wrecked and/or inoperative vehicles shall not be permitted within any exterior area of the mini warehouse or self-storage operation.
(7) 
Other than as set forth herein, all storage shall be kept within an enclosed building, except the storage of flammable, highly combustible, explosive or hazardous chemicals, which shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying on such fuel shall be stored only in an external storage area described within this section.
(8) 
Based upon the risk or danger of fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover, and other flammable materials, the repair, construction or reconstruction of any boat, engine, motor vehicle or furniture is prohibited.
(9) 
All exterior lighting and signs for the self-storage operation shall conform with all applicable requirements of the Muhlenberg Township Code. Exterior lighting shall be limited to security lighting, which shall be designed not to exceed 0.25 footcandle along the perimeter of the property lines so as to preclude trespass glare onto adjacent properties. As part of the land development plan, a lighting plan shall be submitted for review and consideration.
(10) 
Mini warehouses/self-storage units shall be used solely for the dead storage of property. The following are examples of uses specifically prohibited on the site: auctions (except storage lien auctions), commercial wholesale or retail sales (except ancillary supplies normally sold at self storage centers), or garage sales; the servicing, repair or fabrication of motor vehicles, motorcycles, boats, trailers, lawn mowers, appliances or similar equipment; the operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns or other similar equipment; the establishment of a transfer or storage business except the owner/operator of the self-storage; any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations; retail sales and services; residential uses; and other uses determined inappropriate by the Muhlenberg Township Zoning Officer.
(11) 
A minimum of one off-street parking space shall be required per 10,000 square feet of cumulative building space within the mini warehouse or self-storage facility.
(12) 
One office area or building may be included within the site of the mini warehouse or self-storage operation. The office use shall not exceed 2,500 square feet and shall be subordinate and/or accessory to the mini warehouse or self-storage operation.
(13) 
Each building shall be a fully enclosed building, built of durable materials on a permanent foundation; truck trailers, box cars or similar impermanent removable structures shall not be used as buildings for self-storage units.
(14) 
The architectural design and appearance of the mini warehouse or self-storage units shall be subject to the approval of the Muhlenberg Township Planning Commission and Board of Commissioners.
(15) 
All uses shall be in conformity with all provisions of the Muhlenberg Township Code. No use of the mini warehouse or storage units shall violate any local, county, state and federal laws.
C. 
A complete land development plan shall be prepared and submitted to Muhlenberg Township for review and consideration. The proposed land development plan shall be prepared considering the design standards and specifications of this chapter.
A. 
Quarrying and mining operations, as further defined under Article II of this chapter, shall be permitted by special exception within the I-2 Zoning District, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to a quarrying and mining operation:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a quarrying and mining operation.
(2) 
The office and maintenance buildings for the quarrying and mining operation shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the quarrying and mining operation shall be 300 feet.
(4) 
Quarrying and/or mining activities shall not be conducted within 200 feet of any property line or street right-of-way line.
(5) 
Access to the site of the quarrying and mining operation shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.
(6) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(7) 
No site activity shall be permitted on Sundays or legal holidays. All operations shall be permitted only between the hours of 7:30 a.m. and 5:30 p.m. No vehicles shall be staged or parked at any entrance and/or access road of the site prior to 6:30 a.m. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of mining products, dirt, mud or other such substances on public roads.
(10) 
A tire cleaning area shall be provided on site. All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent federal, state and/or Township standards.
(11) 
A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for operational use as a quarry or mine. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(12) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for operational use as a quarry or mine. Unless otherwise permitted by Muhlenberg Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(13) 
All blasting operations shall conform with the regulations enforced by the aforesaid agencies of the Commonwealth of Pennsylvania and the federal government. Blasting shall be permitted between the hours of 9:00 a.m. and 4:00 p.m. and shall not be permitted on Sundays and legal holidays. Notice of all blasting operations shall be given, at least 24 hours prior to the commencement of blasting, to Muhlenberg Township and to the occupants of all properties within a radius of 1,000 feet of the location of blasting. In addition, notice shall be given to all sensitive business ventures requesting such notice.
(14) 
The storage of explosives shall be in accordance with all pertinent local, state and federal laws.
(15) 
Crushing and processing operations of the minerals, rock and other products of the earth mined on the premises shall be permitted so long as the physical or chemical properties of the same are not changed and so long as such crushing or processing operations do not involve the manufacture of cement or concrete, asphalt materials and products or any other form of manufacturing or fabrication.
(16) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the quarrying or mining operation.
(17) 
The applicant shall comply with all local, state and federal requirements pertaining to the operation of a quarrying and mining facility. A copy of all permits and licenses issued to the applicant shall be submitted to Muhlenberg Township.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan, which shall demonstrate that the proposed quarrying or mining operation will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations, shall be prepared by a professional hydrogeologist.
(2) 
A geological and geotechnical site investigation, which shall demonstrate that the surrounding area is not prone to sinkhole development, shall be prepared by a professional geologist.
(3) 
A preliminary utility plan, showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or be relocated to accommodate the quarrying and mining operation.
(4) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(5) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, stormwater management facilities, and other natural or man-made features of the site.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Solid waste disposal and reduction facilities, as further defined under Article II of this chapter, shall be permitted by special exception within the I-2 Zoning District, subject to the appropriate provisions specified within the chapter.
B. 
All solid waste disposal and/or reduction facilities shall comply with all local, county, state and federal laws governing the ownership, operation and maintenance of such facilities and shall have the appropriate permits to operate the solid waste disposal and/or reduction facilities.
C. 
The following design standards and specifications shall apply to solid waste disposal and/or reduction facilities:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with solid waste disposal and/or reduction facilities.
(2) 
The offices and maintenance buildings for the solid waste disposal and/or reduction facility shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the solid waste disposal and/or reduction facility shall be 300 feet.
(4) 
All solid waste disposal and/or reduction facilities shall be located at least 200 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(6) 
Access to the site of the solid waste disposal and/or reduction facility shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least 12 feet in height and shall be kept in good repair.
(7) 
No site activity shall be permitted on Sundays or legal holidays. All operations shall be permitted only between the hours of 7:30 a.m. and 5:30 p.m. No vehicles shall be staged or parked at any entrance and/or access road of the site prior to 6:30 a.m. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(10) 
An equipment-cleaning and tire-cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.
(11) 
All tires of all trucks leaving the site shall be cleaned. Runoff from the tire cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.
(12) 
A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for a solid waste disposal and/or reduction facility. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(13) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the solid waste disposal and/or reduction facility. Unless otherwise permitted by Muhlenberg Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(14) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the solid waste disposal and/or reduction facility.
(15) 
The applicant shall comply with all local, state and federal requirements pertaining to the solid waste disposal and/or reduction facility. A copy of all permits and licenses issued to the applicant shall be submitted to Muhlenberg Township.
(16) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the solid waste disposal and/or reduction facility.
(17) 
The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management, and erosion and sedimentation control.
(18) 
Routine inspections of the entire site shall be permitted to take place by any local, county, state or federal official who has proper authorization to conduct such inspections. Any necessary corrective work or action shall be performed by the applicant in the time frame specified by the authorized inspector.
(19) 
All components of the solid waste disposal and/or reduction facility shall be conducted within an approved facility, building, cell site, area, transfer site, or other area permitted by the appropriate local, state and federal agencies.
(20) 
All solid waste materials awaiting disposal and/or reduction shall be stored or staged in any manner for a period of time which exceeds the requirements specified on the permit.
(21) 
The solid waste disposal and/or reduction facility shall not emit any noise which is audible or detectable beyond the property lines.
(22) 
The solid waste disposal and/or reduction facility shall contain an on-site scale which shall be accurately calibrated to weigh and record all solid waste that is disposed or reduced in a manner permitted by the Commonwealth of Pennsylvania. All records concerning the daily tonnage which is delivered, transported, disposed and/or reduced shall be submitted to Muhlenberg Township on a monthly basis.
D. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan, which shall demonstrate that the proposed solid waste disposal and/or reduction facility will not adversely affect the quantity or quality of the surface water and groundwater table within 2,000 feet of the source of operations, shall be prepared by a professional hydrogeologist.
(2) 
A geological and geotechnical site investigation, which shall demonstrate that the surrounding area is not prone to sinkhole development from the preparation stages through the post-closure stages, shall be prepared by a professional geologist.
(3) 
A preliminary utility plan showing how sanitary sewage disposal facilities, water supply facilities, electric, telephone, natural gas, cable and other utilities will service the site or be relocated to accommodate the solid waste disposal and/or reduction facility.
(4) 
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(5) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities, and other natural or man-made features of the site.
(6) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(7) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(8) 
A contingency plan for the disposal and/or reduction of solid waste during any discontinuation of the normal operations.
E. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Junkyards and/or salvage yards, as further defined under Article II of this chapter, shall be permitted by special exception within the I-2 Zoning District, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to a junkyard or salvage yard:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a junkyard or salvage yard.
(2) 
The offices and maintenance buildings for the junkyard and/or salvage yard shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the junkyard or salvage yard shall be 300 feet.
(4) 
All junkyards and/or salvage yards shall be located at least 100 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(6) 
Access to the site of the junkyard and/or salvage yard shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized activities, the site shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations. Such barricade, fence or gate shall be at least eight feet in height and shall be kept in good repair.
(7) 
No site activity shall be permitted on Sundays or legal holidays. All operations shall be permitted only between the hours of 7:30 a.m. and 5:30 p.m. No vehicles shall be staged or parked at any entrance and/or access road of the site prior to 6:30 a.m. Overnight parking shall be prohibited.
(8) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(9) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the operator. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(10) 
An equipment-cleaning and tire-cleaning area shall be provided on site. All equipment used to dispose, dump, move, transport, grade and compact solid waste shall be cleaned daily. Runoff from the equipment cleaning area shall be controlled and disposed of in accordance with all pertinent local, state and federal laws.
(11) 
All tires of all trucks leaving the site shall be cleaned. Runoff from the tire-cleaning area shall be controlled and disposed of in accordance with all pertinent local, county, state or federal standards.
(12) 
A security fence with a minimum height of eight feet shall be erected along all boundary lines of the area which is approved for a junkyard and/or salvage yard. The fence shall not contain openings greater than four square inches and shall contain, at all entrances, gates which are locked except during operating hours. Warning signs shall be placed on the fence at intervals of no more than 50 feet.
(13) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the junkyard and/or salvage yard. Unless otherwise permitted by Muhlenberg Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(14) 
No substances which can harm persons, animals, vegetation or other form of property shall be dispersed beyond the property lines of the junkyard and/or salvage yard.
(15) 
The applicant shall comply with all local, state and federal requirements pertaining to the junkyard and/or salvage yard. A copy of all permits and licenses issued to the applicant shall be submitted to Muhlenberg Township.
(16) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be disposed of in the junkyard and/or salvage yard.
(17) 
The operator shall comply with all local, state and federal laws concerning stabilization, stormwater management, and erosion and sedimentation control.
(18) 
All junk and salvage shall be stored and arranged so as to permit access to emergency management equipment and to prevent accumulation of stagnant water. No materials of any nature shall be piled to a height of more than eight feet from the elevation of the ground.
(19) 
All liquids and/or fluids shall be drained from any junk or scrapped automobiles.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A complete hydrological report, analysis and impact plan, which shall demonstrate that the proposed facility will not adversely affect the quantity or quality of the surface water and groundwater table within 1,000 feet of the source of operations, shall be prepared by a professional hydrogeologist.
(2) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(3) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities, and other natural or man-made features of the site.
(4) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(5) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Trucking or motor freight terminals, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to a trucking or motor freight terminal:
(1) 
A minimum of 10 acres of contiguous net land area shall be required to accommodate all of the uses associated with a trucking or motor freight terminal.
(2) 
The offices, terminals, storage and maintenance buildings for the trucking or motor freight terminal shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width requirement for the lot occupying the trucking or motor freight terminal shall be 300 feet.
(4) 
All trucking or motor freight terminals shall be located at least 100 feet from any property line or street right-of-way line.
(5) 
All means of ingress and/or egress shall be located at least 500 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(6) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(7) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(8) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the owner or manager. All trucks leaving the site shall not deposit accumulating amounts of dirt, mud or other such substances on public roads.
(9) 
A thirty-foot-wide buffer yard shall completely surround all areas approved for the trucking or motor freight terminal. Unless otherwise permitted by Muhlenberg Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(10) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of the trucking or motor freight terminal.
(11) 
The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management, and erosion and sedimentation control.
(12) 
The continuous running or idling of trucks within the trucking or motor freight terminal shall be limited to one consecutive hour during any given time of the day.
(13) 
All vehicle service, maintenance and repair activities shall be conducted within an enclosed building, which has been approved and permitted by Muhlenberg Township.
(14) 
All vehicles that have been brought in for service, maintenance or repair shall be in a state of active repair and shall not be stored on the premises for 30 consecutive days.
(15) 
The outdoor storage of unlicensed or noninspected vehicles or trailers shall be prohibited.
(16) 
All trucks and trailers stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17) 
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
C. 
As part of the special exception application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary landscaping plan, showing how the buffer yards and other landscaping enhancements will be incorporated within the site.
(2) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities, and other natural or man-made features of the site.
(3) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(4) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
General agricultural uses, as further defined under Article II of this chapter, shall be a permitted use by right within the R-1, R-2, R-3 and SA-1 Zoning Districts, subject to the following provisions:
(1) 
General agricultural uses may include the following uses: the cultivation of the soil for the raising and harvesting of the produce or crops; nurseries; greenhouses; horticulture operations; the raising of livestock and animal husbandry operations; dairy farms; and other general agricultural uses, as determined by the Muhlenberg Township Zoning Officer.
(2) 
All general agricultural uses shall not include intensive agricultural uses, mushroom production facilities, commercial composting facilities, or other forms of specialized agricultural uses that may be considered as a nuisance or as further defined by this chapter.
(3) 
General agricultural uses shall be limited to one animal unit per acre or 1,000 pounds of animal weight per acre.
(4) 
A minimum of two acres of contiguous net land area shall be required to accommodate general agricultural uses and activities.
(5) 
The minimum lot width requirement for general agricultural uses shall be 100 feet.
(6) 
All general agricultural uses shall be located at least 50 feet from any property line or street right-of-way line.
(7) 
All agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer application, sewage disposal, water supply, stormwater management, erosion and sedimentation control, vehicular accessibility and solid waste management.
(8) 
Accessory uses may be permitted for the general agricultural uses, provided they are conducted on the same lot and are permitted by Muhlenberg Township.
(9) 
The display and sale of farm products, provided that at least 75% of the quantity of products for sale have been produced on the property on which they are offered for sale. The sale of farm products shall be conducted in a structure or stand, which shall not be located closer than 25 feet from the applicable street right-of-way line.
B. 
Intensive agricultural uses, as further defined under Article II of this chapter, shall be permitted by special exception within the SA-1 Zoning District, subject to the following provisions:
(1) 
Intensive agricultural uses may include the following uses: specialized agricultural activities; mushroom production facilities; intensive livestock operations; intensive produce operations; intensive dairy and egg production facilities; poultry production facilities; pork production facilities or pig farms; and other general agricultural uses as determined by the Muhlenberg Township Zoning Officer.
(2) 
Intensive agricultural uses shall be limited to two animal units per acre or 2,000 pounds of animal weight per acre.
(3) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate intensive agricultural uses and activities.
(4) 
The offices, employee facilities, storage and maintenance buildings for the intensive agricultural use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of the Muhlenberg Township Municipal Authority.
(5) 
The minimum lot width requirement for intensive agricultural use shall be 300 feet.
(6) 
All intensive agricultural uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.
(7) 
All intensive agricultural uses and facilities shall be located at least 100 feet from all streams or surface water.
(8) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(9) 
All intensive agricultural uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer application, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management; vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the intensive agricultural use shall comply with all pertinent local, state and federal laws.
(10) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(11) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(12) 
As part of the special exception application, the applicant shall provide evidence that the intensive agricultural uses or activities shall comply with the provisions established within this section of the chapter.
(13) 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
C. 
Commercial composting uses and mushroom production uses, as further defined under Article II of this chapter, shall be permitted by special exception within the SA-1 Zoning District, subject to the following provisions:
(1) 
Commercial composting uses may include the accumulation of biodegradable and organic materials from approved uses, including mushroom production uses; municipal uses; landscaping uses; nursery uses; forestry uses; and other similar uses as determined appropriate by Muhlenberg Township, where the composted materials are packaged, processed and/or transported from the commercial composting facility and utilized for other applications.
(2) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate a commercial composting facility.
(3) 
The offices, employee facilities, storage and maintenance buildings for the commercial composting use shall be serviced by public sanitary sewage facilities and public water supply facilities. The proposed sewage disposal and water supply methods shall be subject to the approval of the Muhlenberg Township Municipal Authority.
(4) 
The minimum lot width requirement for a commercial composting use shall be 300 feet.
(5) 
All commercial composting uses and facilities shall be located at least 200 feet from any property line or street right-of-way line.
(6) 
All commercial composting uses and facilities shall be located at least 100 feet from all streams or surface water.
(7) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(8) 
All commercial composting uses and activities shall comply with all local, state and federal laws concerning manure management, nutrient management, fertilizer application, sewage disposal, water supply, stormwater management, erosion and sedimentation control, air quality management, vehicular accessibility and solid waste management. Where appropriate, the applicant shall submit plans or other forms of documentation to demonstrate that the commercial composting use shall comply with all pertinent local, state and federal laws.
(9) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(10) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
(11) 
As part of the special exception application, the applicant shall provide evidence that the commercial composting uses or activities shall comply with the provisions established within this section of the chapter.
(12) 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Recreational uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, C-3, I-1, I-2 and SA-1 Zoning Districts, subject to the appropriate provisions specified within the chapter.
B. 
The following design standards and specifications shall apply to the recreational use:
(1) 
A minimum of two acres of contiguous net land area shall be required to accommodate the recreational use.
(2) 
Unless otherwise permitted by Muhlenberg Township, the recreational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width for the recreational use shall be 150 feet.
(4) 
All active outdoor recreational areas and uses shall be located at least 50 feet from all property lines and street rights-of-way.
(5) 
All passive recreational areas and uses shall be located at least 10 feet from all property lines and street rights-of-way.
(6) 
All recreational buildings shall be located at least 50 feet from all property lines and street rights-of-way.
(7) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(8) 
All means of ingress and/or egress shall be located at least 200 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(9) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(10) 
All proposed signs for the recreational use shall comply with the provisions specified under Article XI of this chapter.
(11) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(12) 
All proposed recreational uses within the common open space of an existing residential development shall be designed in a manner that will not disrupt any stormwater management facilities, off-street parking areas, vehicular access drives, wetlands, slopes exceeding 20%, historical sites, or other similar features, as identified on the approved plan for the development. In cases where a homeowners' association owns and maintains the area designated for the proposed recreational use, the homeowners' association shall provide written authorization to Muhlenberg Township that the majority of the homeowners within the development are in agreement with the proposed recreational use.
C. 
As part of the conditional use application, the applicant or developer shall submit the following information for review and consideration:
(1) 
A preliminary grading plan shall be developed to identify the limits of disturbance for all site improvements, the proposed ground elevations, erosion and sedimentation control facilities, stormwater management facilities, and other natural or man-made features of the site.
(2) 
A traffic impact study (TIS) shall be conducted in order to assess both existing and future transportation conditions and needs within 3,000 feet of the tract boundary (regional study area). The applicant shall consult with the Muhlenberg Township Engineer to confirm the limits of the regional study area.
(3) 
An environmental impact assessment (EIA) report shall be conducted in accordance with the procedures and requirements specified by this chapter. The EIA report should identify how the potential adverse impact will be mitigated and/or prevented.
D. 
If the Board of Commissioners approves the conditional use application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
A. 
Educational uses, as further defined under Article II of this chapter, shall be permitted by special exception within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, I-1 and SA-1 Zoning Districts, subject to the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the educational use. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the educational use is located, shall apply.
(2) 
The educational facilities and uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the educational use shall be limited to: cafeterias; administrative and professional offices; recreational uses; day-care facilities; religious uses; and other similar uses that are determined appropriate by the Zoning Hearing Board or Zoning Officer. The cumulative gross floor area for all such accessory uses shall not occupy more than 25% of the cumulative gross floor area of all uses within the educational facility. The accessory uses shall be considered subordinate uses that directly benefit the educational use.
(4) 
All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street rights-of-way.
(5) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(7) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(8) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of school buses, emergency response vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9) 
All proposed signs for the educational use shall comply with the provisions specified under Article XI of this chapter.
(10) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
B. 
Hospitals and medical centers, as further defined under Article II of this chapter, shall be permitted by special exception within the R-1, R-2, R-3 and C-2 Zoning Districts, subject to the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the hospital or medical center. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the hospital or medical center is located, shall apply.
(2) 
The hospital or medical center shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the hospital or medical center shall be limited to: restaurants or cafeterias; administrative and professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; conference or convention centers; day-care facilities; adult day-care facilities; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Zoning Hearing Board or Zoning Officer. The cumulative gross floor area for all such accessory uses shall not occupy more than 25% of the cumulative gross floor area of all uses within the hospital or medical center.
(4) 
All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street rights-of-way.
(5) 
All heliport or helistop facilities shall be located at least 200 feet from all property lines.
(6) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(7) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(8) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(9) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(10) 
All proposed signs for the hospital or medical center shall comply with the provisions specified under Article XI of this chapter.
(11) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(12) 
All medical waste, biohazardous materials, equipment, red bag waste, and other similar items, which, because of their potential health risks, shall be discarded in a manner specified by local, state and federal laws.
C. 
Assisted living care facilities, convalescent homes and nursing homes, as further defined under Article II of this chapter, shall be permitted by special exception within the R-2, R-3, R-4 and C-1 Zoning Districts, subject to the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the assisted living care facility, convalescent home and/or nursing home. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the hospital or medical center is located, shall apply.
(2) 
The assisted living care facility, convalescent home and/or nursing home shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the assisted living care facility, convalescent home and/or nursing home shall be limited to: restaurants or cafeterias; administrative and professional offices; retail sales establishments; banks or financial institutions; personal care or service establishments; recreational uses; educational uses; religious uses; and other similar uses that are determined appropriate by the Zoning Hearing Board or Zoning Officer. The cumulative gross floor area for all such accessory uses shall not occupy more than 25% of the cumulative gross floor area of all uses within the assisted living care facility, convalescent home and/or nursing home.
(4) 
All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street rights-of-way.
(5) 
All property lines adjacent to existing residential land uses shall be adequately screened and buffered so as to protect the residential neighborhood from inappropriate noise, light and other disturbances.
(6) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(7) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(8) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9) 
All proposed signs for the assisted living care facility, convalescent home and/or nursing home shall comply with the provisions specified under Article XI of this chapter.
(10) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
(11) 
All medical waste, biohazardous materials, equipment, red bag waste, and other similar items, which, because of their potential health risks, shall be discarded in a manner specified by local, state and federal laws.
D. 
Religious uses, as further defined under Article II of this chapter, shall be permitted by special exception within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, I-1 and SA-1 Zoning Districts, subject to the following design standards and specifications:
(1) 
A minimum of three acres of contiguous net land area shall be required to accommodate the religious use. In addition, the minimum and maximum dimensional requirements, as specified by the zoning district in which the religious use is located, shall apply.
(2) 
Unless otherwise permitted by Muhlenberg Township, the religious use shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Subordinate uses within the religious use shall be limited to: cafeterias; administrative and professional offices; conference or convention centers; recreational uses; day-care facilities; adult day-care facilities; and other similar uses that are determined appropriate by the Zoning Hearing Board or Zoning Officer. The cumulative gross floor area for all such accessory uses shall not occupy more than 25% of the cumulative gross floor area of all uses within the religious use.
(4) 
All designated subordinate uses and buildings shall be located at least 50 feet from all property lines and street rights-of-way.
(5) 
Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.
(6) 
All means of ingress and/or egress shall be located at least 300 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(7) 
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(8) 
All proposed signs for the religious use shall comply with the provisions specified under Article XI of this chapter.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(9) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 50 feet from any lot line.
E. 
As part of the special exception application, the applicant shall provide evidence that the institutional use or activities shall comply with the provisions established within this section of the chapter. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the special exception application, the applicant shall consult with the Muhlenberg Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
F. 
If the Zoning Hearing Board approves the special exception application, a complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the special exception application as well as all other provisions specified by the chapter.
A. 
Community utilities, as defined under Article II of this chapter, shall be permitted by right as an accessory use within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, C-3, I-1, I-2 and SA-1 Zoning Districts, subject to the following requirements:
(1) 
Community utilities shall be designed to provide service in an isolated service area, community or neighborhood.
(2) 
The community facilities shall be located on a self-contained lot which meets the minimum and maximum dimensional lot requirements of the underlying zoning district. Where necessary, the Muhlenberg Township Zoning Officer shall provide the dimensional requirements to the applicant or developer.
(3) 
A complete subdivision and land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and land development plan shall comply with all provisions specified by the Muhlenberg Township Code.
B. 
Private utilities, as defined under Article II of this chapter, shall be permitted by right within the I-1, I-2 and SA-1 Zoning Districts, subject to the following requirements:
(1) 
A minimum of 20 acres of contiguous net land area shall be required to accommodate all of the uses associated with a private utility provider.
(2) 
The offices, terminals, storage and maintenance buildings for the private utility provider shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
The minimum lot width for the private utility use shall be 300 feet.
(4) 
All facilities and uses associated with the private utility use shall be located at least 200 feet from any property line or street right-of-way line.
(5) 
The maximum height of the buildings and all accessory equipment shall be 50 feet.
(6) 
The maximum building coverage shall be 25% of the total lot area.
(7) 
The maximum lot coverage shall be 40% of the total lot area.
(8) 
All means of ingress and/or egress shall be located at least 1,000 feet from any intersecting street and shall be designed to accommodate traffic in a safe and efficient manner. The applicant or developer shall be responsible for the purchase and installation of any traffic control devices and the construction of additional acceleration and/or deceleration lanes as may be required by the Pennsylvania Department of Transportation or Muhlenberg Township.
(9) 
Measures shall be provided to control dust and debris. The entire area shall be kept clean and orderly. The perimeter of the site shall be inspected for debris on a daily basis.
(10) 
Truck access shall be designed to minimize traffic hazards and inconveniences. All interior roadways shall be maintained and constructed by the owner or manager. All trucks leaving the site shall not deposit dirt, mud or other such substances on public roads.
(11) 
A fifty-foot-wide buffer yard shall completely surround all areas approved for the private utility use. Unless otherwise permitted by Muhlenberg Township, the buffer yard shall consist of a dense evergreen screen and is to be located and maintained along all boundary lines of the site, except at the entrances. The selected evergreens shall have a minimum height of six feet and shall be staggered on twelve-foot centers. No materials of any nature shall be stored within this buffer yard.
(12) 
Hazardous, contaminated and/or toxic materials, including but not limited to highly flammable materials, explosives, pathological wastes and radioactive materials, shall not be stored at the site of private utility use.
(13) 
All local, state and federal regulations concerning air pollution or air quality shall be considered as minimum standards for the control of smoke, dust, fumes and emissions.
(14) 
The owner or manager shall comply with all local, state and federal laws concerning stabilization, stormwater management, and erosion and sedimentation control.
(15) 
All designated points of ingress and egress for all vehicles shall be designed to consider traffic volumes on existing streets and adjacent uses.
(16) 
All trucks and trailers stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17) 
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18) 
Exterior storage areas for trash and rubbish shall be properly screened with secured fencing and landscaping materials. All containers shall be airtight, verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste. No such storage area will be permitted within 100 feet from any lot line.
(19) 
A complete land development plan shall be submitted to Muhlenberg Township for review and consideration. The land development plan shall comply with all conditions of approval issued as part of the use application as well as all other provisions specified by the chapter.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(20) 
As part of the land development plan, the applicant shall provide documentation to indicate that the private utility use shall comply with the provisions established within the Muhlenberg Township Code. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the land development plan, the applicant shall consult with the Muhlenberg Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
C. 
Public utilities, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, C-3, I-1, I-2 and SA-1 Zoning Districts. The provisions of this chapter shall not specifically apply to the certain public utilities, which because of their status with the Pennsylvania Public Utility Commission may be exempt from the provisions of this chapter.
[Amended 7-20-2015 by Ord. No. 546]
A. 
Purposes and findings of fact.
(1) 
The purpose of this section is to establish uniform standards for the siting, design, permitting, maintenance and use of wireless communications facilities (WCFs) in Muhlenberg Township (referred to herein as the "Township"). While the Township recognizes the importance of wireless communications facilities in providing high-quality communications service to its residents and businesses, the Township also recognizes that it has an obligation to protect public safety and to minimize the adverse visual effects of such facilities through the standards set forth in the following provisions.
(2) 
By enacting these provisions, the Township intends to:
(a) 
Accommodate the need for wireless communications facilities while regulating their location and number so as to ensure the provision for necessary services.
(b) 
Provide for the managed development of wireless communications facilities in a manner that enhances the benefits of wireless communications and accommodates the needs of both Township residents and wireless carriers in accordance with federal and state laws and regulations.
(c) 
Establish procedures for the design, siting, construction, installation, maintenance and removal of both tower-based and non-tower-based wireless communications facilities in the Township, including facilities both inside and outside the public rights-of-way.
(d) 
Address new wireless technologies, including but not limited to distributed antenna systems, data collection units, cable Wi-Fi and other wireless communications facilities.
(e) 
Minimize the adverse visual effects and the number of such facilities through proper design, siting, screening, material, color and finish and by requiring that competing providers of wireless communications services co-locate their commercial communications antennas and related facilities on existing towers.
(f) 
Promote the health, safety and welfare of the Township's residents.
B. 
Tower- and non-tower-based WCF requirements.
(1) 
The following regulations shall apply to all non-tower-based WCFs:
(a) 
Permitted in all zones subject to regulations. Non-tower-based WCFs are permitted in all zones, subject to the restrictions and conditions prescribed below and subject to applicable permitting by the Township.
(b) 
Nonconforming wireless support structures. A non-tower-based WCF shall be permitted to co-locate upon a nonconforming non-tower WCF structure and other nonconforming structures. Co-location of a WCF upon an existing tower-based WCF structure is encouraged even if the tower-based WCF structure is nonconforming as to use within a zoning district.
(c) 
Standard of care. Any non-tower-based WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including but not limited to the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, and National Electrical Code. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.
(d) 
Wind and ice. All non-tower WCF structures shall be designed to withstand the effects of wind and ice accumulation according to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronic Industries Association and Telecommunications Industry Association (ANSI/TIA-222, as amended).
(e) 
Aviation safety. Non-tower WCF structure shall comply with all federal and state laws and regulations concerning aviation safety.
(f) 
Public safety communications. A non-tower WCF shall not interfere with public safety communications or the reception of broadband, television, radio or other communications services enjoyed by occupants of nearby properties.
(g) 
Radio frequency emissions. A non-tower WCF shall not, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including but not limited to the FCC Office of Engineering Technology Bulletin 65 entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended.
(h) 
Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
[1] 
All abandoned or unused WCFs and accessory facilities shall be removed within two months of the cessation of operations at the site unless a time extension is approved by the Township.
[2] 
If the WCF or accessory facility is not removed within two months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or associated facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(i) 
Permit processing time frame. The timing of approval for applications shall be as follows:
[1] 
Within 30 calendar days of the date that an application for a non-tower WCF is filed with the Township, the Township shall notify the WCF applicant in writing of any information that may be required to complete such application.
[2] 
Upon submission to the Township of the additional required information, the Township shall within 10 days notify the applicant if the application is now complete.
[3] 
For those applications for non-tower-based WCFs that do not substantially change the physical dimensions of the wireless support structure to which they are attached, as defined by the Pennsylvania Wireless Broadband Collocation Act (WBCA), within 60 days the Township shall make its final decision on whether to approve the application.
[4] 
For those applications for non-tower-based WCFs that do substantially change the physical dimensions of the wireless support structure to which they are attached, as defined by the WBCA, within 90 days the Township shall make its final decision on whether to approve the application.
[5] 
The decision of the Township shall be made in writing and provided to the applicant.
[6] 
If additional information was requested by the Township to complete an application, the time required by the WCF applicant to provide the information shall not be counted toward the Township's sixty- or ninety-day review periods, as applicable. These timing requirements in this section shall only apply to proposed facilities that fall under the Pennsylvania Wireless Broadband Collocation Act.
(j) 
Insurance. Each person that owns or operates a non-tower WCF shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence, covering the non-tower WCF.
(k) 
Indemnification. Each person that owns or operates a non-tower WCF shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the non-tower WCF. Each person that owns or operates a non-tower WCF shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a non-tower WCF. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.
(l) 
Maintenance. To the extent permitted by law, the following maintenance requirements shall apply:
[1] 
The non-tower WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
[2] 
Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township's residents.
[3] 
All maintenance activities shall utilize nothing less than the best available technology for preventing failures and accidents.
[4] 
Cleaning and upkeep of the outside will be conducted on a monthly basis.
(m) 
Reservation of rights. In accordance with applicable law and as set forth in more detail in subsequent design and development standards below, the Township reserves the right to deny an application for the construction or placement of any non-tower WCF for numerous factors, which include but are not limited to visual impact, design and safety standards.
(n) 
Permit fees. The Township shall assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a non-tower WCF. Such WCF fees are listed under a fee service resolution which is updated by the Township Commissioners annually.
(2) 
Existing WCF antenna/equipment replacements. Removal, replacement and modification of existing WCF antennas or existing equipment, such as electrical cabinets, on existing tower-based WCFs is permitted in all zoning districts, subject to:
(a) 
Submission of a zoning permit for the WCF antenna/equipment replacement.
(b) 
Provision of a report from a structural engineer licensed in the State of Pennsylvania on the structural adequacy of the existing WCF tower to accommodate the added weight and wind load of the replacement WCF antenna/equipment.
(c) 
Submission of a plan set and other information as appropriate to show proposed replacement work.
(d) 
The removal and replacement of WCFs and/or accessory equipment for the purpose of upgrading or repairing the WCF is permitted, so long as such repair or upgrade does not substantially change the overall size of the WCF.
(e) 
Any material modification to a wireless support structure shall require notice to be provided to the Township and possible supplemental permit approval to the original permit or authorization.
(f) 
The replacement WCFs shall comply with all applicable FCC and FAA regulations.
(g) 
The replacement WCFs shall comply with all applicable building codes.
(3) 
WCF co-location. WCF co-locations are divided into two categories: those that do not substantially change the physical dimensions of the wireless support structure to which they are attached and those which do substantially change the physical dimensions of the wireless support structure to which they are attached. The following regulations shall apply to all co-located WCFs on existing telecommunication towers:
(a) 
Permit required. WCF applicants proposing the modification of an existing tower-based WCF structure shall obtain a building permit from the Township. In order to be considered for such permit, the WCF applicant must submit a permit application to the Township in accordance with applicable permit policies and procedures.
(b) 
Related equipment. Ground-mounted related equipment greater than three cubic feet shall not be located within 50 feet of a lot in residential use or zoned residential.
(c) 
Application review time frames. Time frames for review of WCF co-location applications shall be as set forth under § 355-83B(1)(i) of this chapter.
(d) 
Height variance. If a WCF co-location application proposes to substantially change the physical dimensions of the wireless support structure to which they are attached in a manner which would exceed the maximum tower height permitted under these regulations, the applicant will need to secure a variance for height from the Zoning Hearing Board. Any variance granted for increased tower height will also have to address the required increased safe fall zone.
(4) 
Towers on municipal property. WCF antennas and/or towers, as regulated and defined by this chapter, are permitted by right on land owned or controlled by Muhlenberg Township without the need for conditional use, provided that a license and/or lease authorizing such antenna and/or tower has been approved by Muhlenberg Township.
(5) 
New WCF on existing structure. The following regulations shall apply to all non-tower WCFs proposed to be located on an existing structure:
(a) 
Prohibited on certain structures. No non-tower WCFs shall be located on single-family detached residences, single-family attached residences, or any residential accessory structure.
(b) 
Conditional use authorization required. Any WCF applicant proposing the construction of a new non-tower WCF on an existing structure shall first obtain a conditional use authorization from the Township. New constructions, modifications, and replacements that do fall under the WBCA shall not be subject to the conditional use process. The conditional use application shall demonstrate that the proposed facility complies with all applicable provisions in this section.
(c) 
Historic buildings. No non-tower WCFs may be located upon any property or on a building or structure that is listed on either the National or Pennsylvania Register of Historic Places, or is eligible to be so listed, or is listed on the official historic structures and/or historic districts list maintained by the Township, or has been designated by the Township to be of historical significance.
(d) 
Retention of experts. The Township may hire any consultant(s) and/or expert(s) necessary to assist the Township in reviewing and evaluating the application for approval of the WCF and, once approved, in reviewing and evaluating any potential violations of the terms and conditions of these WCF provisions. The WCF applicant and/or owner of the WCF shall reimburse the Township for all costs of the Township's consultant(s) in providing expert evaluation and consultation in connection with these activities.
(e) 
Permit fees. The Township shall assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a non-tower WCF, as well as related inspection, monitoring and related costs.
(f) 
Development regulations. Non-tower WCFs shall be co-located on existing buildings or other suitable structures, subject to the following conditions:
[1] 
The total height of any wireless support structure and mounted WCF shall not exceed 20 feet above the maximum height permitted in the underlying zoning district, unless the WCF applicant applies for and subsequently obtains a zoning variance for height from the Zoning Hearing Board.
[2] 
In accordance with industry standards, all non-tower WCF applicants must submit documentation to the Township justifying the total height of the non-tower WCF. Such documentation shall be analyzed in the context of such justification on an individual basis.
[3] 
If the WCF applicant proposes to locate the related equipment in a separate building, the building shall comply with the minimum requirements for the applicable zoning district.
[4] 
A security fence of not less than six feet and not more than eight feet shall surround any separate communications equipment building. Vehicular access to the communications equipment building shall not interfere with the parking or vehicular circulations on the site for the principal use.
(g) 
Design regulations.
[1] 
Non-tower WCFs shall employ stealth technology and be treated to match the wireless support structure in order to minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.
[2] 
Noncommercial usage exemption. Township residents utilizing roof-mounted satellite dishes and antennas for the purpose of maintaining television, phone and/or Internet connections at their respective residences shall be exempt from the regulations enumerated in this section of this chapter.
(h) 
Inspection. The Township reserves the right to inspect any WCF to ensure compliance with the provisions of the Zoning Ordinance and any other provisions found within the Township Code or state or federal law. The Township and/or its agents shall have the authority to enter the property upon which a WCF is located at any time, upon reasonable notice to the operator, to ensure such compliance.
(6) 
Non-tower WCF located in public right-of-way. The following presents additional regulations applicable to all non-tower WCFs located in the public rights-of-way throughout the Township:
(a) 
Co-location. Non-tower WCFs in the right-of-way shall be co-located on existing poles, such as existing utility poles or light poles. If co-location is not technologically feasible, the WCF applicant shall locate its non-tower WCFs on existing poles or freestanding structures that do not already act as wireless support structures, with the Township's approval.
(b) 
Design requirements.
[1] 
WCF installations located above the surface grade in the public right-of-way, including, but not limited to, those on streetlights and joint utility poles, shall consist of equipment components that are no more than six feet in height and that are compatible in scale and proportion to the structures upon which they are mounted. All equipment shall be the smallest and least visibly intrusive equipment feasible.
[2] 
Antenna and related equipment shall be treated to match the supporting structure and may be required to be painted, or otherwise coated, to be visually compatible with the support structure upon which they are mounted.
(c) 
Time, place and manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all non-tower WCFs in the right-of-way based on public safety, traffic management, physical burden on the right-of-way, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.[1]
[1]
Editor's Note: See 66 Pa.C.S.A. § 101 et seq.
(d) 
Equipment location. Non-tower WCFs and related equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the right-of-way, as determined by the Township. In addition:
[1] 
In no case shall ground-mounted related equipment, walls or landscaping be located within 18 inches of the face of the curb or within an easement extending onto a privately owned lot;
[2] 
Ground-mounted related equipment that cannot be placed underground shall be screened, to the fullest extent possible, through the use of landscaping or other decorative features, to the satisfaction of the Township.
[3] 
Required electrical meter cabinets shall be screened to blend in with the surrounding area, to the satisfaction of the Township.
[4] 
Any graffiti on any wireless support structures or any related equipment shall be removed at the sole expense of the WCF owner.
[5] 
Any proposed underground vault related to a non-tower WCF shall be reviewed and approved by the Township.
[6] 
New ground-mounted cabinets shall not be installed above the ground directly in front of a residential structure.
[7] 
The provision of poles or bollards to protect new ground-mounted cabinets located within the public right-of-way shall be prohibited.
(e) 
Relocation or removal of facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a WCF in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
[1] 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;
[2] 
The operations of the Township or other governmental entity in the right-of-way;
[3] 
Vacation of a street or road or the release of a utility easement; or
[4] 
An emergency as determined by the Township.
C. 
New tower-based WCF requirements.
(1) 
General tower-based WCF regulations. The following general regulations shall apply to all tower-based wireless communications facilities:
(a) 
Standard of care. Any tower-based WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including but not limited to the most recent editions of the American National Standards Institute (ANSI) Code, National Electrical Safety Code, National Electrical Code, as well as the accepted and responsible workmanlike industry practices of the National Association of Tower Erectors. Any tower-based WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township.
(b) 
Notice. Upon submission of an application for a new tower-based WCF and the scheduling of the public hearing upon the application, the WCF applicant shall mail notice to all owners of every property within 500 feet of the proposed facility. The WCF applicant shall provide proof of the notification to the Township.
(c) 
Conditional use authorization required. New tower-based WCFs are permitted in certain zoning districts by conditional use and at a height necessary to satisfy their function in the WCF applicant's wireless communications system [see § 355-83C(2) of this chapter]. No WCF applicant shall have the right under these regulations to erect a tower to the maximum height specified in this section unless it proves the necessity for such height. The WCF applicant shall demonstrate that the antenna/tower/pole for the new tower-based WCF is the minimum height necessary for the service area.
[1] 
Prior to the Board's approval of a conditional use authorizing the construction and installation of a new tower-based WCF, it shall be incumbent upon the WCF applicant for such conditional use approval to prove to the reasonable satisfaction of the Board that the WCF applicant cannot adequately extend or infill its communications system by the use of equipment such as redoes, repeaters, antenna(s) and other similar equipment installed on existing structures, such as utility poles or their appurtenances and other available tall structures. The WCF applicant shall further demonstrate that the proposed new tower-based WCF must be located where it is proposed in order to serve the WCF applicant's service area and that no other viable alternative location exists.
[2] 
The conditional use application shall be accompanied by a propagation study evidencing the need for the proposed tower or other communication facilities and equipment, a description of the type and manufacturer of the proposed transmission/radio equipment, the frequency range (megahertz band) assigned to the WCF applicant, the power in watts at which the WCF applicant transmits, and any relevant related tests conducted by the WCF applicant in determining the need for the proposed site and installation.
[3] 
The conditional use application shall also be accompanied by documentation demonstrating that the proposed new tower-based WCF complies with all state and federal laws and regulations concerning aviation safety.
[4] 
Where the new tower-based WCF is to be located on a property with another principal use, the WCF applicant shall present documentation to the Board that the owner of the property has granted an easement for the proposed WCF and that vehicular access will be provided to the facility.
[5] 
The conditional use application shall also be accompanied by documentation demonstrating that the proposed new tower-based WCF complies with all applicable provisions in this section.
(d) 
Engineer inspection. Prior to the Township's issuance of a permit authorizing construction and erection of a new tower-based WCF, a structural engineer registered in Pennsylvania shall issue to the Township a written certification of the proposed WCF's ability to meet the structural standards offered by either the Electronic Industries Association or the Telecommunications Industry Association and certify the proper construction of the foundation and the erection of the structure. This certification shall be provided during the conditional hearings or, at a minimum, be made as a condition attached to any approval given, such that the certification be provided prior to issuance of any building permits.
(e) 
Visual appearance and land use compatibility. New tower-based WCFs shall employ stealth technology, which may include the tower portion to be painted silver or another color approved by the Board or have a galvanized finish. All tower-based WCFs and related equipment shall be aesthetically and architecturally compatible with the surrounding environment and shall maximize the use of a like facade to blend with the existing surroundings and neighboring buildings to the greatest extent possible. The Board of Commissioners shall consider whether its decision upon the subject application will promote the harmonious and orderly development of the zoning district involved; encourage compatibility with the character and type of development existing in the area; benefit neighboring properties by preventing a negative impact on the aesthetic character of the community; preserve woodlands and trees existing at the site to the greatest possible extent; and encourage sound engineering and land development design and construction principles, practices and techniques.
(f) 
Co-location and siting. An application for a new tower-based WCF shall not be approved unless the Board of Commissioners finds that the wireless communications equipment planned for the proposed new tower-based WCF cannot be accommodated on an existing or approved structure or building or sited on land owned and maintained by Muhlenberg Township. The Board may deny an application to construct a new tower-based WCF if the WCF applicant has not made a good faith effort to mount the commercial communications antenna(s) on an existing structure. The WCF applicant shall demonstrate that it contacted the owners of tall structures, buildings, and towers within a one-quarter-mile radius of the site proposed; sought permission to install an antenna on those structures, buildings, and towers; and was denied for one of the following reasons:
[1] 
The proposed antenna and related equipment would exceed the structural capacity of the existing building, structure or tower, and its reinforcement cannot be accomplished at a reasonable cost.
[2] 
The proposed antenna and related equipment would cause radio frequency interference with other existing equipment for that existing building, structure, or tower, and the interference cannot be prevented at a reasonable cost.
[3] 
Such existing buildings, structures, or towers do not have adequate location, space, access, or height to accommodate the proposed equipment or to allow it to perform its intended function.
[4] 
A commercially reasonable agreement could not be reached with the owner of such building, structure, or tower.
(g) 
Permit required for modifications. To the extent permissible under applicable state and federal law, any WCF applicant proposing the modification of an existing tower-based WCF, which increases the overall height of such WCF, shall first obtain a permit from the Township. Nonroutine modifications shall be prohibited without a permit.
(h) 
Gap in coverage. A WCF applicant for a new tower-based WCF must demonstrate that a significant gap in wireless coverage or capacity exists with respect to all wireless operators in the applicable area and that the type of WCF being proposed is the least intrusive means by which to fill that gap in wireless coverage. The existence or nonexistence of a gap in wireless coverage shall be a factor in the Township's decision on an application for approval of new tower-based WCFs.
(i) 
Additional antennas. As a condition of approval for all new tower-based WCFs, the WCF applicant shall provide the Township with a written commitment that it will allow other service providers to co-locate antennas on the new tower-based WCF where technically and economically feasible. The owner of a tower-based WCF shall not install any additional antennas without obtaining the prior written approval from the Township (zoning and building permits).
(j) 
Wind and ice. Any tower-based WCF structures shall be designed to withstand the effects of wind and ice accumulation according to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronic Industries Association and Telecommunications Industry Association (ANSI/EIA/TIA-222, as amended).
(k) 
Height. Any new tower-based WCF shall be designed at the minimum functional height. The maximum total height of a new tower-based WCF, which is not located in the public right-of-way, shall not exceed 120 feet, as measured vertically from the ground level to the highest point on the structure, including antennas and subsequent alterations.
(l) 
Related equipment. Either one single-story wireless communications equipment building not exceeding 500 square feet in area or up to five metal boxes placed on a concrete pad not exceeding 10 feet by 20 feet in area, housing the receiving and transmitting equipment, may be located on the site for each unrelated company sharing commercial communications antenna(s) space on the tower-based WCF.
(m) 
Public safety communications. No new tower-based WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communications services enjoyed by occupants of nearby properties.
(n) 
Maintenance. The following maintenance requirements shall apply:
[1] 
Any tower-based WCF shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
[2] 
Such maintenance shall be performed to ensure the upkeep of the WCF in order to promote the safety and security of the Township's residents and utilize the best available technology for preventing failures and accidents.
(o) 
Radio frequency emissions. A tower-based WCF shall not, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including but not limited to the FCC Office of Engineering Technology Bulletin 65, entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended.
(p) 
Historic buildings or districts. A new tower-based WCF shall not be located upon a property that is listed on either the National or Pennsylvania Register of Historic Places, or eligible to be so listed, or is included in the official historic structures and/or historic districts list maintained by the Township.
(q) 
Signs. All tower-based WCFs shall post a sign in a readily visible location, identifying the name and phone number of a party to contact in the event of an emergency. The only other signage permitted on the WCF shall be those required by the FCC or any other federal or state agency.
(r) 
Lighting. No tower-based WCF shall be artificially lighted, except as required by law. If lighting is required, the WCF applicant shall provide a detailed plan for sufficient lighting, demonstrating as unobtrusive and inoffensive an effect as is permissible under state and federal regulations. The WCF applicant shall promptly report any outage or malfunction of FAA-mandated lighting to the appropriate governmental authorities and to the Township Secretary.
(s) 
Noise. A tower-based WCF shall be operated and maintained so as not to produce noise in excess of applicable noise standards under state law and the Township Code, except in emergency situations requiring the use of a backup generator, where such noise standards may be exceeded on a temporary basis only.
(t) 
Aviation safety. A tower-based WCF shall comply with all federal and state laws and regulations concerning aviation safety.
(u) 
Retention of experts. The Township may hire any consultant and/or expert necessary to assist the Township in reviewing and evaluating the application for approval of the new tower-based WCF and, once approved, in reviewing and evaluating any potential violations of the terms and conditions of these provisions. The WCF applicant and/or owner of the WCF shall reimburse the Township for all costs of the Township's consultant(s) in providing expert evaluation and consultation in connection with these activities.
(v) 
Timing of approval. Within 30 calendar days of the date that an application for a new tower-based WCF is filed with the Township, the Township shall notify the WCF applicant in writing of any information that may be required to complete such application (i.e., the requirement for a conditional use approval from the Board of Commissioners). Upon submission to the Township of the additional required information, the Township shall, within 10 days, notify the applicant if the application is now complete. All applications for tower-based WCFs shall be acted upon within 150 days of the receipt of a fully completed application for the approval of such tower-based WCF, and the Township shall advise the WCF applicant in writing of its decision. If additional information was requested by the Township to complete an application, the time required by the WCF applicant to provide the information shall not be counted toward the review period of 150 days.
(w) 
Nonconforming uses. Nonconforming tower-based WCFs which are hereafter damaged or destroyed due to any reason or cause may be repaired and restored at their former location but must otherwise comply with the terms and conditions of this section.
(x) 
Removal. In the event that use of a tower-based WCF is planned to be discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
[1] 
All unused or abandoned tower-based WCFs and accessory facilities shall be removed within 90 days of the cessation of operations at the site unless a time extension is approved by the Township.
[2] 
If the WCF and/or accessory facility is not removed within 90 days of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and accessory facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
[3] 
Any unused portions of tower-based WCFs, including antennas, shall be removed within 90 days of the time of cessation of operations. The Township must approve all replacements of portions of a tower-based WCF previously removed.
(y) 
Permit fees. The Township shall assess appropriate and reasonable permit fees directly related to the Township's actual costs in reviewing and processing the application for approval of a new tower-based WCF, as well as related inspection, monitoring, and related costs.
(z) 
FCC license. Each person that owns or operates a tower-based WCF shall submit a copy of its current FCC license, including the name, address, and emergency telephone number for the operator of the facility.
(aa) 
Reservation of rights. In accordance with applicable law, the Township reserves the right to deny an application for the construction or placement of any tower-based WCF for numerous factors, including but not limited to visual impact, design, and safety standards.
(bb) 
Insurance. Each person that owns or operates a tower-based WCF greater than 40 feet in height shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $5,000,000 per occurrence and property damage coverage in the minimum amount of $5,000,000 per occurrence, covering the tower-based WCF. Each person that owns or operates a tower-based WCF 40 feet or less in height shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence, covering each tower-based WCF.
(cc) 
Indemnification. Each person that owns or operates a tower-based WCF shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the tower-based WCF. Each person that owns or operates a tower-based WCF shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a tower-based WCF. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.
(dd) 
Engineer signature. All plans and drawings for a tower-based WCF shall contain a seal and signature of a professional structural engineer, licensed in the Commonwealth of Pennsylvania.
(ee) 
Financial security. Prior to receipt of a zoning permit for the construction or placement of a new tower-based WCF, the WCF applicant shall provide to the Township financial security sufficient to guarantee the removal of the tower-based WCF. Said financial security shall remain in place until the tower-based WCF is removed.
(2) 
Specific regulations for new tower-based WCFs located outside of public rights-of-way.
(a) 
Development regulations.
[1] 
New tower-based WCFs shall not be located in an area in which utilities are primarily located underground and shall not be located within 75 feet of any area in which utilities are primarily underground.
[2] 
New tower-based WCFs greater than 40 feet in height, with a maximum of 120 feet, are permitted outside the public right-of-way in the following zoning districts by conditional use approval from the Township:
[a] 
C-2 Shopping Center District.
[b] 
C-3 Highway Commercial District.
[c] 
I-1 Limited Industrial District.
[d] 
I-2 Heavy Industrial District.
[3] 
Sole use on a lot. A new tower-based WCF shall be permitted as a sole use on a lot, provided that the underlying lot is a minimum of 6,000 square feet. The minimum distance between the base of a tower-based WCF structure and any adjoining property line or street right-of-way line shall equal 33% of the proposed WCF structure height.
[4] 
Combined with another use. A new tower-based WCF may be permitted on a property with an existing use or on a vacant parcel in combination with another use, except residential, subject to the following conditions:
[a] 
The existing use on the property may be any permitted use in the applicable district and need not be affiliated with the WCF.
[b] 
Minimum lot area. The minimum lot shall comply with the requirements for the applicable district and shall be the area needed to accommodate the tower-based WCF and guy wires, the equipment building, security fence, and buffer planting if the proposed WCF is greater than 40 feet in height.
[c] 
Minimum setbacks. The minimum distance between the base of a tower-based WCF structure and any adjoining property line or street right-of-way line shall equal 33% of the proposed WCF structure height. Where the site on which a tower-based WCF is proposed to be located is contiguous to an educational use, child day-care facility or residential use, the minimum distance between the base of a tower-based WCF and any such adjoining uses shall equal 110% of the proposed height of the tower-based WCF unless it is demonstrated to the reasonable satisfaction of the Board that in the event of failure the WCF structure is designed to collapse upon itself within a setback area less than the required minimum setback without endangering such adjoining uses and their occupants.
(b) 
Design regulations.
[1] 
The new tower-based WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. Application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.
[2] 
To the extent permissible by law, any height extensions to an existing tower-based WCF shall require prior approval of the Township.
[3] 
Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant's antennas and comparable antennas for future users.
[4] 
Any tower-based WCF over 40 feet in height shall be equipped with an anti-climbing device, as approved by the manufacturer.
(c) 
Surrounding environs.
[1] 
The WCF applicant shall ensure that the existing vegetation, trees and shrubs located within proximity to the WCF structure shall be preserved to the maximum extent possible.
[2] 
The WCF applicant shall submit a geotechnical report to the Township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA-222, as amended, to document and verify the design specifications of the foundation of the tower-based WCF and anchors for guy wires, if used.
(d) 
Fence/screen.
[1] 
A security fence having a minimum height of 10 feet shall completely surround any tower-based WCF greater than 40 feet in height, as well as guy wires, or any building housing WCF equipment.
[2] 
Landscaping shall be required to screen as much of a newly constructed tower-based WCF as possible. The Board may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if in the discretion of the Board they achieve the same degree of screening. Existing vegetation shall be preserved to the maximum extent possible.
(e) 
Accessory equipment.
[1] 
Ground-mounted related equipment associated to, or connected with, a tower-based WCF shall be placed underground or screened from public view using stealth technologies, as described above.
[2] 
All related equipment, utility buildings and accessory structures shall be architecturally designed to blend into the environment in which they are situated and shall meet the minimum setback requirements of the underlying zoning district.
(f) 
Access road. An access road, turnaround space and parking shall be provided to ensure adequate emergency and service access to a new tower-based WCF. Maximum use of existing roads, whether public or private, shall be made to the extent practicable. Road grades shall closely follow natural contours to assure minimal visual disturbance and minimize soil erosion. Where applicable, the WCF owner shall present documentation to the Township that the property owner has granted an easement for the proposed facility.
(g) 
Parking. For each tower-based WCF greater than 40 feet in height, there shall be two off-street parking spaces.
(h) 
Inspection. The Township reserves the right to inspect any tower-based WCF to ensure compliance with this chapter and any other provisions found within the Township Code or state or federal law. The Township and/or its agents shall have the authority to enter the property upon which a WCF is located at any time, upon reasonable notice to the operator, to ensure such compliance.
(3) 
Specific regulations for tower-based WCFs located in public rights-of-way.
(a) 
Location and development standards.
[1] 
Tower-based WCFs of 40 feet or shorter in height shall be permitted along certain collector roads and arterial roads throughout the Township within all nonresidential underlying zoning districts, provided that they are not situated within 50 feet of an area in which utilities are underground. A map of such permitted roads is kept on file at the Township Zoning Office.
[2] 
Tower-based WCFs 40 feet or shorter in height are prohibited in areas in which utilities are located underground.
[3] 
Tower-based WCFs 40 feet or shorter in height shall not be located in the front facade area of any structure.
(b) 
Time, place and manner. The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all tower-based WCFs in the public right-of-way based on public safety, traffic management, physical burden on the right-of-way, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.
(c) 
Equipment location. A tower-based WCF and related equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic or to otherwise create safety hazards to pedestrians and/or motorists or to otherwise inconvenience public use of the right-of-way as determined by the Township. In addition:
[1] 
In no case shall ground-mounted related equipment, walls or landscaping be located within 18 inches of the face of the curb.
[2] 
Ground-mounted related equipment that cannot be placed underground shall be screened, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Township.
[3] 
Required electrical meter cabinets shall be screened to blend in with the surrounding area to the satisfaction of the Township.
[4] 
Any graffiti on the tower or on any related equipment shall be removed at the sole expense of the WCF owner.
[5] 
Any underground vaults related to tower-based WCFs shall be reviewed and approved by the Township.
(d) 
Design regulations.
[1] 
The WCF shall employ the most current stealth technology available in an effort to appropriately blend into the surrounding environment and minimize aesthetic impact. The application of the stealth technology chosen by the WCF applicant shall be subject to the approval of the Township.
[2] 
Tower-based WCFs in the public right-of-way shall not exceed 40 feet in height.
[3] 
To the extent permissible under state and federal law, any height extensions to an existing tower-based WCF shall require prior approval of the Township and shall not increase the overall height of the tower-based WCF to more than 40 feet.
[4] 
Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant's antennas and comparable antennas for future users.
(e) 
Relocation or removal of facilities. Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a tower-based WCF in the right-of-way shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
[1] 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;
[2] 
The operations of the Township or other governmental entity in the right-of-way;
[3] 
Vacation of a street or road or the release of a utility easement; or
[4] 
An emergency as determined by the Township.
(f) 
Reimbursement for right-of-way use. In addition to permit fees as described in this section, every tower-based WCF in the right-of-way is subject to the Township's right to fix annually a fair and reasonable fee to be paid for use and occupancy of the right-of-way. Such compensation for right-of-way use shall be directly related to the Township's actual right-of-way management costs, including, but not limited to, the costs of the administration and performance of all reviewing, inspecting, permitting, supervising and other right-of-way management activities by the Township. The owner of each tower-based WCF shall pay an annual fee to the Township to compensate the Township for the Township's costs incurred in connection with the activities described above.
A. 
Municipal uses, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, C-1, C-2, C-3, I-1, I-2 and SA-1 Zoning Districts.
B. 
The provisions of this chapter shall not apply to Muhlenberg Township or the Muhlenberg Township Municipal Authority. This exemption shall be contingent upon the compliance with all provisions of the chapter as they pertain to the public health, safety and general welfare of the community, as deemed pertinent by the Muhlenberg Township Commissioners.
C. 
Unless otherwise exempt from the provisions of this chapter, all other governmental agencies and uses shall comply with the provisions of this chapter.
A. 
Other types of land uses not specifically identified or recognized within this chapter of the chapter may evolve or become commonly acceptable as a reasonable use. It is the purpose of this section to provide for all reasonable and appropriate land uses and to establish a mechanism for the inclusion of such land uses within Muhlenberg Township.
B. 
All undefined or other reasonable land uses that are not recognized by this chapter shall be permitted by conditional use within the I-2 Zoning District.
C. 
Unless otherwise permitted by the Board of Commissioners as part of the conditional use application, the following design and development requirements shall apply to all undefined or other reasonable land uses which are not recognized by this chapter:
(1) 
A minimum of five acres of net land area shall be required to accommodate the undefined use.
(2) 
The undefined uses shall be serviced by public sanitary sewage facilities and public water supply facilities.
(3) 
Depending upon the complexity or intensity of the undefined use, the Board of Commissioners shall establish the minimum and maximum dimensional requirements as part of the conditional use application. These provisions shall include the lot width, setback requirements (front, side and rear), height, building coverage and lot coverage requirements for the undefined use.
D. 
As part of the conditional use application, the Board of Commissioners shall consider the following information and documentation submitted to Muhlenberg Township on behalf of the applicant:
(1) 
The applicant shall submit a request for inclusion of an undefined or other reasonable land use that is not recognized as part of the chapter, with illustrations and complete documentation that completely describes the land use activity and the manner in which it differs from the permitted uses defined or permitted by the chapter.
(2) 
Prior to the commencement of the conditional use hearing, the Zoning Officer shall review the submission and advise the Planning Commission and Board of Commissioner if the application meets the purpose and objective of this section of the chapter.
(3) 
The applicant shall provide evidence that the undefined use shall comply with all provisions established within the chapter. This may include the submission of a grading plan, utility plan, landscaping plan, architectural renderings, traffic impact study and/or environmental impact assessment report. Prior to the submission of the conditional use application, the applicant shall consult with the Muhlenberg Township Engineer and Zoning Officer to initially discuss the supplemental documentation that may be required as part of the application.
E. 
If the Board of Commissioners approves the conditional use application, a complete subdivision and/or land development plan shall be submitted to Muhlenberg Township for review and consideration. The subdivision and/or land development plan shall comply with all conditions of approval issued as part of the conditional use application as well as all other provisions specified by the chapter.
[Added 11-21-2016 by Ord. No. 563]
A. 
A permit from the Pennsylvania Department of Health for the operation of a health care medical marijuana dispensary permitted under Pennsylvania Act 16[1] would be required as a condition of any zoning approval from the Township.
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
B. 
A dispensary may only dispense medical marijuana in an indoor, enclosed, secure facility.
C. 
A dispensary may not operate on the same site as a facility used for the growing and processing of medical marijuana.
D. 
A dispensary may not be located within 1,000 feet of the property line of a public, private or parochial school or a day-care center.
E. 
A dispensary may sell medical devices and instruments which are needed to administer medical marijuana.
F. 
A dispensary shall meet the same municipal zoning and land use requirements as other commercial facilities that are located in the same zoning district, as well as any additional special standards applicable to this use as may be required under Pennsylvania Act 16.[2]
[2]
Editor's Note: See 35 P.S. § 10231.101 et seq.
G. 
Medical marijuana may only be dispensed to a patient or caregiver who receives a certification from a practitioner and is in possession of a valid identification card issued by the Pennsylvania Department of Health under the requirements of Act 16.
H. 
Fees for permits to dispense medical marijuana shall be established by the Board of Commissioners and set forth in a fee schedule, which may be amended from time to time.
[Added 11-21-2016 by Ord. No. 563]
A. 
A permit from the Pennsylvania Department of Health for the conduct of a medical marijuana grower/processor operation under Pennsylvania Act 16[1] would be required as a condition of any zoning approval from the Township.
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
B. 
The growing of medical marijuana can only be conducted by a grower/processor permitted under Pennsylvania Act 16 and cannot be conducted separate from the processing activity.
C. 
A 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 zoning district, as well as any additional special standards applicable to this use as may be required under Pennsylvania Act 16.[2]
[2]
Editor's Note: See 35 P.S. § 10231.101 et seq.
D. 
A medical marijuana grower/processor use is not considered as an agricultural use, but rather as a manufacturing use.
E. 
A grower/processor use may only be conducted in an indoor, enclosed, secure facility.
F. 
Fees for permits to dispense medical marijuana shall be established by the Board of Commissioners and set forth in a fee schedule, which may be amended from time to time.