[Ord. 1998-5, 7/20/1998; Ord. 2000-8, 6/12/2000; Ord. 2000-9, 6/19/2000; Ord. 2001-1, 2/26/2001; Ord. 2003-3, 5/5/2003; Ord. 2009-3, 6/2/2009; Ord. 2011-6, 9/20/2011; Ord. 2011-8, 11/1/2011; Ord. 8-2012, 10/16/2012; Ord. 2-2014, 12/16/2014; Ord. 3-2016, 12/20/2016; Ord. 1-2017, 6/20/2017; Ord. No. 2-2018, 6/19/2018; Ord. No. 3-2018, 6/19/2018; Ord. No. 7-2019, 10/15/2019; Ord. No. 1-2020, 6/1/2020; Ord. No. 3-2020, 9/15/2020; Ord. No. 5-2020, 10/6/2020; Ord. No. 3-2022, 7/19/2022]
1. SIC Land Use Activity B, Agriculture, Forestry, Fishing and Mining.
A. Agricultural crop production, animal husbandry and intensive agriculture.
(1) General standards. The following standards apply to all agricultural crop production, animal husbandry and intensive agriculture uses:
(a) No more than one dwelling unit shall be permitted on a property on which an agricultural use is the principal use.
(b) Setbacks for residential buildings on a property with an agricultural use shall be as required by the zoning district within which it is located.
(c) Nonresidential farm structures, including barns, silos, water towers, and bulk bins, are exempt from the maximum height limit specified within the zoning district regulations, provided that the distance between a structure and the nearest property line or public street right-of-way is equal to or greater than the height of the structure.
(d) All areas outside of an enclosed building used for feeding or grazing of animals shall be completely fenced so that animals cannot leave the property.
(e) No animal(s) shall be kept in a manner which provides harborage or breeding ground for flies, vermin, or other vectors.
(f) No animal(s) shall be kept under conditions that violate the provisions of Pennsylvania law relating to cruelty to animals (found at 18 Pa.C.S.A. §§
5531 through
5561).
(g) No animal(s) shall be kept in such a manner as to cause a violation of the performance standards contained within this chapter.
(h) Feed yards, pens, corrals, manure storage areas and facilities, and confinement areas, except grass-covered pastures, shall not be located within a 100-year floodplain.
(i) Manure storage areas and facilities and feed yards shall be set back from property lines 150 feet or the distance set by the Pennsylvania Conservation Commission, whichever is greater.
(j) Buildings used to shelter livestock, feed yards, pens, corrals, manure storage areas and confinement areas, except grass-covered pastures, shall be prohibited in the riparian buffers set forth under Chapter
23, Stormwater Management, as may be amended.
(2) Agricultural Crop Production Standards. In addition to the general standards above, the following standards apply to all agricultural crop production uses:
(a) Production of normal agricultural field crops, orchards and vineyards, ornamental plant nurseries, tree farms, gardens and greenhouses, where permitted as permitted uses as set forth in Schedule 27-1, may be conducted without issuance of a zoning permit.
(b) Minimum lot size, width, and yard requirements and maximum ground coverage apply only to construction of buildings, including greenhouses attendant or accessory to crop production.
(3) Animal husbandry standards. In addition to the general standards above, the following standards apply to all animal husbandry uses:
(a) The minimum size lot or parcel for these uses shall be three acres.
(b) All buildings and structures for the housing of livestock or poultry for animal husbandry uses shall be located not less than 100 feet from the adjoining property lines. Any exhaust shall be directed away from the closest adjoining residences or commercial buildings.
(c) A plan must be submitted and maintained for the disposal of animal carcasses, either by controlled incineration on site or by being removed from and disposed of off the premises. Animal carcasses shall not remain on the premises for more than 24 hours after the animal's death.
(d) Odor abatement practices shall be employed to minimize odors which could affect adjacent residential uses.
(4) Intensive Agriculture Standards. In addition to the general standards above, the following standards apply to all intensive agriculture uses:
(a) The minimum size lot or parcel for these uses shall be three acres.
(b) All buildings and structures for the housing of livestock or poultry for intensive agricultural operations shall be located the greater of:
1) The distance required by an approved odor management plan from an adjoining property line or residence or building within which people reside or work on an adjoining property.
2) Two hundred feet from all property lines.
3) Two hundred fifty feet from an adjoining residence or commercial building in which people reside or work. Any exhaust shall be directed away from the closest adjoining residences and/or commercial buildings.
(c) No intensive agriculture building shall be built in the 100-year floodplain.
(d) Intensive agriculture activities shall be conducted in a manner consistent with accepted agriculture best management practices, and best available technologies, as issued by the Pennsylvania Department of Agriculture, the State Conservation District, the Pennsylvania Department of Environmental Protection, Pennsylvania State University, College of Agriculture, or similar recognized entities and shall be subjected to all applicable local, state and federal regulations. The management of mushroom waste shall be in specific conformity with the DEP manual entitled "Best Practices for Environmental Protection in the Mushroom Farm Community," and the failure to so comply will result in the mushroom waste being subject to all state and federal regulations for residue waste application, storage, composting and transportation.
(e) A copy of the nutrient management plan approved by the State Conservation Commission, Monroe County Conservation District or other agency under the guidelines of the Pennsylvania Code for applicable intensive agriculture operations shall be provided to the Township before issuance of zoning permit for intensive agriculture use.
(f) A plan must be submitted and maintained for the disposal of animal carcasses, either by controlled incineration on site or by being removed from and disposed of off the premises. Animal carcasses shall not remain on the premises for more than 24 hours after the animal's death.
(g) An odor management plan developed by a certified odor management specialist, as approved by the State Conservation Commission, Monroe County Conservation District or other agency under the guidelines of the Pennsylvania Code for applicable intensive agriculture operations shall be provided to the Township before issuance of a zoning permit for intensive agriculture use.
(h) A copy of any required National Pollutant Discharge Elimination System (NPDES) permit application submitted to the Pennsylvania Department of Environmental Protection and a copy of the NPDES permit approved by the Pennsylvania Department of Environmental Protection shall be submitted to the Township.
(i) A stormwater management plan shall be prepared for all proposed intensive agriculture uses and submitted to the Township for approval before issuance of a zoning permit for intensive agriculture use.
B. Animal Shelter Auxiliary Use (SIC 0752). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) Auxiliary uses associated with the animal shelter shall be administrative, management and support positions, such as bookkeeper, shelter manager, and other shelter staff under the direction of animal shelter management.
(2) Occupancy shall be limited to six people simultaneously unless sewage capacity or parking reduces occupancy to less than six people simultaneously.
(3) During emergency conditions, such as inclement weather or power outage, overnight stays shall be limited to two people.
(4) Outdoor parking shall be determined based on the criteria set forth in Part
8 of Chapter
27 of the Township Code. In no event shall outdoor parking include spaces in any public street right-of-way or on any lawns or vegetated areas.
(5) Shelter animals shall not be housed at an auxiliary use location.
(6) The property upon which the auxiliary use is located shall be within 100 feet of the property line of the animal shelter that the auxiliary use is associated with.
(7) Applicable building codes shall be complied with unless relief is granted.
C. Veterinary Services (SIC 0742). This use, which may include indoor veterinary/medical boarding, is a permitted use in the C-1 and C-2 Districts as set forth in Schedule I. The following standards, requirements and criteria shall apply: All services shall be contained indoors in a fully enclosed building. Any pet "walk and waste" area shall be in the rear yard of the property, no closer than 20 feet from the side or rear property lines, and cleaned on a daily basis.
D. Kennel (SIC 074, 075). This use is permitted as set forth in Schedule I. This use shall not include kennels related to veterinary/medical boarding services as set forth in Subsection
1C. The following standards, requirements and criteria shall apply: Kennels shall require a minimum parcel size of two acres with minimum setbacks of 100 feet from any residential zone or existing residential uses. All general performance standards set forth in Article VI shall be met. Copies of any required licenses and permits shall be provided to the Township. A landscape plan and landscaping are required for this land use activity as per §
27-603 of this chapter.
E. Mining, Mineral Extraction and Processing (SIC 10, SIC 12, SIC 13, SIC 14). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: New excavations or expansions of existing excavations for the removal of topsoil, earth materials, stone or mineral products for commercial use shall be undertaken and conducted with respect for the environment, and the health, safety, welfare of the neighborhood and community.
Mineral extraction and processing, including sand and gravel, shale and topsoil and peat extraction, may be permitted as set forth in Schedule 27-I provided that required Commonwealth of Pennsylvania permits are secured and that their activities and residual effects do not create conditions hazardous or otherwise adverse to value and use of adjacent properties or the well being of the surrounding area and its residents. The site shall also be reclaimed to a non-hazardous state permitting some reasonable future use and that the extracting activities and resulting condition of the site will not result in environmental degradation of the surrounding area. All activities of these land uses shall be effectively screened from adjacent properties and setback from adjacent properties by a minimum distance of 50 feet and from residential structures by a minimum distance of 200 feet.
Unique or environmentally significant natural features and significant historic or architectural structures and sites shall be protected from disruption or adverse effects from quarrying and or mining activities. Site development plans, operation plans and schedule, interim erosion control plans and site reclamation plans shall be submitted for review and other requirements of Part
6 shall be met prior to any conditional use approval for any mining, quarrying or borrow pit operations.
All mining and mineral extraction operations shall comply with the following requirements:
(1) The applicant shall prepare and submit an application for a non-coal mining permit to the Department of Environmental Protection in accordance with 25 Pa. Code, Chapter
77. Concurrent with the submission of the application to DEP, the applicant shall provide copies of the application to the Township. The Township reserves the right to make comments and recommendations to DEP with respect to the application. Any approval of the application by the Township shall be conditioned upon the approval of the application by DEP.
(2) The applicant shall submit a soil erosion and sedimentation control plan in an acceptable form to the Township and to the local state authorized review agency.
(3) Regardless of the modified requirements of 25 Pa. Code, Chapter
77, for small non-coal surface mining operations as set forth in § 77.108, the applicant for such small non-coal surface mining activities in Stroud Township shall prepare and submit to the Township all information required in subchapters G and H of 25 Pa. Code, Chapter
77.
(4) The Township may require the applicant to post bond to assure the Township that the operation will be carried out in a proper manner consistent with the preservation of the environment, the requirements of the plan and to assure maintenance of the vegetative cover for a period of five years following the conclusion of reclamation activities. Any bond posted with the Township may not duplicate bonding required by DEP but shall be for secondary or supplementary requirements of the Township.
(5) The zoning permit shall be valid for one-year, the effective date of the zoning permit shall be the same as the effective date of the DEP permit for the proposed operation. The applicant shall submit copies of all DEP permit renewal information to the Township concurrent with the submission of the same to DEP. The Township shall review. DEP permit renewal information and the operation of the activity on an annual basis. If the applicant has failed to comply with the requirements of the Township or of DEP, the Township may refuse to renew the zoning permit permanently or until the activity is brought into compliance. The Township shall conduct a hearing before the zoning permit is rescinded.
(6) All revegetation requirements pursuant to §
27-603, Subsection
4, of this chapter shall apply.
F. Site Alterations. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Site alterations which take place apart from another land development activity as the sole activity are considered to be a separate land use activity. Those site alterations require separate permits and approvals. Site alterations which are part of another zoning activity shall be included with a permit and procedure for the primary activity.
The following site alteration regulations apply to all site alterations that are proposed as a separate land use activity:
(1) The applicant shall submit a soil erosion and sedimentation control plan in an acceptable form to the Township and to the Monroe County Conservation District.
(2) The applicant shall be required to submit an environmental analysis and may be required by the Township to prepare an environmental assessment or an environmental impact study based upon the results of the environmental analysis. The environmental analysis shall describe the impact of the proposed site alteration on adjacent and nearby properties.
(3) The applicant shall submit a plan setting forth the proposed grades and reclamation and revegetation measures to be undertaken. The applicant may be required to plant new trees and shrubs as well as grasses or other ground cover. All revegetation requirements pursuant to §
27-603, Subsection
4, of this chapter shall apply.
(4) The placement of earth, gravel, rock or other inert materials not subject to decay, noxious or offensive odors may be permitted in any zone provided that hazardous or nuisance conditions are not created or that an unsightly appearance or unstable slopes are not created.
(5) Maximum slopes shall not exceed the requirements of the Stroud Township SALDO [Chapter
22].
(6) Site alterations shall be normally completed within one-year from the date the zoning permit is issued. In the event unusual conditions, such as extended adverse weather, occur, the applicant may apply to the Township for an extension not to exceed six months.
(7) The applicant must secure all appropriate state and federal permits.
(8) The applicant will assure and may be required to post bond to assure the Township that the site alteration will be completed in accordance with the provisions of these sections and to assure the maintenance of the vegetative cover for a period of five years following the completion of the site alteration.
G. Pond or Lake Construction. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Construction of ponds, lakes or dams may be permitted in all districts provided that the proposed site does not include structures or sites of significant historic value, unique natural features or unique or otherwise valuable plant or animal species, or significant flood or stormwater retention value or high quality wetland aquifer recharge areas; and that the lake, pond or dam is built according to a design prepared by a qualified registered engineer and approved by the Township. Where lakes, dams, or ponds are proposed to be located in watercourses or wetlands, they shall be designed and constructed in accordance with Pennsylvania DEP regulations. Any required state or federal permits shall be acquired and copies submitted to the municipality prior to issuance of a zoning permit.
H. Forestry (SIC 0811). This use is permitted as set forth in Schedule 27-I. The following standards and requirements shall be met by the applicant for a forestry activity:
(1) Forestry Plan. Every landowner on whose land forestry is to occur shall prepare a written forestry plan in the form specified by this chapter. No forestry activities shall occur until the plan has been approved. The provisions of the plan shall be followed throughout the operation. The plan shall be available at the forestry site at all times during the operation and shall be provided to the Township upon request. An erosion and sedimentation pollution control plan that satisfies the requirements of 25 Pa. Code, Chapter
102, shall also satisfy the minimum requirements for the forestry plan and associated map specified in this section.
(2) Responsibility for Compliance. The landowner and the operator shall be jointly and severally responsible for complying with the terms of the forestry plan.
(3) Forest Inventory. A forest inventory shall be provided that documents the following:
(a) Existing number of trees, by species and size, greater than 10 inches dbh. Where the site exceeds one acre in area, sample plots no less than 10,000 square feet and totaling no less than 5% of the total site area may be used to estimate the existing number of trees.
(b) Number of trees, by species and size, greater than 10 inches dbh to be cut, removed, or otherwise disturbed.
(4) Compliance with State Law. The forestry plan shall address and comply with the requirements of all applicable state laws and regulations including, but not limited to, the following:
(a) Erosion and sedimentation control regulations contained in 25 Pa. Code, Chapter
102, promulgated pursuant to the Clean Streams Law, 35 P.S. §
691.1 et seq.
(b) Stream crossing and wetlands protection regulations contained in 25 Pa. Code, Chapter
105, promulgated pursuant to the Dam Safety and Encroachments Act, 32 P.S. §
693.1 et seq.
(c) Stormwater management plans and regulations issued pursuant to the Stormwater Management Act, 32 P.S. §
680.1 et seq.
(d) Any permits required by state laws and regulations shall be provided.
(5) Forest Practices. The following requirements shall also apply to all forestry operations in the Township:
(a) Trees less than 10 inches dbh shall not be removed as part of a forestry operation except as necessary to perform the permitted forestry activities.
(b) The total area of disturbance for a forestry operation shall not exceed 10% of the property area.
(c) Felling or skidding on or across any public thoroughfare is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of the thoroughfare.
(d) No tops or slash shall be left within 25 feet of any public thoroughfare or private roadway providing access to adjoining residential property.
(e) All tops and slash between 25 and 50 feet from a public roadway or private roadway providing access to adjoining residential property or within 50 feet of adjoining residential property shall be lopped to a maximum height of four feet above the surface of the ground.
(f) No tops or slash shall be left on or across the boundary of any property adjoining the operation without the consent of the owner thereof.
(g) Litter resulting from a forestry operation shall be removed from the site before it is vacated by the operator.
(6) Responsibility for Road Maintenance and Repair; Road Bonding. The landowner and the operator shall be responsible for repairing any damage to Township roads caused by traffic associated with the forestry operation to the extent the damage is in excess of that caused by normal traffic, pursuant to Title
67, Pa. Code.
I. Agritourism Enterprises. This use is permitted as set forth in Schedule 27-I. The following standards and requirements shall be met by the applicant for an agritourism enterprise activity:
(1) Agritourism enterprises shall be on the same parcel or lot where the farming activities take place, which shall have a minimum lot area of 20 acres.
(2) The following activities, and activities that the applicant proves are closely similar in use and operations, shall be permitted as an agritourism enterprise:
(b) Wineries, distilleries, breweries and microbreweries and tours and tasting rooms associated with these facilities;
(c) Production of products from items grown/raised on the farm (including, but not limited to, wine, cider, dairy products, ice cream, baked goods, and clothing products), provided that 50% of the raw materials used in the production of the items are grown/raised on the farm. The Supervisors may grant a modification to this provision to allow for a farm production startup period;
(d) Local farm products retail operations (including crafts, food products made from products grown/raised on the farm, garden and nursery products grown on the farm, and clothing products made from wool of animals raised on the farm, etc.), provided that 50% of the of the items for display or sale are grown, raised or produced on the farm;
(e) Farm-related interpretive facilities and exhibits;
(f) Agriculturally related educational and learning experiences;
(g) On-site farm, garden, greenhouse and nursery tours;
(h) Walking and bicycle tours and trails;
(i) Christmas tree farm/cut-your-own.
(3) Activities that are not permitted as part of an agritourism enterprise include, but are not limited to, the following:
(b) Horseback/pony rides and petting zoos;
(4) Agritourism enterprises shall not have significant impacts on the agricultural viability or rural character of neighboring properties.
(5) The applicant shall identify the anticipated hours of operation for the agritourism enterprise. Operation of agritourism enterprises shall be limited to the hours between sunrise and two hours after sunset.
(6) Outdoor lighting shall be limited to that needed to provide illumination of parking areas utilized for three or more cars after dark and for pedestrian accessways. Lights must be full-cutoff lights pointed downward to minimize sky glow and shall be extinguished no more than one hour after close of business.
(7) Off-street parking shall be provided in accordance with Part
8. The applicant shall provide a reasonable explanation as to how the number and type of spaces provided will meet the needs of the proposed use. In no case shall parking be permitted in a location that would require visitors to have to cross a public road.
(8) All existing and new buildings shall maintain a residential or agricultural appearance.
(9) The total for all building floor areas utilized for agritourism enterprise uses, including buildings utilized for production, storage and retail operations, shall not exceed 5,000 square feet.
(10) All food and/or beverages sold for consumption on site shall comply with federal, state, and local regulations. Food and/or beverages shall be limited to only those value-added agricultural products that are produced from or grown on the farm, unless they are secondary and incidental to the primary agricultural use on the property.
(11) Outside display, sales, or storage of items shall be limited to items grown on or produced on the farm.
2. SIC Land Use Activity C, Construction.
A. Construction. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) They shall be conducted in a manner that there shall be no adverse environmental impacts from these activities.
(2) There shall be no outdoor storage of equipment or material where these uses are permitted in the C-2 Zoning District.
(3) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
3. SIC Land Use Activity D, Manufacturing.
A. Bakery and Confectionery Products Manufacture (SIC 205 and SIC 206), Printing and Publishing (SIC 27), Manufacture of Furniture and Fixtures (SIC 25), Millwork and Other Wood Products (SIC 243), Food Processing (SIC 201, SIC 203), Ceramic Products Manufacture (SIC 325, 6), Textile or Garments Manufacture (SIC 22, SIC 3) and Manufacture of Professional, Scientific, Electronic, Optical and Musical Instruments (SIC 38) and Jewelry (SIC 391). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) At least 50% of the products manufactured are retailed on the same parcel as manufactured.
(2) All general performance standards of §
27-604 shall be met.
(3) All applicable state and federal regulations are met. Copies of all required state or federal licenses or permits shall be provided to the Township.
(4) The minimum lot size required for these uses in any permitted Commercial District shall be one acre. Minimum lot widths, yards and maximum building height and lot coverage shall be the same as those set forth in Schedule 27-II for a one acre parcel in the respective Commercial District.
(5) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
B. Logging (SIC 241). This use is permitted as set forth in Schedule 27-I. The following standards and requirements shall be met by the applicant for a logging activity:
(1) Logging Plan. Every landowner on whose land logging is to occur shall prepare a written logging plan in the form specified by this chapter. No logging shall occur until the plan has been approved. The provisions of the plan shall be followed throughout the operation. The plan shall be available at the logging site at all times during the operation and shall be provided to the Township upon request.
(2) Responsibility for Compliance. The landowner and the operator shall be jointly and severally responsible for complying with the terms of the logging plan.
(3) Contents of the Logging Plan.
(a) Minimum Requirements. At a minimum, the logging plan shall include the following:
1) Design, construction, maintenance, and retirement of the access system, including haul roads, skid roads, skid trails and landings.
2) Design, construction, and maintenance of water control measures and structures such as culverts, broad-based dips, filter strips, and water bars.
3) Design, construction, and maintenance of stream and wetland crossings.
4) The general location of the proposed operation in relation to municipal and state highways, including any accesses to those highways.
5) A revegetation plan pursuant to §
27-603, Subsection
4, of this chapter.
(b) Map. Each logging plan shall include a site map containing the following information:
1) Site location and boundaries, including both the boundaries of the property on which the logging will take place and the boundaries of the proposed logging area within that property.
2) Significant topographic features related to potential environmental problems.
3) Location of all earth disturbance activities such as roads, landings, and water control measures and structures.
5) Location of any specimen trees.
6) Location of all crossings of waters of the commonwealth.
7) The general location of the proposed operation to Township and state highways, including any accesses to those highways.
(c) Compliance with State Law. The logging plan shall address and comply with the requirements of all applicable state laws and regulations including, but not limited to, the following:
1) Erosion and sedimentation control regulations contained in 25 Pa. Code, Chapter
102, promulgated pursuant to the Clean Streams Law, 35 P.S. §
691.1 et seq.
2) Stream crossing and wetlands protection regulations contained in 25 Pa. Code, Chapter
105, promulgated pursuant to the Dam Safety and Encroachments Act, 32 P.S. §
693.1 et seq.
3) Stormwater management plans and regulations issued pursuant to the Stormwater Management Act, 32 P.S. §
680.1 et seq.
(d) Relationship of State Laws, Regulations, and Permits to the Logging Plan. Any permits required by state laws and regulations shall be attached to and become part of the logging plan.
(4) Forest Practices. The following requirements shall also apply to all logging operations in the Township:
(a) Felling or skidding on or across any public thoroughfare is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of the thoroughfare.
(b) No tops or slash shall be left within 25 feet of any public thoroughfare or private roadway providing access to adjoining residential property.
(c) All tops and slash between 25 and 50 feet from a public roadway or private roadway providing access to adjoining residential property or within 50 feet of adjoining residential property shall be lopped to a maximum height of four feet above the surface of the ground.
(d) No tops or slash shall be left on or across the boundary of any property adjoining the operation without the consent of the owner thereof.
(e) Litter resulting from a timber harvesting operation shall be removed from the site before it is vacated by the operator.
(5) Responsibility for Road Maintenance and Repair; Road Bonding. The landowner and the operator shall be responsible for repairing any damage to Township roads caused by traffic associated with the timber harvesting operation to the extent the damage is in excess of that caused by normal traffic, pursuant to Title
67, Pa. Code.
(6) Revegetation. All revegetation requirements pursuant to §
27-603, Subsection
4, of this chapter shall apply.
C. Saw Mills and Planning Mills (SIC 2421 and SIC 2431). This use is permitted as set forth in Schedule 27-I. The following standards and requirements shall apply: Such sawmills or planning mills shall be set back from public roads and parcel lines a minimum distance of 100 feet and shall be set back from any existing residential structures by a distance of 1,000 feet.
D. Chemical and Drugs (SIC 28) Manufacture, Plastic and Rubber Products (SIC 30), Primary Metals Industries (SIC 33), Paper and Pulp (SIC 26) Manufacturing. These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: The minimum parcel or lot size is five acres, except when there is no exterior storage or keeping of raw materials, work-in-process, or finished goods outside of an enclosed principal or accessory building, in which case the minimum parcel or lot size shall be four acres. Minimum lot width shall be 300 feet. Minimum front and rear yards shall be 50 feet and side yards shall be 25 feet for one side and 50 feet for both sides, except that where the lot abuts a residential lot and/or use the minimum side yard shall be 50 feet. All general performance standards of Part
6 shall be met. All applicable state and federal regulations shall be met. Copies of any required licenses or permits shall be provided to the Township. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
4. SIC Land Use Activity E, Transportation and Communication.
A. Public and Private Transportation, Depots, Terminals, Stations for Buses, Trains, Trucks, Taxis (SIC 40, SIC 41, SIC 42). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All required passenger vehicle parking and unloading and loading areas shall be provided, within the parcel of land on which the terminal is located and not in a public or private street right-of-way.
An environmental assessment is required. A traffic impact analysis is required to be prepared by the applicant consistent with §
27-706, Subsections
3A,
B,
C, of this chapter. That study shall also project the number of embarking passengers for this land use activity.
Special setbacks, buffering and landscaping shall be required for any area where buses, trucks or other vehicles will be maneuvering in, out or about the site or where vehicles will be left parked and idling. For these vehicle impact areas, the setback from the property line adjacent to a dwelling or Residential R-1, R-2, R-3, O-1 or S-1 Zoning District shall be 150 feet. In addition, a forty-foot buffer strip shall be maintained adjacent to the property line. An additional sixty-foot strip of land shall be landscaped for a total of one-hundred-foot buffer strip, landscaped strip along these property lines. A site plan for the proposed development is required to depict the proposed pattern of land use, the required buffer and landscaping strips, the setback and other requirements of a site plan for land development as part of the Township Subdivision and Land Development Ordinance [Chapter
22]. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
B. Motor Freight Terminals (SIC-42). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A minimum size lot of three acres is provided with a minimum width of 250 feet and that all activities including storage or parking of vehicles and materials shall be set back from public roads and all lot lines a minimum of 50 feet. The site shall have direct access to a public arterial or collector road. All general performance standards of Part
6 shall be met. Fencing and screening along the exterior parcel boundary shall be required. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
C. Self Storage Facilities (SIC 4225). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) All storage units shall be fireproof and waterproof. Each unit shall have separate ingress and egress secured by a locking device.
(2) Outdoor storage shall be limited to recreational vehicles, campers and boats on trailers parked on paved areas. All such items must be licensed and inspected (if applicable), and in operable condition.
(3) Trash, garbage, refuse, explosive or flammable materials, hazardous substances, animal, animal carcasses or skins, or similar items shall not be stored.
(4) Nothing shall be stored in interior traffic aisles, off-street parking areas, loading areas, or driveway areas.
(5) Servicing or repairing of boats, vehicles, trailers, lawn mowers or any similar equipment shall not be permitted.
(6) Adequate lighting shall be provided to illuminate the area, but directed away or shielded to direct light away from adjacent uses.
(7) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
D. Airport (SIC-45), Helistop. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: The minimum parcel size is 50 acres. Helistops are permitted as a conditional use as set forth in Schedule 27-I. All applicable state and federal regulations shall be met by the applicant and copies of applicable permits and licenses shall be provided to the Township Supervisors.
Safety to residential uses in landing glide paths and adjacent to the runways shall be considered by the Township in reviewing any application. Yard setback requirements shall be set on an individual site basis dependent upon specific safety requirements. |
The Supervisors require an airport feasibility study as well as an environmental analysis and an environmental assessment along with a proposed airport, helistop layout plan. The applicant shall show the required runway protection zone (RPZ) and any easements required for the RPZs. Copies of all required easements shall also be provided to the Supervisors. |
An airport, heliport or helistop feasibility and environmental assessment shall include the following: |
(1) Land Use Impact. Particular attention should be given to impact upon residential, medical, school, library and public land use areas.
(2) Height Obstructions. All height obstructions (above 30 feet) in the areas adjacent to the proposed airport and in the glide paths of the airport should be identified.
(3) Noise Impact. Identify noise sensitive areas adjacent to and in the proposed glide path of the facility.
(4) Accident Potential. Identification of land use, density adjacent to the airport and in the glide path as per the impact of a potential accident.
(5) Other Environmental Impacts. Such impacts shall include air, soil and ground water pollution.
(6) Traffic and Parking Impacts. The airport generated traffic impacts should be addressed by the study.
(7) Projected Number of Embarking Passengers. The number of required off-street parking spaces should be addressed by the study.
Any remediation measures proposed should be clearly identified on a site plan and a situation (facility map with adjacent lands and flight paths shown) plan map. A landscape plan and landscaping is required for this land use activity as per § 27-603 of this chapter. |
5. SIC Land Use Activity F, Wholesale.
A. Junkyard or Salvage Yard (SIC 5093). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A minimum lot or parcel size of five acres is provided. Minimum front yard setback shall be 60 feet. Minimum side and rear yard setbacks shall be 30 feet. The site shall be completely enclosed by a fence and effectively screened from public roads and adjacent uses. Storage of organic material is prohibited. The burning or incineration of any materials shall be prohibited. All general performance standards of Part
6 shall be met. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
B. Chemicals and Allied Products, Petroleum and Petroleum Products Wholesale (SIC 516, SIC 517). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) A minimum five-acre lot is provided and that minimum front, side and rear yard setback distances of 100 feet are provided.
(2) All storage facilities, including trucks, are secured from vandalism with appropriate fencing.
(3) All facility state and federal regulations concerning storage safety be met and copies of all licenses and certificates required for storage of these materials be provided to the Township Supervisor.
(4) Structured height and lot coverage limitations shown in Schedule 27-II for the respective districts shall be met.
(5) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
6. SIC Land Use Activity G, Retail Trade.
A. Auto Service Station or Gas Station (SIC 55). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All activities, except those to be performed at the fuel pumps shall be performed within a completely enclosed building. Automobiles taken to a service station for service shall remain outside for no longer than 15 days from the day the auto arrives at the station unless otherwise extended by the Zoning Officer. Minimum lot area, width, yards, and the maximum building heights and percent of lot coverage as set forth in Schedule 27-II for retail trade uses in the applicable C-2 District shall apply to this use. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
B. Auto Dealers and Services Stations; Motor Vehicles (SIC 55), Boats (SIC 55), Farm Machinery Sales. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) All provisions shall be made to prevent or minimize noise, odor, vibration, light, or electrical interference to adjacent properties.
(2) Outdoor storage of autos and other vehicles shall only be to the rear of the front building line and shall be no closer than 20 feet from side and rear lot lines.
(3) Access points shall be limited to two on each street abutting the lot.
(4) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
C. Adult Book Store, Adult Theatre, Adult Computer Center, Massage Parlors, or Similar Facility (SIC 5942, SIC 7299, SIC 7832). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All lot requirements for retail trade uses as set forth in Schedule 27-II are met. No such use shall be located within 500 lineal feet from the property line of any school, church, or any residential district boundary. No such use shall be located within 1,000 lineal feet of any existing adult bookstore, adult movie theatre, massage parlor, gambling or off track betting establishments. A thirty-foot buffer yard shall be provided along the side lot lines. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
When adult facilities are proposed as an ancillary land use activity, then the following additional standards shall apply: |
(1) No such property (building and land) shall be located within 500 lineal feet of any school, church or residential district.
(2) No such property (building and land) shall be located within 1,000 lineal feet of any existing adult bookstore, adult movie theater, cabaret, gambling or off track betting establishment.
(3) A twenty-foot buffer yard shall be provided along the side and rear lot lines in accordance with §
27-602.
(4) No obscene material shall be placed in view of the general public. Precautions shall be made to prohibit minors from entering the premises.
(5) Obscene Materials or Activities. Any use involving activities which constitute a violation of 18 Pa.C.S.A. §
5903, as amended, or as defined herein relating to display, sale, lending, distribution or exhibiting of obscene and other sexual materials and services are prohibited in every zoning district.
The exhibition or dissemination of obscene materials or activities, as defined herein, which do not constitute a violation of 18 Pa.C.S.A. § 5903, as amended, shall only be permitted in a zoning district which clearly lists such a use, and all such uses shall be special exception uses as defined herein. |
D. Flea Markets (Private). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Private flea markets conducted by a service, nonprofit, religious or charitable organization are permitted as accessory uses provided that the same are conducted upon lands owned by such organizations or conducted upon land situated in a Commercial District leased to such organization. Any such organization may not conduct a private flea market for more than seven successive days and not more than two such periods in any one calendar year.
E. Flea Markets (Commercial)/Transient Retailers. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) In addition to any parking required by other uses on the property, off-street parking shall be required in accordance with Schedule 27-VII for the commercial flea market/transient retailer.
(2) Access to the required parking area shall be by way of a driveway permitted by the Pennsylvania Department of Transportation or Stroud Township.
(3) The written consent of the property owner shall be submitted to the Zoning Officer prior to issuance of a zoning permit.
(4) A landscape plan and landscaping are required for this land use activity as per §
27-603 of this chapter.
(5) The flea market/transient retailer shall be no closer than 1,000 feet to any permanent retail establishment selling the same product as the proposed flea market/transient retailer.
(6) Any one site shall be permitted a maximum of 30 days in any one year for this use.
(7) On-site sanitary facilities shall be available for both customers and staff.
(8) All retail items must be contained completely with the limits of activity as shown on the application.
(9) The applicant must comply with the general performance standards set forth in §
27-604.
(10) The applicant must comply with any applicable state or federal regulations and must provide copies of any permits or licenses to the Township.
(11) A maximum of one four-square foot sign is permitted for this use.
F. Retail Bicycles, Except Motorized, and Ancillary Retail Bicycle Parts and Accessories. This use is permitted as set forth in Schedule 27-I, as amended). Retail bicycles use, except motorized, and ancillary retail bicycle parts and accessories (SIC 5941, Bicycle Shops) shall be classified as a permitted use (which, if the use generates more than 250 ADT, shall be a conditional use) in the C-1 Neighborhood Commercial Zoning District. Bicycle rentals and repair are permitted as accessory uses to a retail bicycle primary use in the C-1 Neighborhood Commercial Zoning District.
G. Used Merchandise Stores (SIC 5932). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) Specifically excluded from this use are used building materials stores and pawnshops.
(2) All outside storage, displays, and sales are prohibited in this category.
7. SIC Land Use Activity H, Finance, Insurance and Real Estate.
A. Mobile Home Parks (SIC 6515). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All requirements for development of mobile home parks as set forth in the Stroud Township Subdivision and Land Development Ordinance [Chapter
22] shall be met. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
B. Cemeteries (SIC 6553). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: They shall be located on a minimum lot area of 50 acres. All yards shall be 500 feet. Building and pavement coverage of all uses shall not exceed 20% of the parcel. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
8. SIC Land Use Activity I, Services.
A. Hotels, Motels and Resorts (SIC 70). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Minimum lot size required for these uses shall be 2,000 square feet of lot area for each single room with bath but without kitchen facilities accommodations and 5,000 square feet of lot area for each apartment or unit with kitchen facilities. Where on-lot subsurface sewage disposal systems are proposed for these uses, the lot shall contain suitable area for an alternate or second subsurface disposal system. A minimum total parcel size of five acres is required for development of a hotel or motel. Minimum requirements as set forth in Schedule 27-II for the appropriate zoning district shall apply except that the minimum lot size shall be a five-acre parcel for these uses.
The following standards and criteria shall apply: The minimum required parcel size for development of a resort shall be 10 acres. Maximum density of guest rooms divided into the total land area of the resort available to resort guests shall not exceed 10 units per gross acre. In all other aspects, the requirements of Schedule 27-II of this chapter shall apply. All federal and state regulations pertaining to such activities shall be met. Copies of all required licenses and permits shall be provided to the Township. Where subsurface sewage disposal is proposed, a secondary area suitable for subsurface sewage disposal shall be designated and preserved available for such use. Off-street parking spaces shall be provided on the basis of the individual activities or facilities and the number of employees within the resort. |
Minimum setback distances between adjacent buildings shall be equal to the height of the tallest building. Building groups shall be arranged so that all buildings are accessible by emergency vehicles. |
A landscape plan and landscaping is required for this land use activity as per § 27-603 of this chapter. |
B. Bed-and-breakfast (SIC 7011), Rooming and Boarding Houses (SIC 7021). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) Except for a sign, there shall be no external evidence of any gainful activity.
(2) Any such use shall have sufficient parking as set forth in Part
8 to serve the anticipated number of users and employees and shall have suitable street access.
(3) All such buildings shall have minimum front, side and rear yards of 50 feet, a maximum building height of 40 feet, a maximum lot coverage of 50%, a minimum lot area per rooming or boarding (B&B/R or B) dwelling unit of 1,500 square feet with centralized sewer and water service, or 2,500 square feet with centralized water and 3,600 square feet with on-lot sewer and water facilities.
(4) All such buildings shall be approved by the appropriate state and/or federal agency and have adequate water and sewage systems. Copies of all required structural or operating permits or licenses shall be provided to the Township.
(5) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
C. Groups and Organized Camps (SIC 7032). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A minimum parcel of 20 acres is required. Minimum front yard setback shall be 60 feet. Other minimum yards shall be 50 feet. Maximum building height shall be 1 1/2 stories or 35 feet and maximum lot coverage shall be 20%. All federal and state regulations pertaining to such activities shall be met. Copies of all required licenses and permits shall be provided to the Township. When subsurface sewage disposal is proposed, a secondary suitable area for subsurface sewage disposal shall be designated and preserved available for such use.
D. Campgrounds (SIC 7033). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All requirements for campgrounds as set forth in the Township Subdivision and Land Development Ordinance [Chapter
22] shall be met. An occupant(s) shall not occupy a single camp site for more than six months over a consecutive twelve-month period. However, this shall not prohibit another occupant from occupying the same space for the remainder of the six-month limit of time. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
E. Crematories (SIC-7261). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: They shall be located on a minimum lot area of 10 acres. All yards shall be 250 feet. Building and pavement coverage of all uses shall not exceed 20% of the parcel. Crematories may be developed as an accessory use to a funeral home or accessory use to a cemetery. The 10 acre minimum lot requirements still apply. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
Copies of all required structural or operating permits or licenses shall be provided to the Township.
F. Commercial Outdoor Sports (SIC 7941); Shooting Ranges (SIC 799); and Outdoor Exhibitions, Assembly for Sports, Entertainment and Amusements. This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A minimum parcel size of five acres is required for development or operation of these uses. Minimum lot width shall be 250 feet. These activities shall be developed and operated so as to create no hazards or safety problems for adjacent properties. All general performance standards as required in §
27-604 of this chapter shall be met. All structures and activity areas shall be set back a minimum of 50 feet from all public roads and property boundaries. Maximum building height shall be 2 1/2 stories or 35 feet. Maximum lot coverage shall be 20%. Copies of any required federal or state permits or licenses for structures or activities shall be provided to the Township. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
The preceding provisions (not withstanding), all shooting ranges shall be designed and developed in conformance with the National Rifle Association standards in terms of minimum lot size and all other standards.
G. Hunting, Fishing and Sportsmens Clubs (SIC 7997). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) Minimum lot area shall be 20 acres.
(2) No more than two permanent single-family dwellings shall be developed and occupied as part of the club facilities.
(3) All facilities and services provided on the property shall be for the exclusive use of club members or their guests.
(4) Shooting ranges shall be designed and operated so as to provide no danger or hazards to adjacent properties, and shall conform to this section.
(5) All performance standards in §
27-604 of this chapter shall be met.
(6) All facilities and activities shall be set back a minimum of 50 feet from all property boundaries and road rights-of-way.
(7) Buffering and screening of activities from adjacent residential uses may be required.
(8) Building height limitations listed in Schedule 27-II for the respective districts shall be met. Maximum lot coverage shall not exceed 10%.
H. Gambling/OTB/OTW (SIC 799). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Includes any and all gambling uses, including, but not limited to, off-track betting establishments, but excluding small games of chance, whether or not including a restaurant, nightclub, bar, or similar use, which shall comply with the following (in regard to which the applicant shall have both the burden of proof and the duty to move forward with the evidence to demonstrate that his particular establishment does so comply):
(1) Such establishment shall not be located within 200 feet of any residential district, and shall not be located within 200 feet of any property whose use is principally residential.
(2) Such establishment shall not be located within 1,000 feet of any parcel of, land which contains any one or more of the following specified land uses:
(b) Camp (for minors' activity).
(d) Church, synagogue or mosque, or other similar religious facility.
(j) School or educational facility.
(3) The distance between any such gambling or off-track betting establishment and any of the protected land uses specified, at Subsections 3I(8)(a) and (b)1) through 10) above, shall be measured in a straight line, without regard to intervening structures, from the closest point of the structure in which such establishment is located to the closest point on the property line of such protected land use.
(4) Off-street parking shall be provided at the rate of three spaces per each 100 square feet of floor area open to customers of such gambling or off-track betting establishment, including, but not limited to, related dining, restaurant, bar, and snack bar areas, and one space per each employee on the largest shift.
(5) The proposed establishment will not be detrimental to the use of adjoining properties due to hours of operation, light, and/or litter.
(6) The proposed establishment will not constitute a nuisance due to noise, or to loitering outside the building.
(7) A working plan for the cleanup of litter shall be furnished and implemented by the applicant.
(8) Where any of the following routes, to wit, I-80, Route 611, Route 209, Route 33, Route 191 and Route 447, intervene between such a proposed establishment and any of the protected districts or land uses specified, at Subsection 3I(8)(a) above, the setbacks required by Subsection 3I(8)(a) above, shall not apply.
(9) The application shall be accompanied by a plan containing substantially the same information and meeting the same standards as that required for a land development plan under the Subdivision and Land Development Ordinance [Chapter
22].
(10) All gambling and off-track betting establishments shall comply with all laws, rules and regulations of the United States of America, the Commonwealth of Pennsylvania and their respective agencies and instrumentalities and of this Township, pertaining thereto.
(11) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
I. Playgrounds and Athletic Areas and Picnic Areas (SIC 7999). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Playgrounds and athletic areas proposed as accessory uses for private and exclusive use of individual residential lot owners, exclusive use of residential development residents, or exclusive use of owners and employees of businesses are permitted within all districts and are subject only to such requirements pertaining to specific facilities as may be set forth in Part
7 of this chapter. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
A minimum lot size of five acres is required. Minimum yards for all structures and activities shall be 50 feet. Maximum building height shall be 2 1/2 stories or 35 feet and maximum building and parking coverage of the lot shall be 35%. Copies of all required permits and licenses shall be provided to the Township.
J. Health Service Centers, Hospitals and Medical Clinics (SIC 806). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Lot sizes shall be sufficient to provide sufficient space for all buildings and required support facilities, parking and sewer and water systems. Minimum lot size for hospitals shall be five acres. Minimum lot size for clinics shall be one acre. Lot width, yards and building height and lot coverage requirements for these uses shall be the same as those for similar size minimum lots the respective districts. Buffer yard and a ten-foot wide buffer strip shall be required along the property line(s) that face an existing residential dwelling structure and/or a residential O-1, S-1, R-1, R-2 or R-3 Zoning District. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
K. Skilled Nursing Care (8051), Intermediate Care (8052), Domiciliary Care Home, Older Adult Living Centers. These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: They shall meet the appropriate state and federal requirements. The applicant shall provide the Township with copies of all required state and federal construction and operation licenses and permits for their review. Where on-lot sewage disposal is proposed, a suitable secondary or replacement area shall be located, tested and designed as a requirement for a zoning permit. Minimum lot size shall be 60,000 square feet for a skilled nursing care facility or 3,000 square feet for each skilled nursing care facility patient, whichever is greater. Minimum lot size for intermediate care home, domiciliary care home, and older living centers shall be 50,000 square feet or 3,000 square feet for each client or resident accommodation whichever is greater. Other lot and building requirements shall be the same as for family care facilities below. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
L. Group Homes, Nursing and Personal Care Facilities (SIC 8059), Family Care Facility, Domiciliary Care Home (SIC 8059) and Residential Care Facilities (SIC 836). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A group home may be classified as a "residential care facility," a "group foster home," or a "halfway home." This would include establishments primarily engaged in the provision of residential social and personal care for children, the aged and special categories of persons with some limits on ability for, self care or a need to rehabilitate socially. At least 80% of the group home residents receive residential care.
A group home may also include nursing and personal care for persons who do not require the degree of care and treatment that a skilled or intermediate care facility is designed to provide. At least 80% of the residents receive nursing or personal care. |
Note: A group of unrelated persons who live together as per the definition of family in this chapter, do not constitute a group home unless at least 80% of the group receives residential care or nursing and personal care. |
All group homes shall also comply with 34 Pa. Code, Chapter 56, for group homes with four to eight clients, 34 Pa. Code, Chapter 55, for homes with nine or more clients. |
The minimum size parcel requirement for development of these land uses shall be: |
Number of Units | Minimum Lot Size |
|---|
0 to 4 | 15,000 |
5 to 8 | 20,000 |
9 to 14 | 1 acre |
Over 14 | 3,000 each bed/person |
Minimum lot width shall be 200 feet. Minimum front and rear yard setbacks shall be 50 feet. Minimum side yard setbacks shall be 30 feet for one side and 50 feet for both sides. Maximum building height shall be 2 1/2 stories or 35 feet. Maximum percent lot coverage shall be 30%. A landscape plan and landscaping is required for this land use activity as per § 27-603 of this chapter. |
The applicant shall provide the Township with copies of all required state and federal construction and operation licenses and permits for their review. Where on-lot sewage disposal is proposed, a suitable secondary or replacement area shall be located, tested and designated as a requirement for a zoning permit. |
M. Colleges, Public and Private Schools, Education Services (SIC 82 and SIC 8211). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: The minimum size lot or parcel of land for development or expansion of these land uses within any permitted district shall be five acres plus one acre per each 100 pupils for which the facilities is designed. Within residential districts, the minimum front, side and rear yard setback distances shall be 40 feet. Maximum building height in all districts where permitted, shall be 2 1/2 stories or 35 feet. Maximum lot coverage shall not exceed 50%. All applicable state and federal regulations for structures and operations shall be met. Copies of any required licenses and permits shall be provided to the Township Board of Supervisors. Where subsurface sewage disposal is proposed, an alternate or replacement area which has been tested and meets current regulations shall be designated and preserved for such future use. Such facilities shall include temporary modular units. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
N. Community Center (SIC 83). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: All lot requirements for other cultural activity uses within these districts as set forth in Schedule 27-II shall be met. All applicable federal and state regulations shall be met and copies of any required licenses or permits shall be provided to the Township Board of Supervisors. A twenty-foot buffer yard shall be provided along the side and rear lot lines. No outdoor recreation area shall be located closer to any lot lines than the required rear yard depth in the zoning district. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
O. Nursery Schools and Child Day-care centers (SIC 8351). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: The minimum lot size required for these uses is 20,000 square feet. Minimum front yard setbacks shall be 50 feet. Side and rear yards shall be 25 feet. Maximum building height shall be 2 1/2 stories or 35 feet. Maximum lot coverage of buildings, driveways and parking shall be 50%. Copies of all required federal and state permits and licenses shall be provided to the Township Zoning Officer. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter. In M-1 Zoning Districts child day care and/or nursery schools are only permitted as an accessory use, not as a stand-alone land use activity.
Child day care and/or nursery schools accessory to an existing, permitted church use shall be permitted by right in all zoning districts for up to six children provided one or more existing improvements, including, but not limited to, buildings, parking, driveway and septic system, do not require expansion to add the accessory child day care and/or nursery school use.
Child day care and/or nursery schools accessory to an existing, permitted church use shall be permitted by special exception in all zoning districts for seven or more children provided one or more existing improvements, including, but not limited to, buildings, parking, driveway and septic system, do not require expansion to add the accessory child day care and/or nursery school use.
Where expansion of one or more existing, permitted church use improvements, or new land improvement, is required to add the accessory child day care and/or nursery school use, land development approval is required before issuance of a zoning permit for a permitted-by-right or permitted-by-special exception accessory child day care and/or nursery school use.
P. Fraternal, Civic and Social Clubs (SIC 8641). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply:
(1) Minimum lot size shall be five acres.
(2) No more than one permanent single-family dwelling unit is developed as part of the facilities.
(3) All sales of goods and services provided primarily to the members of the club or organization owning and developing the facilities.
(4) All performance standards in Part
6 of this chapter are met.
(5) All activities and facilities are screened and buffered from adjacent residential uses.
(6) All facilities and activities are set back a minimum of 50 feet from property boundaries and road rights-of-way.
(7) Maximum building height shall be 2 1/2 stories or 35 feet. Maximum building coverage of the parcel shall be 20%.
(8) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
Q. Churches (Religious Facilities and Places of Worship (SIC 8661). This use is permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: Minimum lot area for a church or place of worship shall be two acres and all lot requirements of the O-1 Zoning District of this chapter shall be met. Any religious quarters, public or private educational facilities, cemeteries or other attendant or attached to religious facilities shall require additional minimum lot area as set forth for these land uses in this chapter. A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
R. Wireless Communication Facilities.
(1) General Requirements.
(a) Submission of an application for any wireless communications facility is required for any new tower, new antenna, new equipment building, or major modification to an existing wireless communication facility. Submission of an application for any wireless communications facilities shall, in addition to those items required by §
27-408 and Part
11 of this chapter, include the following where applicable:
1) Proof (certified mail receipt) of submittal of the application site plan to the following:
a) Appalachian Trails Conference.
b) Stroud Township Park and Recreation Committee.
c) Stroud Township Open Space Committee.
2) A copy of its current Federal Communications Commission license.
3) The name, address and emergency telephone number for the operator of the proposed structure.
4) A Certificate of Insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence covering the proposed structure.
5) A copy of any Environmental Assessment prepared in compliance with Federal NEPA regulations.
6) A copy of the FAA's response to the submitted "Notice of Proposed Construction or Alteration" (FAA Form 7460-1).
7) Proof of compliance with applicable FCC, FAA, Commonwealth Bureau of Aviation and any other airport regulations.
8) Copy of typical specifications for the proposed structures and antenna, including description of design characteristics and material.
9) A site plan, prepared in accordance with SALDO §
22-206, Subsection
4, showing the following:
c) Communications tower heights.
i) Names and addresses of the owners of all antennas and equipment to be located at the site as of the date of the application.
j) All uses within 500 feet of the proposed tower location.
k) Existing antennas and service areas in Stroud Township and adjacent municipalities with proposed antenna service areas to document that a true gap in the service area exists.
10) Written authorization from the site owner for the application, as well as a copy of any written agreements or other documentation pursuant to which the applicant has obtained the right to use the proposed site.
11) A written agreement to remove all wireless communication facilities proposed within 180 days of cessation of use, which written agreement shall be in a form acceptable to the Township.
12) A letter of intent committing the wireless communication facility's owner and the common carrier(s) utilizing the facility and their respective successors to allow Stroud Township any other government agency to utilize the wireless communications facility in the case of an emergency, upon reasonable terms and conditions.
13) Certification from a Pennsylvania registered engineer that the proposed wireless communications facility has been designed and will be constructed in accordance with the current Structural Standards for Steel Antenna Towers and Antenna Supporting Structures, published by the Electrical Industrial Association/Telecommunication industry Association.
14) In the case of a proposed antenna, evidence from a Pennsylvania registered Pennsylvania engineer certifying that the proposed installation will not exceed the structural capacity of the building or other structure, considering wind, snow, and other loads associated with the antenna location is required.
15) Detailed construction and elevation drawings indicating how the antenna will be mounted on the structure.
16) Evidence of agreements and/or easements necessary to provide access to the building or structure on which the antenna are to be mounted so that installation and maintenance of the antennas and accessory structures can be accomplished.
17) An intermodulation study which provides a technical evaluation of existing and proposed transmissions and indicates all potential interference problems.
18) A report from qualified and licensed professional engineer which:
a) Describes the communication tower height and design including a cross-section and elevation.
b) Documents the height above grade for all potential mounting positions for co-located antennas and the minimum separation distance between antennas.
c) Describes the communication tower's capacity, including the number and type of antennas that it can accommodate.
d) Documents what steps the applicant will take to avoid interference with established public safety telecommunications.
e) Includes an engineer's license/registration number, signature, and seal.
19) A letter of intent committing the tower owner and any successors to allow the shared use of the communications tower if an additional use agrees in writing to meet reasonable term and conditions for shared use.
20) Written certification by the applicant and applicant's engineer that the proposed antenna and equipment could not be placed on a preexisting facility under the control of the applicant and function under applicable regulatory and design requirements without unreasonable modification.
21) Calculations determining the fall zone and a plan identifying all structures and uses within that fall zone.
22) A co-location study documenting that there is no existing structure available to support the proposed antenna that will provide the necessary service.
23) Evidence that an appropriate municipal site is not available where a wireless communications facility could be constructed to meet the service needs of the consumer.
24) Appraisals of adjacent property values quantifying the impact of the installation of the tower on these properties.
(b) Communications antennas, towers, and equipment buildings shall comply with all applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.
(c) The design of the proposed wireless communications facilities shall conform to the general character of the area and will not adversely affect the safe and comfortable enjoyment of the properties owned by other property owners in the zoning district in which it is located.
(d) Communications antennas, towers, and equipment buildings shall comply with all applicable Federal Aviation Administration and Commonwealth Bureau of Aviation regulations.
(e) Site selection shall utilize the following criteria, from most acceptable to least acceptable:
1) Existing structures suitable for the addition of antenna.
2) Existing structures which can be made suitable for the addition of antenna through reasonable improvements.
3) Township owned properties identified for wireless communication development.
4) Properties located in the M-1 Zoning District.
5) Properties located in C Zoning Districts.
6) All other properties where wireless communication is a permitted activity.
(f) Communications antennas, towers, or equipment buildings shall not be located along ridgelines but rather downslope from the top of ridgelines to protect scenic views of Stroud Township.
(g) Access shall be provided to the communications antennas, towers and equipment buildings by means of a public street or easement to public street. The easement shall be a minimum of 20 feet in width and shall be improved to a width of at least 10 feet with a dust-free, all weather surface for its entire length.
(h) The site of a communications antenna, tower, or equipment building shall be secured by a fence with a maximum height of eight feet to limit accessibility by the general public.
(i) One off-street parking space shall be provided within the fenced area.
(j) Where an emergency power source is proposed, natural gas or propane fuels shall be used instead of batteries or liquid fuels for generators whenever:
1) A wetland, lake, or stream is located within 100 feet of the facility.
2) A public or private well supplying potable water is located within 100 feet of the facility.
3) The depth to seasonal high water table on the site is within one foot of the ground's surface.
4) The site contains hydric soils.
(k) The base of a communications tower and any communications equipment buildings shall be landscaped in accordance with §§
27-602 and
27-603 so as to screen the foundation, base, and equipment building from abutting properties.
(l) No communications antenna, tower, or building shall contain a sign advertising the owner or service. However, one sign not to exceed two square feet may be placed on the gate of the fence indicating a twenty-four-hour emergency telephone number.
(m) All communications antenna, towers, and equipment buildings shall be constructed in such a manner as to not require lighting in accordance with FAA standards.
(n) Wireless communications facilities shall not be illuminated by artificial means and shall not contain strobe lights. Any other exterior lighting the site shall be directed away from all adjacent properties and shall be in conformance with §
27-604, Subsection
1G, of this chapter.
(o) Communications antennas, towers, and equipment buildings shall be constructed, protected, and maintained in accordance with the requirements of the Township's building codes.
(p) All operations associated with a wireless communications facility shall conform to the general performance standards (§
27-604).
(q) The owner or operator of wireless communication facilities shall be licensed by the Federal Communications Commission to operate such facilities.
(r) The operator of a communications antenna, tower, or equipment building shall be required to submit annual inspection reports demonstrating continued compliance with FCC emission standards as well as any applicable municipal, state, and federal regulations.
(s) No new or existing telecommunication service shall interfere with public safety telecommunications. Before the introduction of new service, changes in existing service, or additions of new antennas, telecommunications providers shall notify Stroud Township at least 10 calendar days in advance of such changes and allow Stroud Township to monitor interference levels during the testing process.
(t) Wireless communications facilities shall be maintained and kept in a state of repair so that the same shall not constitute a nuisance or hazard to the health or safety of the community or nearby residents or properties.
(u) All abandoned or unused wireless communication facilities shall be removed within 180 days of cessation of operation and the site shall be restored to a natural condition. In addition, unused portions or wireless communication facilities above the manufactured connection shall be removed within 180 days of the time of antenna relocation. In the event that a wireless communications facility is not removed within 180 days of cessation of operation, the facilities may be removed by Stroud Township and the costs associated with this removal assessed against both the applicant and the owner of the property on which the facilities exist.
(2) Communications Antenna.
(a) Building mounted communications antenna shall not be located on any single-family dwelling or two-family dwelling.
(b) Building mounted communications antenna shall be permitted to exceed the height limitations of the applicable zoning district by no more than 20 feet.
(c) Omnidirectional or whip communications antenna shall not exceed 20 feet in height and seven inches in diameter.
(d) Directional or panel communications antenna shall not exceed five feet in height and three feet in width.
(e) Communications antenna shall not cause radio frequency interference with other communications facilities located in the Township.
(3) Communications Towers.
(a) Any applicant proposing construction of a new communications tower shall demonstrate that a good faith effort has been made to obtain permission to mount the communications antenna on an existing building, structure, or communications tower. A good faith effort shall require that all owners of potentially suitable structures within 1/4-mile radius of the proposed tower site be contacted and that one or more of the following reasons for not selecting such structure apply:
1) The proposed antennas and related equipment would exceed the structural capacity of the existing structure 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 structure and the interference cannot be prevented at a reasonable cost.
3) Such existing structures do not have adequate location, space, access, or height to accommodate the proposed equipment or to allow it to perform its intended function.
4) Addition of the proposed antennas and related equipment would result in electromagnetic radiation from such structure exceeding applicable standards established by the Federal Communications Commission governing human exposure to electromagnetic radiation.
5) A commercially reasonable agreement could not be reached with the owners of such structures.
(b) Communications towers shall be located so as to not be discernable from any of the following:
2) Any Township, county, state, or federal park, forest, or other recreational property.
3) Any point on a state-listed trout stream with public access within 100 yards it is the applicant's responsibility to demonstrate that the tower will not be visible from any of the above locations. Should this include the use of a balloon test or similar demonstration, adequate notice shall be provided to the public.
(c) The proposed communications tower in the specific location desire must be necessary for the efficient operation and provision of the wireless communication service to the neighborhood, area, or region for which it is proposed.
(d) A communications tower may be located on a lot occupied by other principle structures and may occupy a leased parcel within a lot. In either case, the lot must be sufficient such that the minimum lot size requirements for both uses in this chapter are met.
(e) Recording of a plat of subdivision or land development shall not be required for a lease parcel on which a communications tower is proposed to be constructed, provided the communications equipment building is unmanned.
(f) Sufficient justification is required when a lattice style communications tower is chosen over a monopoly style tower.
(g) The applicant shall demonstrate that the proposed height of the communications tower is the minimum height necessary to perform its function. Maximum permissible height levels are as follows:
Zoning District | Maximum Permissible Height |
|---|
O-1 | 50 feet |
S-1 | 50 feet |
C-1 | 50 feet |
C-2 | 150 feet |
C-3 | 100 feet |
M-1 | 150 feet |
(h) In all zoning districts, the foundation and the base of any communications tower shall be set back from a residential property line (not a lease line) at least 75 feet and shall be set back from any other property line (not lease line) at least 50 feet. Furthermore, a horizontal distance of one foot per foot of tower height shall be provided between the base of the tower and any structure not located on the proposed wireless communication facility property. Where a guyed tower is proposed, the setback from a property line shall be increased to the length of the longest guy wire, if longer than the aforementioned setback.
(i) All guy wires associated with guyed communications towers shall be clearly marked so as to be visible at all times and shall be located within a fenced enclosure.
(j) Any proposed communications tower shall be designed, structurally, electrically, and in all other respects, to accommodate both the Applicant's antennas and comparable antennas for at least two additional users if the tower exceed 100 feet in height or at least one additional user if the tower exceeds 60 feet in height. Communications towers must be designed to allow for future rearrangement of antennas upon the tower and to accept antennas mounted at varying heights.
(k) The proposed communications tower shall be designed to accommodate municipal and nonprofit emergency service antennas and related equipment, which shall be allowed to be attached to any such tower at no charge to the Township or emergency service provider.
(l) Communications towers shall be designed to blend into the surrounding environment through the use of color and camouflaging architectural treatment.
(m) The applicant shall submit certification from a Pennsylvania registered professional engineer that a proposed communications tower will be designed and constructed in accordance with the current Structural Standards for Steel Antenna Towers and Antenna Supporting Structures, published by the Electrical Industrial Association/Telecommunications Industry Association.
(4) Communication Equipment Buildings. A communications equipment building shall be subject to the height and setback requirements of the applicable zoning district for an accessory structure.
S. Amusement Services (SIC 79, SIC 7911, SIC 7991, SIC 7999); Spectator Events. Whenever spectator events are held, or proposed to be held, in conjunction with any amusement service use and/or specific amusement service use under Standard Industrial Classification 79, 7911, 7991 and 7999 in any zoning district as permitted by this chapter, which generates up to 500 average daily traffic, the special exception requirements of §
27-408 shall apply. As part of such a special exception application, the applicant for a spectator event held in conjunction with any amusement service use and/or specific amusement service use stated herein shall demonstrate to the Planning Commission and Zoning Hearing Board that the following are adequately provided: adequate seating for event participants and spectators; police and/or private traffic control before, during and after the event; off-street parking pursuant to Part
8; exterior lighting pursuant to §
22-309, Subsection
1B, of the Subdivision and Land Development Ordinance [Chapter
22]; sewage facilities; garbage disposal and removal; private security; noise control pursuant to §
27-604, Subsection
2; emergency responder notification of the event; and building code compliance, if applicable; have been addressed satisfactorily.
Whenever spectator events are held, or proposed to be held, in conjunction with any amusement service use and/or specific amusement service use under Standard Industrial Classification 79, 7911, 7991 and 7999 in any zoning district as permitted by this chapter, which generates more than 500 average daily traffic, then such use shall be deemed a conditional use. The applicant for such conditional use shall demonstrate that the adequacy standards set forth above have been addressed to the satisfaction of the Board of Supervisors. |
T. Indoor Dog Training and/or Grooming (SIC 0752).
(1) This use is permitted as set forth in Schedule 27-I, as amended. The following standards, requirements and criteria shall apply in addition to the special exception requirements of §
27-408 or conditional use requirements of §
27-407, as applicable: maximum lot area for an indoor dog training and/or grooming use shall be 0.75 acres (32,670 square feet); all dog training and/or grooming activities shall take place inside the principal building; and noise caused by dog barking or other sources within the principal building shall comply with the sound level limits and corresponding times and receiving land use categories under §
27-604, Subsection
1B, Noise Control.
(2) After issuance of a zoning certificate of occupancy, if a sound level as measured by the Township's, or its engineer's, sound level meter exceeds a sound level limit set forth in §
27-604, Subsection
1B, Noise Control, the property owner and/or tenant shall install sound attenuation material as necessary to comply with applicable sound level limits within 60 days of Township written notification of a sound level exceeding applicable sound level limits. Whenever a proposed or established indoor dog training and/or grooming use in a C-1 Neighborhood Mixed-Use District generates more than 250 average daily traffic, then such use shall be deemed a conditional use.
U. Horse Boarding and/or Training (Except Racing) (SIC 0752). This use is permitted as set forth in Schedule 27-I, as amended. The following standards, requirements and criteria shall apply for a horse boarding and/or training use in the following zoning districts:
(1) S-1 Special and Recreational District and C-3 Resort Commercial District:
(a) The minimum lot area shall be 10 acres, plus 1/2 acre for each additional horse (livestock) more than the first horse (livestock) owned or boarded by the property owner or lessee.
(b) All buildings, and additions to existing buildings, used to shelter horses (livestock) and all areas used to corral horses (livestock), except grass-covered pastures, shall be at least 100 feet from all lot lines.
(c) Feed yards and manure storage areas shall not be located closer than 150 feet to streets, property lines, district boundaries and dwellings, except the dwelling of the owner or lessee.
(d) A nutrient management plan shall be prepared and all facilities shall meet the requirements of the Pennsylvania Nutrient Management Act (Act of May 20, 1993, P.L. 12, No. 6), as may be amended, if applicable under the Act.
(e) All solid and liquid waste shall be disposed of in compliance with standards, practices, and regulations established by the Pennsylvania Department of Agriculture, Department of Environmental Protection, Pennsylvania State University, College of Agricultural Sciences, or other applicable regulatory agencies.
(f) Buildings used to shelter horses (livestock) shall meet the requirements of §
27-606, Subsection
1E(1), Aquatic Buffers, as may be amended. Feed yards, pens, corrals, manure storage areas and confinement areas, except grass-covered pastures, shall, at a minimum:
1) Meet the buffer regulations set forth under §
23-303, Subsection
1I, Buffers, of Chapter 28, Stormwater Management, as may be amended; and
2) Not be located within a one-hundred-year floodplain.
(g) An erosion and sedimentation control plan approved by the Monroe County Conservation District.
(h) Odor abatement practices shall be employed to minimize odors which could affect adjacent residential uses.
(2) O-1 Open Space and Preservation District:
(a) All of the standards, requirements and criteria provided in Subsection 3I(21)(a) shall apply, except as follows:
1) The maximum number of horses on site to be boarded and/or trained shall be 10, including horses owned or boarded by the property owner or lessee;
2) The horse boarding and/or training use shall be limited to the property owner or lessee and horse owners, and their immediate family members, having their horse(s) boarded and/or trained. The property in question shall not be open to the public.
(3) Horse shows, riding academies, rodeos and other uses involving livestock classified under Amusement and Recreation Services, Not Elsewhere Classified (SIC 7999); Racing (SIC 7948) activities related to livestock; and Horses and Other Equines (SIC 0272) uses shall meet the standards, requirements and criteria set forth in Subsection 3I(21)(a)1) through 8), in addition to all other applicable Stroud Township ordinance regulations.
V. Potable Water Supply Tank.
(1) A potable water supply tank (PWST) use shall also meet the requirements of Chapter
22, Subdivision and Land Development, as may be amended, including but not limited to land development requirements. In addition to the requirements set forth in §
27-407, Conditional Use Requirements, the following standards, requirements, and criteria shall apply to a PWST use:
Minimum lot area | 60,000 square feet |
Minimum lot width | 150 feet |
Minimum front yard tank setback | 100 feet |
Minimum rear yard tank setback | 100 feet |
Minimum side yard tank setback | 30 feet |
Maximum height of tank and appurtenances | 60 feet |
Maximum ground coverage | 20% |
Minimum tank setback from occupied building | 125 feet |
Minimum setback from occupied buildings for accessory buildings, equipment and/or structures containing equipment which causes sound or vibration and/or emission, including but not limited to odor, smoke, vapor, gas, heat, dust, dirt, light or glare1 | 150 feet |
NOTES: |
1 | In no case shall any audible sound, vibration, and/or emission occur beyond the property line where the PWST is located. |
(2) In the event that a PWST is constructed in accordance with the standards, requirements, and criteria set forth in this section and a replacement tank becomes necessary on the site, the conditional use may be reopened and granted to owner of the PWST upon demonstration that the replacement tank will be constructed holding as close to the standards, requirements, and criteria set forth herein as feasible.
(3) The PWST and related equipment, buildings, structures, and parking facilities shall be enclosed by green poly-coated chain-link fencing, or other fencing required by state or federal agency, and access gate(s) at a height between eight and 10 feet for the purpose of restricting unauthorized access.
(4) Whenever a PWST is located less than 150 feet from an occupied building, the following screening and landscaping shall be provided:
(a) Within 10 feet outside the chain-link fencing stated above, the initial row of two staggered rows of eight-foot-tall deer-resistant evergreen trees at initial planting shall be planted with trees in each row spaced at a maximum of 20 feet on center. The staggered rows of evergreens shall provide an immediate visual screen and evergreen tree spacing in each row shall ensure closure between trees at maturity, except at access gate(s).
(b) Where the applicant demonstrates it is not feasible or advisable to have two staggered rows of evergreen trees installed as stated herein for the purpose of effectively screening adjacent property, the applicant may propose alternative landscaping and screening measures including, but not limited to, existing vegetation, grading, plantings, berm, and/or opaque wall or fence of architecturally suitable style and finish satisfactory to the Board of Supervisors upon review by the Township Engineer.
(5) Existing trees and vegetation shall be preserved to the extent feasible in all yards regardless of the distance of the PWST setback from adjoining lot lines.
W. Research, development and testing services (873). This use is permitted as set forth in Schedule I. Laboratories and clinical research facilities for medical marijuana shall comply with the Act, as may be amended from time to time, and all state regulations, and shall obtain all required states licenses and approvals.
X. Early child care and education center. This use is permitted as set forth in Schedule I. The following standards, requirements and criteria shall apply: This use may be located in an existing school district facility. A traffic circulation plan and a parking plan shall be required, which contain, at a minimum, information concerning times and locations for pickups and dropoffs. Security and safety information shall be provided. This use must evidence compliance with all applicable building code requirements and all other applicable state licensure and regulations including without limitation those found at 55 Pa. Code § 3270, as amended.
Y. Auto Body Repair (SIC 7532). This use is permitted as set forth in Schedule 27-1. The following standards, requirements and criteria shall apply:
(1) All auto body repair work shall be performed within a building.
(2) No abandoned or junked motor vehicle shall be stored more than 60 days on the property outside of an enclosed building, and no more than three abandoned or junked motor vehicles shall be stored on the property outside of an enclosed building at any point in time.
(3) Minimum lot size is one acre.
Z. Dance Studios, Schools, and Halls (SIC 7911). This use is permitted as set forth in Schedule 27-I.
9. SIC Land Activity J, Public Administration.
A. Public Administration Uses (SIC-90 to 99). These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shill apply:
(1) The site must be adequate for proper building drainage, water supply and sewage disposal. Site size and space requirements shall be in accordance with applicable state or federal standards and practice for the use proposed.
(2) Sufficient amounts of usable space are provided for recreation areas.
(3) The site shall be free from excessive noises, odors, smoke, dirt, dust and traffic congestion.
(4) Pedestrian and vehicular circulation shall be designed for safety and efficiency to achieve separation of vehicular and pedestrian traffic.
(5) The site shall be located and planned in such a manner that it can be used for both its intended function and general community functions, if appropriate, and shall be attractively landscaped. Buffering and screening and fencing may be required dependent upon site conditions and nature of adjacent uses.
(6) Sufficient amounts of usable space shall be provided for parking and loading areas as required by Part
8.
(7) A landscape plan and landscaping is required for this land use activity as per §
27-603 of this chapter.
10. SIC Land Use Activity K, Non-Classifiable Uses.
A. Temporary Structure or Use. These uses are permitted as set forth in Schedule 27-I. The following standards, requirements and criteria shall apply: A temporary permit may be issued by the Zoning Officer for structures or uses necessary during construction, reconstruction or other special circumstances of a nonrecurring nature subject -to the following additional provisions:
(1) Duration. The life of such permit shall not exceed one year and may be renewed for one additional year.
(2) Removal. Such structure or use shall be removed completely upon expiration of the permit without cost to the Township.
B. Temporary School Modular Classroom Units. For the purpose of temporary school modular classroom units, the duration or life of such a permit shall be three years and may be renewed for not more than two successive two-year renewal terms. Such a use approval shall be deemed and treated as a conditional use hereunder.
C. Medical marijuana dispensaries and medical marijuana grower/processors. These uses are permitted as set forth in Schedule I. Medical marijuana dispensaries and medical marijuana growers/processors shall comply with the Act, as may be amended from time to time, and all state regulations, and shall obtain all required states licenses and approvals.