A.
The intent of Article VIII is to develop certain land use and development requirements for the permitted nonresidential uses within Caln Township. The provisions of Article VIII are intended to supplement and not replace the zoning district regulations, which are further specified under Article IV of this chapter.
B.
For the purposes of this chapter, nonresidential uses
shall include all commercial, industrial, religious, institutional,
educational, medical, agricultural, recreational and other similar
uses, whereas, primary occupancy for residential use does not apply
to the existing or proposed use.
A.
Unless otherwise specified by the Caln Township Code,
all nonresidential uses shall comply with the performance standards
and controls specified by the Caln Township Code, as determined appropriate
by the Caln Township Engineer, Zoning Officer or Code Enforcement
Officer.
B.
The following requirements for air quality and management
shall apply to all existing and proposed nonresidential uses:
(1)
Open burning shall only be permitted if it conducted
in accordance with the provisions specified under Chapter 64 of the
Caln Township Code.
(2)
No gases, vapors, odors and/or particulates shall
be emitted from any nonresidential use which are detrimental to persons,
property, animals or vegetation.
(3)
No toxic, radioactive or corrosive gases, vapors or
fumes shall be released into the atmosphere.
(4)
No odors causing annoyance or discomfort to the adjacent
residents shall be detectable beyond the property lines of the nonresidential
use on which such odors originate.
(5)
Any storage or spreading of manure, sludge, fertilizer
or other soil enrichment substances shall be conducted in a manner
to limit odor and as required with all local, state and federal laws.
(6)
All state and federal regulations concerning air pollution
or air quality shall be considered as minimum standards for the control
of smoke, dust, fumes and emissions.
C.
The following requirements for noise and vibration
control shall apply to all existing and proposed nonresidential uses:
D.
The following requirements for light, glare and heat
control shall apply to all nonresidential uses:
(1)
Any nonresidential use or operation producing intensive
light, glare and/or heat shall be performed within an enclosed building
or behind a solid fence in such a manner as to be completely imperceptible
from any point beyond the boundary lines.
(2)
No luminaire, spotlight or other source that is within
200 feet of a residential use or residential district shall be placed
at a height exceeding 30 feet above the average surrounding ground
level. This limitation shall not apply to lights needed for air safety
or lights intended to illuminate an architectural feature.
(3)
All light sources utilized for nonresidential uses
shall be shielded or diffused to prevent the lighting from creating
a nuisance to adjacent properties or prevent a distraction to motorist
on adjacent public streets.
(4)
Any flashing, flickering or strobe lighting shall
be imperceptible from any point beyond the boundary lines.
E.
The following requirements for wastewater management
and water supply shall apply to all existing and proposed nonresidential
uses:
(1)
In no case shall potentially hazardous effluent or
waste from any nonresidential use be discharged into the environment
or public infrastructure.
(2)
The effluent from any nonresidential use shall meet
the standards specified by Caln Township, the Caln Township Municipal
Authority, the Pennsylvania American Water Company, the Downingtown
Area Regional Authority and/or the Pennsylvania Department of Environmental
Protection.
F.
The following requirements for solid waste management
and disposal shall apply to all existing and proposed nonresidential
uses:
(1)
No storage of solid waste materials on the site shall
be permitted in excess of 10 days.
(2)
All solid waste materials awaiting transport shall
be properly screened and concealed from the view of all adjacent properties.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate existing and projected volumes of solid waste.
(3)
All solid waste management violations must be rectified
within a twenty-four-hour period.
(4)
Incineration for the purpose of reducing or disposing
of liquid or solid waste material must comply with the Caln Township
Code as well as all state and federal air quality standards.
G.
The following requirements for outdoor storage shall
apply to all existing and proposed nonresidential uses:
(1)
Outdoor storage of any type shall be prohibited if
such storage is considered and/or construed as malodorous, hazardous
to the environment and potentially detrimental to the health and safety
of the adjacent property owners.
(2)
All storage facilities for fuel, raw materials and
products stored outdoors shall be enclosed by a security fence and
planting screen adequate to conceal the storage facilities from the
view of adjacent properties.
(3)
No materials or waste shall be deposited on site in
such form or manner by which it can be transported off the site by
natural causes or forces.
(4)
No materials or substances which have the potential
to contaminate groundwater or surface water shall be permitted to
be stored outside unless the owner can provide safeguards which are
satisfactory to Caln Township as well as all other state and federal
agencies.
H.
The following utility and energy requirements shall
apply to all existing and proposed nonresidential uses:
(1)
All nonresidential uses requiring energy in the form
of electric, diesel, gas, oil or other common energy source shall
comply with the most acceptable safety requirements recognized by
the Pennsylvania Bureau of Labor and Industry and shall be so constructed
and installed so as to be an integral part of the architectural features
of the site.
(2)
A buffer yard or coniferous planting arrangement shall
properly conceal any utility or energy source.
(3)
No electromagnetic radiation which interferes with
radio, telephone, satellite or television reception or other communications
equipment shall be completely imperceptible from any point beyond
the property lines.
(4)
No injurious electromagnetic radiation or radioactive
emission shall be produced by any nonresidential use. All radioactive
emissions shall meet federal and state standards.
(5)
Unless otherwise required by the utility company or
authority providing service, all utilities shall be installed underground.
I.
No building or structure may be erected, altered or
used, and no lot or premises may be used for any activity which is
continuously noxious, injurious or offensive by reason of dust, smoke,
odor, fumes, noise, vibration, gas, effluent discharge, illumination
or similar substances or conditions.
J.
Proprietors who have been cited for any violation(s)
subject to this section of the Code may be responsible for applicable
costs incurred by Caln Township through background investigations,
legal proceedings, retributions and rectification measures in accordance
with the First Class Township Code or the Pennsylvania Municipalities
Planning Code.
A.
Convenience stores or mini markets, as defined under Article II of this chapter, are permitted by conditional use within the TV-1 and C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District.
[Amended 3-26-2015 by Ord. No. 2015-02]
B.
Unless otherwise permitted by Caln Township, all convenience
stores or mini markets shall comply with the minimum and maximum dimensional
requirements established for the zoning district to which it is located.
C.
All convenience stores or mini markets shall be designed
in accordance with the following design requirements:
(1)
The convenience store or mini market shall contain
a minimum gross floor area of not less than 4,000 square feet and
a maximum gross floor area of not more than 10,000 square feet, exclusive
of any area of such lot being used for gasoline pump dispensers and
the canopy over such dispensers. Accessory buildings shall not be
permitted.
(2)
The maximum number of fueling pumps and fueling positions (one pump serves two fueling positions only) shall be eight pumps and 16 fueling positions, subject to the power of the Board of Commissioners in § 155-69C(3) to reduce the designated number of pumps as part of the conditional use application if, in the Board's evaluation of the applicant's traffic study, it determines that safe and convenient vehicular circulation cannot be accommodated on the site.
[Amended 3-26-2015 by Ord. No. 2015-02]
(3)
As part of the conditional use application, the Board
of Commissioners shall have the power to reduce the designated number
of pumps if, in its evaluation of the applicant's traffic study, it
determines that safe and convenient vehicular circulation cannot be
accommodated on the site.
(4)
Unless otherwise approved by the Board of Commissioners, the canopy
covering the fuel pumps shall not exceed 20 feet from ground level
at its highest point and shall be of a peak-roof design. The Board
of Commissioners may permit a greater canopy height if the design
of the canopy is considered as architectural enhancement which meets
the objectives of the Lincoln Highway Overlay District.
[Amended 6-8-2017 by Ord.
No. 2017-01]
(5)
The canopy shall not exceed in area (as measured in
square feet) the gross floor area of the convenience store or mini
market building. However, the canopy shall not exceed in total area
7,000 square feet.
(6)
The applicant shall present architectural renderings of the proposed
facade of the convenience store building at the conditional use hearings.
If the convenience store is located in the Lincoln Highway Overlay
District, the facade of the building shall be brick.
[Amended 6-8-2017 by Ord.
No. 2017-01]
(7)
The following provisions for exterior lighting shall
apply to all proposed convenience stores or mini markets:
(a)
All gasoline pump dispensers shall be covered
by a canopy and shall be illuminated by overhead lighting during non-daylight
hours. Canopy lighting shall be located on the undersurface (ceiling)
of the canopy and shall be limited to flush lens fixtures mounted
on the canopy ceiling. Drop lens fixtures are prohibited. Up-lens
lighting fixtures mounted on the canopy structure above the level
of gas pumps are permitted if they have the effect of reducing glare
from the lighting fixtures mounted on the canopy ceiling. Outdoor
canopies include, but are not limited to, fuel island canopies associated
with service stations and convenience stores and exterior canopies
above storefronts. In no event shall any other lighting fixtures be
located on or otherwise attached to or used to light a canopy or any
area of the property adjacent to the canopy. Canopy lighting over
fuel dispensing positions shall not exceed an average of 35.0 maintained
footcandles.
(b)
Lighting for parking areas shall provide an
illumination level utilizing currently recommended standards of the
Illuminating Engineering Society of North America, unless a more stringent
standard is imposed as a condition of a conditional use approval granted
by the Board of Commissioners under the circumstances of each application.
Exterior lighting of the building is precluded, except as determined
necessary by the Board for security. The Board of Commissioners may
preclude any exterior lighting that in its judgment adversely affects
adjoining properties.
(c)
In no case shall illumination exceed 0.5 footcandle
measured at the property lines, except at driveway entrances, provided
the illumination at the cartway center line of the contiguous street
shall not exceed 1.0 footcandle, unless a more stringent standard
is ordered by the Board under the circumstances of each application.
(8)
All ingress and egress to and from the lot shall be
designed to promote safe and convenient access, as finally approved
by the Caln Township Engineer and Zoning Officer.
(9)
The internal vehicular circulation pattern of any
lot upon which a convenience store with gasoline sales is proposed
shall be designed so as to prevent vehicles waiting for such gasoline
service from stacking onto public streets. In addition to the required
minimum parking spaces, there shall be a minimum of one vehicular
stacking space for each fueling position.
(10)
The applicant shall submit a traffic study with
the conditional use application demonstrating the adequacy of existing
or proposed streets to accommodate any increase in traffic from the
proposed use and the adequacy of the proposed vehicular interior circulation
on the lot.
(11)
Vehicle fuel pump dispensers for the fueling of cars and small
trucks and electric charging stations are permitted. Designated and
designed tractor trailer and truck pump islands are prohibited.
[Added 6-8-2017 by Ord.
No. 2017-01]
D.
The outdoor display of products or retail items shall
be prohibited. Hand equipment intended to be utilized for the washing
of windows of motor vehicles, as well as places for the storage of
such equipment, shall be permitted.
E.
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
G.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
The term "day-care facilities" shall include family day-care facilities, child group day-care home, child day-care centers and adult training facilities, which are further defined under Article II of this chapter.
B.
Family day-care facilities are a permitted use by
special exception within the R-1, R-2, R-3 and R-4 Zoning Districts,
subject to the following requirements:
(1)
Family day-care services shall be permitted within
a single-family dwelling unit meeting the minimum and maximum dimensional
requirements established for the zoning district to which it is located.
(2)
The number of children to be cared for within a family
day-care facility shall be limited to four, five or six children who
are unrelated to the resident caregiver.
[Amended 12-17-2007 by Ord. No. 2007-15]
(3)
The use shall be located and conducted within the
single-family dwelling, except for a designated outdoor play area
meeting the following requirements:
(a)
The single-family dwelling shall be serviced
by public sanitary sewage facilities and public water supply facilities.
(b)
The internal facilities should be of adequate
size to accommodate all of the children receiving, plus the occupants
of the single-family dwelling. Common areas and facilities should
be designated within the single-family dwelling.
(c)
The outdoor play area shall be located within
the rear yard of the property and have sufficient size to accommodate
six children at once. The designated outdoor play area shall be planted
and maintained in grass or lawn and shall be enclosed with a continuous
and self-latching gate with a height four feet.
(d)
All designated internal and external areas for
the family day-care facility shall be physically separated by a distance
of 100 feet from any natural or man-made hazard, including swimming
pools, stormwater detention facilities, surface waters, machinery,
electric generating and transmitting equipment, streets and other
areas that may be considered hazardous to children.
(4)
At least two off-street parking spaces shall be designated
for the single-family detached residential use. In addition to these
spaces, an off-street pickup and dropoff area measuring 10 feet in
width and 40 feet in length shall be designated and maintained for
the discharge and collection of children.
(5)
The family day-care facility and use shall comply
with all specifications, standards and licenses which are required
by Caln Township, Pennsylvania Department of Public Welfare or other
agencies having jurisdiction.
(6)
The principal care givers at the family day-care facility
shall be identified and their credentials shall be submitted to Caln
Township for review and consideration.
C.
Child group day-care home facilities are a permitted
use by special exception within the TV-1 and C-1 Zoning Districts,
subject to the following requirements:
(1)
Child group day-care home facilities shall be permitted
within an approved building deemed appropriate by the Zoning Hearing
Board, meeting the minimum and maximum dimensional requirements established
for the zoning district to which it is located.
(2)
The child group day-care home shall be capable of
providing supplemental parental care and supervision and/or instruction
to more than six but fewer than 16 school-age-level children, or more
than six but fewer than 13 children of another age, who are unrelated
to the operator. Tuition, fees or other forms of compensation may
be charged, whether governmentally subsidized or not, by the operator
of the child group day-care home.
(3)
All child group day-care homes shall be licensed and/or
approved to dispense child care by the Commonwealth of Pennsylvania.
(4)
The use shall be located and conducted within approved
facility, except for a designated outdoor play area meeting the following
requirements:
(a)
The child group day-care home shall be serviced
by public sanitary sewage facilities and public water supply facilities.
(b)
The internal facilities should be of adequate
size to accommodate all of the children receiving, plus the occupants
of the principal or secondary use. Common areas and facilities should
be designated within the approved facility.
(c)
The outdoor play area shall be located within
the rear yard of the property and have sufficient size to accommodate
at least 11 children at the facility at once. The designated outdoor
play area shall be planted and maintained in grass or lawn and shall
be enclosed with a continuous and self-latching gate with a height
four feet.
(d)
All designated internal and external areas for
the facility shall be physically separated by a distance of 100 feet
from any natural or man-made hazard, including swimming pools, stormwater
detention facilities, surface waters, machinery, electric generating
and transmitting equipment, streets and other areas that may be considered
hazardous to children.
(5)
In addition to the number of off-street parking spaces
required for the principal and secondary use of the facility, an off-street
pickup and dropoff area measuring 10 feet in width and 60 feet in
length shall be designated and maintained for the discharge and collection
of children. The designated pickup and dropoff area shall be marked
by signs and physically removed from any required parking area, loading
area, fire lane and all points for vehicular access providing ingress
and egress to the facility.
(6)
The child group day-care home shall comply with all
specifications, standards and licenses which are required by Caln
Township, Pennsylvania Department of Public Welfare or other agencies
having jurisdiction.
(7)
The principal care givers at the child group day-care
home shall be identified and their credentials shall be submitted
to Caln Township for review and consideration.
D.
Child day-care centers are a permitted use by conditional
use within the TV-1, C-1 and C-2 Zoning Districts, subject to the
following requirements:
(1)
Child day-care centers shall be permitted within an
approved commercial facility, educational facility, church or religious
facility, hospital or medical facility, municipal facility, health
care facility or other institutional use deemed appropriate by the
Board of Commissioners, meeting the minimum and maximum dimensional
requirements established for the zoning district to which it is located.
(2)
The child day-care facility shall be capable of providing
supplemental parental care and supervision and/or instruction to seven
or more children simultaneously who are not related to the caregiver
or operator on a daily basis. Tuition, fees or other forms of compensation
may be charged, whether governmentally subsidized or not, by the operator
of the day-care facility.
(3)
All day-care facilities or child group day-care homes
shall be licensed and/or approved to dispense child care by the Commonwealth
of Pennsylvania.
(4)
The use shall be located and conducted within approved
facility, except for a designated outdoor play area meeting the following
requirements:
(a)
The child day care facility shall be serviced
by public sanitary sewage facilities and public water supply facilities.
(b)
The internal facilities should be of adequate
size to accommodate all of the children receiving, plus the occupants
of the principal or secondary use. Common areas and facilities should
be designated within the approved facility.
(c)
The outdoor play area shall be located within
the rear yard of the property and have sufficient size to accommodate
all of the children at the facility at once. The designated outdoor
play area shall be planted and maintained in grass or lawn and shall
be enclosed with a continuous and self-latching gate with a height
four feet.
(d)
All designated internal and external areas for
the facility shall be physically separated by a distance of 100 feet
from any natural or man-made hazard, including swimming pools, stormwater
detention facilities, surface waters, machinery, electric generating
and transmitting equipment, streets and other areas that may be considered
hazardous to children.
(5)
In addition to the number of off-street parking spaces
required for the principal and secondary use of the facility, an off-street
pickup and dropoff area measuring 10 feet in width and 60 feet in
length shall be designated and maintained for the discharge and collection
of children. The designated pickup and dropoff area shall be marked
by signs and physically removed from any required parking area, loading
area, fire lane and all points for vehicular access providing ingress
and egress to the facility.
(6)
The child day care-facility shall comply with all
specifications, standards and licenses which are required by Caln
Township, Pennsylvania Department of Public Welfare or other agencies
having jurisdiction.
(7)
The principal care givers at the child day-care facility
shall be identified and their credentials shall be submitted to Caln
Township for review and consideration.
E.
Adult training centers or adult day-care facilities
are a permitted use by special exception within the TV-1, C-1 and
C-2 Zoning Districts, subject to the following requirements:
(1)
Adult training centers or adult day-care facilities
shall be permitted within an approved commercial facility, educational
facility, church or religious facility, hospital or medical facility,
municipal facility, health care facility or other institutional use
deemed appropriate by the Zoning Hearing Board, meeting the minimum
and maximum dimensional requirements established for the zoning district
to which it is located.
(2)
The facility shall be capable of providing supplemental
parental care and supervision, training and/or instruction to one
or more individuals who may have a physical or mental disabilities
and who are not related to the caregiver or operator on a daily basis.
Tuition, fees or other forms of compensation may be charged, whether
governmentally subsidized or not, by the operator of the day-care
facility.
(3)
All permitted facilities shall be licensed and/or
approved to dispense adult care by the Commonwealth of Pennsylvania.
(4)
The use a shall be located and conducted within approved
facility meeting the following requirements:
(a)
The facility shall be serviced by public sanitary
sewage facilities and public water supply facilities.
(b)
The internal facilities should be of adequate
size to accommodate all of the adults, plus the occupants of the principal
or secondary use. Common areas and facilities should be designated
within the approved facility.
(c)
All outdoor facilities should be located within
the rear yard of the property and be properly secured.
(d)
Unless otherwise permitted by Caln Township,
the approved facilities shall not be utilized as a permanent or temporary
residence by the employees and/or adults requiring care.
(5)
In addition to the number of off-street parking spaces
required for the principal and secondary use of the facility, an off-street
pickup and dropoff area measuring 10 feet in width and 60 feet in
length shall be designated and maintained for the discharge and collection
of adults. The designated pickup and dropoff area shall be marked
by signs and physically removed from any required parking area, loading
area, fire lane and all points for vehicular access providing ingress
and egress to the facility.
(6)
The applicant should provide sufficient evidence to
the Zoning Hearing Board indicating that adequate security measures
shall be implemented and installed at the adult day-care facility
to ensure that the adults are provided with sufficient care, as well
as the security of the residents within the neighboring properties.
(7)
The facilities and use shall comply with all specifications,
standards and licenses which are required by Caln Township, Pennsylvania
Department of Public Welfare or other agencies having jurisdiction.
(8)
The principal care givers at the adult day-care facility
shall be identified and their credentials shall be submitted to Caln
Township for review and consideration.
[Amended 10-30-2008 by Ord. No. 2008-9]
A.
The term "multiple commercial uses" shall include mini malls, shopping centers and/or shopping malls, which are further defined under Article II of this chapter.
B.
Mini malls shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts, subject to the applicable minimum requirements specified under § 155-72 of the Code.
C.
Shopping centers or shopping malls shall be permitted by conditional use within the TV-1 Zoning District, the C-1 Zoning District and in the Route 30 Bypass Interchange Overlay Zoning District, all of which being subject to the applicable minimum requirements specified under § 155-72 of the Code.
D.
Each commercial use within a permitted mini mall,
shopping center or shopping mall shall be serviced by public sanitary
sewage disposal facilities and public water supply facilities. Unless
otherwise permitted by the Caln Township Board of Commissioners as
part of the conditional use application, each commercial use shall
have separate sanitary sewage disposal connections and water supply
connections.
A.
Mini malls containing less than 30,000 square feet in cumulative gross floor area and as further defined under Article II of this chapter shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts, subject to the following requirements:
(1)
All mini malls shall comply with the minimum and maximum
dimensional requirements established for the zoning district to which
it is located.
(2)
The permitted uses within a mini mall shall be limited
to: retail business establishments; personal business or service establishments;
professional offices; banks or financial institutions; medical or
dental offices; municipal or governmental uses; restaurants; taverns;
and other similar uses.
(3)
The maximum number of uses within a mini mall shall
be limited to 20 independent uses. All proposed uses shall be designed
as self-contained structures without common facilities which comply
with all requirements of the Caln Township Code.
(4)
All uses within a mini mall shall be harmoniously
planned as attached units within a single building. As part of the
conditional use application, the applicant or developer shall identify
the planned uses within the mini mall and demonstrate how these uses
can be amicably planned during all hours of operation.
(5)
Unless otherwise permitted by the Board of Commissioners
as part of the conditional use application, planned out parcels, pad
sites or detached buildings shall not be considered as part of the
design of a mini mall.
(6)
Unless otherwise required by the utility company or
authority providing service, all uses within the mini mall shall have
individual utility connections.
(7)
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the mini mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate the additional off-street parking demands from employees and patrons during peak operational hours.
(8)
All proposed signs for the mini mall shall comply with the provisions specified under Article XI of this chapter. No more than one on-premises freestanding sign shall be permitted, which shall not exceed 60 cumulative square feet per side. No portion of the on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the from the mean ground elevation
(9)
The side and rear lot lines of the property shall
be adequately screened with a twenty-foot-wide landscaped buffer yard.
(10)
The general provisions specified under § 155-72C of this chapter shall also apply to mini malls.
(11)
As part of the conditional use application,
the Board of Commissioners may attach other reasonable conditions
that may be appropriate when considering the functional design and
operation of the uses contained within the mini mall.
B.
Shopping centers or shopping malls containing more than 30,000 square feet in cumulative gross floor area and as further defined under Article II of this chapter shall be permitted by conditional use within the TV-1 Zoning District, the C-1 Zoning District and Route 30 Bypass Interchange Overlay Zoning District, subject to the following requirements:
[Amended 10-30-2008 by Ord. No. 2008-9]
(1)
All shopping centers or shopping malls shall comply
with the minimum and maximum dimensional requirements and the utility
requirements established for the underlying zoning district in which
the shopping center or shopping mall is proposed. Upon request, the
Board of Commissioners may exercise its discretion in considering
an applicant's conditional use application to permit a reduction of
up to 50% of the required front yard for any shopping center in order
to otherwise increase the setback and buffering between a proposed
shopping center and any adjacent residential use, subject to the applicant
establishing that such reduction of the front yard requirement will
lessen the impact of the proposed development on nearby residential
uses, and that such reduction will not create a public health, safety
or welfare concern.
(2)
The permitted uses within a shopping center or shopping
mall shall be limited to: retail business establishments; personal
business or service establishments; professional offices; banks or
financial institutions; medical or dental offices; family entertainment
complex; health and recreation club; movie theaters; recreational
uses; municipal or governmental uses; restaurants; taverns; nightclubs;
and other similar uses.
(3)
The maximum number of uses within a shopping center
or shopping mall shall be unlimited, provided that each use is designed
as part of a common facility or as self-contained structures which
comply with all requirements of the Caln Township Code.
(4)
All uses within a shopping center or shopping mall
shall be harmoniously planned within a single building or within groups
of buildings. As part of the conditional use application, the applicant
or developer shall identify the planned uses within the shopping center
or shopping mall and demonstrate how these uses can be amicably planned
during all hours of operation.
(5)
Planned out parcels, pad sites or detached buildings may be permitted, provided the use is located within a separate lot meeting the appropriate minimum and maximum dimensional requirements for that specific use pursuant to the provisions applicable to the zoning district in which the shopping center or shopping mall is proposed. With respect to shopping centers or shopping malls proposed in the Route 30 Bypass Interchange Overlay Zoning District, detached buildings may be permitted by the Board of Commissioners as a component of conditional use approval for a shopping center within the same lot, provided that the applicant develops a system of interior pedestrian circulation throughout the shopping center or shopping mall, utilizing sidewalks, in order to accommodate safe pedestrian movements between the detached buildings and the remainder of the shopping center or shopping mall. The design of the interior pedestrian circulation system shall be subject to the approval of the Board of Commissioners. The Board of Commissioners shall further have the discretion to require streetlights at consistent intervals for such interior pedestrian circulation system, as well as the discretion to regulate the size, location, hours of operation, and type of streetlights. Commercial drive-through establishments are permitted by conditional use for detached buildings in shopping centers or shopping malls in the Route 30 Bypass Interchange Overlay Zoning District, pursuant to the standards set forth in § 155-79.
(6)
Unless otherwise required by the utility company or
authority providing service, all uses within the shopping center or
shopping mall shall have individual utility connections.
(7)
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the shopping center or shopping mall. As part of the conditional use application, the Board of Commissioners may permit a reduction of up to 20% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates through empirical data or otherwise that the proposed parking will be sufficient to service the shopping mall or shopping center, considering the off-street parking demands of employees and patrons during peak operational hours. The Commissioners shall have the discretion to condition the reduction of the number of required parking spaces:
(a)
On the applicant setting aside a reserve area
on the property equivalent in area to the area otherwise required
to construct the reduced parking spaces, which the applicant and/or
landowner may be required to construct should the Township Board of
Commissioners determine, after a public hearing, that the reduced
number of parking spaces is not sufficient to service the shopping
center or shopping mall; and
(b)
On the applicant posting financial security
for a period of five years from the date of final subdivision and
land development approval in a sum equivalent to the cost of constructing
such additional parking in the reserve area; and
(c)
Such parking reserve area shall not be incorporated
into the calculation of open space provided by a development.
(8)
Notwithstanding § 155-138C, off-street loading for a shopping center or shopping mall in the Route 30 Bypass Interchange Overlay Zoning District may be located within the front yard of a lot, provided that no parking for the shopping center or shopping mall will be provided in the front yard in which off-street loading is proposed; and that no access driveways servicing the shopping center or shopping mall or other means of ingress or egress will be located in the front yard in which off-street loading is proposed.
(9)
Signs.
(a)
All proposed signs for the shopping center or shopping mall shall be permitted pursuant to and shall comply with the provisions specified under Article XI of this chapter, except as explicitly noted in this provision. An applicant proposing to develop a shopping center or shopping mall shall submit a signage plan to the Township with the applicant's conditional use application for review and approval by the Board of Commissioners, which signage plan must depict the size, configuration, location, lighting, color, letter style, landscaping and all other details pertaining to the proposed signs.
(b)
No more than one on-premises freestanding sign or ground sign shall be permitted along each street having more than 300 feet of frontage and shall not exceed 100 cumulative square feet per side. No portion of an on-premises freestanding sign shall be less than seven feet in height or greater than 25 feet in height, as measured from the mean ground elevation. No portion of any on-premises ground sign shall be greater than 10 feet in height, as measured from the mean ground elevation. Directional signs in shopping centers or shopping malls shall be permitted pursuant to § 155-149A.
(c)
With respect to shopping centers or shopping
malls in the Route 30 Bypass Interchange Zoning District, wall signs
shall be permitted as follows:
|
Building Size
|
Wall Sign Limitation
| |
|---|---|---|
|
Less than 15,000 square feet of gross floor
area
|
1 wall sign, being a maximum of 5% of the facade
| |
|
Equal to or greater than 15,000 square feet
of gross floor area, but less than 50,001 square feet
|
2 wall signs, with a cumulative total area equal
to or less than 200 square feet
| |
|
Greater than 50,000 square feet
|
3 wall signs, with a cumulative total area not
to exceed 300 square feet
|
(10)
Lot lines, other than those considered the primary
street frontage (i.e., that which provides access from an existing
public street) shall be adequately screened with a thirty-foot-deep
landscaped buffer yard. In the event that a proposed shopping center
abuts a residential zoning district or in the event that a proposed
shopping center abuts a lot containing an existing residential dwelling
unit, a minimum building setback of 100 feet from such residential
dwelling unit and 100 feet from the boundary of a residential zoning
district is required, whichever is greater.
(11)
The general provisions specified under § 155-72C of this chapter shall also apply to shopping centers or shopping malls.
(12)
As part of the conditional use application,
the Board of Commissioners may attach other reasonable conditions
that may be appropriate when considering the functional design and
operation of the uses contained within the shopping center or shopping
mall.
C.
All mini malls, shopping centers or shopping malls
shall comply with the following general provisions:
[Amended 10-30-2008 by Ord. No. 2008-9]
(1)
The ownership of any mini malls, shopping centers
or shopping malls shall be under single ownership, partnership, corporation
or under a guaranteed unified management control. The shopping center
must have at least one on-site manager or a designated individual
whose office is located within a reasonable distance of Caln Township.
The owner shall annually provide Caln Township with a complete list
of on-site managers or designated individual(s) to serve as a primary
contact. The list shall include the name, mailing address and telephone
number of each on-site manager or each designated individual responsible
for the daily operation of the mini mall, shopping center or shopping
mall.
(2)
The owner or manager shall provide a complete list
of tenants located within the mini mall, shopping center or shopping
mall on an annual basis. The list shall include the name of the tenant,
business name, mailing address, telephone number, land use activity
and scheduled hours of operation.
(3)
Unless otherwise required by the utility company or
authority providing service, all utilities shall be installed underground.
(4)
Unless otherwise permitted by the Caln Township Board
of Commissioners as part of the conditional use application, each
use within the mini mall, shopping center or shopping mall shall have
independent connections for sanitary sewage disposal and water supply.
(5)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(6)
Interior accessways shall be designed so as to prevent
traffic congestion at points of ingress and egress. All proposed areas
designated for the loading or unloading of trucks and/or other commercial
vehicles shall be planned and arranged so they may be utilized without
interfering with the interior traffic circulation and parking facilities.
(7)
All loading/unloading docks, service entrances and
exterior storage areas shall be fully screened from view from any
public or private street or neighboring residential community. All
containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
(8)
Unless otherwise permitted by the Board of Commissioners
as part of the conditional use application, commercial drive-through
establishments shall be permitted only for planned out parcels, pad
sites or detached buildings that have been considered as part of the
conditional use application and meet all other provisions of the Code.
(9)
As part of the conditional use application, the applicant
or developer shall submit the following information for review, consideration,
and approval, subject to reasonable conditions imposed by the Board
of Commissioners:
(a)
A preliminary utility plan showing how sanitary
sewage disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(b)
A landscaping plan shall be submitted to the
Board of Commissioners as part of the conditional use application,
which plan must demonstrate how buffer yards, screening and other
landscaping enhancements incorporated within the site will affect
neighboring properties and public/private roadways and streets. The
Board of Commissioners, as part of the conditional use application,
may attach reasonable conditions that are appropriate to assure adequate
buffering and screenings are provided.
(c)
A preliminary grading plan shall be submitted
to the Board of Commissioners for review and approval, which grading
plan shall identify the limits of disturbance for all site improvements,
the proposed ground elevations, stormwater management facilities and
other natural or man-made features of the site.
(d)
Architectural renderings of the proposed building
elevations and plan views.
(e)
A preliminary lighting plan showing the location
and intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, directly illuminated signs, accessways and parking
areas shall be arranged so they do not reflect towards any public
street or residential zoning districts.
(f)
A traffic impact study shall be conducted in
accordance with the provisions of the Caln Township Code in order
to assess transportation conditions and needs. The traffic impact
study shall be submitted with the conditional use application.
(g)
An emergency management plan shall be developed
in the event of a catastrophic event resulting from flooding, fire,
snow, ice, earthquake, utility outage or other catastrophic event.
The owner or manager of the mini mall, shopping center or shopping
mall shall provide a copy of the emergency management plan to each
tenant.
(10)
No off-premises signs shall be permitted on
a lot containing a shopping center or shopping mall.
(11)
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
Automobile sales establishments, as further defined under Article II of this chapter, shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts and shall comply with the following standards and specifications:
[Amended 3-10-2011 by Ord. No. 2011-03]
(1)
A minimum of two acres of net lot area shall be required
to accommodate the use in the C-1 District and a minimum of eight
acres of net lot area shall be required to accommodate the use in
the TV-1 District. In addition, the appropriate minimum and maximum
dimensional requirements as described in the respective Zoning District’s
Matrix Charts shall apply.
(2)
The use shall be serviced by public sanitary sewage
facilities and public water supply facilities.
(3)
All sales shall be conducted within an enclosed building
which complies with the appropriate requirements for a commercial
establishment within Caln Township.
(4)
General service, maintenance and repair facilities
shall be permitted, provided that they are conducted within an enclosed
building which complies with the appropriate requirements for a commercial
establishment within Caln Township and that they are considered as
accessory uses to the automobile sales establishment.
(5)
Unless otherwise permitted by the Caln Township Board
of Commissioners as part of the conditional use application, no outdoor
storage of parts, equipment, lubricants, fuel or other materials used
or discarded as part of the automobile sales establishment shall be
permitted.
(6)
All vehicles stored outside on the premises for sale shall be located outside of the street right-of-way and no closer than 10 feet to any property line. In order to screen the inventory areas from adjacent properties, there shall be a landscape buffer yard which complies with Section 155-119 of this chapter between the inventory parking area and the property lines. All such vehicles shall be in sound running condition meeting the general inspection and licensing requirements of the Commonwealth of Pennsylvania.
(7)
All vehicles that have been brought in for service,
maintenance or repair shall be in a state of active repair and shall
not be permitted on the premises for a period of more than 10 consecutive
days.
(8)
The demolishing of vehicles for salvage shall be prohibited.
(9)
Unless otherwise permitted by the Caln Township Board
of Commissioners as part of the conditional use application, the sale
of gasoline shall be prohibited.
(10)
All vehicles sold on the premises shall be stored inside or in an approved off-street parking facility in accordance with the design requirements of Article X of this chapter except that the parking space dimensional requirements of § 155-139B and the requirements of § 155-139W(2) shall not apply to off-street parking areas designated for inventory and employee parking. Each parking space designated for inventory or employee parking shall have a minimum area of 162 square feet with the minimum dimensions of nine feet by 18 feet. The Board of Commissioners may agree to waive other requirements in § 155-139 as part of the conditional use approval for parking spaces used exclusively for inventory parking. Access aisles shall be regulated in accordance with § 155-139J.
(11)
As part of the conditional use application,
the applicant or developer shall submit the following information
for review and consideration.
(a)
A preliminary utility plan showing how sanitary
sewage disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(b)
A preliminary landscaping plan showing how the
buffer yards and other landscaping enhancements will be incorporated
within the site.
(c)
A preliminary grading plan shall be developed
to identify the limits of disturbance for all municipal site improvements,
the proposed ground elevations, stormwater management facilities and
other natural or man-made features of the site.
(d)
Architectural renderings of the proposed building
elevations and plan views.
(e)
A preliminary lighting plan showing the location
and intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(f)
A traffic impact study shall be conducted in
accordance with the provisions of the Caln Township Code in order
to assess transportation conditions and needs. The traffic impact
study shall be submitted with the conditional use application.
(12)
If the conditional use application is approved
by the Board of Commissioners, a complete land development plan shall
be submitted to Caln Township for review and consideration. The land
development plan shall comply with all conditions of approval issued
as part of the conditional use application as well as all other provisions
specified by the Code.
B.
Automobile service stations, as further defined under Article II of this chapter, shall be permitted by special exception within the C-1 Zoning District and shall comply with the following design standards and specifications:
(1)
A minimum of two acres of net land area shall be required
to accommodate the use. In addition, the appropriate minimum and maximum
dimensional requirements of the C-1 Zoning District shall apply.
(2)
The use shall be serviced by public sanitary sewage
facilities and public water supply facilities.
(3)
All general service, maintenance and repair facilities
shall be permitted, provided that they are conducted within an enclosed
building which complies the appropriate requirements for a commercial
establishment within Caln Township and that they are considered as
accessory uses to the automobile sales establishment.
(4)
The sale of gasoline, diesel fuel, kerosene or other
petroleum products shall be permitted, subject to the following criteria.
(a)
The maximum number of fueling pumps shall be
limited to 12 fuel pumps or 24 fueling positions.
(b)
The canopy covering the fuel pumps shall not
exceed 14 feet from ground level at its highest point and shall be
of a peak-roof design. The Zoning Hearing Board may permit a greater
canopy height up to 20 feet if the design of the canopy is considered
as architectural enhancement.
(c)
All proposed fueling positions shall be located
at least 50 feet from any property line, including the legal and ultimate
right-of-way line.
(d)
The total area of the canopy shall not exceed
10,000 square feet. In addition, the canopy shall be considered as
part of the building coverage calculations.
(e)
During non-daylight hours of operation, overhead
lighting under the canopy shall illuminate all fueling positions.
The canopy lighting shall be located on the undersurface (ceiling)
of the canopy and shall be limited to flush lens fixtures mounted
on the canopy ceiling. Drop lens fixtures shall be prohibited. Up-lens
lighting fixtures mounted on the canopy structure above the level
of gas pumps are permitted if they have the effect of reducing glare
from the lighting fixtures mounted on the canopy ceiling. All such
canopy lighting over fuel dispensing positions shall not exceed an
average of 35.0 maintained footcandles.
(f)
In no case shall illumination exceed 0.5 footcandle
measured at the property lines, except at driveway entrances, provided
the illumination at the cartway center line of the contiguous street
shall not exceed 1.0 footcandle, unless a more stringent standard
is ordered by the Board under the circumstances of each application.
(5)
Unless otherwise permitted by the Caln Township Zoning
Hearing Boards as part of the special exception application, no outdoor
storage of parts, equipment, lubricants, fuel or other materials used
or discarded as part of the automobile service establishment shall
be permitted. All permitted materials that are stored outdoors shall
be located outside of the street right-of-way and no closer than 10
feet to any property line.
(6)
All vehicles that have been brought in for service,
maintenance or repair shall be in a state of active repair and shall
not be permitted on the premises for a period of more than 10 consecutive
days.
(7)
The demolishing of vehicles for salvage shall be prohibited.
(8)
Car washing facilities and services shall be permitted,
provided that the facilities are designed in accordance with the following
criteria:
(a)
Gray water recycling and treatment equipment
is incorporated as part of the facility operations. All such equipment
shall include provisions for the collection of waste, grease, oil,
soap, wax and other materials that can't be recycled or utilized as
part of the operations.
(b)
A stacking or preservice lane, measuring at
least 20 feet in width and 70 feet in length, shall be provided for
each car washing bay or unit. Alternative designs may be accepted
by the Zoning Hearing Board, provided that the design does not interfere
with internal or external traffic patterns.
(c)
A postwashing drying area is provided for two
vehicles per car washing bay or unit.
(d)
All structures housing washing apparatuses shall
be set back at least 50 feet from any property line, including the
legal and ultimate right-of-way line.
(9)
All off-street parking and loading facilities shall be located, designed and constructed in accordance with the requirements of Article X of this chapter.
(10)
As part of the special exception application,
the applicant or developer shall submit the following information
for review and consideration:
(a)
A preliminary utility plan showing how sanitary
sewage disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(b)
A preliminary landscaping plan showing how the
buffer yards and other landscaping enhancements will be incorporated
within the site.
(c)
A preliminary grading plan shall be developed
to identify the limits of disturbance for all municipal site improvements,
the proposed ground elevations, stormwater management facilities and
other natural or man-made features of the site.
(d)
Architectural renderings of the proposed building
elevations and plan views.
(e)
A preliminary lighting plan showing the location
and intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(f)
A traffic impact study shall be conducted in
accordance with the provisions of the Caln Township Code in order
to assess transportation conditions and needs. The traffic impact
study shall be submitted with the special exception application.
(g)
An environmental impact assessment (EIA) report
shall be conducted in accordance with the procedures and requirements
specified by this Code. At a minimum, the EIA report shall consider
the adverse impacts of fuel spills, tank leaks, groundwater and surface
water contamination, air quality, noise, lighting and other adverse
impacts considered critical by the Zoning Hearing Board. The EIA report
should identify how the potential adverse impact will be mitigated
and/or prevented.
(11)
If a special exception application is approved
by the Zoning Hearing Board, a complete land development plan shall
be submitted to Caln Township for review and consideration. The land
development plan shall comply with all conditions of approval issued
as part of the special exception application as well as all other
provisions specified by the Code.
A.
Office and business parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to the uses contained within office and business parks:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses within an office
and business park.
(2)
Each use shall be serviced by public sanitary sewage
facilities and public water supply facilities. Unless otherwise permitted
by the Caln Township, each use shall have independent connections
for sanitary sewage disposal and water supply.
(3)
The permitted uses within an office and business park
shall be limited to professional offices; banks or financial institutions;
governmental offices; municipal uses; medical or dental offices; and
other similar office uses, as determined by the Caln Township Board
of Commissioners as part of the conditional use application.
(4)
Subordinate uses within the office and business park
shall be limited to restaurants or cafeterias; retail sales establishments;
personal care or service establishments; convention centers; day-care
facilities; adult day-care facilities; recreational uses; educational
uses; and other similar uses that are determined appropriate by the
Board of Commissioners as part of the conditional use application.
The cumulative gross floor area for all such accessory uses shall
not occupy more than 20% of the cumulative gross floor area of all
uses within the office and business park. The accessory uses shall
be considered subordinate uses that directly benefit the primary uses
within the office and business park.
(5)
Drive-through establishments shall be prohibited use
within an office and business park.
(6)
The following minimum and maximum dimensional requirements
shall apply to each principal use within the office and business park:
(a)
The minimum net lot area shall be one acre per
lot, whether it is for one individual use on a lot or multiple permitted
uses within a building on a lot.
(b)
The minimum lot width shall be 200 feet per
lot.
(c)
The front yard setback shall be at least 60
feet, as measured from the ultimate right-of-way line.
(d)
The side yard setback shall be at least 30 feet
for each side.
(e)
The rear yard setback shall be at least 50 feet.
(f)
Each building occupying a permitted use shall
be located at least 100 feet from an existing lot containing an existing
residential use.
(g)
The maximum height of the buildings shall be
no more than 50 feet.
(h)
The maximum building coverage shall be no more
than 40% of the approved lot.
(i)
The maximum lot coverage shall be no more than
60% of the approved lot
(7)
Office or nonresidential condominiums may be permitted
on an individual lot within the office and business park, provided
that each use is a permitted use as described in this section of the
Code. The permitted uses shall be designed as self-contained structures
without common facilities which comply with all pertinent requirements
of the Caln Township Code. In addition to these requirements, the
following provisions shall apply to office or nonresidential condominiums:
(a)
The ownership of office condominiums shall be
under single ownership, partnership, corporation or under a guaranteed
unified management control. The office condominiums must have at least
one on-site manager or a designated individual whose office is located
within a reasonable distance of Caln Township, as determined appropriate
by the Board of Commissioners. The owner shall provide Caln Township
with a complete list of on-site managers or designated individuals
on an annual basis. The list shall include the name, mailing address
and telephone number of each on-site manager or each designated individual
responsible for the daily operation of all uses within the office
or nonresidential condominiums.
(b)
The owner or manager shall provide a complete
list of tenants located within office or nonresidential condominium
on an annual basis. The list shall include the name of the tenant,
business name, mailing address, telephone number, land use activity
and scheduled hours of operation.
(8)
The architectural features or building facade for
the uses within the office and business park shall be harmoniously
planned as a nonresidential community. As part of the conditional
use application, the applicant or developer shall identify the nonresidential
uses and demonstrate how these uses can be amicably planned considering
their architectural appearance.
(9)
Unless otherwise required by the utility company or
authority providing service, all uses within the office and business
park shall have individual utility connections and shall be installed
underground.
(10)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the office and business park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11)
All proposed signs for each use within the office and business park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12)
The side and rear lot lines of the development
shall be adequately screened with a twenty-foot-wide landscaped buffer
yard.
(13)
All means of ingress and/or egress shall be
located at least 300 feet from any intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
applicant or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(14)
Interior accessways shall be designed so as
to prevent traffic congestion at points of ingress and egress. All
proposed areas designated for the loading or unloading of trucks and/or
other commercial vehicles shall be planned and arranged so they may
be utilized without interfering with the interior traffic circulation
and parking facilities.
(15)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed building
elevations and plan views.
(5)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
Medical research parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to the uses contained within medical research parks:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses within a medical
research park.
(2)
Each use shall be serviced by public sanitary sewage
facilities and public water supply facilities. Unless otherwise permitted
by the Caln Township, each use shall have independent connections
for sanitary sewage disposal and water supply.
(3)
The permitted uses within a medical research park
shall be limited to hospitals or medical centers; laboratories and
research facilities; rehabilitation centers; physical therapy facilities;
medical or dental offices; emergency management services and facilities;
heliports or helistops; municipal uses; and other similar office uses,
as determined by the Caln Township Board of Commissioners as part
of the conditional use application.
(4)
Subordinate uses within the medical research park
shall be limited to restaurants or cafeterias; professional offices;
retail sales establishments; banks or financial institutions; personal
care or service establishments; convention centers; day-care facilities;
adult day-care facilities; recreational uses; educational uses; religious
uses; and other similar uses that are determined appropriate by the
Board of Commissioners as part of the conditional use application.
The cumulative gross floor area for all such accessory uses shall
not occupy more than 20% of the cumulative gross floor area of all
uses within the medical research parks. The accessory uses shall be
considered subordinate uses that directly benefit the primary uses
within the medical research park.
(5)
Drive-through facilities and establishments shall
be prohibited uses within a medical research park.
(6)
The following minimum and maximum dimensional requirements
shall apply to each principal use within the medical research park:
(a)
The minimum net lot area shall be one acre per
lot, whether it is for one individual use on a lot or multiple permitted
uses within a building on a lot.
(b)
The minimum lot width shall be 200 feet per
lot.
(c)
The front yard setback shall be at least 60
feet, as measured from the ultimate right-of-way line.
(d)
The side yard setback shall be at least 30 feet
for each side.
(e)
The rear yard setback shall be at least 50 feet.
(f)
Each building occupying a permitted use shall
be located at least 100 feet from an existing lot containing an existing
residential use.
(g)
The maximum height of the buildings shall be
no more than 50 feet.
(h)
The maximum building coverage shall be no more
than 40% of the approved lot.
(i)
The maximum lot coverage shall be no more than
60% of the approved lot
(7)
Office or nonresidential condominiums may be permitted
on an individual lot within the medical research park, provided that
each use is a permitted use as described in this section of the Code.
The permitted uses shall be designed as self-contained structures
without common facilities which comply with all pertinent requirements
of the Caln Township Code. In addition to these requirements, the
following provisions shall apply to office or nonresidential condominiums:
(a)
The ownership of office condominiums shall be
under single ownership, partnership, corporation or under a guaranteed
unified management control. The office condominiums must have at least
one on-site manager or a designated individual whose office is located
within a reasonable distance of Caln Township, as determined appropriate
by the Board of Commissioners. The owner shall provide Caln Township
with a complete list of on-site managers or designated individuals
on an annual basis. The list shall include the name, mailing address
and telephone number of each on-site manager or each designated individual
responsible for the daily operation of the office or nonresidential
condominiums.
(b)
The owner or manager shall provide a complete
list of tenants located within office or nonresidential condominium
on an annual basis. The list shall include the name of the tenant,
business name, mailing address, telephone number, land use activity
and scheduled hours of operation.
(8)
The architectural features or building facade for
the uses within the medical research park shall be harmoniously planned
as a nonresidential community. As part of the conditional use application,
the applicant or developer shall identify the nonresidential uses
and demonstrate how these uses can be amicably planned considering
their architectural appearance.
(9)
Unless otherwise required by the utility company or
authority providing service, all uses within the medical research
park shall have individual utility connections and shall be installed
underground.
(10)
The off-street parking spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the medical research park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11)
All proposed signs for each use within the medical research park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the medical research park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12)
The side and rear lot lines of the development
shall be adequately screened with a twenty-foot-wide landscaped buffer
yard.
(13)
All means of ingress and/or egress shall be
located at least 300 feet from any intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
applicant or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(14)
Interior accessways shall be designed so as
to prevent traffic congestion at points of ingress and egress. All
proposed areas designated for the loading or unloading of trucks,
emergency vehicles and/or other commercial vehicles shall be planned
and arranged so they may be utilized without interfering with the
interior traffic circulation and parking facilities.
(15)
All designated points of ingress and egress
for emergency management vehicles shall be designed to consider traffic
volumes on existing streets and adjacent residential uses.
(16)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
(17)
All medical waste, biohazardous materials, equipment,
red bag waste and other similar items which, because of its potential
health risks, shall be discarded in a manner specified by local, state
and federal laws.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed building
elevations and plan views.
(5)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
Industrial parks, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to the uses contained within industrial parks:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses within an industrial
park.
(2)
Each use shall be serviced by public sanitary sewage
facilities and public water supply facilities. Unless otherwise permitted
by the Caln Township, each use shall have independent connections
for sanitary sewage disposal and water supply.
(3)
The permitted uses within an industrial park shall
be limited to manufacturing facilities; wholesale and distribution
facilities; fabrication and finishing facilities; professional offices;
banks or financial institutions; governmental offices; municipal uses;
and other similar office uses, as determined by the Caln Township
Board of Commissioners as part of the conditional use application.
(4)
Subordinate uses within the industrial park shall
be limited to restaurants or cafeterias; retail sales establishments;
personal care or service establishments; convention centers; recreational
uses; educational uses; and other similar uses that are determined
appropriate by the Board of Commissioners as part of the conditional
use application. The cumulative gross floor area for all such accessory
uses shall not occupy more than 20% of the cumulative gross floor
area of all uses within the industrial park. The accessory uses shall
be considered subordinate uses that directly benefit the primary uses
within the industrial park.
(5)
Drive-through establishments shall be prohibited uses
within an industrial park.
(6)
The following minimum and maximum dimensional requirements
shall apply to each principal use within the industrial park:
(a)
The minimum net lot area shall be three acres
per lot, whether it is for one individual use on a lot or multiple
permitted uses within a building on a lot.
(b)
The minimum lot width shall be 250 feet per
lot.
(c)
The front yard setback shall be at least 60
feet, as measured from the ultimate right-of-way line.
(d)
The side yard setback shall be at least 40 feet
for each side.
(e)
The rear yard setback shall be at least 50 feet.
(f)
Each building occupying a permitted use shall
be located at least 150 feet from an existing lot containing an existing
residential use.
(g)
The maximum height of the buildings shall be
no more than 75 feet.
(h)
The maximum building coverage shall be no more
than 40% of the approved lot.
(i)
The maximum lot coverage shall be no more than
60% of the approved lot
(7)
Office or nonresidential condominiums may be permitted
on an individual lot within the industrial park, provided that each
use is a permitted use as described in this section of the Code. The
permitted uses shall be designed as self-contained structures without
common facilities which comply with all pertinent requirements of
the Caln Township Code. In addition to these requirements, the following
provisions shall apply to office condominiums:
(a)
The ownership of office condominiums shall be
under single ownership, partnership, corporation or under a guaranteed
unified management control. The office condominiums must have at least
one on-site manager or a designated individual whose office is located
within a reasonable distance of Caln Township, as determined appropriate
by the Board of Commissioners. The owner shall provide Caln Township
with a complete list of on-site managers or designated individuals
on an annual basis. The list shall include the name, mailing address
and telephone number of each on-site manager or each designated individual
responsible for the daily operation of all uses within the office
or nonresidential condominiums.
(b)
The owner or manager shall provide a complete
list of tenants located within office or nonresidential condominium
on an annual basis. The list shall include the name of the tenant,
business name, mailing address, telephone number, land use and scheduled
hours of operation.
(8)
The architectural features or building facade for
the uses within the industrial park shall be harmoniously planned
as a nonresidential community. As part of the conditional use application,
the applicant or developer shall identify the nonresidential uses
and demonstrate how these uses can be amicably planned considering
their architectural appearance.
(9)
Unless otherwise required by the utility company or
authority providing service, all uses within the industrial park shall
have individual utility connections and shall be installed underground.
(10)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the industrial park. As part of the conditional use application, the Board of Commissioners may permit a reduction of 10% of the required cumulative total off-street parking spaces, provided the applicant or developer demonstrates that the uses will not generate additional off-street parking demands from employees, visitors and patrons during peak operational hours.
(11)
All proposed signs for each use within the industrial park shall comply with the provisions specified under Article XI of this chapter. In addition to these signs, no more than one common on-premises freestanding sign shall be permitted along each street in which the office and business park has frontage and shall not exceed 100 square feet per side. No portion of the common on-premises freestanding sign shall be less than seven feet or greater than 18 feet, as measured from the mean ground elevation.
(12)
The side and rear lot lines of the development
shall be adequately screened with a twenty-five-foot-wide landscaped
buffer yard.
(13)
All means of ingress and/or egress shall be
located at least 300 feet from any intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
applicant or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(14)
Interior accessways shall be designed so as
to prevent traffic congestion at points of ingress and egress. All
proposed areas designated for the loading or unloading of trucks and/or
other commercial vehicles shall be planned and arranged so they may
be utilized without interfering with the interior traffic circulation
and parking facilities.
(15)
All designated points of ingress and egress
for truck traffic shall be designed to consider traffic volumes on
existing streets, limitations associated with turning movements and
all adjacent residential uses.
(16)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed building
elevations and plan views.
(5)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented
D.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
Adult business and entertainment uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
The provisions for adult businesses and entertainment
uses are hereby incorporated within this chapter of the Code in order
to accomplish the following objectives:
(1)
Pursuant to the authority in the First Class Township
Code, the Caln Township Board of Commissioners has the power to prohibit
nuisances and to promote the health, cleanliness, comfort and safety
of the citizens of Caln Township;
(2)
After the review of studies conducted by various cities
and municipalities in the United States, as well as various court
opinions where such studies are referenced and cited, including the
United States Supreme Court decision, The City of Renton v. Playtime
Theaters, Inc., 475 U.S. 41 (1986), and the United States Court of
Appeals for the Third Circuit decision, Mitchell v. Commission on
Adult Entertainment Establishments of the State of Delaware, 10 F.3d
123 (3rd Cir. 1993), the Board of Commissioners
recognizes that adult entertainment uses have the tendency to cause
adverse secondary effects that impact on the health, safety and general
welfare of Caln Township;
(3)
The Board of Commissioners desires to restrict the
location where adult entertainment uses can locate, to require a reasonable
separation distance between such uses and other uses which are not
compatible with adult-oriented businesses and to prevent an undue
concentration and proliferation of such uses in a close proximity;
and
(4)
The Board of Commissioners is fully aware of and fully
respects the fundamental constitutional guarantee of freedom of speech
and realizes that restrictions on such freedom must be carefully drafted
and enforced so that one's right to speak is not curtailed beyond
the point at which it is essential to further Caln Township's interest
in public health, safety and welfare.
C.
The following standards and specifications shall apply
to adult businesses and adult entertainment uses:
(1)
No adult business or entertainment use shall be located
within 500 feet of any residential zoning district, as measured from
the property line to the residential zoning district line.
(2)
No adult business or entertainment use shall be located
within 1,000 feet of any religious uses, educational uses, day-care
facilities and recreational uses, as measured from the property line.
(3)
No adult business or entertainment use shall be located
within 3,000 feet of an existing adult business or entertainment use,
as measured from the property line
(4)
The following minimum and maximum dimensional requirements
shall apply to each adult business or entertainment use:
(a)
The minimum net lot area shall be two acres.
(b)
The minimum lot width shall be 200 feet per
lot.
(c)
The front yard setback shall be at least 60
feet, as measured from the ultimate right-of-way line.
(d)
The side yard setback shall be at least 40 feet
for each side.
(e)
The rear yard setback shall be at least 50 feet.
(f)
The maximum height of the buildings shall be
no more than 35 feet.
(g)
The maximum building coverage shall be no more
than 30% of the approved lot.
(h)
The maximum lot coverage shall be no more than
50% of the approved lot
(5)
All storage and displays shall be located within the
building occupying the adult business or entertainment use.
(6)
All business transactions that are conducted on the
premises shall be within an enclosed building. All adult business
uses may operate between the hours of 9:00 a.m. and 11:00 p.m.
(7)
All applications for adult business or entertainment
uses shall be accompanied by a land development plan. The minimum
information required on the site plan shall include:
(a)
The proposed nature of the adult business or
entertainment use.
(b)
Architectural renderings of the proposed building
elevations and plan views.
(c)
The location and elevation of all buildings,
structures, walls, fences and landscaping on the property.
(d)
Off-street parking areas, loading areas and
traffic circulation patterns.
(e)
The location, dimensions and content of all
signs, displays and advertising.
(f)
A land use survey of all uses located within
a one-thousand-foot radius of the property.
(8)
All applications for adult business and entertainment
uses shall include a statement providing specific information on each
individual, partner, store manager(s), corporate officer, corporate
director or corporate stockholders owning more than 3% of the issued
and outstanding stock of a corporate applicant. At a minimum, the
applicant shall identify the complete name, business address and telephone
number.
(9)
In the event of the proposed sale, resale or reassignment
of interest of an adult business or entertainment use established
under the terms of this Code, the Board of Commissioners and Zoning
Officer shall be notified of such proposed change of ownership. Such
notification shall include the documentation required by this section
of the Code. Failure to notify the Board of Commissioners and Zoning
Officer shall constitute a violation of this Code, which could lead
to the revocation of the use and certificate of occupancy.
(10)
The following requirements pertaining to signs
and other visual displays shall apply to each adult business or entertainment
use:
(a)
The exterior of the building may include one
wall sign or parallel sign identifying the name of the adult business
or entertainment use, which shall not exceed 20 square feet in size.
(b)
Freestanding signs, banners, directional signs,
illuminated signs, portable signs, roof signs, seasonal signs and
billboards shall be prohibited on the property.
(c)
Window signs shall be limited to 25% of the
total window area and shall not include any graphic or pictorial depiction
of material related to specific sexual activities or anatomical areas.
(d)
Advertisements, displays or other promotional
materials related to specific sexual activities or anatomical area
shall not be shown or exhibited so as to be visible to the public
from the exterior of the building.
(11)
The entrance of the adult business should include
a sign warning all individuals that the premises is classified as
an adult business use and/or adult entertainment use.
D.
If the Zoning Hearing Board approves the special exception
application, a complete subdivision and land development plan shall
be submitted to Caln Township for review and consideration. The subdivision
and land development plan shall comply with all conditions of approval
issued as part of the special exception application as well as all
other provisions specified by the Code.
A.
Commercial campgrounds, as further defined under Article II of this chapter, shall be permitted by special exception within the C-2 and I-1 Zoning Districts, subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to the uses contained within commercial campgrounds:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses within a commercial
campground.
(2)
All facilities within the commercial campgrounds shall
be serviced by public sanitary sewage facilities and public water
supply facilities. Unless otherwise permitted by the Caln Township,
each use shall have independent connections for sanitary sewage disposal
and water supply.
(3)
The permitted uses within the commercial campground
shall be limited to one single-family detached unit; one retail store
with sales limited to items for the convenience of campers; and accessory
structures including an office, maintenance buildings and storage
areas.
(4)
Subordinate uses within the commercial campground
shall be limited to cafeterias; recreational uses; educational uses;
and other similar uses that are determined appropriate by the Zoning
Hearing Board as part of the special exception application. The accessory
uses shall be considered subordinate uses that directly benefit the
visitors of the commercial campground.
(5)
The following minimum and maximum dimensional requirements
shall apply to each permanent use within the commercial campground:
(a)
The minimum lot width for the commercial campground
shall be 300 feet.
(b)
The front yard setback shall be at least 100
feet, as measured from the ultimate right-of-way line.
(c)
The side yard setback shall be at least 100
feet for each side.
(d)
The rear yard setback shall be at least 100
feet.
(e)
Common facilities and uses within the commercial
campgrounds shall be located at least 200 feet from a lot containing
an existing residential use.
(f)
The maximum height of the buildings shall be
no more than 35 feet.
(g)
The maximum building coverage shall be no more
than 20% of the approved lot.
(h)
The maximum lot coverage shall be no more than
40% of the approved lot.
(6)
No temporary or permanent campsite shall be located
closer than 100 feet from any adjoining property line or street right-of-way
line.
(7)
All uses within the commercial campsite shall be harmoniously
planned as a community for vacation, retreats and temporary occupancy.
As part of the special exception application, the applicant or developer
shall identify the locations of all permanent and temporary uses and
demonstrate how these uses can be amicably planned considering their
function and appearance.
(8)
Campsites for tents shall be limited to 20 tents per
acre.
(9)
Campsites for recreational vehicles shall be limited
to 10 pads or sites per acre.
(10)
The minimum area of a campsite shall be 1,500
square feet and shall be so dimensioned, improved and arranged that
when occupied no part of any unit, including accessory attachments,
shall be within 10 feet of any designated campsite.
(11)
Roads and accessways shall be provided in such
a manner so that ingress and egress for each campsite lot can be had
without encroaching or entering upon any other campsite lot.
(12)
Each campsite shall be occupied by only one
camping unit, which may include a tent, trailer or camper.
(13)
Other than the approved utility provisions,
no permanent structures shall be permitted on any campsite lot.
(14)
Occupancy at a campsite shall only be permitted
between the months of February through November. All camping units
unoccupied for a period of 72 hours shall not be permitted to remain
on the campsite. Occupancy at a campsite shall not be permitted in
the months of December and January.
(15)
Recreational vehicles shall not be stored on
the grounds of the commercial campgrounds for a period of 30 consecutive
days or 60 cumulative days within a calendar year.
(16)
No part of any campground area shall be used
for nonresidential purposes, except those purposes required for serving
the well-being of the campground customers and for the management
and maintenance of the campground.
(17)
A fire prevention and protection plan shall
be developed by the applicant or developer and submitted to the Caln
Township Fire Chief.
(18)
Unless otherwise required by the utility company
or authority providing service, all uses within the commercial campgrounds
shall have individual utility connections and shall be installed underground.
(19)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The total number of off-street parking spaces shall meet or exceed the cumulative total for all uses within the commercial campground.
(20)
All proposed signs for commercial campgrounds shall comply with the provisions specified under Article XI of this chapter.
(21)
All perimeter boundary lines of the commercial
campground shall be adequately screened with a fifty-foot-wide landscaped
buffer yard.
(22)
All means of ingress and/or egress shall be
located at least 300 feet from any intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
applicant or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes, as may be required by the
Pennsylvania Department of Transportation or Caln Township.
(23)
Interior accessways shall be designed so as
to prevent traffic congestion at points of ingress and egress. All
proposed areas designated for the loading or unloading of recreation
vehicles, campers and/or other commercial vehicles shall be planned
and arranged so they may be utilized without interfering with the
interior traffic circulation and parking facilities.
(24)
All designated points of ingress and egress
for truck traffic shall be designed to consider traffic volumes on
existing streets, limitations associated with turning movements and
all adjacent residential uses.
(25)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 100 feet from any lot line.
C.
As part of the special exception application, the
applicant or developer shall submit the following information for
review and consideration
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping and grading plan shall be
developed to identify the limits of disturbance for all municipal
site improvements, the proposed ground elevations, stormwater management
facilities, buffer yards, landscaping improvements and other natural
or man-made features of the site.
(3)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the special exception application.
(4)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented
D.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Commercial drive-through establishments, as further defined under Article II of this chapter, shall be permitted by conditional use within the TV-1, C-1 Zoning Districts and the Route 30 Bypass Interchange Overlay District, subject to the appropriate provisions specified within the Township Code. In such instances where the specific use proposed is permitted by special exception in the TV-1 or C-1 Zoning District or the Route 30 Bypass Interchange Overlay District, and the structure is designed as a commercial drive-through establishment, it is not necessary for the applicant to obtain both conditional use and special exception approvals for the proposed use. The applicant shall only be required to obtain special exception approval from the Zoning Hearing Board for such proposed use; provided, however, that the specific design standards for such use as well as the design criteria for a commercial drive-through establishment set forth in § 155-79 shall also be met.
[Amended 3-30-2006 by Ord. No. 2006-5; 5-14-2009 by Ord. No.
2009-02]
B.
The following design standards and specifications
shall apply to the uses contained within commercial drive-through
establishments:
(1)
A minimum of 50,000 square feet of contiguous net
land area shall be required to accommodate all of the structures as
part of the commercial drive-through establishment. In addition, the
minimum and maximum dimensional requirements for a commercial drive-through
establishment, as specified by the TV-1 and C-1 Zoning Districts and
the Route 30 Bypass Interchange Overlay District, shall apply.
[Amended 5-14-2009 by Ord. No. 2009-02]
(2)
Commercial drive-through establishments shall be limited
to restaurants; financial institutions; personal service establishments;
retail uses; and other similar uses which are permitted uses within
the TV-1 and C-1 Zoning Districts and the Route 30 Bypass Interchange
Overlay District. A commercial car wash shall not be permitted as
a commercial drive-through establishment.
[Amended 5-14-2009 by Ord. No. 2009-02; 3-30-2023 by Ord. No. 2023-04]
(3)
The commercial drive-through establishment shall be
serviced by public sanitary sewage facilities and public water supply
facilities.
(4)
Commercial drive-through establishments shall be located
at least 250 feet from an existing residential use or residential
zoning district, as measured from the property line.
(5)
The side and rear lot lines of the commercial drive-through
establishment shall be adequately screened with a ten-foot-wide landscaped
buffer yard.
(6)
Unless otherwise required by the utility company or
authority providing service, all utility connections and shall be
installed underground.
(7)
The applicant shall submit a traffic study to support
the location of all proposed means of ingress and egress. The traffic
study must demonstrate that the proposed location of all means of
ingress and egress are safe to the traveling public and patrons to
the commercial drive-through establishment and that the proposed locations
will minimize any effect on traffic flow and congestion. The proposed
locations of all means of ingress and egress shall be approved by
the Board of Commissioners (or, in the case of a special exception
application, the Zoning Hearing Board) only after making a determination
that the proposed locations satisfy the above-referenced requirements.
The applicant shall also obtain a Pennsylvania Department of Transportation
highway occupancy permit or a Caln Township road occupancy permit
as a condition precedent to application approval. The applicant or
developer shall be responsible for the purchase, installation and/or
relocation of any traffic control device and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
[Amended 5-14-2009 by Ord. No. 2009-02]
(8)
Interior traffic circulation shall be designed so
as to minimize traffic congestion at points of ingress and egress
and to promote public safety for those patrons parking or using the
commercial drive-through feature. Fire lanes shall be clearly established,
as required by the Caln Township Fire Code,[1] as amended. The required loading and unloading zones shall
be designed to minimize interference with interior traffic circulation
and parking facilities, unless the Board of Commissioners, in its
sole discretion, approves an alternative design provided by the applicant
in its conditional use application (or, in the case of a special exception
application, by the Zoning Hearing Board), establishing that loading
and unloading will take place during off hours.
[Amended 5-14-2009 by Ord. No. 2009-02]
(9)
A stacking or preservice lane, measuring at least
10 feet in width and 60 feet in length, shall be provided for each
service lane or bay for a commercial drive-through establishment.
Alternative designs may be approved by the Board of Commissioners,
in its sole discretion, as part of the applicant's conditional use
application (or, in the case of a special exception application, by
the Zoning Hearing Board), provided the applicant can demonstrate
that the internal or external traffic patterns are safe and designed
to industry standards.
[Amended 5-14-2009 by Ord. No. 2009-02]
(10)
All designated points of ingress and egress
for all vehicles shall be designed to consider traffic volumes on
existing streets and adjacent uses.
(11)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(12)
All proposed signs for the commercial drive-through establishment shall comply with the provisions specified under Article XI of this chapter.
(13)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 25 feet from any lot line.
(14)
All exterior speaker, microphone or intercom
systems shall be designed in a manner so the messages, music or other
audible sounds are reduced by 80% from the source to any property
line.
(15)
The lighting facilities shall be designed in
a manner so the illumination does not exceed 0.5 footcandle, as measured
at the property lines, except at driveway entrances, provided the
illumination at the cartway center line of the contiguous street shall
not exceed 1.0 footcandle.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed building
elevations and plan views.
(5)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and land development plan shall comply with all conditions
of approval issued as part of the conditional use application as well
as all other provisions specified by the Code.
A.
Commercial water resource uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the C-2 and I-1 Districts subject to the appropriate provisions specified within the Code.
B.
Commercial water resource uses shall be limited to
groundwater extraction and exportation operations; surface water extraction
and exportation operations; bottling and distribution facilities;
and other similar uses, as determined by the Caln Township Zoning
Officer.
C.
The following design standards and specifications
shall apply to the uses contained within commercial water resource
uses:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the operational facilities
within a commercial water resource use.
(2)
The commercial water resource use shall be approved
and permitted by the appropriate local, state and federal regulatory
agencies.
(3)
The commercial water resource use shall be serviced
by public sanitary sewage facilities and public water supply facilities.
(4)
Unless otherwise permitted by Caln Township, all facility
operations, uses, intake devices, wells, pumps, storage tanks and
principal buildings associated with the commercial water resource
use shall be located at least 200 feet from all property lines.
(5)
All facility operations, uses, intake devices, wells,
pumps, storage tanks and principal buildings associated with the commercial
water resource use shall be located at least 2,500 feet from all existing
production wells or intake devices utilized for public water supply.
(6)
The perimeter of the property shall be completely
enclosed by a security fence, which shall be eight feet in height.
(7)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(8)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(9)
All designated points of ingress and egress for truck
traffic shall be designed to consider traffic volumes on existing
streets, limitations associated with turning movements and adjacent
residential uses.
(10)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(11)
All proposed signs for the commercial water resource use shall comply with the provisions specified under Article XI of this chapter.
(12)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
D.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A complete hydrological report, analysis and impact
plan of the surface water and groundwater conditions shall be prepared
by a professional hydrogeologist, which meets the following objectives
and requirements:
(a)
The professional hydrogeologist preparing the
report shall certify that the commercial water resource use shall
be supplied by a continuous safe daily yield which will not adversely
affect the quantity or quality of the surface water and groundwater
table within 2,000 feet of the source of extraction.
(b)
If appropriate, a dynamic recovery rate and
draw-down tests shall be conducted by the professional hydrogeologist
preparing the report to determine the maximum safe daily yield of
the commercial water resource operations.
(c)
All such applications for the commercial water
resource use shall demonstrate that the adjacent public and private
water supply sources will not adversely be affected by discontinued
use, contamination, loss of supply or the ability to properly recharge
over time.
(d)
The professional hydrogeologist preparing the
report shall consult with the Caln Township Engineer and Zoning Officer
prior to commencement of the background studies to determine if other
conditions should be analyzed as part of the report.
(e)
The hydrological report, analysis and impact
plan shall be subject to the review of the Caln Township Engineer
or other professional consultant(s) qualified to render an opinion
of the information submitted on behalf of the applicant.
(2)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(3)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(4)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(5)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(6)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
E.
If the Board of Commissioners approves the conditional
use application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the conditional use application as well as all other provisions specified
by the Code.
A.
Unless otherwise specifically approved or permitted
for the nonresidential use, commercial outdoor sales of merchandise
shall be prohibited.
B.
Commercial outdoor sales may be permitted for those
nonresidential uses whose merchandise are customarily displayed outdoors,
provided the use has been designated on an approved land development
plan or occupancy permit.
C.
All permitted commercial outdoor sales or display
areas shall comply with the minimum setback requirements for the zoning
district to which the commercial use is located.
D.
Seasonal or sidewalk sales may be permitted on the
sidewalk or outside of the front or side of the principal building
of a retail establishment, whereas, goods are offered for retail sale
to the public, typically at discounted price, provided that all such
sales shall not exceed 60 cumulative days during the course of a calendar
year.
A.
Veterinary hospitals and animal clinics, as further defined under Article II of this chapter, shall be permitted by conditional use in the TV-1, C-1, C-2, I-1 and I-2 Zoning Districts, subject to the appropriate provisions specified within the Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
C.
The following design standards and specifications
shall apply to veterinary hospitals or animal clinics:
(1)
A minimum of 50,000 square feet of contiguous net
land area shall be required to accommodate all of the uses associated
with a veterinary hospital or animal clinic. In addition, the minimum
and maximum dimensional requirements for a veterinary hospital or
animal clinic, as specified by the zoning district in which the use
is located, shall apply.
(2)
The veterinary hospital or animal clinic shall be
serviced by public sanitary sewage facilities and public water supply
facilities.
(3)
Veterinary hospitals or animal clinics shall be located
at least 200 feet from all existing residential uses, as measured
from the veterinary hospital or animal clinic to the existing residential
use.
(4)
Outdoor runs may be permitted for the animals being
cared for at the veterinary hospital or animal clinic, subject to
the following conditions:
(a)
The outdoor runs are conducted between the hours
of 8:00 a.m. and 8:00 p.m.
(b)
The outdoor runs are conducted within a defined
area, which is completely enclosed by a six-foot-high fence. The perimeter
of the fence shall be adequately screened with a ten-foot-wide landscaped
buffer yard.
(c)
The location of the outdoor runs shall be located
at least 100 feet from all property lines.
(5)
The veterinary hospital or animal clinic shall be
adequately soundproofed so that the sounds generated by the animals
being cared for are not audible or detectable from any lot line.
(6)
If an incineration (retort) device is proposed to
be installed on the property, the applicant shall prove during the
conditional use application that he has secured the written approval
and all required licenses from the governmental agency having jurisdiction,
and approval thereof shall be within the reasonable discretion of
the Board of Commissioners, subject to such reasonable conditions
as the Board of Commissioners shall impose in its discretion.
(7)
The storage of any animal waste shall be regularly
disposed of by discharge to an approved sewage disposal system or
facility for biological wastes. Any temporary storage of animal or
biological waste shall be within a building, within enclosed containers,
pending removal to or disposal at an approved facility. A plan for
management of such wastes shall be submitted for municipal review
as part of the special exception application.
(8)
Retail sales of items commonly found in connection
with such uses, if any, shall be limited to a maximum floor area of
1,000 square feet.
(9)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(10)
All designated points of ingress and egress
for all vehicles shall be designed to consider traffic volumes on
existing streets and adjacent uses.
(11)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(12)
All proposed signs for the veterinary hospital or animal clinic shall comply with the provisions specified under Article XI of this chapter.
(13)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
(14)
The lighting facilities shall be designed in
a manner so the illumination does not exceed 0.5 footcandle, as measured
at the property lines, except at driveway entrances, provided the
illumination at the cartway center line of the contiguous street shall
not exceed 1.0 footcandle.
D.
If the Board of Commissioners approves the conditional
use application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the conditional use application as well as all other provisions specified
by the Code.
A.
Kennels, as further defined under Article II of this chapter, shall be permitted by special exception in the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
A kennel may include accessory uses, including: pet
grooming services; veterinary or clinical care facilities; retail
sales of pet supplies; and other similar uses.
C.
The following design standards and specifications
shall apply to kennels:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
kennel.
(2)
The minimum lot width requirement for the lot occupying
the kennel use shall be 300 feet.
(3)
All principal and accessory uses associated with the
kennel shall be located at least 100 feet from the ultimate right-of-way
line and all property lines.
(4)
Kennels shall be located at least 500 feet from all
existing residential uses, as measured from the kennel to the existing
residential use.
(5)
The kennel shall be serviced by public sanitary sewage
facilities and public water supply facilities.
(6)
Outdoor runs or common exterior areas may be permitted
for the animals being cared for at the kennel, subject to the following
conditions:
(a)
The outdoor runs are conducted between the hours
of 7:00 a.m. and 9:00 p.m.
(b)
The outdoor runs are conducted within a defined
external area, which is completely enclosed by an eight-foot-high
fence. The perimeter of the fence shall be adequately screened with
a twenty-foot-wide landscaped buffer yard.
(c)
The location of the outdoor runs shall be located
at least 100 feet from all property lines.
(7)
If an incineration (retort) device is proposed to
be installed on the property, the applicant shall prove during the
special exception application that he has secured the written approval
and all required licenses from the governmental agency having jurisdiction,
and approval thereof shall be within the reasonable discretion of
the Zoning Hearing Board, subject to such reasonable conditions as
the Zoning Hearing Board shall impose in its discretion.
(8)
The storage of any animal waste shall be regularly
disposed of by discharge to an approved sewage disposal system or
facility for biological wastes. Any temporary storage of animal or
biological waste shall be within a building, within enclosed containers,
pending removal to or disposal at an approved facility. A plan for
management of such wastes shall be submitted for municipal review
as part of the special exception application.
(9)
Retail sales of items commonly found in connection
with such uses, if any, shall be limited to a maximum floor area of
1,000 square feet.
(10)
Unless otherwise specified by the Zoning Hearing
Board as part of the special exception application, shows and/or competitions,
which are proposed to occur on the property, shall be limited to two
events per calendar year. All events shall be specifically designated
by the applicant, and a permit will be required to facilitate each
event.
(11)
The owner of animals or operator of a kennel
shall comply with all pertinent provisions relating to noise, disturbance,
odors or other nuisances, as further defined by the Caln Township
Code.
(12)
Unless otherwise required by the utility company
or authority providing service, all utility connections and shall
be installed underground.
(13)
All designated points of ingress and egress
for all vehicles shall be designed to consider traffic volumes on
existing streets and adjacent uses.
(14)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(15)
All proposed signs for the kennel shall comply with the provisions specified under Article XI of this chapter.
(16)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
(17)
The lighting facilities shall be designed in
a manner so the illumination does not exceed 0.5 footcandle, as measured
at the property lines, except at driveway entrances, provided the
illumination at the cartway center line of the contiguous street shall
not exceed 1.0 footcandle.
D.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Mini warehouse or self-storage units, as further defined under Article II of this chapter, shall be permitted by right in the I-2 Zoning District and by conditional use within the I-1 and C-1 Highway Commercial District, subject to the appropriate provisions specified within the Code.
[Amended 2-22-2018 by Ord. No. 2018-04; 10-10-2019 by Ord. No. 2019-06]
B.
The following design standards and specifications
shall apply to a mini warehouse or self-storage facility:
(1)
A minimum of five acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
mini warehouse or self-storage facility. In addition, the minimum
and maximum dimensional requirements for a mini warehouse or self-storage
facility, as specified by the zoning district in which the use is
located, shall apply.
(2)
A buffer yard shall be established within the required
front, side and rear yards of the lot in which the units are proposed.
The minimum depth or width of the required buffer yard shall be 30
feet. The buffer yard shall be designed and improved with a four-foot-high
raised landscaped berm, with a side slope ratio of three foot horizontal
to one foot vertical, and containing a mixed variety of trees (evergreen,
canopy and flowering).
(3)
The mini warehouse or self-storage units must be enclosed
and contained by an eight-foot security fence, with a twenty-four-hour
automated access gate. The type, location, height and arrangement
of the security fence and automated access gate shall be subject to
the approval of the Planning Commission. Where required by the Planning
Commission, additional landscaping materials shall be provided in
order to screen the security fence from all public roads and all adjacent
properties.
(4)
The entrance and all vehicular access aisles shall
be a minimum of 24 feet in width and shall be unobstructed by vehicles
and/or equipment. The entrance or main entrance shall be paved and
landscaped from the cartway of the public road to a point 50 feet
within the automated access gate.
(5)
The outdoor storage and/or parking of recreational
vehicles, boats, campers, trailers or similar vehicles shall only
be permitted behind the proposed buildings and within the rear yard
of the lot. The required buffer yard should conceal the view of all
such vehicles. The design and location of the outdoor storage area
and/or parking area shall be schematically arranged in accordance
with the Caln Township Code.
(6)
The storage of partially dismantled, wrecked and/or
inoperative vehicles shall not be permitted within any exterior area
of the mini warehouse or self-storage operation.
(7)
Other than as set forth herein, all storage shall
be kept within an enclosed building except the storage of flammable,
high combustible, explosive or hazardous chemicals, which shall be
prohibited. Any fuel tanks and/or machinery or other apparatuses relying
on such fuel shall be stored only in an external storage area described
within this section.
(8)
Based upon the risk or danger of fire or explosion
caused by the accumulation of vapors from gasoline, diesel fuel, paint,
paint remover and other flammable materials, the repair, construction
or reconstruction of any boat, engine, motor vehicle or furniture
is prohibited within a mini warehouse or self-storage facility.
(9)
All exterior lighting and signs for the self-storage
operation shall conform with all applicable requirements of the Caln
Township Code. Exterior lighting shall be limited to security lighting,
which shall be designed not to exceed 0.25 footcandle along the perimeter
of the property lines so as to preclude trespass glare onto adjacent
properties. As part of the land development plan, a lighting plan
shall be submitted for review and consideration.
(10)
Mini warehouses/self-storage units shall be
used solely for the dead storage of property. The following are examples
of uses specifically prohibited on the site: auctions (except storage
lien auctions), commercial wholesale or retail sales (except ancillary
supplies normally sold at self-storage centers) or garage sales; the
servicing, repair or fabrication of motor vehicles, motorcycles, boats,
trailers, lawn mowers, appliances or similar equipment; the operation
of power tools, spray painting equipment, table saws, lathes, compressors,
welding equipment, kilns or other similar equipment; the establishment
of a transfer or storage business except the owner/operator of the
self-storage; any use that is noxious or offensive because of odors,
dust, noise, fumes or vibrations; retail sales and services; residential
uses; and other uses determined inappropriate by the Caln Township
Zoning Officer.
(11)
A minimum of one off-street parking space shall
be required per 10,000 square feet of cumulative building space within
the mini warehouse or self-storage facility.
(12)
One office area or building may be included
within the site of the mini warehouse or self-storage operation. The
office use shall not exceed 2,500 square feet and shall be subordinate
and/or accessory to the mini warehouse self-storage operation.
(13)
Each building shall be a fully enclosed building,
built of durable materials on a permanent foundation.
(14)
Truck trailers, box cars or similar impermanent
removable structures shall not be used as buildings for self storage
units.
(15)
The architectural design and appearance of the
mini warehouse or self-storage units shall be subject to the approval
of the Caln Township Planning Commission and Board of Commissioners.
(16)
All uses shall be in conformity with all provisions
of the Caln Township Code. No use of the mini warehouse or storage
units shall violate any local, county, state and federal laws.
C.
A complete land development plan shall be prepared
and submitted to Caln Township for review and consideration. The proposed
land development plan shall be prepared considering the design standards
and specifications by this Code.
A.
Quarrying and mining operations, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to a quarrying and mining operation:
(1)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
quarrying and mining operation.
(2)
The office and maintenance buildings for the quarrying
and mining operation shall be serviced by public sanitary sewage facilities
and public water supply facilities.
(3)
The minimum lot width requirement for the quarrying
and mining operation shall be 300 feet.
(4)
Quarrying and/or mining activities shall not be conducted
within 200 feet of any property line or street right-of-way line.
(5)
Access to the site of the quarrying and mining operation
shall be limited to those posted times when an attendant is on duty.
In order to protect against indiscriminate and unauthorized activities,
the site shall be protected by locked barricades, fences, gates or
other positive means designed to deny access to the area at unauthorized
times or locations. Such barricade, fence or gate shall be at least
eight feet in height and shall be kept in good repair.
(6)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(7)
No vehicles shall be staged or parked at any entrance
and/or access road of the site prior to one hour of the standard operation
hours of the quarrying or mining facility. Overnight parking shall
be prohibited.
(8)
Measures shall be provided to control dust and debris.
The entire area shall be kept clean and orderly. The perimeter of
the site shall be inspected for debris on a daily basis.
(9)
Truck access shall be designed to minimize traffic
hazards and inconveniences. All interior roadways shall be maintained
and constructed by the operator. All trucks leaving the site shall
not deposit accumulating amounts of mining products, dirt, mud or
other such substances on public roads.
(10)
A tire cleaning area shall be provided on site.
All tires of all trucks leaving the site shall be cleaned. Runoff
from the tire cleaning area shall be controlled and disposed of in
accordance with all pertinent federal, state and/or Township standards.
(11)
A security fence with a minimum height of eight
feet shall be erected along all boundary lines of the area which is
approved for operational use as a quarry or mine. The fence shall
not contain openings greater than four square inches and shall contain,
at all entrances, gates which are locked except during operating hours.
Warning signs shall be placed on the fence at intervals of no more
than 50 feet.
(12)
A fifty-foot-wide buffer yard shall completely
surround all areas approved for operational use as a quarry or mine.
The buffer yard shall consist of a dense evergreen screen and is to
be located and maintained along all boundary lines of the site, except
at the entrances. The selected evergreens shall have a minimum height
of six feet and shall be staggered on twelve-foot centers. No materials
of any nature shall be stored within this buffer yard.
(13)
All blasting operations shall conform to the
regulations enforced by the appropriate agencies of the Commonwealth
of Pennsylvania and the federal government. Notice of all blasting
operations shall be given at least 24 hours prior to the commencement
of blasting to Caln Township and to the occupants of all properties
within a radius of 1,000 feet of the location of blasting. In addition,
notice shall be given to all sensitive business ventures requesting
such notice.
(14)
The storage of explosives shall be in accordance
with all pertinent local, state and federal laws.
(15)
Crushing and processing operations of the minerals,
rock and other products of the earth mined on the premises shall be
permitted so long as the physical or chemical properties of the same
are not changed and so long as such crushing or processing operations
do not involve the manufacture of cement or concrete, asphalt materials
and products or any other form of manufacturing or fabrication.
(16)
No substances which can harm persons, animals,
vegetation or other form of property shall be dispersed beyond the
property lines of the quarrying or mining operation.
(17)
The applicant shall comply with all local, state
and federal requirements pertaining to the operation of quarrying
and mining facility. A copy of all permits and licenses issued to
the applicant shall be submitted to Caln Township.
C.
As part of the special exception application, the
applicant or developer shall submit the following information for
review and consideration:
(1)
A complete hydrological report, analysis and impact
plan shall be prepared by a professional hydrogeologist which shall
demonstrate the proposed quarrying or mining operation will not adversely
affect the quantity or quality of the surface water and groundwater
table within 2,000 feet of the source of operations.
(2)
A geological and geotechnical site investigation shall
be prepared by a professional geologist which shall demonstrate that
the surrounding area is not prone to sinkhole development.
(3)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site or relocated
to accommodate the quarrying and mining operation.
(4)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(5)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all site improvements, the proposed
ground elevations, stormwater management facilities and other natural
or man-made features of the site.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the special exception application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Solid waste disposal and reduction facilities, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
All solid waste disposal and/or reduction facilities
shall comply with all local, county, state and federal laws governing
the ownership, operation and maintenance of such facilities, which
shall have the appropriate permits to operate the solid waste disposal
and/or reduction facilities in accordance
C.
The following design standards and specifications
shall apply to a solid waste disposal and/or reduction facilities:
(1)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
solid waste disposal and/or reduction facilities.
(2)
The offices and maintenance buildings for the solid
waste disposal and/or reduction facility shall be serviced by public
sanitary sewage facilities and public water supply facilities.
(3)
The minimum lot width requirement for the solid waste
disposal and/or reduction facility shall be 300 feet.
(4)
All solid waste disposal and/or reduction facilities
shall be located at least 200 feet from any property line or street
right-of-way line.
(5)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(6)
Access to the site of the solid waste disposal and/or
reduction facility shall be limited to those posted times when an
attendant is on duty. In order to protect against indiscriminate and
unauthorized activities, the site shall be protected by locked barricades,
fences, gates or other positive means designed to deny access to the
area at unauthorized times or locations. Such barricade, fence or
gate shall be at least 12 feet in height and shall be kept in good
repair.
(7)
No vehicles shall be staged or parked at any entrance
and/or access road of the site prior to one hour of the standard operation
hours of the solid waste disposal and/or reduction facility. Overnight
parking shall be prohibited.
(8)
Measures shall be provided to control dust and debris.
The entire area shall be kept clean and orderly. The perimeter of
the site shall be inspected for debris on a daily basis.
(9)
Truck access shall be designed to minimize traffic
hazards and inconveniences. All interior roadways shall be maintained
and constructed by the operator. All trucks leaving the site shall
not deposit accumulating amounts of dirt, mud or other such substances
on public roads.
(10)
An equipment cleaning and tire cleaning area
shall be provided on site. All equipment used to dispose, dump, move,
transport, grade and compact solid waste shall be cleaned daily. Runoff
from the equipment cleaning area shall be controlled and disposed
of in accordance with all pertinent local, state and federal laws.
(11)
All tires of all trucks leaving the site shall
be cleaned. Runoff from the tire cleaning area shall be controlled
and disposed of in accordance with all pertinent local, county, state
or federal standards.
(12)
A security fence with a minimum height of 12
feet shall be erected along all boundary lines of the area which is
approved for a solid waste disposal and/or reduction facility. The
fence shall not contain openings greater than four square inches and
shall contain, at all entrances, gates which are locked except during
operating hours. Warning signs shall be placed on the fence at intervals
of no more than 50 feet.
(13)
A fifty-foot-wide buffer yard shall completely
surround all areas approved for the solid waste disposal and/or reduction
facility. The buffer yard shall consist of a dense evergreen screen
and is to be located and maintained along all boundary lines of the
site, except at the entrances. The selected evergreens shall have
a minimum height of six feet and shall be staggered on twelve-foot
centers. No materials of any nature shall be stored within this buffer
yard.
(14)
No substances which can harm persons, animals,
vegetation or other form of property shall be dispersed beyond the
property lines of the solid waste disposal and/or reduction facility.
(15)
The applicant shall comply with all local, state
and federal requirements pertaining to the solid waste disposal and/or
reduction facility. A copy of all permits and licenses issued to the
applicant shall be submitted to Caln Township.
(16)
Hazardous, contaminated and/or toxic materials,
including but not limited to highly flammable materials, explosives,
pathological wastes and radioactive materials, shall not be disposed
of in the solid waste disposal and/or reduction facility.
(17)
The operator shall comply with all local, state
and federal laws concerning stabilization, stormwater management and
erosion and sedimentation control.
(18)
Routine inspections of the entire site shall
be permitted to take place by any local, county, state or federal
official who has proper authorization to conduct such inspections.
Any necessary corrective work or action shall be performed by the
applicant in the time frame specified by the authorized inspector.
(19)
All components of the solid waste disposal and/or
reduction facility shall be conducted within an approved facility,
building, cell site, area, transfer site or other area permitted by
the appropriate local, state and federal agencies.
(20)
All solid waste materials awaiting disposal
and/or reduction shall be stored or staged in a manner or period of
time which does not exceed the requirements specified on the permit.
(21)
The solid waste disposal and/or reduction facility
shall contain an on-site scale which shall be accurately calibrated
to weigh and record all solid waste that is disposed or reduced in
a manner permitted by the Commonwealth of Pennsylvania. All records
concerning the daily tonnage which is delivered, transported, disposed
and/or reduced shall be submitted to Caln Township on a monthly basis.
D.
As part of the special exception application, the
applicant or developer shall submit the following information for
review and consideration:
(1)
A complete hydrological report, analysis and impact
plan shall be prepared by a professional hydrogeologist which shall
demonstrate the proposed solid waste disposal and/or reduction facility
will not adversely affect the quantity or quality of the surface water
and groundwater table within 2,000 feet of the source of operations.
(2)
A geological and geotechnical site investigation shall
be prepared by a professional geologist which shall demonstrate that
the surrounding area is not prone to sinkhole development from the
preparation stages through the post-closure stages.
(3)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site or relocated
to accommodate the solid waste disposal and/or reduction facility.
(4)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(5)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all site improvements, the proposed
ground elevations, erosion and sedimentation control facilities, stormwater
management facilities and other natural or man-made features of the
site.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the special exception application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
(8)
A contingency plan for the disposal and/or reduction
of solid waste during any discontinuation of the normal operations.
E.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Junkyards and/or salvage yards, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to a junkyard or salvage yard:
(1)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
junkyard or salvage yard.
(2)
The offices and maintenance buildings for the junkyard
and/or salvage yard shall be serviced by public sanitary sewage facilities
and public water supply facilities.
(3)
The minimum lot width requirement for the junkyard
of salvage yard shall be 300 feet.
(4)
All junkyards and/or salvage yards shall be located
at least 100 feet from any property line or street right-of-way line.
(5)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(6)
Access to the site of the junkyard and/or salvage
yard shall be limited to those posted times when an attendant is on
duty. In order to protect against indiscriminate and unauthorized
activities, the site shall be protected by locked barricades, fences,
gates or other positive means designed to deny access to the area
at unauthorized times or locations. Such barricade, fence or gate
shall be at least eight feet in height and shall be kept in good repair.
(7)
No vehicles shall be staged or parked at any entrance
and/or access road of the site prior to one hour of the standard operation
hours of the junkyard and/or salvage yard facility. Overnight parking
shall be prohibited.
(8)
Measures shall be provided to control dust and debris.
The entire area shall be kept clean and orderly. The perimeter of
the site shall be inspected for debris on a daily basis.
(9)
Truck access shall be designed to minimize traffic
hazards and inconveniences. All interior roadways shall be maintained
and constructed by the operator. All trucks leaving the site shall
not deposit accumulating amounts of dirt, mud or other such substances
on public roads.
(10)
An equipment cleaning and tire cleaning area
shall be provided on site. All equipment used to dispose, dump, move,
transport, grade and compact solid waste shall be cleaned daily. Runoff
from the equipment cleaning area shall be controlled and disposed
of in accordance with all pertinent local, state and federal laws.
(11)
All tires of all trucks leaving the site shall
be cleaned. Runoff from the tire cleaning area shall be controlled
and disposed of in accordance with all pertinent local, county, state
or federal standards.
(12)
A security fence with a minimum height of eight
feet shall be erected along all boundary lines of the area which is
approved for a junkyard and/or salvage yard. The fence shall not contain
openings greater than four square inches and shall contain, at all
entrances, gates which are locked except during operating hours. Warning
signs shall be placed on the fence at intervals of no more than 50
feet.
(13)
A fifty-foot-wide buffer yard shall completely
surround all areas approved for the junkyard and/or salvage yard.
The buffer yard shall consist of a dense evergreen screen and is to
be located and maintained along all boundary lines of the site, except
at the entrances. The selected evergreens shall have a minimum height
of six feet and shall be staggered on twelve-foot centers. No materials
of any nature shall be stored within this buffer yard.
(14)
No substances which can harm persons, animals,
vegetation or other form of property shall be dispersed beyond the
property lines of the junkyard and/or salvage yard.
(15)
The applicant shall comply with all local, state
and federal requirements pertaining to the junkyard and/or salvage
yard. A copy of all permits and licenses issued to the applicant shall
be submitted to Caln Township.
(16)
Hazardous, contaminated and/or toxic materials,
including but not limited to highly flammable materials, explosives,
pathological wastes and radioactive materials, shall not be disposed
of in the junkyard and/or salvage yard.
(17)
The operator shall comply with all local, state
and federal laws concerning stabilization, stormwater management and
erosion and sedimentation control.
(18)
All junk and salvage shall be stored and arranged
so as to permit access to emergency management equipment and to prevent
accumulation of stagnant water.
(19)
No materials of any nature shall be piled to
a height of more than eight feet from the elevation of the ground.
(20)
All liquids and/or fluids shall be drained from
any junk or scrapped automobiles.
C.
As part of the special exception application, the
applicant or developer shall submit the following information for
review and consideration:
(1)
A complete hydrological report, analysis and impact
plan shall be prepared by a professional hydrogeologist which shall
demonstrate the proposed facility will not adversely affect the quantity
or quality of the surface water and groundwater table within 1,000
feet of the source of operations.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all site improvements, the proposed
ground elevations, erosion and sedimentation control facilities, stormwater
management facilities and other natural or man-made features of the
site.
(4)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the special exception application.
(5)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Trucking or motor freight terminals, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the appropriate provisions specified within the Code.
B.
The following design standards and specifications
shall apply to a trucking or motor freight terminal:
(1)
A minimum of 10 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
trucking or motor freight terminal.
(2)
The offices, terminals, storage and maintenance buildings
for the trucking or motor freight terminal shall be serviced by public
sanitary sewage facilities and public water supply facilities.
(3)
The minimum lot width requirement for the lot occupying
the trucking or motor freight terminal shall be 300 feet.
(4)
All trucking or motor freight terminals shall be located
at least 100 feet from any property line or street right-of-way line.
(5)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(6)
All designated points of ingress and egress for all
vehicles shall be designed to consider traffic volumes on existing
streets and adjacent uses.
(7)
Measures shall be provided to control dust and debris.
The entire area shall be kept clean and orderly. The perimeter of
the site shall be inspected for debris on a daily basis.
(8)
Where overnight parking is permitted, the trucks or
commercial vehicles utilizing the facilities shall not be kept running
or idling for a period of time exceeding 30 consecutive minutes or
90 cumulative minutes within any twenty-four-hour time period.
(9)
Truck access shall be designed to minimize traffic
hazards and inconveniences. All interior roadways shall be maintained
and constructed by the owner or manager. All trucks leaving the site
shall not deposit accumulating amounts of dirt, mud or other such
substances on public roads.
(10)
A fifty-foot-wide buffer yard shall completely
surround all areas approved for the trucking or motor freight terminal.
The buffer yard shall consist of a dense evergreen screen and is to
be located and maintained along all boundary lines of the site, except
at the entrances. The selected evergreens shall have a minimum height
of six feet and shall be staggered on twelve-foot centers. No materials
of any nature shall be stored within this buffer yard.
(11)
Hazardous, contaminated and/or toxic materials,
including but not limited to highly flammable materials, explosives,
pathological wastes and radioactive materials, shall not be stored
at the site of the trucking or motor freight terminal.
(12)
The owner or manager shall comply with all local,
state and federal laws concerning stabilization, stormwater management
and erosion and sedimentation control.
(13)
All vehicle service, maintenance and repair
activities shall be conducted within an enclosed building which has
been approved and permitted by Caln Township.
(14)
All vehicles that have been brought in for service,
maintenance or repair shall be in a state of active repair and in
no case shall be stored on the premises for 30 consecutive days.
(15)
The outdoor storage of unlicensed or noninspected
vehicles or trailers shall be prohibited.
(16)
All trucks and trailers stored on the property shall be arranged so as to permit access to emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17)
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line.
C.
As part of the special exception application, the
applicant or developer shall submit the following information for
review and consideration:
(1)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(2)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all site improvements, the proposed
ground elevations, erosion and sedimentation control facilities, stormwater
management facilities and other natural or man-made features of the
site.
(3)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the special exception application.
(4)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
General agricultural uses, as further defined under Article II of this chapter, shall be permitted by right in the R-1, R-2, I-1 and I-2 Zoning Districts, subject to the following provisions:
[Amended 12-3-2015 by Ord. No. 2015-06; 2-22-2018 by Ord. No. 2018-04]
(1)
General agricultural uses may include the following uses: the cultivation
of the soil for the raising and harvesting of produce or crops; nurseries;
greenhouses; horticulture operations; the raising of livestock, farm
animals and/or exotic pets; animal husbandry operations; dairy farms;
and other general agricultural uses, as determined by the Caln Township
Zoning Officer.
(2)
All general agricultural uses shall not include intensive agricultural
uses, mushroom production facilities, commercial composting facilities
or other forms of specialized agricultural uses that may be considered
as a nuisance or as further defined by this Code.
(3)
A minimum of 1.75 acres of contiguous land area shall be required
to accommodate general agricultural uses and activities.
(4)
The raising or ownership of farm animals shall be limited to 0.5
cumulative animal unit per acre.
(5)
The minimum lot width requirement for general agricultural uses shall
be 100 feet.
(6)
All general agricultural uses shall be located at least 50 feet from
any property line or street right-of-way line.
(7)
All agricultural uses and activities shall comply with all local,
state and federal laws concerning manure management, nutrient management,
fertilizer applications, sewage disposal, water supply, stormwater
management, erosion and sedimentation control, vehicular accessibility
and solid waste management.
(8)
Accessory uses may be permitted for the general agricultural uses,
provided that they are conducted on the same lot and are permitted
by Caln Township.
(9)
The display and sale of farm products shall be allowed as part of
the general agricultural use, provided that at least 75% of the quantity
of products for sale have been produced on the property on which they
are offered for sale. The sale of farm products shall be conducted
in a structure or stand which shall not be located closer than 25
feet from the applicable street right-of-way line.
B.
Intensive agricultural uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the following provisions:
(1)
Intensive agricultural uses may include the following
uses: specialized agricultural activities; mushroom production facilities;
intensive livestock operations; intensive produce operations; intensive
dairy and egg production facilities; poultry production facilities;
pork production facilities or pig farms; and other general agricultural
uses, as determined by the Caln Township Zoning Officer.
(2)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate intensive agricultural uses and activities.
(3)
The offices, employee facilities, storage and maintenance
buildings for the intensive agricultural use shall be serviced by
public sanitary sewage facilities and public water supply facilities.
The proposed sewage disposal and water supply methods shall be subject
to the approval of the Caln Township.
(4)
Unless otherwise specified by Chapter 73 of the Caln Township Code, the raising or ownership of farm animals, domestic pets or exotic pets shall be limited to 1.0 cumulative animal unit per acre.
(5)
The minimum lot width requirement for intensive agricultural
use shall be 300 feet.
(6)
All intensive agricultural uses and facilities shall
be located at least 200 feet from any property line or street right-of-way
line.
(7)
All intensive agricultural uses and facilities shall
be located at least 100 feet from all streams or surface water.
(8)
Exterior storage areas for trash and rubbish shall
be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 100 feet from any lot line.
(9)
All intensive agricultural uses and activities shall
comply with all local, state and federal laws concerning manure management,
nutrient management, fertilizer applications, sewage disposal, water
supply, stormwater management, erosion and sedimentation control,
air quality management; vehicular accessibility and solid waste management.
Where appropriate, the applicant shall submit plans or other forms
of documentation to demonstrate that the intensive agricultural use
shall comply with all pertinent local, state and federal laws.
(10)
All means of ingress and/or egress shall be
located at least 500 feet from any intersecting street and shall be
designed to accommodate traffic in a safe and efficient manner. The
applicant or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(11)
A traffic impact study shall be conducted in
accordance with the provisions of the Caln Township Code in order
to assess transportation conditions and needs. The traffic impact
study shall be submitted with the special exception application.
(12)
A complete hydrological report, analysis and
impact plan shall be prepared by a professional hydrogeologist which
shall demonstrate the proposed intensive agricultural use will not
adversely affect the quantity or quality of the surface water and
groundwater table within 2,000 feet of the source of operations.
(13)
A preliminary grading plan shall be developed
to identify the limits of disturbance for all site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(14)
An environmental impact assessment (EIA) report
shall be conducted in accordance with the procedures and requirements
specified by this Code. The EIA report should identify how the potential
adverse impact will be mitigated and/or prevented
(15)
As part of the special exception application,
the applicant shall provide evidence that the intensive agricultural
uses or activities shall comply with the provisions established within
this section of the Code.
(16)
If the Zoning Hearing Board approves the special
exception application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the special exception application as well as all other provisions
specified by the Code.
C.
Commercial composting uses, as further defined under Article II of this chapter, shall be permitted by special exception within the I-1 Zoning District, subject to the following provisions:
(1)
Commercial composting uses may include the accumulation
of biodegradable and organic materials from approved uses, including
mushroom production uses; municipal uses; landscaping uses; nursery
uses; forestry uses; and other similar uses as determined appropriate
by the Caln Township Zoning Hearing Board; whereas, the composted
materials are packaged, processed and/or transported from the commercial
composting facility and utilized for other applications.
(2)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate a commercial composting facility.
(3)
The offices, employee facilities, storage and maintenance
buildings for the commercial composting use shall be serviced by public
sanitary sewage facilities and public water supply facilities. The
proposed sewage disposal and water supply methods shall be subject
to the approval of Caln Township.
(4)
The minimum lot width requirement for commercial a
composting use shall be 300 feet.
(5)
All commercial composting uses and facilities shall
be located at least 200 feet from any property line or street right-of-way
line.
(6)
All commercial composting uses and facilities shall
be located at least 100 feet from all streams or surface water.
(7)
Exterior storage areas for trash and rubbish shall
be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 100 feet from any lot line.
(8)
All commercial composting uses and activities shall
comply with all local, state and federal laws concerning manure management,
nutrient management, fertilizer applications, sewage disposal, water
supply, stormwater management, erosion and sedimentation control,
air quality management, vehicular accessibility and solid waste management.
Where appropriate, the applicant shall submit plans or other forms
of documentation to demonstrate that the commercial composting use
shall comply with all pertinent local, state and federal laws.
(9)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(10)
A traffic impact study shall be conducted in
accordance with the provisions of the Caln Township Code in order
to assess transportation conditions and needs. The traffic impact
study shall be submitted with the special exception application.
(11)
A complete hydrological report, analysis and
impact plan shall be prepared by a professional hydrogeologist which
shall demonstrate the proposed commercial composting facility will
not adversely affect the quantity or quality of the surface water
and groundwater table within 2,000 feet of the source of operations.
(12)
A preliminary grading plan shall be developed
to identify the limits of disturbance for all site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(13)
An environmental impact assessment (EIA) report
shall be conducted in accordance with the procedures and requirements
specified by this Code. The EIA report should identify how the potential
adverse impact will be mitigated and/or prevented.
(14)
As part of the special exception application,
the applicant shall provide evidence that the commercial composting
uses or activities shall comply with the provisions established within
this section of the Code.
(15)
If the Zoning Hearing Board approves the special
exception application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the special exception application as well as all other provisions
specified by the Code.
A.
Recreational uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-2, R-3, R-4, TV-1, C-1 and C-2 Zoning Districts, subject to the appropriate provisions specified within the Code.
B.
Recreational use are permitted within the R-5 Zoning District as previously approved by Caln Township or as specified under § 155-25 of the Caln Township Code. All such recreational uses shall be subject to the approval of the representative homeowners' association and the Caln Township Board of Commissioners.
C.
The following design standards and specifications
shall apply to recreational uses:
(1)
A minimum of two acres of contiguous net land area
shall be required to accommodate the recreational use.
(2)
Unless otherwise permitted by Caln Township Board
of Commissioners as part of the conditional use application, the recreational
facilities and uses shall be serviced by public sanitary sewage facilities
and public water supply facilities.
(3)
The minimum lot width for the recreational use shall
be 150 feet.
(4)
All active outdoor recreational areas and uses shall
be located at least 50 feet from all property lines and street right-of-ways.
(5)
All passive recreational areas and uses shall be located
at least 10 feet from all property lines and street right-of-ways.
(6)
Shooting ranges shall be prohibited.
(7)
All recreational buildings shall be located at least
50 feet from all external property lines and street right-of-ways.
(8)
All property lines adjacent to existing residential
land uses shall be adequately screened and buffered so as to protect
the privacy of the residential neighborhood from inappropriate noise,
light and other disturbances.
(9)
All means of ingress and/or egress shall be located
at least 200 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(10)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(11)
All proposed signs for the recreational use shall comply with the provisions specified under Article XI of this chapter.
(12)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line
D.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all site improvements, the proposed
ground elevations, erosion and sedimentation control facilities, stormwater
management facilities and other natural or man-made features of the
site.
(2)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(3)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
E.
If the Board of Commissioners approves the conditional
use application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the conditional use application as well as all other provisions specified
by the Code.
A.
Educational uses, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-3, R-4, TV-1, C-1, C-2 and I-1 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications.
[Amended 4-30-2015 by Ord. No. 2015-03]
(1)
A minimum of three acres of contiguous net land area
shall be required to accommodate the educational use. In addition,
the minimum and maximum dimensional requirements, as specified by
the zoning district in which the educational use is located, shall
apply.
(2)
The educational facilities and uses shall be serviced
by public sanitary sewage facilities and public water supply facilities.
(3)
Subordinate uses within the educational use shall
be limited to cafeterias; administrative and professional offices;
recreational uses; day-care facilities; religious uses; and other
similar uses that are determined appropriate by the Board of Commissioners
as part of the conditional use application. The cumulative gross floor
area for all such accessory uses shall not occupy more than 40% of
the cumulative gross floor area of all uses within the educational
facility. The accessory uses shall be considered subordinate uses
that directly benefit the educational use. All designated subordinate
uses and buildings shall be located at least 50 feet from all property
lines and street right-of-ways.
(4)
All property lines adjacent to existing residential
land uses shall be adequately screened and buffered so as to protect
the residential neighborhood from inappropriate noise, light and other
disturbances.
(5)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(6)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(7)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of school buses, emergency response vehicles and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(8)
All proposed signs for the educational use shall comply with the provisions specified under Article XI of this chapter.
(9)
Exterior storage areas for trash and rubbish shall
be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line of
a nonresidential use and 100 feet from any lot line of a residential
use.
B.
Hospitals and medical centers, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-1, R-2, R-3, TV-1, C-1 and C-2 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1)
A minimum of three acres of contiguous net land area
shall be required to accommodate the hospital or medical center. In
addition, the minimum and maximum dimensional requirements, as specified
by the zoning district in which the hospital or medical center is
located, shall apply.
(2)
The hospital or medical center shall be serviced by
public sanitary sewage facilities and public water supply facilities.
(3)
Subordinate uses within the hospital or medical center
shall be limited to restaurants or cafeterias; administrative and
professional offices; retail sales establishments; banks or financial
institutions; personal care or service establishments; conference
or convention centers; day-care facilities; adult day-care facilities;
recreational uses; educational uses; religious uses; and other similar
uses that are determined appropriate by the Board of Commissioners
as part of the conditional use application. The cumulative gross floor
area for all such accessory uses shall not occupy more than 40% of
the cumulative gross floor area of all uses within the hospital or
medical center. All designated subordinate uses and buildings shall
be located at least 50 feet from all property lines and street right-of-ways.
(4)
All heliport or helistop facilities shall be located
at least 200 feet from all property lines.
(5)
All property lines adjacent to existing residential
land uses shall be adequately screened and buffered so as to protect
the residential neighborhood from inappropriate noise, light and other
disturbances.
(6)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(7)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(8)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9)
All proposed signs for the hospital or medical center shall comply with the provisions specified under Article XI of this chapter.
(10)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line of
a nonresidential use and 100 feet from any lot line of a residential
use.
(11)
All medical waste, biohazardous materials, equipment,
red bag waste and other similar items which, because of its potential
health risks, shall be discarded in a manner specified by local, state
and federal laws.
C.
Assisted living care facilities, convalescent homes and nursing homes, as further defined under Article II of this chapter, shall be permitted by conditional use within the R-2, R-3, R-4, TV-1, C-1 and C-2 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1)
A minimum of three acres of contiguous net land area
shall be required to accommodate the assisted living care facility,
convalescent home and/or nursing home. In addition, the minimum and
maximum dimensional requirements, as specified by the zoning district
in which the assisted living care facility, convalescent home and/or
nursing is located, shall apply.
(2)
The assisted living care facility, convalescent home
and/or nursing home shall be serviced by public sanitary sewage facilities
and public water supply facilities.
(3)
Subordinate uses within the assisted living care facility,
convalescent home and/or nursing home shall be limited to restaurants
or cafeterias; administrative and professional offices; retail sales
establishments; banks or financial institutions; personal care or
service establishments; recreational uses; educational uses; religious
uses; and other similar uses that are determined appropriate by the
Board of Commissioners as part of the conditional use application.
The cumulative gross floor area for all such accessory uses shall
not occupy more than 40% of the cumulative gross floor area of all
uses within the assisted living care facility, convalescent home and/or
nursing home. All designated subordinate uses and buildings shall
be located at least 50 feet from all property lines and street right-of-ways.
(4)
All property lines adjacent to existing residential
land uses shall be adequately screened and buffered so as to protect
the residential neighborhood from inappropriate noise, light and other
disturbances.
(5)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(6)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(7)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(8)
All proposed signs for the assisted living care facility, convalescent home and/or nursing home shall comply with the provisions specified under Article XI of this chapter.
(9)
Exterior storage areas for trash and rubbish shall
be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line of
a nonresidential use and 100 feet from any lot line of a residential
use.
(10)
All medical waste, biohazardous materials, equipment,
red bag waste and other similar items which, because of its potential
health risks, shall be discarded in a manner specified by local, state
and federal laws.
D.
Religious uses, as further defined under Article II of this chapter, shall be permitted by special exception within the R-1, R-2, R-3, R-4, TV-1, C-1, C-2 and I-1 Zoning Districts, subject to the provisions of the Caln Township Code as well as the following design standards and specifications:
(1)
A minimum of three acres of contiguous net land area
shall be required to accommodate the religious use. In addition, the
minimum and maximum dimensional requirements, as specified by the
zoning district in which the religious use is located, shall apply.
(2)
Unless otherwise permitted by Caln Township, the religious
use shall be serviced by public sanitary sewage facilities and public
water supply facilities.
(3)
Subordinate uses within the religious use shall be
limited to cafeterias; administrative and professional offices; conference
or convention centers; recreational uses; day-care facilities; adult
day-care facilities; and other similar uses that are determined appropriate
by the Zoning Hearing Board as part of the special exception application.
The cumulative gross floor area for all such accessory uses shall
not occupy more than 40% of the cumulative gross floor area of all
uses within the religious use.
(4)
All designated subordinate uses and buildings shall
be located at least 50 feet from all property lines and street right-of-ways.
(5)
All designated areas utilized as a cemetery or burial
grounds shall be located at least 50 feet from all property lines
and street rights-of-way.
(6)
Unless otherwise required by the utility company or
authority providing service, all utility connections shall be installed
underground.
(7)
All means of ingress and/or egress shall be located
at least 300 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(8)
The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter. The interior accessways shall be designed so as to prevent traffic congestion at points of ingress and egress. All proposed areas designated for the loading or unloading of emergency response vehicles, buses and/or other commercial vehicles shall be planned and arranged so they may be utilized without interfering with the interior traffic circulation and parking facilities.
(9)
All proposed signs for the educational use shall comply with the provisions specified under Article XI of this chapter.
(10)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 50 feet from any lot line of
a nonresidential use and 100 feet from any lot line of a residential
use.
E.
As part of the conditional use application or the
special exception application, the applicant shall provide evidence
that the institutional use or activities shall comply with the provisions
established within this section of the Code. This may include the
submission of a grading plan, utility plan, landscaping plan, architectural
renderings, traffic impact study and/or environmental impact assessment
report. Prior to the submission of the conditional use application
or special exception application, the applicant shall consult with
the Caln Township Engineer and Zoning Officer to initially discuss
the supplemental documentation that may be required as part of the
application.
F.
If the Board of Commissioners approves the conditional
use application, a complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the conditional use application as well as all other provisions specified
by the Code.
G.
If the Zoning Hearing Board approves the special exception
application, a complete land development plan shall be submitted to
Caln Township for review and consideration. The land development plan
shall comply with all conditions of approval issued as part of the
conditional use application as well as all other provisions specified
by the Code.
A.
Community utilities, as defined under Article II of this chapter, shall be permitted by right as an accessory use within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, C-3 and I-1 Zoning Districts, subject to the following requirements:
(1)
Community utilities shall be designed to provide service
in an isolated service area, community or neighborhood.
(2)
The community facilities shall be located on a self-contained
lot which meets the minimum and maximum dimensional lot requirements
of the underlying zoning district.
(3)
A complete subdivision and land development plan shall
be submitted to Caln Township for review and consideration. The subdivision
and land development plan shall comply with all provisions specified
by the Caln Township Code.
B.
Private utilities, as defined under Article II of this chapter, shall be permitted by right within the C-1, C-2 and I-1 Zoning Districts, subject to the following requirements:
(1)
A minimum of 20 acres of contiguous net land area
shall be required to accommodate all of the uses associated with a
private utility provider.
(2)
The offices, terminals, storage and maintenance buildings
for the private utility provider shall be serviced by public sanitary
sewage facilities and public water supply facilities.
(3)
The minimum lot width for the private utility use
shall be 300 feet.
(4)
All facilities and uses associated with the private
utility use shall be located at least 200 feet from any property line
or street right-of-way line.
(5)
The maximum height of the buildings and all accessory
equipment shall be 50 feet.
(6)
The maximum building coverage shall be 25% of the
total lot area.
(7)
The maximum lot coverage shall be 40% of the total
lot area.
(8)
All means of ingress and/or egress shall be located
at least 500 feet from any intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The applicant
or developer shall be responsible for the purchase and installation
of any traffic control devices and the construction of additional
acceleration and/or deceleration lanes as may be required by the Pennsylvania
Department of Transportation or Caln Township.
(9)
Measures shall be provided to control dust and debris.
The entire area shall be kept clean and orderly. The perimeter of
the site shall be inspected for debris on a daily basis.
(10)
Truck access shall be designed to minimize traffic
hazards and inconveniences. All interior roadways shall be maintained
and constructed by the owner or manager. All trucks leaving the site
shall not deposit dirt, mud or other such substances on public roads.
(11)
A fifty-foot-wide buffer yard shall completely
surround all areas approved for the private utility use. Unless otherwise
permitted by Caln Township, the buffer yard shall consist of a dense
evergreen screen and is to be located and maintained along all boundary
lines of the site, except at the entrances. The selected evergreens
shall have a minimum height of six feet and shall be staggered on
twelve-foot centers. No materials of any nature shall be stored within
this buffer yard.
(12)
Hazardous, contaminated and/or toxic materials,
including but not limited to highly flammable materials, explosives,
pathological wastes and radioactive materials, shall not be stored
at the site of private utility use.
(13)
All local, state and federal regulations concerning
air pollution or air quality shall be considered as minimum standards
for the control of smoke, dust, fumes and emissions.
(14)
The owner or manager shall comply with all local,
state and federal laws concerning stabilization, stormwater management
and erosion and sedimentation control.
(15)
All designated points of ingress and egress
for all vehicles shall be designed to consider traffic volumes on
existing streets and adjacent uses.
(16)
All trucks and trailers stored on the property shall be arranged so as to permit access by emergency management equipment. The off-street parking and loading spaces shall be designed to comply with the provisions specified under Article X of this chapter.
(17)
All proposed signs shall comply with the provisions specified under Article XI of this chapter.
(18)
Exterior storage areas for trash and rubbish
shall be properly screened with secured fencing and landscaping materials.
All containers shall be airtight, verminproof and have adequate storage
capacity to accommodate the projected volumes of solid waste. No such
storage area will be permitted within 100 feet from any lot line.
(19)
A complete land development plan shall be submitted
to Caln Township for review and consideration. The land development
plan shall comply with all conditions of approval issued as part of
the conditional use application as well as all other provisions specified
by the Code.
(20)
As part of the land development plan, the applicant
shall provide documentation to indicate that the private utility use
shall comply with the provisions established within the Caln Township
Code. This may include the submission of a grading plan, utility plan,
landscaping plan, architectural renderings, traffic impact study and/or
environmental impact assessment report. Prior to the submission of
the land development plan, the applicant shall consult with the Caln
Township Engineer and Zoning Officer to initially discuss the supplemental
documentation that may be required as part of the application.
C.
Public utilities, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, I-1 and I-2 Zoning Districts. The provisions of this chapter shall not specifically apply to certain public utilities which, because of their status with the Pennsylvania Public Utility Commission, may be exempt from the provisions of this Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
[Amended 10-30-2008 by Ord. No. 2008-8; 9-12-2013 by Ord. No. 2013-06; 11-20-2014 by Ord. No. 2014-04]
A.
Purpose. The purpose of this section and the standards established
herein is to govern the use, construction and location of telecommunications
and wireless communications facilities in recognition of the nature
of commercial communications systems and the Federal Telecommunications
Act of 1996. These regulations are intended to:
(1)
Accommodate the need for telecommunications and wireless communications
facilities while regulating their location and number so as to ensure
the provision for necessary services;
(2)
Minimize the adverse visual effects and the number of such facilities
through proper design, locating, screening, material, color and finish
and by requiring that competing providers of wireless communications
services co-locate their commercial communications antennas and related
facilities on existing towers;
(3)
Ensure the structural integrity of commercial communications antenna
support structures through compliance with applicable industry standards
and regulations;
(4)
Establish review procedures consistent with all relevant federal
and state laws including the Middle Class Tax Relief and Job Creation
Act of 2012 and the Pennsylvania Wireless Broadband Collocation Act;[1] and
[1]
Editor's Note: See 47 U.S.C. § 1401 et seq. and
53 P.S. § 11702.1 et seq., respectively.
(5)
Promote the health, safety and welfare of the residents and property
owners within Caln Township.
B.
Permitted locations for tower-based wireless communications facilities. Tower-based wireless communications facilities, as further defined in § 155-12, shall be permitted by conditional use within the following areas of Caln Township:
(1)
In the I-1 Industrial and I-2 Light Industrial Zoning District by
conditional use approval of the Board of Commissioners subject to
applicable standards in this section;
[Amended 2-22-2018 by Ord. No. 2018-04]
(2)
In the I Institutional Zoning District by conditional use approval
of the Board of Commissioners subject to applicable standards in this
section;
(3)
On land owned by Caln Township and the Caln Township Municipal Authority
in all zoning districts by right subject to applicable standards in
this section; and
(4)
On existing telecommunications or wireless communications facilities
in all zoning districts, provided the facilities have the capacity
to accommodate additional facilities.
(5)
Within existing public rights-of-way along the following corridors,
regardless of the underlying zoning district, subject to the additional
regulations (including height limitations) of this article that further
regulate tower-based facilities in the rights-of-way:
[Added 10-10-2019 by Ord. No. 2019-05]
C.
General requirements for all tower-based wireless communications
facilities. The following regulations shall apply to all tower-based
wireless communications facilities (WCF):
(1)
Standard of care. Any tower-based WCF shall be designed, constructed,
operated, maintained, repaired, modified and removed in strict compliance
with all current applicable technical, safety and safety-related codes,
including, but not limited to, the most recent editions of the American
National Standards Institute (ANSI) Code, National Electrical Safety
Code, National Electrical Code, as well as the accepted and responsible
workmanlike industry practices of the National Association of Tower
Erectors. Any tower-based WCF shall at all times be kept and maintained
in good condition, order and repair by qualified maintenance and construction
personnel, so that the same shall not endanger the life of any person
or any property in the Township.
(2)
Security. All tower-based WCFs shall have an integral security platform,
or other means with locked access, to prevent unauthorized climbing
of the tower.
(3)
Height. Any tower-based WCF shall be designed at the minimum functional
height and shall not exceed a maximum total height of 180 feet, which
height shall include all subsequent additions or alterations. All
applicants must submit documentation to the Township justifying the
total height of the structure.
(4)
Public safety communications. No tower-based WCF shall interfere
with public safety communications or the reception of broadband, television,
radio or other communication services enjoyed by occupants of nearby
properties. If measurable interference does result from the installation
and use of the tower-based WCF, the owner of the tower based WCF shall
take immediate appropriate measures to abate the interference or cease
operation.
(5)
Maintenance and inspections. The following maintenance requirements
shall apply:
(a)
Any tower-based WCF shall be fully automated and unattended
on a daily basis and shall be visited only for maintenance or emergency
repair.
(b)
Proper maintenance shall be performed to ensure the upkeep of
the facility and the power systems used for the facility, including
fuel storage, in order to promote the safety and security of the Township's
residents.
(c)
Upon request by the Township, the tower-based WCF and its appurtenances
shall be inspected both visually and with the appropriate nondestructive
testing techniques. The results of those tests and written certification
of structural integrity by a registered professional engineer shall
be provided to the Township. Any structural faults thus noted will
be immediately corrected by the owner.
(6)
Radio frequency emissions. No tower-based WCF may, by itself or in
conjunction with other WCFs, generate radio frequency emissions in
excess of the standards and regulations of the FCC.
(7)
Historic buildings or districts. No tower-based WCF may be located
on a building or structure that is listed on either the National or
Pennsylvania Registers of Historic Places or is defined as an historic
resource pursuant to this chapter.
(8)
Identification. All tower-based WCFs shall display a notice in a
readily visible location identifying the name and phone number of
a party to contact in the event of an emergency, subject to approval
by the Township.
(9)
Lighting. Tower-based WCFs shall not be artificially lighted, except
as required by law and as may be approved by the Township.
(10)
Appearance. Towers shall be galvanized and/or painted with a
rust-preventive paint of an appropriate color or rust brown oxidized
steel to harmonize with the surroundings.
(11)
Noise. Tower-based WCFs shall be operated and maintained so
as not to produce noise in excess of applicable noise standards under
all state laws and in Chapter 103 of the Caln Code.[2]
(12)
Aviation safety. Tower-based WCFs shall comply with all federal
and state laws and regulations concerning aviation safety.
(13)
Timing of approval. Within 30 calendar days of the date that
an application for a tower-based WCF is filed with the Township, the
Township shall notify the applicant in writing of any information
that may be required to complete such application. All applications
for tower-based WCFs shall be acted upon within 150 days of the receipt
of a fully completed application for the approval of such tower-based
WCF and the Township shall advise the applicant in writing of its
decision. If additional information was requested by the Township
to complete an application, the time required by the applicant to
provide the information shall not be counted toward the one-hundred-fifty-day
review period.
(a)
Timing of approval for SWF. Within 10 calendar days of the date that
an application for a tower-based WCF that is also a SWF is filed with
the Township, the Township shall notify the applicant in writing of
any information that may be required to complete such application.
The Township shall have 10 days from receipt of the additional information
to issue a letter of completeness, or to request additional information
as appropriate. Within 90 calendar days of receipt of a complete application,
the Township shall make its final decision on whether to approve the
application and shall advise the applicant in writing of such decision.
If additional information was requested by the Township to complete
an application, the time required by the applicant to provide the
information shall not be counted toward the Township' s ninety-day
review period. If the application is subject to conditional use approval,
such conditional use provisions will remain applicable to the application;
however, the timing of approval shall not fall outside the timeline
set forth in this section unless otherwise agreed upon by the applicant
and the Township.
[Added 10-10-2019 by Ord. No. 2019-05]
(14)
Removal. In the event that use of a tower-based WCF is planned
to be discontinued, the owner shall provide written notice to the
Township of its intent to discontinue use and the date when the use
shall be discontinued. Unused or abandoned WCFs or portions of WCFs
shall be removed as follows:
(a)
All unused or abandoned tower-based WCFs and accessory facilities
shall be removed within six months of the cessation of operations
at the site unless a time extension is approved by the Township.
(b)
If the WCF and/or accessory facility is not removed within six
months of the cessation of operations at a site, or within any longer
period approved by the Township, the WCF and accessory facilities
and equipment may be removed by the Township and the cost of removal
assessed against the owner of the WCF.
(c)
Any unused portions of tower-based WCFs, including antennas,
shall be removed within six months of the time of cessation of operations.
The Township must approve all replacements of portions of a tower-based
WCF previously removed.
(15)
Permit fees. The Township may assess appropriate, fair and reasonable
permit fees directly related to the Township's actual costs in reviewing
and processing the application for approval of a tower-based WCF as
set forth in fee schedules established by the Township.
[Added 10-10-2019 by Ord. No. 2019-05]
D.
Tower-based communications facilities outside the rights-of-way.
The following regulations shall apply to tower-based wireless communications
facilities located outside the rights-of-way:
(1)
Permitted in the I Institutional, I-1 Industrial District and I-2
Light Industrial District. Tower-based WCFs are permitted in the I
Institutional, I-1 Industrial District and I-2 Light Industrial District
by conditional use of the Board of Commissioners.
[Amended 2-22-2018 by Ord. No. 2018-04]
(2)
Gap in coverage. An applicant for a tower-based WCF must demonstrate
that a significant gap in wireless coverage exists with respect to
the applicant's operation in the applicable area and that the type
of WCF being proposed is the least intrusive means by which to fill
that gap in wireless coverage. The existence or nonexistence of a
gap in wireless coverage shall be a factor in the Township's decision
on an application for approval of tower-based WCF.
(3)
Sole use on a lot. A tower-based WCF is permitted as a sole use on
a lot subject to the minimum area and bulk requirements for the applicable
district.
(4)
Combined with another use. A tower-based WCF may be permitted on
a property with an existing use or on a vacant parcel in combination
with another use permitted in the I Institutional, I-1 Industrial
District and I-2 Light Industrial District subject to the following
conditions:
[Amended 2-22-2018 by Ord. No. 2018-04]
(a)
Minimum lot area. The minimum lot area shall comply with the
requirements for the applicable district.
(b)
Minimum setbacks. The tower-based WCF and accompanying equipment
building shall comply with the setback requirements for the applicable
zoning district, provided that no tower-based WCF shall be located
within 200 feet of a lot with a residential use or a residential district
boundary.
(5)
Co-location. An application for a new tower-based WCF shall not be
approved unless the Township finds that the wireless communications
equipment planned for the proposed tower-based WCF cannot be accommodated
on an existing or approved structure or building. Any application
for approval of a tower-based WCF shall include a comprehensive inventory
of all existing towers and other suitable structures within a one-mile
radius from the point of the proposed tower, unless the applicant
can show to the satisfaction of the Township that a different distance
is more reasonable, and shall demonstrate conclusively why an existing
tower or other suitable structure cannot be utilized.
(6)
Design regulations.
(a)
The WCF shall employ the most current stealth technology available
in an effort to appropriately blend into the surrounding environment
and minimize aesthetic impact. The application of the stealth technology
chosen by the WCF applicant shall be subject to the approval of the
Board of Commissioners as part of the conditional use.
(b)
Any substantial change to an existing tower-based WCF shall
require conditional use approval of the Board of Commissioners.
(c)
Any proposed tower-based WCF shall be designed structurally,
electrically, and in all respects to accommodate both the WCF applicant's
antennas and comparable antennae for future users, including antenna
for public safety needs by emergency responders.
(7)
Soil report. The applicant shall submit a soil report to the Township
complying with the standards of Appendix I: Geotechnical Investigations,
ANSI/ETA 222-B, as amended, to document and verify the design specifications
of the foundation of the tower-based WCF, and anchors for guy wires,
if used.
(8)
Fence/screen.
(a)
A security fence having a maximum height of six feet shall completely
surround any tower-based WCF, guy wires, or any building housing WCF
equipment.
(b)
The Board of Commissioners may also require the applicant to
install appropriate landscape screening to screen the tower-based
WCF. The amount and type of screening shall be approved by the Board
of Commissioners as part of the conditional use approval.
(9)
Accessory equipment.
(a)
Ground-mounted equipment associated to, or connected with, a
tower-based WCF shall be underground unless the applicant can demonstrate
to the satisfaction of the Township Engineer that the equipment cannot
be located underground, in which case the ground-mounted equipment
shall be screened from public view using stealth technologies, as
described above.
(b)
All utility buildings and accessory structures shall be architecturally
designed to blend into the environment in which they are situated
and shall meet the minimum setback requirements of the underlying
zoning district.
(10)
Additional antennae. The applicant shall allow and encourage
other service providers to co-locate antennae on tower-based WCFs
where technically and economically feasible. The owner of a tower-based
WCF shall not install any additional antennae without obtaining a
building permit from the Township.
(11)
Bond. Prior to the issuance of a permit to construct a tower-based
WCF outside of the ROW, the owner shall, at its own cost and expense,
obtain from a surety licensed to do business in Pennsylvania and maintain
a bond or other form of security acceptable to the Township Solicitor,
in an amount of $100,000 to assure the faithful performance of the
terms and conditions of this chapter. The bond shall provide that
the Township may recover from the principal and surety any and all
compensatory damages incurred by the Township for violations of this
chapter after reasonable notice and opportunity to cure. The owner
shall file the bond with the Township and maintain the same in effect
for as long as the tower-based WCF exists.
E.
Tower-based facilities in the rights-of-way. The following regulations
shall apply to tower-based wireless communications facilities located
in the rights-of-way:
(1)
Permissible locations and additional design standards.
[Amended 2-22-2018 by Ord. No. 2018-04; 10-10-2019 by Ord. No. 2019-05]
(a)
Tower-based WCF 50 feet or shorter in height are permitted in the
public rights-of-way by conditional use in the following zoning districts:
1 Institutional District; 1-1 Industrial District; and 1-2 Light Industrial
District.
(c)
Any such tower-based WCF shall not be located within any public rights-of-way
that directly front or abut the front yard of a residential dwelling
or the front yard of a residentially zoned property.
(2)
Gap in coverage. An applicant for a tower-based WCF must demonstrate
that a significant gap in wireless coverage exists with respect to
the applicant's operation in the applicable area and that the type
of WCF being proposed is the least intrusive means by which to fill
that gap in wireless coverage. The existence or nonexistence of a
gap in wireless coverage shall be a factor in the Township's decision
on an application for approval of tower-based WCFs in the ROW.
(3)
Co-location. An application for a new tower-based WCF in the right-of-way
shall not be approved unless the Township finds that the proposed
wireless communications equipment cannot be accommodated on an existing
structure, such as a utility pole or traffic light pole. Any application
for approval of a tower-based WCF shall include a comprehensive inventory
of all existing towers and other suitable structures within a one-mile
radius from the point of the proposed tower, unless the applicant
can show to the satisfaction of the Township that a different distance
is more reasonable, and shall demonstrate conclusively why an existing
tower or other suitable structure cannot be utilized.
(4)
Time, place and manner. The Township shall determine the time, place
and manner of construction, maintenance, repair and/or removal of
all tower-based WCFs in the right-of-way based on public safety, traffic
management, physical burden on the ROW, and related considerations.
For public utilities, the time, place and manner requirements shall
be consistent with the police powers of the Township and the requirements
of the Public Utility Code.
(5)
Equipment location. Tower-based WCFs and accessory equipment shall
be located so as not to cause any physical or visual obstruction to
pedestrian or vehicular traffic, or to otherwise create safety hazards
to pedestrians and/or motorists or to otherwise inconvenience public
use of the right-of-way as determined by the Township. In addition:
(a)
In no case shall ground-mounted equipment, walls, or landscaping
be located within 18 inches of the face of the curb.
(b)
Ground-mounted equipment that cannot be installed underground
shall be screened, to the fullest extent possible, through the use
of landscaping or other decorative features to the satisfaction of
the Board of Commissioners.
(c)
Required electrical meter cabinets shall be screened to blend
in with the surrounding area to the satisfaction of the of the Board
of Commissioners.
(d)
Any graffiti on the tower or on any accessory equipment shall
be removed at the sole expense of the owner within 30 business days
of notice of the existence of the graffiti.
(e)
Any underground vaults related to tower-based WCFs shall be
reviewed and approved by the Township.
(6)
Design regulations.
(a)
The WCF shall employ the most current stealth technology available
in an effort to appropriately blend into the surrounding environment
and minimize aesthetic impact. The application of the stealth technology
chosen by the applicant shall be subject to the approval of the Board
of Commissioners.
(b)
Any substantial change to an existing tower-based WCF shall
require conditional use approval of the Board of Commissioners.
(c)
Any proposed tower-based WCF shall be designed structurally,
electrically, and in all respects to accommodate both the WCF applicant's
antennas and comparable antennae or future users, including antenna
for public safety needs by emergency responders.
(7)
Additional antennae. The WCF applicant shall allow and encourage
other service providers to co-locate antennae on tower-based WCFs
where technically and economically feasible. The owner of a tower-based
WCF shall not install any additional antennae without obtaining the
prior written approval of the Township.
(8)
Relocation or removal of facilities. Within 60 days following written
notice from the Township, or such longer period as the Township determines
is reasonably necessary or such shorter period in the case of an emergency,
an owner of tower-based WCF in the right-of-way shall, at its own
expense, temporarily or permanently remove, relocate, change or alter
the position of any WCF when the Township, consistent with its police
powers and applicable Public Utility Commission regulations, shall
determine that such removal, relocation, change or alteration is reasonably
necessary under the following circumstances:
(a)
The construction, repair, maintenance or installation of any
Township or other public improvement in the right-of-way.
(b)
The operations of the Township or other governmental entity
in the right-of-way.
(c)
Vacation of a street or road or the release of a utility easement.
(d)
An emergency as determined by the Township.
(9)
Compensation for right-of-way use. Every tower-based WCF in the right-of-way
is subject to the Township's right to fix annually a fair and reasonable
compensation to be paid for use and occupancy of the right-of-way.
Such compensation for right-of-way use shall be directly related to
the Township's actual right-of-way management costs including, but
not limited to, the costs of the administration and performance of
all reviewing, inspecting, permitting, supervising and other right-of-way
management activities by the Township. The owner of each tower-based
WCF shall pay an annual fee to the Township to compensate the Township
for the Township's costs incurred in connection with the activities
described above. The annual right-of-way management fee for tower-based
WCFs shall be determined by the Township and authorized by resolution
of the Board of Commissioners and shall be based on the Township's
actual right-of-way management costs as applied to such tower-based
WCF.
(10)
Bond. Prior to the issuance of a permit, the owner of a tower-based
WCF in the right-of-way shall, at its own cost and expense, obtain
from a surety licensed to do business in Pennsylvania and maintain
a bond, or other form of security acceptable to the Township Solicitor,
in an amount of $100,000 to assure the faithful performance of the
terms and conditions of this chapter. The bond shall provide that
the Township may recover from the principal and surety any and all
compensatory damages incurred by the Township for violations of this
chapter, after reasonable notice and opportunity to cure. The owner
shall file a copy of the bond with the Township and maintain the same
in effect for as long as the tower exists.
F.
The following regulations shall apply to all nontower wireless communications
facilities that do not substantially change the physical dimensions
of the wireless support structure to which they are attached:
[Amended 10-10-2019 by Ord. No. 2019-05]
(1)
Permitted in all zoning districts subject to regulations. Non-tower
WCFs are permitted in all zoning districts subject to the restrictions
and conditions prescribed below and subject to the prior written approval
of the Township.
(2)
Standard of care. Any non-tower WCF shall be designed, constructed,
operated, maintained, repaired, modified and removed in strict compliance
with all current applicable technical, safety and safety-related codes,
including, but not limited to, the most recent editions of the American
National Standards Institute (ANSI) Code, National Electrical Safety
Code, and National Electrical Code. Any WCF shall at all times be
kept and maintained in good condition, order and repair by qualified
maintenance and construction personnel, so that the same shall not
endanger the life of any person or any property in the Township.
(3)
Public safety communications. No non-tower WCF shall interfere with
public safety communications or the reception of broadband, television,
radio other communication services enjoyed by occupants of nearby
properties. If measurable interference does result from the installation
and use of the non-tower WCF, the owner of the non-tower WCF shall
take immediate appropriate measures to abate the interference or cease
operation.
(4)
Aviation safety. Non-tower WCFs shall comply with all federal and
state laws and regulations concerning aviation safety.
(5)
Radio frequency emissions. No non-tower WCF may, by itself or in
conjunction with other WCFs, generate radio frequency emissions in
excess of the standards and regulations of the FCC.
(6)
Removal. In the event that use of a non-tower WCF is discontinued,
the owner shall provide written notice to the Township of its intent
to discontinue use and the date when the use shall be discontinued.
Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(a)
All abandoned or unused WCFs and accessory facilities shall
be removed within six months of the cessation of operations at the
site unless a time extension is approved by the Township.
(b)
If the WCF or accessory facility is not removed within six months
of the cessation of operations at a site, or within any longer period
approved by the Township, the WCF and/or associated facilities and
equipment may be removed by the Township and the cost of removal assessed
against the owner of the WCF.
(7)
Timing of approval. Within 10 calendar days of the date that an application
for the nontower WCF is filed with the Township, the Township shall
notify the applicant in writing of any information that may be required
to complete such application. The Township shall have 10 days from
the receipt of the additional information to issue a letter of completeness,
or to request additional information as appropriate. Within 60 calendar
days of receipt of a complete application, the Township shall make
its final decision on whether to approve the application and shall
advise the applicant in writing of such decision. If additional information
was requested by the Township to complete an application, the time
required by the applicant to provide the information shall not be
counted toward the sixty-day review period.
(8)
Permit fees. The Township may assess appropriate, fair and reasonable
permit fees directly related to the Township's actual costs in reviewing
and processing the application for approval of a nontower WCF as set
forth in fee schedules established by the Township.
G.
The following regulations shall apply to all non-tower wireless communications
facilities that substantially change the wireless support structure
to which they are attached:
(1)
Permitted in all zoning districts subject to regulations. Non-tower
WCFs are permitted in all zoning districts subject to the restrictions
and conditions prescribed below and subject to the prior written approval
of the Township.
(2)
Standard of care. Any non-tower WCF shall be designed, constructed,
operated, maintained, repaired, modified and removed in strict compliance
with all current applicable technical, safety and safety-related codes,
including, but not limited to, the most recent editions of the American
National Standards Institute (ANSI) Code, National Electrical Safety
Code, and National Electrical Code. Any WCF shall at all times be
kept and maintained in good condition, order and repair by qualified
maintenance and construction personnel, so that the same shall not
endanger the life of any person or any property in the Township.
(3)
Public safety communications. No non-tower WCF shall interfere with
public safety communications or the reception of broadband, television,
radio or other communication services enjoyed by occupants of nearby
properties. If measurable interference does result from the installation
and use of the non-tower WCF, the owner of the non-tower WCF shall
take immediate appropriate measures to abate the interference or cease
operation.
(4)
Historic buildings. Non-tower WCFs may not be located on a building
or structure that is listed on either the National or Pennsylvania
Registers of Historic Places or is defined as an historic resource
pursuant to this chapter.
(5)
Aviation safety. Non-tower WCFs shall comply with all federal and
state laws and regulations concerning aviation safety.
(6)
Maintenance. The following maintenance requirements shall apply:
(7)
Radio frequency emissions. No non-tower WCF may, by itself or in
conjunction with other WCFs, generate radio frequency emissions in
excess of the standards and regulations of the FCC.
(8)
Removal. In the event that use of a non-tower WCF is discontinued,
the owner shall provide written notice to the Township of its intent
to discontinue use and the date when the use shall be discontinued.
Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(a)
All abandoned or unused WCFs and accessory facilities shall
be removed within six months of the cessation of operations at the
site unless a time extension is approved by the Township.
(b)
If the WCF or accessory facility is not removed within six months
of the cessation of operations at a site, or within any longer period
approved by the Township, the WCF and/or associated facilities and
equipment may be removed by the Township and the cost of removal assessed
against the owner of the WCF.
(9)
Timing of approval. Within 30 calendar days of the date that an application
for a non-tower WCF is filed with the Township, the Township shall
notify the applicant in writing of any information that may be required
to complete such application. Within 90 calendar days of receipt of
a complete application, the Township shall make its final decision
on whether to approve the application and shall advise the applicant
in writing of such decision. If additional information was requested
by the Township to complete an application, the time required by the
applicant to provide the information shall not be counted toward the
Township's ninety-day review period.
(a)
Timing of approval for SWF. Within 10 calendar days of the date that
an application for a nontower WCF that is also a SWF is filed with
the Township, the Township shall notify the applicant in writing of
any information that may be required to complete such application.
The Township shall have 10 days from the receipt of the additional
information to issue a letter of completeness, or to request additional
information as appropriate. Within 60 calendar days of receipt of
a complete application, the Township shall make its final decision
on whether to approve the application and shall advise the applicant
in writing of such decision. If additional information was requested
by the Township to complete an application, the time required by the
applicant to provide the information shall not be counted toward the
sixty-day review period.
[Amended 10-10-2019 by Ord. No. 2019-05]
(10)
Bond. Prior to the issuance of a permit, the owner of each individual
non-tower WCF shall, at its own cost and expense, obtain from a surety
licensed to do business in Pennsylvania and maintain a bond, or other
form of security acceptable to the Township Solicitor, in an amount
of $25,000 for each individual non-tower WCF, to assure the faithful
performance of the terms and conditions of this chapter. The bond
shall provide that the Township may recover from the principal and
surety any and all compensatory damages incurred by the Township for
violations of this chapter, after reasonable notice and opportunity
to cure. The owner shall file a copy of the bond with the Township
and maintain the same in effect for as long as the non-tower WCF exists.
(11)
Permit fees. The Township may assess appropriate, fair and reasonable
permit fees directly related to the Township's actual costs in reviewing
and processing the application for approval of a nontower WCF as set
forth in fee schedules established by the Township.
[Amended 10-10-2019 by Ord. No. 2019-05]
H.
Non-tower wireless facilities outside the rights-of-way. The following
additional regulations shall apply to non-tower wireless communications
facilities located outside the rights-of-way that substantially change
the wireless support structure to which they are attached:
(1)
Development regulations. Non-tower WCFs shall be co-located on existing
structures, such as existing buildings or tower-based WCFs subject
to the following conditions:
(a)
If the applicant proposes to locate the communications equipment
in a separate building, the building shall comply with the minimum
requirements for the applicable zoning district.
(b)
A six-foot-high security fence shall surround any separate communications
equipment building.
(c)
Vehicular access to the communications equipment building shall
not interfere with the parking or vehicular circulations on the site
for the principal use.
(2)
Design regulations.
(a)
Non-tower WCFs shall employ stealth technology and be treated
to match the supporting structure in order to minimize aesthetic impact.
The application of the stealth technology chosen by the applicant
shall be subject to the approval of the Board of Commissioners.
(b)
Non-tower WCFs, which are mounted to a building or similar structure,
may not exceed a height of 15 feet above the roof or parapet, whichever
is higher, unless the applicant obtains conditional use approval from
the Board of Commissioners.
(c)
All non-tower WCF applicants must submit documentation to the
Township justifying the total height of the non-tower structure. Such
documentation shall be analyzed in the context of such justification
on an individual basis.
(d)
Antennae, and their respective accompanying support structures,
shall be no greater in diameter than any cross-sectional dimension
than is reasonably necessary for their proper functioning.
(3)
Noncommercial usage exemption. The design regulations enumerated
in this subsection shall not apply to direct broadcast satellite dishes
installed for the purpose of receiving video and related communications
services at residential dwellings.
(4)
Removal and replacement. The removal and replacement of non-tower
WCFs and/or accessory equipment for the purpose of upgrading or repairing
the WCF is permitted, so long as such repair or upgrade does not increase
the overall size of the WCF or the numbers of antennae.
I.
Non-tower wireless facilities in the right-of-way. The following
additional regulations shall apply to all non-tower wireless communications
facilities located in the right-of-way:
(1)
Co-location. Non-tower WCFs in the right-of-way shall be co-located
on existing poles, such as existing utility poles or light poles.
(2)
Design requirements:
(a)
WCF installations located above the surface grade in the public
right-of-way including, but not limited to, those on streetlights
and joint utility poles, shall consist of equipment components that
are no more than six feet in height and that are compatible in scale
and proportion to the structures upon which they are mounted. All
equipment shall be the smallest and least visibly intrusive equipment
feasible.
(b)
Antennae and all support equipment shall be treated to match
the supporting structure. WCFs and accompanying equipment shall be
painted, or otherwise coated, to be visually compatible with the support
structure upon which they are mounted.
(3)
Compensation for right-of-way use. In addition to permit fees as
described above, every non-tower WCF in the right-of-way is subject
to the Township's right to fix annually a fair and reasonable compensation
to be paid for use and occupancy of the right-of-way. Such compensation
for right-of-way use shall be directly related to the Township's actual
right-of-way management costs including, but not limited to, the costs
of the administration and performance of all reviewing, inspecting,
permitting, supervising and other right-of-way management activities
by the Township. The owner of each non-tower WCF shall pay an annual
fee to the Township to compensate the Township for its costs incurred
in connection with the activities described above. The annual right-of-way
management fee for non-tower WCFs shall be determined by the Township
and authorized by resolution of Township Board of Commissioners and
shall be based on the Township's actual right-of-way management costs
as applied to such non-tower WCF.
(4)
Time, place and manner. The Township shall determine the time, place
and manner of construction, maintenance, repair and/or removal of
all non-tower WCFs in the right-of-way based on public safety, traffic
management, physical burden on the right-of-way, and related considerations.
For public utilities, the time, place and manner requirements shall
be consistent with the police powers of the Township and the requirements
of the Public Utility Code.
(5)
Equipment location. Non-tower WCFs and accessory equipment shall
be located so as not to cause any physical or visual obstruction to
pedestrian or vehicular traffic, or to otherwise create safety hazards
to pedestrians and/or motorists or to otherwise inconvenience public
use of the right-of-way as determined by the Township. In addition:
(a)
In no case shall ground-mounted equipment, walls, or landscaping
be located within 18 inches of the face of the curb.
(b)
Ground-mounted equipment shall be located underground. In the
event an applicant can demonstrate, to the satisfaction of the Township
Engineer, that ground-mounted equipment cannot be installed underground,
then all such equipment shall be screened, to the fullest extent possible,
through the use of landscaping or other decorative features to the
satisfaction of the Township.
(c)
Required electrical meter cabinets shall be screened to blend
in with the surrounding area to the satisfaction of the Township.
(d)
Any graffiti on the tower or on any accessory equipment shall
be removed at the sole expense of the owner within 30 business days
of notice of the existence of the graffiti.
(e)
Any underground vaults related to non-tower WCFs shall be reviewed
and approved by the Township.
(6)
Relocation or removal of facilities. Within 60 days following written
notice from the Township, or such longer period as the Township determines
is reasonably necessary or such shorter period in the case of an emergency,
an owner of a WCF in the right-of-way shall, at its own expense, temporarily
or permanently remove, relocate, change or alter the position of any
WCF when the Township, consistent with its police powers and applicable
Public Utility Commission regulations, shall have determined that
such removal, relocation, change or alteration is reasonably necessary
under the following circumstances:
(a)
The construction, repair, maintenance or installation of any
Township or other public improvement in the right-of-way.
(b)
The operations of the Township or other governmental entity
in the right-of-way.
(c)
Vacation of a street or road or the release of a utility easement.
(d)
An emergency as determined by the Township.
J.
Wireless communications facilities on Township and Municipal Authority-owned
land. Tower-based wireless communications facilities and non-tower
wireless communications facilities may be permitted on land owned
by the Township and the Caln Township Municipal Authority in all zoning
districts as a permitted use in accordance with the provisions of
this chapter and subject to the following additional criteria:
(1)
The Board of Commissioners may permit the tower-based wireless communications
facilities to be a maximum height of 180 feet, which height shall
include all subsequent additions or alterations. All applicants must
submit documentation to the Township justifying the total height of
the structure.
(2)
In addition, when no tower is proposed, antenna(s) may be mounted
on an existing building or structure owned and maintained by the Township,
when approved by the Board of Commissioners, in which case they shall
be constructed to simulate the architectural facade and/or color of
the building, structure or object to which they are attached.
(5)
The location of the wireless communications facility on the property
owned by the Township or Municipal Authority shall be at the absolute
discretion of the Board of Commissioners which shall be approved as
part of the conditional use application.
K.
Consistency
with state and federal laws and regulations. The provisions contained
herein regulating wireless communications facilities are intended
to comply with federal and state laws and regulations in effect as
of the date of adoption of this section. To the extent that any of
the provisions in this section conflict with any federal or state
statutes or regulations, the federal or state statutes or regulations
shall control unless the applicable federal or state statutes or regulations
allow for more stringent provisions in local ordinances. In which
case, the more stringent provisions of local ordinances shall remain
in effect and shall control in such instances."
[Added 10-10-2019 by Ord. No. 2019-05]
A.
Municipal uses, as defined under Article II of this chapter, shall be permitted by right within the R-1, R-2, R-3, R-4, R-5, TV-1, C-1, C-2, I-1 and I-2 Zoning Districts.
[Amended 2-22-2018 by Ord. No. 2018-04]
B.
The provisions of this chapter shall not apply to Caln Township nor to any of the following: any lands or buildings of Caln Township or extensions thereof, the use of any premises by Caln Township, and any buildings, lands or premises owned or operated by Caln Township; provided, however, that Caln Township shall comply with any provision of this chapter respecting the preservation of historic sites or structures, as defined under § 155-12, and this municipal exemption shall not apply thereto, and provided further that Caln Township shall comply with all applicable requirements pertaining to public health, safety and general welfare of the community as deemed pertinent by the Caln Township Commissioners.
C.
Governmental uses shall be permitted by right in the I-2 Zoning District
and by conditional use within the TV-1, C-1, C-2 and I-1 Zoning Districts.
Unless otherwise exempt from the provisions of this Code, all governmental
uses shall comply with the provisions of this Code.
[Amended 2-22-2018 by Ord. No. 2018-04]
A.
A rental business, as defined under Article II, shall be permitted by conditional use within the TV-1 and C-1 Zoning Districts.
B.
The following design standards and specifications
shall apply to a rental business:
(1)
A minimum of two acres of net land area shall be required
to accommodate the use. In addition, the appropriate minimum and maximum
dimensional requirements of the TV-1 and C-1 Zoning District shall
apply.
(2)
The use shall be serviced by public sanitary sewage
facilities and public water supply facilities.
(3)
Unless otherwise permitted by this section of the
Code, there shall be no outdoor storage or display or temporary parking
of machinery or equipment between the building line, or where no building
exists, the build-to line and the front lot line. For purpose of this
regulation, the term "storage or display" means keeping machinery
and equipment on the premises in the conduct of the business when
it is not off premises during the term of a rental contract.
(4)
Unless otherwise permitted by the Board of Commissioners
as part of the conditional use application, equipment or machinery
kept on or brought to the premises for rent or sale may be displayed
between ultimate street right-of-way line and the building setback
line. All such equipment and machinery may be displayed in those areas,
provided it does not impede or endanger pedestrian and vehicular traffic.
If permitted, the total display area shall not be greater than 1,200
square feet within two approved locations in the aggregate and shall
be located a minimum of 14 feet from the paved cartway of the abutting
street (the display area). All such displayed equipment and machinery
shall be removed from the designated display areas at close of business
hours and stored either within the building or in the designated and
approved outdoor storage area. No equipment and machinery capable
of vertical extension displayed in the display area shall be extended
to a vertical height exceeding 10 feet in height.
(5)
Except as otherwise provided in this section of the
Code, all machinery, equipment and goods shall be kept, stored and/or
displayed either within a building or in a storage yard as shown on
the site plan. The storage yard shall not be located within an approved
yard area which complies with the appropriate building setback requirements.
The storage yard and all outdoor storage of machinery, equipment and
goods shall be screened from view of public streets and rights-of-way
by the use of a permanently maintained cyclone fence having a minimum
height of six feet. The cyclone fencing shall be made opaque by the
use of inserts, designed and intended for such purpose to insure the
fencing serves its intended purpose. The use of alternative fencing
may be considered by the Board of Commissioners as part of the conditional
use application.
(6)
No equipment and machinery capable of vertical extension
stored or displayed within the confines of the approved storage yard
shall be extended to a vertical height exceeding 40 feet in height.
Such vertical height extension shall be limited to the hours of 7:00
a.m. to 5:00 p.m., prevailing time.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer yards and other landscaping enhancements will be incorporated within the site. The landscape plan shall specify a proposed planting scheme to comply with the provisions of § 155-119 (Landscaping) as well as the following requirements:
(a)
A mixture of evergreen, flowering deciduous
and nonflowering deciduous trees and bushes shall be planted in front
of the required fencing, as specified by this section of the Code.
Unless otherwise specified by the Board of Commissioners, the individual
trees shall be staggered along the fence line, at such intervals not
exceeding 15 feet on center, along all public streets and property
lines.
(b)
Customer parking areas visible from all public
streets or the frontage of the property shall be landscaped, as reasonably
required by the Board of Commissioners.
(c)
A buffer planting strip located on the rental
business property shall be required between the proposed use and any
contiguous or adjacent residential district or residential use.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed building
elevations and plan views.
(5)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(6)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If the conditional use application is approved by
the Board of Commissioners, a complete land development plan shall
be submitted to Caln Township for review and consideration. The land
development plan shall comply with all conditions of approval issued
as part of the special exception application as well as all other
provisions specified by the Code.
A.
Flex space, as defined under Article II, shall be permitted by conditional use within the C-2 and I-1 Zoning Districts.
B.
The following design standards and specifications
shall apply to flex space:
(1)
A minimum of two acres of net land area shall be required
to accommodate the use. In addition, the appropriate minimum and maximum
dimensional requirements of the C-2 or I-1 Zoning District shall apply.
(2)
The flex space uses shall be serviced by public sanitary
sewage facilities and public water supply facilities.
(3)
The principal use shall be considered a business or
professional office, provided the total gross floor area occupies
more than 20% of the flex space building.
(4)
The subordinate uses may include light manufacturing,
assembly, warehousing, distribution, fabrication or finishing facilities,
provided that the total gross floor area occupies no more than 80%
of the flex space building.
(5)
Unless otherwise permitted by the Board of Commissioners
as part of the conditional use application, all permitted flex space
uses shall be contained within a single building.
C.
As part of the conditional use application, the applicant
or developer shall submit the following information for review and
consideration:
(1)
A preliminary utility plan showing how sanitary sewage
disposal facilities, water supply facilities, electric, telephone,
natural gas, cable and other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer
yards and other landscaping enhancements will be incorporated within
the site.
(3)
A preliminary grading plan shall be developed to identify
the limits of disturbance for all municipal site improvements, the
proposed ground elevations, stormwater management facilities and other
natural or man-made features of the site.
(4)
Architectural renderings of the proposed exterior
building elevations and plan views.
(5)
Architectural drawings depicting how the internal
footprint of the flex space building will be divided considering the
proposed use and space allocation requirements
(6)
A preliminary lighting plan showing the location and
intensity of the proposed lighting within the property to a point
50 feet beyond the perimeter of the property line. The proposed lighting
for buildings, signs, accessways and parking areas shall be arranged
so they do not reflect towards any public street or residential zoning
districts.
(7)
A traffic impact study shall be conducted in accordance
with the provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(8)
An environmental impact assessment (EIA) report shall
be conducted in accordance with the procedures and requirements specified
by this Code. The EIA report should identify how the potential adverse
impact will be mitigated and/or prevented.
D.
If a conditional use application is approved by the
Board of Commissioners, a complete land development plan shall be
submitted to Caln Township for review and consideration. The land
development plan shall comply with all conditions of approval issued
as part of the special exception application as well as all other
provisions specified by the Code.
A.
Other types of land uses, not specifically identified
or recognized within this chapter of the Code, may evolve or become
commonly acceptable as a reasonable use. It is the purpose of this
section to provide for all reasonable and appropriate land uses and
to establish a mechanism for the inclusion of such land uses within
Caln Township.
B.
All undefined or other reasonable land uses that are
not recognized by this Code shall be permitted by conditional use
within the I-1 Zoning District.
C.
Unless otherwise permitted by the Board of Commissioners
as part of the conditional use application, the following design and
development requirements shall apply to all undefined or other reasonable
land uses which are not recognized by this Code:
(1)
A minimum of 20 acres of net land area shall be required
to accommodate the undefined use. Depending upon the complexity or
intensity of the proposed undefined land use, the Board of Commissioners
may consider a reduction of the minimum area requirement; however,
in no case shall the minimum lot size be reduced to less than five
contiguous net acres of land.
(2)
The undefined use shall be serviced by public sanitary
sewage facilities and public water supply facilities.
(3)
Depending upon the complexity or intensity of the
undefined use, the Board of Commissioners shall establish the minimum
and maximum dimensional requirements as part of the conditional use
application. These provisions shall include the lot width, setback
requirements (front, side and rear), height, building coverage and
lot coverage requirements for the undefined use.
D.
As part of the conditional use application, the Board
of Commissioners shall consider the following information and documentation
submitted to Caln Township on behalf of the applicant:
(1)
The applicant shall submit a request for inclusion
of an undefined or other reasonable land use that is not recognized
as part of the Code, with illustrations and complete documentation
that completely describes the land use activity and the manner in
which it differs from the permitted uses defined or permitted by the
Code.
(2)
Prior to the commencement of the conditional use hearing,
the Zoning Officer shall review the submission and advise the Planning
Commission and Board of Commissioner if the application meets the
purpose and objective of this section of the Code.
(3)
The applicant shall provide evidence that the undefined
use shall comply with all provisions established within the Code.
This may include the submission of a grading plan, utility plan, landscaping
plan, architectural renderings, traffic impact study and/or environmental
impact assessment report. Prior to the submission of the conditional
use application, the applicant shall consult with the Caln Township
Engineer and Zoning Officer to initially discuss the supplemental
documentation that may be required as part of the application.
E.
If the Board of Commissioners approves the conditional
use application, a complete subdivision and/or land development plan
shall be submitted to Caln Township for review and consideration.
The subdivision and/or land development plan shall comply with all
conditions of approval issued as part of the conditional use application
as well as all other provisions specified by the Code.
[Added 8-9-2012 by Ord. No. 2012-03]
A.
A solar energy production facility as defined in Article II shall be permitted by conditional use in the I Institutional Zoning District.
B.
The following design standards and specifications shall apply to
solar energy production facilities:
(1)
Net lot area. A minimum of five acres of net lot area shall be required
to accommodate the use.
(2)
Maximum height. The maximum height of all buildings or structures
in the facility shall be 25 feet.
(3)
Facility design. The design of the facility shall conform to applicable
industry standards, including those of the American National Standards
Institute. The applicant shall submit to the Township prior to issuance
of building permit certificates of design compliance obtained by the
equipment manufacturers from Underwriters Laboratories (UL), IEEE,
Solar Rating and Certification Corporation (SRCC) or other similar
certifying organizations.
(4)
Construction standards. The facility shall be constructed in compliance
with the applicable Township building codes and the Pennsylvania Uniform
Construction Code, Act 45 of 1999, as amended (UCC), the National
Electric Code, and any regulations adopted by the Pennsylvania Department
of Labor and Industry as they relate to the UCC, except where an applicable
industry standard has been approved by the Department of Labor and
Industry under its regulatory authority.
(5)
Lighting. The facility shall not be artificially lighted except to
the extent required by safety or by any applicable federal, state
or local authority. Any lighting used shall be energy efficient.
(6)
No advertising. The facility shall not display any advertising, except
for reasonable identification of the panel, inverter or other equipment
manufacturer, and the facility owner.
(7)
Safety measures. The facility shall be enclosed by a fence, barrier
or other appropriate means to prevent or restrict unauthorized persons
or vehicles from entering the property. The specifications and details
of the fence or barrier shall be approved by the Board as part of
the conditional use approval. Clearly visible warning signs shall
be placed on the fence, barrier or at the facility perimeter to inform
individuals of potential voltage hazards. On-site transmission and
power lines shall, to the maximum extent practicable, be placed underground.
The storage of batteries which are capable of storing the electrical
power output of the solar energy production facility shall be prohibited
on site. Any facility or equipment which is used to store the energy
output from the solar energy production facility must be approved
by the Board of Commissioners.
(8)
Setbacks and screening. All structures and buildings associated with a solar energy production facility shall be set back from the nearest property line a distance of not less than 25 feet; however, as part of the conditional use approval, the Board of Commissioners may modify the appropriate setback based on the site characteristics, topography and the abutting land uses. Each facility shall be screened by a buffer yard to create a continuous visual screen between the facility and a person standing at ground level on an adjacent lot. Such buffer yard shall be comprised of fencing or landscaping or some combination thereof and shall comply with the provisions in § 155-119.
(9)
Decommissioning. The applicant must agree to the following as conditions
of the issuance of land development approval and issuance of a building
permit for a solar energy production facility:
(a)
If the applicant ceases operation of the energy project or begins
but does not complete construction of the project, the applicant shall
restore the site according to a restoration plan approved by the Board
of Commissioners as part of the conditional use approval.
(b)
The owner of the facility shall notify the Township immediately
upon cessation or abandonment of the operation. The owner shall be
responsible for the removal of the facility within six months from
the date the applicant ceases use of the facility or the facility
becomes obsolete. The owner shall then have 12 months in which to
restore the subject property in accordance with the restoration plan
approved by the Board. At the time of issuance of the permit for the
construction of the facility, the owner shall provide financial security
in form and amount acceptable to the Township and approved as part
of the conditional use decision to secure the expense of dismantling
and removing said structures and restoring the property in accordance
with the restoration plan approved by the Board.
(10)
Glare. The solar energy production facility shall not create
glare or light pollution which creates a safety hazard or a public
nuisance.
(11)
Vehicular access. Each solar energy production facility shall
be provided with a means of vehicular access to and from a public
or private road.
(12)
Hazardous materials. The solar energy production facility shall
not contain hazardous substances as that term is defined in the Pennsylvania
Hazardous Sites Cleanup Act, 35 P.S. § 6020.101 et seq.
(13)
A solar energy production facility shall be serviced by a public
water supply for fire-fighting purposes only.
[Added 3-30-2023 by Ord. No. 2023-04]
A.
Commercial car washes as further defined under Article II of this chapter, shall be permitted by conditional use within the C-1 Zoning District subject to the appropriate provisions specified within the Township Code.
B.
The following design standards and specifications shall apply to
commercial car washes:
(1)
A minimum of 50,000 square feet of contiguous net land area shall
be required to accommodate all of the structures as part of the commercial
car wash. In addition, the minimum and maximum dimensional requirements
for a commercial car wash as specified by the C-1 Zoning District
in Matrix Chart 7 shall apply.
(2)
The commercial car wash shall be serviced by public sanitary sewage
facilities and public water supply facilities.
(3)
Commercial car washes shall be located at least 250 feet from an
existing residential use or residential zoning district, as measured
from the property line.
(4)
The side and rear lot lines of the commercial car wash shall be adequately
screened with a ten-foot-wide landscaped buffer yard.
(5)
Unless otherwise required by the utility company or authority providing
service, all utility connections shall be installed underground.
(6)
The applicant shall submit a traffic study to support the location
of all proposed means of ingress and egress. The traffic study must
demonstrate that the proposed location of all means of ingress and
egress are safe to the traveling public and patrons to the commercial
car wash and that the proposed locations will minimize any negative
effects on traffic flow and congestion. The proposed locations of
all means of ingress and egress shall be approved by the Board of
Commissioners only after making a determination that the proposed
locations satisfy the above-referenced requirements. The applicant
shall also obtain a Pennsylvania Department of Transportation highway
occupancy permit or a Caln Township road occupancy permit as a condition
precedent to application approval. The applicant or developer shall
be responsible for the purchase, installation and/or relocation of
any traffic control device and the construction of additional acceleration
and/or deceleration lanes as may be required by the Pennsylvania Department
of Transportation or Caln Township.
(7)
Interior traffic circulation shall be designed so as to minimize
traffic congestion at points of ingress and egress and to promote
public safety for those patrons parking or using the commercial car
wash. Fire lanes shall be clearly established, as required by the
Caln Township Fire Code, as amended. The required loading and unloading
zones shall be designed to minimize interference with interior traffic
circulation and parking facilities.
(8)
For commercial car washes that are nonautomated, there shall be a
minimum of three stacking spaces per bay with minimum dimensions of
10 feet by 25 feet per space and two additional parking spaces per
bay. For commercial car washes that are automated, there shall be
a minimum of 20 stacking spaces with minimum dimensions of 10 feet
by 25 feet per stacking space.
(9)
All designated points of ingress and egress for all vehicles shall
be designed to consider traffic volumes on existing streets and adjacent
uses.
(10)
All proposed signs for the car wash shall comply with the provisions specified under Article XI of this chapter.
(11)
Exterior storage areas for trash and rubbish shall be properly
screened with secured fencing and landscaping materials. All containers
shall be airtight, vermin proof and have adequate storage capacity
to accommodate the projected volumes of solid waste. No such storage
area will be permitted within 25 feet from any lot line.
(12)
All exterior speaker, microphone or intercom systems shall be
designed in a manner so the messages, music or other audible sounds
are reduced by 80% from the source to any property line.
(13)
The lighting facilities shall be designed in a manner so the
illumination does not exceed 0.5 footcandle, as measured at the property
lines, except at driveway entrances, provided the illumination at
the cartway center line of the contiguous street shall not exceed
one footcandle.
C.
As part of the conditional use application, the applicant or developer
shall submit the following information for review and consideration:
(1)
A preliminary utility plan showing how sanitary sewage disposal facilities,
water supply facilities, electric, telephone, natural gas, cable and
other utilities will service the site.
(2)
A preliminary landscaping plan showing how the buffer yards and other
landscaping enhancements will be incorporated within the site.
(3)
A preliminary grading plan shall be developed to identify the limits
of disturbance for all municipal site improvements, the proposed ground
elevations, stormwater management facilities and other natural or
man-made features of the site.
(4)
Architectural renderings of the proposed building elevations and
plan views.
(5)
A preliminary lighting plan showing the location and intensity of
the proposed lighting within the property to a point 50 feet beyond
the perimeter of the property line. The proposed lighting for buildings,
signs, accessways and parking areas shall be arranged so they do not
reflect towards any public street or residential zoning districts.
(6)
A traffic impact study shall be conducted in accordance with the
provisions of the Caln Township Code in order to assess transportation
conditions and needs. The traffic impact study shall be submitted
with the conditional use application.
(7)
An environmental impact assessment (EIA) report shall be conducted
in accordance with the procedures and requirements specified by this
Code. The EIA report should identify how the potential adverse impact
will be mitigated and/or prevented.
D.
If the Board of Commissioners approves the conditional use application,
a complete subdivision and land development plan shall be submitted
to Caln Township for review and consideration. The subdivision and
land development plan shall comply with all conditions of approval
issued as part of the conditional use application as well as all other
provisions specified by the Code.
