Township of Shrewsbury

Accessory dwelling unit

Accessory dwelling unit (ADU), accessory residential unit, granny flat, etc. A small, self-contained residential unit on the same lot as an existing single-family home. An ADU may be built within a primary residence (such as in an attic or basement), attached to the primary residence (such as a duplex unit with a separate entrance), or detached from the primary residence (such as above, or the conversion of, a detached garage).

Vehicle Parking:
2 required off-street parking spaces per dwelling unit.
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. There shall be permitted only one accessory dwelling unit for each principal permitted single-family detached dwelling by a recordable agreement supplied by the Township.

2. There must be a genuine medical hardship involved which requires that the occupant of the accessory dwelling unit live in close proximity to the principal dwelling in order to provide personal care to one or more occupants of the principal dwelling unit.

3. The accessory dwelling unit shall be clearly subordinate and incidental to the principal dwelling unit and shall be temporary in nature to meet the needs of the medical hardship. The occupancy of the accessory dwelling unit must cease within 90 days following the cessation of occupancy of the principal dwelling unit by a person with a medical hardship.

4. All accessory dwelling units shall be subject to the following:

A. The ADU shall be located on the same parcel as the principal single-family dwelling.
B. If the ADU is within a separate building, such building shall require a separate on-lot septic system or connection to a public sewer and a well or connection to public water. This requirement does not apply to an ADU within or attached to the principal dwelling.
C. Accessory dwelling units in any district shall be within a preexisting structure such as the existing single-family dwelling, a detached garage, or other accessory structure existing as of June 3, 2015.
D. A written statement identifying the person or persons occupying the accessory dwelling unit shall be filed with the Township.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing Development Rights (DR) as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

In the SR District (Special Regulations): The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

See § 27-9022B for details on dwelling unit density in the SRR District.

Accessory farm dwelling

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. There shall be permitted as a clearly subordinate and incidental accessory use one accessory farm dwelling for each principal permitted agricultural use by a recordable agreement supplied by the Township.
2. An accessory farm dwelling shall only be permitted in the Agricultural District.
3. All accessory farm dwellings shall be located on the same parcel as the principal single-family dwelling.
4. A written statement identifying the person or persons occupying the accessory farm dwelling shall be filed with the Township.
5. Shall require the use of one development right for each and every accessory farm dwelling.

Active adult development

A residential development that includes restrictions on the ages of residents and which consists of a unified development under condominium ownership pursuant to the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A § 3101 et seq., as amended or a similar form of ownership pursuant to the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A § 5101 et seq., as amended, of private internal streets, landscaped areas along public streets, and private on-site recreational facilities.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. Purpose. An active adult development is intended to provide housing and related private recreational facilities for persons primarily age 55 and older; and, to recognize that compared to housing that is not age-restricted, the average household of persons aged 55 and older without minor children does not create burdens upon the public school system.

2. All dwelling types shall be allowed within an active adult development.

A. A minimum of 30% of the total dwelling units shall be single-family detached dwellings.
B. A maximum of 20% of the total dwelling units shall be townhouses.
C. To ensure compatibility, only single-family detached dwelling units shall be allowed within 50 feet from an existing single-family detached dwelling.

3. An active adult development shall require the ownership association (i.e., condominium ownership or similar form of ownership pursuant to the Pennsylvania Uniform Planned Community Act. 68 Pa. C.S.A. § 5101 et seq., as amended) to maintain commonly owned areas, private streets and other common facilities. All residents of the development shall be required to pay necessary fees to the ownership association, with a proper enforcement mechanism as provided by state law.

4. Streets and Sidewalks.

A. All internal streets shall be privately owned and maintained with a minimum cartway width of 24 feet.
B. Curbs shall be required. Sidewalks shall be required on both sides of all internal streets.
C. Curb and sidewalk shall be required along existing public streets adjacent to the active adult development.

5. Each dwelling unit shall be owned as a unit within a condominium, or planned community pursuant to the Pennsylvania Uniform Planned Community Act, 68 Pa. C.S.A. § 5101 et seq., as amended, without individual lot lines.

6. Each dwelling unit shall be served by public or community water and sewage services.

7. Perimeter planting and screening shall be in accordance with the Shrewsbury Township Subdivision and Development Ordinance, and Construction Materials and Specifications Manual. This planting area shall be maintained by the ownership association.

8. The development may include perimeter commercial uses intended to serve the inhabitants of the active adult development.

9. Each dwelling unit in an active adult development shall be limited by deed restriction, by condition of subdivision and land development approval, and by any lease to occupancy by at least one-person age 55 or older and to prohibit occupancy by anyone under the age of 19.

10. Each dwelling unit shall have a minimum setback of 40 feet from the ultimate/future right-of-way of any public street and 20 feet from the edge of cartway of any private street. The following minimum separation distances shall apply between the walls of buildings:

A. Fifteen feet between the sides of buildings.
B. Twenty-five feet between the rear and the side of a building.
C. Fifty feet between the rears of buildings.

11. Dwelling units shall not be allowed to have detached accessory buildings or private household swimming pools.

12. Recreation facilities; sidewalks; nonmotorized trails.

A. Recreation facilities, if any, shall be privately owned by and privately maintained by the ownership association and shall not be dedicated to the Township.

B. Sidewalks shall be all-weather, at least five feet wide, and be maintained by the ownership association.
C. Nonmotorized trails, if any, shall be laid out before building construction begins.

13. All driveways from dwellings shall enter onto an internal street or off-street parking area within the development. No new driveway for a dwelling shall enter directly onto an existing public street.

14. Parking shall be provided in accordance with Part 16, Off-Street Parking and Loading, of this chapter. Notwithstanding any other provision to the contrary, the minimum dimensions for a parking space shall be nine feet wide by 18 feet deep.

15. Off-street lot parking areas will be dispersed throughout the development in accordance to the requirements of Part 16: OFF-STREET PARKING AND LOADING of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

Adult day-care center

Any premises where care is provided to elderly or disabled adults for part of a twenty-four-hour day, excluding care provided by relatives. Such care includes personal assistance, the development of skills for daily living, and the provision of social contact.

Vehicle Parking:
1 required off-street parking space per employee plus 1 required off-street parking space per 10 adults plus 3 drop-off required off-street parking spaces. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. Supervisory personnel, as required by federal or state regulations, shall be on the premises at all times.
2. There shall be at least one off-street parking space for each employee plus three spaces for a drop-off area.
3. No newly constructed building shall be located closer than 50 feet to any lot line.
4. The Sewage Enforcement Officer shall submit a report confirming the adequacy of the proposed sewage facilities, except where connected to public service.
5. Approval shall be conditional upon an inspection and report by the UCC Code Official.
6. Documentation that the facility has received approval for occupancy from the Pennsylvania Department of Welfare and/or the Department of Labor and Industry, where required.
Each principal use shall be located on a separate, approved lot. Such lots must meet all the requirements of this chapter, Chapter 22: Subdivision and Land Development, and all requirements of the Pennsylvania Department of Environmental Protection.

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

Adult-oriented facility

ADULT-ORIENTED FACILITY
An establishment open to the general public or a private club open to members that is used and occupied for one or more of the following activities:

1. ADULT BOOK STORE
An establishment in which 10% or more of the occupied sales or display area offers for sale, for rent or lease, for loan, or for view upon the premises, of pictures, photographs, drawings, prints, images, still film, motion picture film, video tape, or similar visual representations depicting specified sexual activities or specified anatomical areas or books, pamphlets, magazines, printed material or sound recordings containing descriptive or narrative accounts of "specified sexual activities" or depicting specified anatomical areas.

2. ADULT MOTION PICTURE THEATER
An enclosed building in which 10% or more of the film showings presented therein for observation by patrons of such theater are showings of film distinguished or characterized by an emphasis on matter depicting, describing, or relating to specified sexual activities or specified anatomical areas.

3. ADULT CABARET
Any facility which features dancers or similar entertainers who perform with less than completely and opaquely covered all of the following areas:

A. Human genitals, pubic regions;
B. Buttock; and
C. Female breast below a point immediately above the top of the areola.

Vehicle Parking:
1 required off-street parking space per 100 square feet gross floor area plus 1 required off-street parking space per employee. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. Adult-oriented facilities shall not be located within 1,000 feet of any other adult-oriented facility.

2. Adult-oriented facilities shall not be permitted to be located within 1,000 feet of any public or private school, day-care facility, public recreational facility, or house of worship.

3. No materials, merchandise, film, or service offered for sale, rent, lease, loan, or for view, involving nudity shall be exhibited, displayed, or graphically represented outside of a building or structure.

4. Any building or structure used and occupied as an adult-oriented facility will be windowless or have an opaque covering over all windows or doors of any area in which materials, merchandise, film, service, or entertainment are exhibited or displayed and no sale materials, merchandize, film, or offered items of service or entertainment shall be visible from outside the structure.

5. No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise, film, service, or entertainment offered therein.

6. Each and every entrance to the structure shall be posted with a notice of at least four square feet that the use is an adult-oriented facility; that persons under the age of 18 are not permitted to enter; and warning all others that they may be offended upon entry.

7. Parking shall be established at the minimum ratio of one parking space for each 100 square feet of gross floor area and one parking space for each employee.

8. The following activities shall not be permitted within or on the grounds of any adult-oriented facility: sexual intercourse, deviate sexual intercourse as defined by the Pennsylvania Crimes Code, fondling the genitals, or nudity.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Agriculture

The production and preparation for market of crops, livestock and livestock products and the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged in by farmers in southern York County or are consistent with technological development within the agricultural industry in southern York County. The use of land as a place for the location of a dwelling is not an agricultural use. (See the separate definition of "agricultural operation, intensive.")

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses. of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

Agriculture, as defined in Part 2, is permitted on lots of less than five acres except that livestock are prohibited from lots less than three acres in size. On lots between three and 10 acres in size, one acre of land devoted exclusively and continually available to livestock are required for each animal equivalent unit. In the Agricultural District, on lots less than three acres, a maximum of 10 chickens are permitted. The chickens can only be hens; roosters are prohibited.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for this purpose and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districst:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Airport, heliport and aircraft-related facilities

AIRPORT/HELIPORT

Paved or unpaved runway(s) where fixed-wing aircraft or helicopters take off or land and a terminal is co-located.

Vehicle Parking:
1 required off-street parking space per 4 aircraft stored; minimum 1 required off-street parking space per use. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The approach zone to any of the proposed runway landing strips shall be in accordance with the regulations of applicable federal and/or state agencies.

2. There shall be no existing flight obstructions such as towers, chimneys, or other tall structures or natural obstructions outside of the airport and located within the proposed approach zones.

3. Any building, hangar or structure shall be located a sufficient distance away from the landing strip in accordance with the recommendations of applicable federal and/or state agencies.

4. Building heights in airport approach zones shall be limited to provide a clear glide path from the end of the usable landing strip. The glide path shall be a plane surface laid out in accordance with the operating characteristics of the aircraft for which the airport is designed. The first 500 feet of the glide path shall be wholly within the airport property.

5. The facility must be permitted under applicable FAA regulations.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD and I Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Alternative energy systems, private use (BTM)

Alternative energy sources:
A. SOLAR FACILITIES (SOLAR FARMS)
One or more solar arrays or a power plant that uses solar arrays to convert sunlight into electricity.

B. WIND FACILITIES (WIND FARMS)
One or more windmills or wind turbines or a power plant that uses windmills or wind turbines to generate electricity. The term does not include a single traditional small-scale windmill for use on a farm or single private property.

C. BIOGAS FACILITIES
Digesters or other infrastructure used for converting animal and plant wastes into gas usable for lighting, cooking, heating, and electricity generation.

Vehicle Parking:
There must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All permitted and special exception uses shall be permitted one alternative energy system comprised of any combination of the following subject to compliance with Subsection 2, 3, and 4 herein:

A. Rooftop, pole or tower-mounted wind energy system; and/or
B. Ground- and/or roof-mounted solar collectors.

2. All accessory alternative energy systems shall be designed for private use.

3. Wind energy system (including windmills):

A. No wind energy system shall be located on a parcel less than 20,000 square feet.
B. All windmills, except single pole structures, shall be enclosed by a fence in compliance with § 27-1507 of this chapter. Such fence shall be located at least five feet from the base of such windmill. Guy wires may be located outside the fenced area.
C. No windmill for private use shall be greater than 100 kWh.
D. No windmill for private use shall be greater than 50 feet in height.
E. No windmill shall be permitted which is designed to have any vane, sail or rotor blade to pass within 20 feet of the ground.
F. All electrical wiring leading from a windmill shall be located underground.
G. Windmills may be located within the required rear or side setbacks provided they are no closer than 1.5 times their height from the nearest occupied building not located on the same parcel as the windmill.
H. The vibration control standards of § 27-1512: Vibration of this chapter shall be complied with.

4. No more than 49% of the energy produced by the private-use alternative energy system shall be transmitted to the public power grid.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:

A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ATV/ORV recreation area or facility

ALL-TERRAIN VEHICLE (ATV) OR OFF-ROAD VEHICLE (ORV) RECREATION AREA OR FACILITY
An area of land with or without trails or other improvements upon which ATVs and/or ORVs are driven for either commercial or noncommercial recreational use by individuals other than the owners of the parcel and their descendants.

ALL-TERRAIN VEHICLE (ATV)
Any motorized vehicle capable of operating on both on- and off-road surfaces such as dirt, mud, grass, stone and macadam.

Vehicle Parking:
1 required off-street parking space per 3 persons total capacity plus 1 required off-street parking space per employee, exclusive of pit and service areas. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
RACETRACK, HORSE OR MOTORIZED VEHICLES
1. Where permitted, this use is subject to complying with all applicable federal and state statutes and Township ordinances.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

3. All racing and spectator structures and facilities shall be located at least 1,000 feet from existing lot lines.
4. The use shall be connected to a centralized sewer and water system.

5. The use shall be fully enclosed within a fence a minimum of six feet in height with gates. Gates shall be securely locked except during an event.

6. The lot shall be at least 1,000 feet from the boundary of a lot on which an existing dwelling, a school, a day-care center, a playground or public recreation facility, a place of worship, or another automobile or horse racetrack is located and from the boundary of a residential district.

7. The use shall be completely surrounded by a one-hundred-foot-wide buffer yard, complete with planted screen, in accordance with the provisions of the Township Subdivision and Land Development Ordinance.

8. Approval shall be subject to the applicant providing documentation of adequate fire protection, policing and security to be employed on the site to ensure public safety during and after all racing activities.

9. All horse racetracks, with related wagering shall comply with the applicable Pennsylvania Horse and/or Harness Racing Commission's Rules and Regulations.

10. Any area where race vehicle engines will be run, warmed up or tested shall be set back a minimum of 1,000 feet from all lot lines of any existing dwelling.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Auction house

A building in which a sale of goods or property occurs that involves intending buyers bidding against one another for individual items. Each item is sold to the bidder offering the highest price.

Vehicle Parking:
1 required off-street parking space per 100 square feet of gross floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. Exterior lighting, other than that essential for the safety and convenience of patrons, shall be prohibited. Any permitted exterior lighting shall be shielded from the view of all surrounding streets and lots.

2. The Township Zoning Officer must approve the use of outdoor public address systems for any purpose before use or installation.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Automotive dealership, service and repair

AUTOMOTIVE DEALERSHIP, SERVICE AND REPAIR
This definition includes:

1. AUTOMOTIVE GARAGE AND/OR SERVICE STATION

A. AUTOMOTIVE GARAGE

A facility intended for the repair or replacement of automotive structural parts, including paint spraying and body and fender work or car washing facility.

B. SERVICE STATION

Any area of land, including structures thereon, that is used for the sale of gasoline or any other motor vehicle fuel, oil and other lubricating substances, including any sales of motor vehicle accessories at retail only, and which may or may not include facilities for lubricating, washing and servicing motor vehicles but not including major repairing, body and fender work, painting, vehicular sales or rental or automatic car washes.

2. AUTOMOTIVE DEALERSHIP
A building or a lot designed and used primarily for the display or sale of new and used cars, recreation vehicles and mobile homes. Mechanical repairs and body work may be conducted as an accessory use incidental to the primary use.

3. AUTOMOTIVE WASHING FACILITY
A building on a lot, designed and used primarily for the washing and polishing of automobiles and which may provide accessory services as set forth herein for automotive garage and/or service station.

Vehicle Parking:
1 required off-street parking space per 300 square feet of floor area devoted to service facilities or 2 required off-street parking spaces per service bay, whichever is larger, plus 1 required off-street parking space per 100 square feet gross floor area devoted to sales facilities or usage plus 1 required off-street parking space per employee.
Vehicle/merchandise display area shall not be located in a street right-of-way and must be located on an impervious surface area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. All motor vehicles, automotive parts, refuse, and similar articles shall be stored within an enclosed building or enclosed area not visible from a public right-of-way, excepting a dealership or repair facility may store motor vehicles in operating condition and meeting Pennsylvania inspection requirements outside of a building. Nonoperating vehicles may be used for a temporary display.

2. No inoperable motor vehicles will be stored outside for periods in excess of 15 days, except that vehicles having three or more axles may be stored for up to 60 days, except for display purposes.

3. Pumps, lubricating and other dispensing devices must be located at least 25 feet from any street line.

4. Liquid waste products shall be disposed in a manner permitted by state law. Fluids shall be drained only on a Township-approved concrete drainage pad with appropriate catch basins and storage tanks. Documentation of a contract with a licensed waste disposal service shall be required prior to the issuance of a permit.

5. The repair or replacement of automotive structural parts, including paint spraying and body and fender work, must take place within an approved, fully enclosed building.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Bed-and-breakfast

A use accessory to a single-family dwelling offering overnight accommodations for a rental fee.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit plus 1 required off-street parking space per guest room plus 1 required off-street parking space per employee not residing in bed-and-breakfast.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. The bed-and-breakfast shall be operated only by members of the immediate family residing therein.
2. A maximum of two nonresident employees.
3. Provide only short-term overnight lodging. Maximum guest stays shall be limited to seven days in a calendar month, excepting longer stays not exceeding 90 days may occur where the occupant(s) are in transit, or in local temporary employment.
4. The character or external appearance of the dwelling unit must be consistent with the surrounding dwellings.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:

A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Beverage distribution/sale

BEVERAGE DISTRIBUTION/SALE

1. DISTRIBUTOR
Any person licensed by the Board to engage in the purchase from only Pennsylvania manufacturers and from importing distributors and the resale of malt or brewed beverages, except to importing distributors and distributors, in the original sealed containers as prepared for the market by the manufacturer at the place of manufacture, but not for consumption on the premises where sold, and in quantities of not less than a case or original containers containing 128 ounces or more which may be sold separately.

2. RETAIL DISPENSER
Any person licensed to engage in the retail sale of malt or brewed beverages for consumption on the premises of such licensee, with the privilege of selling malt or brewed beverages in quantities not in excess of 192 fluid ounces in a single sale to one person, to be carried from the premises by the purchaser thereof.

3. SALE or SELL
Includes any transfer of liquor, alcohol or malt or brewed beverages for a consideration.

Vehicle Parking:
1 required off-street parking space per 200 square feet retail sales area plus 1 space per employee. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Brewery

An operation that may:

1. Sell malt or brewed beverages produced and owned by the brewery on the licensed premises under such conditions and regulations as the Board may enforce, to individuals for consumption on the premises and to hotel, restaurant, club and public service liquor licensees.

2. Operate a restaurant or brewery pub on the licensed premises under such conditions and regulations as the Board may enforce; provided, however, that sales on Sunday may be made irrespective of the volume of food sales if the licensed premises are at a public venue location. The holder of a brewery license may sell at its brewery pub premises Pennsylvania wines it has purchased from either the holder of a Pennsylvania limited winery license or from the Board; provided, however, that said wines must be consumed at the licensed brewery pub premises.

3. Use brewery storage and distribution facilities for the purpose of receiving, storing and distributing malt or brewed beverages manufactured outside this commonwealth if the beverages are distributed in this commonwealth only through specific importing distributors who shall have first been given distributing rights for such products in designated geographical areas through the distribution system required for out-of-state manufacturers under Section 431(b) as well as all other pertinent sections of the act. The manufacturer of the beverages must comply with Section 444.

4. Apply for and hold a hotel liquor license, a restaurant liquor license or a malt and brewed beverages retail license to sell for consumption at the restaurant or brewery pub on the licensed brewery premises, liquor, wine and malt or brewed beverages regardless of the place of manufacture, under the same conditions and regulations as any other hotel liquor license, restaurant liquor license or malt and brewed beverages retail license, but must brew at least 250 barrels per year. Each holder of a brewery license who receives a hotel liquor license, a restaurant liquor license or a malt or brewed beverages retail license to operate a brew pub shall not sell directly to any person licensed by the act, except if any malt or brewed beverage is to be distributed in this commonwealth it shall be only through specific importing distributors who shall have first been given distributing rights for such products in designated geographical areas through the distribution system required for out-of-state manufacturers under § 431(b) as well as all other pertinent sections of the act.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Buildings and uses customarily incidental to a permitted principal use

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Buildings and uses customarily incidental to any of the principal or accessory uses permitted by special exception.

BUILDING, ACCESSORY

A subordinate building located on the same lot as a principal building and clearly incidental and subordinate to the principal building, including but not limited to, private garages, carports, utility buildings, tool sheds, noncommercial greenhouses, etc. Any portion of a principal building devoted or intended to be devoted to an accessory use is not an accessory building.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Business and professional office

An office which generally operates on an appointment basis and with relatively low pedestrian or vehicular traffic, including offices of accountants, actuaries, architects, attorneys, clergy, dentists, designers, engineers, insurance and bonding agents, manufacturing representatives, physicians, real estate offices, teachers and miscellaneous consulting services.

Vehicle Parking:
1 required off-street parking space per 200 square feet office floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Business service establishment

The service and repair of furniture, office equipment, medical supplies and equipment and commercial appliances; the supply and servicing of vending machines; frozen food lockers; the painting, repair and assembly of signs; printing, copy and Photostatting services; arts, crafts, drafting and stationery supplies; food catering; interior decorating; taxidermy; upholstering; or similar uses.

Vehicle Parking:
1 required off-street parking space per 400 gross square feet. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Camp and campground

CAMP

Any one or more of the following, other than a hospital, place of detention, school offering general instructions, or a mobile home park.

1. Any area of land or water of a design or character used for seasonal, recreational, or similar temporary living purposes that may include only buildings of a temporary nature, such as tents or portable shelters.

2. Any land and temporary buildings thereon, used for any assembly of persons for what is commonly known as "day camp" purposes, whether or not conducted for profit and whether occupied by adults or children, either as individuals, families, or groups.

CAMPGROUND
Any park, tourist park, tourist camp, court, site, lot, or parcel of land upon which one or more camp cottages or cabins are located and maintained for the accommodations of transients by the day, week or month, or upon which tents, recreational vehicles or other temporary accommodations may be placed by transient occupants. It shall not include mobile home parks.

Vehicle Parking:
1 required off-street parking space per 5 persons total capacity; 1 required off-street parking space per RV stand plus 1 required off-street parking space per employee. br>See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Automobile trailers, cabins, travel trailers, motor homes, tents or campers approved for location on the premises shall not be closer than 100 feet from any property line.

2. Automobile trailers, cabins, travel trailers, motor homes, tents or campers approved for location on the premises shall not be utilized as a permanent place of abode, or as a permanent dwelling. Automobile trailers, travel trailers, motor homes, campers, or tents must be removed from the camp site during the period December 1 to March 1.

3. A service building suitable for housing toilets, showers, and laundry facilities shall be erected at a distance not greater than 200 feet from any cabin, tent site, trailer site, or camper site which it is designed to serve, and shall provide the following:

A. Separate toilet rooms with flush toilets for each sex, in the ratio of one men's toilet and one ladies' toilet for each eight cabins, trailer sites, tent sites, or camper sites, or fractions thereof.
B. Lavatories with hot and cold water in the ratio of one lavatory to every two or less toilet rooms.
C. Separate bathing facilities for each sex with one shower enclosed in a compartment at least four feet square for each eight cabins, tent sites, camper sites, or trailer sites, or fraction thereof. Individual dressing compartments of at least 12 feet square shall supplement each shower compartment.
D. Floors of toilets, showers, and the laundry shall be of concrete, tile or similar material impervious to water and easily cleaned and pitched to a floor drain.

4. All waste from showers, toilets, laundries, faucets, and lavatories shall drain into a DEP-approved sewage disposal system, and meet all UCC requirements.

5. An on-site office for the person in charge of the camp or campground shall be occupied at all times the camp facility is occupied or is opened to the public for occupancy.

6. Each cabin, campsite, trailer site, or camper site shall be accessible to a roadway or driveway having an improved cartway at least 20 feet in width and improved with a six-inch stone base, and there shall be a roadway with an improved cartway of at least 28 feet in width improved by an eight-inch stone base leading from a public road to the campsite, except that in the case of one-way streets, the required minimum width of the improved cartway shall be 14 feet.

7. The application for a special exception shall be accompanied by such plans as will enable the Zoning Hearing Board to insure that the above requirements will be satisfied and proof of the DEP approval of the proposed sewage disposal system and proof that the proposed water supply is sufficient to meet the water supply needs of the proposed camp or campground.

8. All recreational vehicles shall be provided with a bituminous, stone, or concrete pad on which to place the vehicle.

9. All minimum setback requirements along exterior lot lines shall be met.

10. No vehicle pad shall be located less than 30 feet from any vehicle stand, building, accessway or parking area (other than that provided for the subject recreational vehicle and two motor vehicles).

11. A camp, campground, or retreat hereafter established within 300 feet of an existing residence shall be buffered and screened in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter.

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

Caretaker or watchman dwelling

A single-family dwelling or apartment placed on property as accessory to a commercial or industrial use.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
This use shall comply with all dimensional and density regulations pertaining to single-family detached dwellings in § 27-803: Dimensional Requirements of this chapter, and shall be clearly incidental to the facility to be cared for or watched, or shall comply with "accessory dwelling unit" in this section, and § 27-1510: Habitable Floor Area.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Cemetery

Land used or intended to be used for the burial of the deceased, including columbaria, mausoleums, memorial gardens and mortuaries when operated in conjunction with the cemetery and located within the boundaries thereof.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

1. All burial plots except in an existing cemetery must be at least 200 feet from any well except a well owned by the owner must be at least 100 feet. All burial plots must be at least 200 feet from any dwelling.

2. All grave markers except in a cemetery in existence on September 1, 2017, must be so located as to achieve compliance with all setback and yard requirements of the district where located.

3. There must be a recorded agreement between the property owner and the Township providing permanent maintenance of the cemetery by the cemetery owner.

4. No burial plots or facilities are permitted on lands subject to flooding or classified as wetlands or other critical environmental areas as defined and delineated by this chapter.

5. Pet cemeteries must meet all of the above applicable requirements.

6. All human burials must be under the supervision of a mortician licensed in Pennsylvania and comply with all state regulations.

7. Prior to issuance of a use certificate permitting use as a cemetery, a ten-foot-deep probe shall be provided to enable the Township Sewage Enforcement Officer to inspect to ensure all burials will be above the water table.

8. Where stones or monuments are visible from nearby dwellings in existence on September 1, 2017, the owner of the cemetery shall plant and maintain a buffer to reduce such visibility by a minimum of 75% [see § 22-7102C of Chapter 22: Subdivision and Land Development].

Child day-care center

A facility that provides formal day-care services for remuneration, outside of a residence, to children who are not relatives of the caregiver.

Vehicle Parking:
1 required off-street parking space per employee plus 3 required off-street parking drop-off spaces. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The location of the child day-care center must meet all of the requirements of this chapter regarding the location of buildings.

2. In the event the facility requires certifications and/or licenses from federal and/or state agencies to permit its operation, the applicant must establish that he has secured or will be able to secure such certifications and licenses.

3. The facility must provide approval for occupancy by the appropriate federal or state agency.
4. All fenced play areas must comply with federal or state regulations.

5. No portion of a residence may be used as a child day-care center and no portion of a child day-care center may be used as a residence.

6. There must be one parking space for each employee of the center, plus three additional spaces for a drop-off area.
7. The Township's Sewage Enforcement Officer shall submit a report certifying the adequacy of the existing or proposed septic system, or proof of a sewer EDU.

8. Approval shall be conditional upon an inspection and report by the UCC Code Official.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Club

An organization catering exclusively to members and their guests including premises or buildings used for social, recreational or administrative purposes. Clubs shall include but not be limited to service organizations and labor unions, as well as social and athletic clubs and fraternal organizations.

Vehicle Parking:
1 required off-street parking space per 3 people of total capacity plus 1 required off-street parking space per employee or operator.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The applicant must establish that the club is a nonprofit organization under Section 5.01(c) of the Internal Revenue Code and caters exclusively to members and their guests; and

2. Such use shall not be conducted primarily as a business enterprise.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Communication facility or tower

COMMUNICATIONS FACILITY OR TOWER

1. COMMUNICATIONS ANTENNA
Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service or any other wireless communications signals, including without limitation omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence-mounted satellite dishes, television antennas, or amateur radio equipment including without limitation ham or citizen-band radio antennas.

2. COMMUNICATIONS EQUIPMENT BUILDING
An unmanned building or cabinet containing communications equipment required for the operation of communications antennas and covering an area on the ground not greater than 250 square feet.

3. COMMUNICATIONS TOWER
A structure other than a building, such as a monopole, self-supporting or guyed tower designed and used to support communications antennas.

4. COMMUNICATIONS TOWER HEIGHT
The vertical distance measured from the ground level to the highest point on a communications tower, including antennas mounted on the tower.

Vehicle Parking:
1 required off-street parking space per employee; minimum 1 required off-street parking space per use.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. If in the Agricultural District, all towers and facilities associated with this use must be located in compliance with Part 4: AGRICULTURAL DISTRICT (A) of this chapter.

2. If in the Agricultural District, the access to the facilities must be over an existing roadway or through land unsuitable for agricultural use as defined in Part 2 of this chapter.

3. Communications facilities, towers and any related construction must be removed within one year after cessation of use.

A. The applicant shall post sufficient security by performance bond or letter of credit to guarantee compliance with all aspects of the removal, in an amount to be determined by the Zoning Hearing Board.

4. Any tower or towers to be constructed must accommodate other users including public users if so required by the Township.

5. The applicant must demonstrate that the proposed tower or towers are necessary in order to reasonably create needed communication service and that the proposed service, if needed, cannot be reasonably located on existing towers.

6. The applicant must demonstrate that the proposed antenna cannot be reasonably located on existing structures. If the antenna is not to be located on existing structures, the tower must be placed so that the tract can be landscaped to provide adequate screening of the communications equipment building from adjacent land. In any case, the applicant must certify that the antenna will not exceed the structure's load capacity.

7. The lot to be purchased or leased for the use must not be larger than reasonably necessary to accommodate the facilities to be located thereon.

8. The tower location must be such that if such tower should fall it will not fall onto property other than that of the applicant or the grantor or lessor of the lands where the proposed tower or towers will be located, except with written agreement of neighboring property owner(s).

9. The proposed tower or towers must be at least the height of the tower plus 50 feet away from any dwelling other than a dwelling owned by the lessor or grantor of the lands where the proposed tower or towers will be located.

10. No public business office or any storage yard or storage building shall be operated in connection with such use.
11. All towers must be freestanding and without guide wires, unless such guide wires are tethered inside the tower's enclosure.

12. Towers shall not be equipped with lights, except as required by the Federal Aviation Administration or other applicable federal and state agencies; the top of the tower shall not exceed 190 feet in altitude above ground level and shall not have advertising, attached signs, or be painted in high visibility colors or patterns.

13. The applicant shall be required to provide a security fence and a gate with a lock of at least eight feet in height to prevent unauthorized access to the compound.

14. Approval and recording of a subdivision or land development plan, where applicable, shall be required for a parcel on which a communications tower or facility is to be constructed.

15. Any communications equipment building shall be subject to the height and setback requirements of the applicable zoning district for an accessory building.

Special Regulation: The location of this principal use permitted as a special exception by the Zoning Hearing Board, except intensive agricultural operation, shall be governed by § 27-4035.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Community center

A public, quasipublic or privately maintained institution devoted to a variety of group activities (civic, social, recreational, educational and/or cultural) and maintaining the premises and facilities appropriate to such activities.

Vehicle Parking:
Includes assembly and meeting rooms for public/private assembly: 1 required off-street parking space per 4 seats or 1 required off-street parking space per 750 square feet gross floor area, whichever is greater plus 1 required off-street parking space per nonresident employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The use shall not be conducted as a private, gainful business.
2. No outdoor recreation area shall be located nearer to any lot line than 50 feet, unless adequate safety measures are employed such as fencing.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Community treatment facility

Any one or combination of the following:

1. A residential care facility for the treatment of persons who have been committed to such facilities as the result of having committed a crime or having been adjudicated delinquent and are not handicapped as defined by the Fair Housing Amendments Act, 42 U.S.C. § 3601(h). The transient residents of a community treatment facility do not constitute a "family" as defined in this section because residency is transient in nature.

2. A residential care facility for the treatment of persons with drug and/or alcohol related problems.
3. An out-patient drug and/or alcohol treatment center.
4. Methadone treatment facilities.

Vehicle Parking:
1 required off-street parking space per employee plus 1 required off-street parking space per 50 square feet client space.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All community treatment facilities shall be for out-patient use only.

2. No community treatment facility shall be established or operated within 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed community treatment facility.

3. Methadone treatment facilities.

A. Notwithstanding any other provision of law to the contrary and except as provided in Subsection 3.B, above, a methadone treatment facility shall not be established or operated within 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility.

B. The provisions of this subsection shall apply whether or not an occupancy permit or certificate of use has been issued to the owner or operator of a methadone treatment facility for a location that is within 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility.

C. Notwithstanding Subsection 3.A. and 3.B, above, a methadone treatment facility may be established and operated closer than 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility if, by majority vote, the governing body for the municipality in which the proposed methadone treatment facility is to be located votes in favor of the issuance of an occupancy permit or certificate of use for said facility at such a location. At least 14 days prior to the governing body of a municipality voting on whether to approve the issuance of an occupancy permit or certificate of use for a methadone treatment facility at a location that is closer than 500 feet of an existing school, public playground, public park, residential housing area, child-care facility, church, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility, one or more public hearings regarding the proposed methadone treatment facility location shall be held within the municipality following public notice. All owners of real property located within 500 feet of the proposed location shall be provided written notice of said public hearings at least 30 days prior to said public hearings occurring.

D. This section shall not apply to a methadone treatment facility that is licensed by the Department of Health prior to May 15, 1999.

E. As used in this section, the term "methadone treatment facility" shall mean a facility licensed by the Department of Health to use the drug methadone in the treatment, maintenance or detoxification of persons.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Composting facilities

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

All composting facilities shall be located a minimum of 100 feet from any property line abutting a nonresidential use or zoning district. It shall be located a minimum of 200 feet from any property line abutting a residential use or zoning district.

Special Regulation: The location of this principal use permitted as a special exception by the Zoning Hearing Board, except intensive agricultural operation, shall be governed by § 27-4035.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Concrete and asphalt batch plant

Any building or buildings within which concrete or asphalt is created and/or reclaimed, or otherwise processed.

Vehicle Parking:
For all industrial uses, there must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. All batch plants (permanent or temporary) shall have an effective dust collection system.
2. The use of wheel washers or other means of cleaning trucks/vehicles before entering public streets shall be required.
3. Batch plants shall have a Township-approved sediment pond before wash out water is discharged into any waterway.
4. The environmental requirements of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter must be complied with.
5. Outdoor lighting, if any, shall be shielded and/or reflected away from adjoining properties, and conform to § 27-1515: Outdoor Lighting of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Convenience store

A small grocery store selling a limited variety of food and nonfood products, including ready-to-eat and heat-and-serve foods and beverages for on- or off-premises consumption, and typically with extended hours. Many convenience stores also sell automotive fuel at retail pumps and other automotive products, in addition to groceries and other food products.

Vehicle Parking:
1 required off-street parking space per 100 square feet gross floor area plus 1 required off-street parking space per employee. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Outdoor lighting shall comply with § 27-1515: Outdoor Lighting.
2. Screening, buffering and landscaping shall be in compliance with all Shrewsbury Township regulations.
3. All drive-through facilities shall comply with the following:

A. The drive-through lane or canopy shall only be located in side or rear areas.
B. No drive-through lane or canopy shall be situated less than two feet from any lot line or within 20 feet of the street right-of-way.
C. No canopy shall be less than eight feet six inches above grade.
D. All signage shall be in compliance with the Township's Sign Ordinance.

4. If a convenience store serves prepared food that is to be consumed on site, it shall comply with the provisions for a fast food restaurant.

5. Fuel pumps shall be set back at least 25 feet from any street right-of-way or 50 feet from the street centerline, whichever is greater, and 30 feet from all parking areas.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Conversion apartments

A dwelling unit created from usable floor space formerly included as part of a single-family detached dwelling.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. One conversion apartment shall be permitted per single-family dwelling.
2. The lot area per dwelling unit shall not be reduced to less than 7,500 square feet if public water and public sewer is provided; 20,000 square feet if either public water or public sewer is provided; or 40,000 square feet if neither public water nor public sewer is provided. One EDU is required per unit.

3. The setback, building area, and other applicable requirements for the district shall not be reduced thereby.
4. The minimum habitable floor area is provided for each unit as required in § 27-1510: Habitable Floor Area of this chapter.

5. No structural alteration of the building exterior shall be made except as may be necessary for purposes of safety. Fire escapes, where required by other regulatory statutes, shall be in the rear of the building and shall not be located on any wall facing a street.

6. One additional off-street parking space shall be provided for the conversion apartment.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts (Special Regulations):
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Correctional facility

A jail, prison, detention center, penitentiary or other place in which individuals are physically confined, interned or incarcerated by federal, state or local government or by private entities under contract to a federal, state or local government agency.

Vehicle Parking:
1 required off-street parking space per employee plus 1 required off-street parking space per 10 inmates.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. No correctional facilities shall be located within 1,000 feet of a residential zoning district.
2. All correctional facilities shall be in compliance with all applicable federal and state statutes covering such facilities.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Crematorium

A building or furnace where bodies, human or animal, are incinerated.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The use must comply with all applicable federal, state, and local statutes or ordinances and acquire all mandated permits and licenses.
2. The environmental regulations of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter must be complied with.
3. The unit must be installed consistent with the manufacturer's specifications and requirements.
4. The unit must be located so as not to create a fire hazard, be in a well-ventilated area, and be secured when not in use.
5. The building must be located at least 300 feet from any adjoining property line.
6. If dead animals are cremated in the unit, all carcasses must be disposed of within 24 hours of arriving at the applicant's property, unless such carcasses are frozen.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Cultural facility

Uses open to the public and dedicated to the presentation or availability of arts and sciences, and related activities, such as community centers, libraries and museums.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 required off-street parking space per 750 square feet gross floor area, whichever is greater plus 1 required off-street parking space per nonresident employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

1. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

2. A buffer yard 25 feet wide must be located on the site in all instances where the site adjoins a residential use or zone. The buffer yard shall be naturally landscaped, have no impervious cover, and shall not be used for building, parking, loading, or storage.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Detention or retention basin

RETENTION BASIN

An impoundment in which stormwater is stored and not released during the storm event. Stored water may be released from the basin at some time after the end of the storm. Also known as a wet pond.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Detention or retention basins are permitted in every zone in Shrewsbury Township as an accessory use, provided such facilities have been approved pursuant to the provisions of Chapter 22: Subdivision and Land Development and have been maintained consistent with such requirements. Every effort shall be made to create aesthetically pleasing basins compatible with the ecosystem and effective in their function.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD and I Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Domiciliary care facility

A type of group living arrangement. A building or structure designed for living quarters for one or more families which, in addition to providing living quarters for one or more families, provides twenty-four-hour supervised, protective living arrangements by the families owning the domiciliary care unit and residing therein for not more than three persons 18 years of age and above who are disabled physically, mentally, emotionally or as a result of old age and are unrelated to the family providing the care.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District (Special Regulations):
The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Drive-through facility

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Dwelling, semidetached

A building containing not more than two dwelling units, arranged side by side.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

Dwelling, single-family attached (townhouse)

SINGLE-FAMILY ATTACHED DWELLING:

A. SEMIDETACHED DWELLING
A building containing not more than two dwelling units, arranged side by side.

B. ROW DWELLING (TOWNHOUSES)
Three or more dwelling units, each unit on a separate lot, accommodating three or more families which are attached side by side through the use of common party walls, located on separate lots, and which shall have side yards adjacent to each end unit.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

In the SR District (Special Regulations): The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

See § 27-9022B for details on dwelling unit density in the SRR District.

Dwelling, single-family detached

A dwelling unit accommodating a single family and having two side yards and separate water and sewer facilities.

A. Mobile/manufactured home.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

A, RR and RRR Districts:
Each principal use shall be located on a separate, approved lot. Such lots must meet all the requirements of this chapter, the Chapter 22: Subdivision and Land Development, and all requirements of the Pennsylvania Department of Environmental Protection.

RRR District:
1. A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)
B. In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

Electric generation facility, commercial use (FTM)

ELECTRIC GENERATION FACILITY (COMMERCIAL)
A facility that produces electricity, owned and operated by an electric utility or independent energy producer.

1. Facilities using fossil fuels such as coal, oil and natural gas.
2. Hydroelectric facilities.
3. Nuclear facilities.
4. Alternative energy sources:

A. SOLAR COLLECTION SYSTEM
A panel, collection of panels, or other solar energy device, the primary purpose of which is to provide for the collection, inversion, storage and distribution of solar energy for electricity generation, space heating, space cooling or water heating.

B. WIND COLLECTION SYSTEM
One or more wind turbines or a power plant that uses wind turbines, the primary purpose of which is to provide for the collection, inversion, storage and distribution of wind energy for electricity generation, space heating, space cooling or water heating. The term does not include a single traditional small-scale windmill for use on a farm or single private property.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Includes collection system and "wind collection system" as provided for in this section.

2. This use shall not apply to any existing or proposed building, or extension thereof, used or to be used by a public utility corporation, if, upon petition of the corporation, the Pennsylvania Public Utility Commission shall, after a public hearing, decide that the present or proposed situation of the building in question is reasonably necessary for the convenience or welfare of the public.

3. Screening and buffering, sufficient to screen the use from any location in a residential district and from any existing dwelling in any district, shall be provided in accordance with the Township's Subdivision and Land Development Ordinance.

A. SOLAR COLLECTION SYSTEM

(1) A permit shall be required for every solar collection system installed at any location in the Township and intended to supply electricity other than for the needs of the principal use on that lot.

(2) All ancillary uses to the solar collection system (including a business office, maintenance depot, etc., greater than 1,000 square feet) are prohibited, unless otherwise permitted in the zoning district in which the solar collection system is located. This shall not prohibit the installation as accessory structures of equipment containers not intended for human occupancy to house only equipment necessary for the operation of the solar collection system.

(3) A solar collection system shall be permitted on a property with an existing use subject to the following standards:

(a) The minimum lot area, minimum setbacks and maximum height required by this chapter for the zoning district in which the solar collection system is located shall apply.

(b) The vehicular access to the equipment building shall, whenever feasible, be provided along the circulation driveways of the existing use.

(c) The applicant shall present documentation that the owner of the property has granted an easement or other legal interest for the land for the proposed collection system and that vehicular access is provided to the facility collection system.

(4) Standards:

(a) If the parcel on which the solar collection system is a separate and distinct parcel [sic], the zoning district minimum lot size shall apply, and in all cases, the lot shall be of such size that all required setbacks are satisfied. No solar collection system shall be located closer to any property line than its height plus the normal setback for the district. The setback for equipment containers, other accessory structures and safety items shall be a minimum of 30 feet.

(b) If the land on which the solar collection system is leased, or is used by license or easement [sic], the setback for any solar collection system, the support structure, equipment containers, other accessory structures, and guy wire anchors shall be a minimum of 30 feet from the line of lease, license or easement. No solar collection system shall be located closer to any property line (not lease, license or easement line) than its height plus the normal setback for the district.

(c) No solar collection system shall be located less than 100 feet from any principal residential structure existing prior to the erection of the solar collection system.

(d) A fence in compliance with § 27-1507: Fences, Walls, and Berms shall be required around the solar collection system and other equipment.

(e) Landscaping, buffering, and screening in compliance with § 27-1506: Landscaping Buffering and Screening of this chapter and the Township's Subdivision and Land Development Ordinance[6] shall be required to screen as much of the solar collection system ground features as possible, the fence surrounding the support structure, and any other ground level features (such as a building), and in general buffer the solar collection system ground features from neighboring properties. The Township may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if the same achieves the same degree of screening as the required landscaping.

(f) The applicant must demonstrate that it has obtained the required licenses from governing state and federal agencies. The applicant shall also document compliance with all applicable state and federal regulations. The applicant shall submit the name, address and emergency telephone number for the operator of the solar collection system.

(g) Access to the solar collection system shall be provided by means of a public street or easement to a public street. The easement shall be a minimum of 20 feet in width and shall be improved to a width of at least 10 feet with a dust-free, all-weather surface for its entire length. If the solar collection system site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.

(h) Should any solar collection system cease to be used, for a period of one year, the solar collection system will be considered to be abandoned. The owner or operator or then owner of the land on which the solar collection system is located, shall be required to remove the same within one year from the abandonment of use. Failure to do so shall authorize the Township to remove the collection system and assess the cost of removal to the foregoing parties. The Township may also file a municipal lien against the land to recover the costs of removal and attorney's fees.

(i) A full site plan shall be required for all solar collection system sites, showing the solar collection system, solar arrays, building, fencing, buffering, access, and all other items required for uses by this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Emergency services

Operations protecting the health and safety of citizens; i.e., police, ambulance and fire services.

Vehicle Parking:
Fire stations: 4 required off-street parking spaces per fire truck without community room or 2 required off-street parking spaces per fire truck plus 1 required off-street parking space per 100 square feet gross floor area with community room.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Entertainment activity or facility

An activity operated as a gainful business, open to the public, for the purpose of public entertainment or recreation, including, but not limited to, bowling alleys, motion picture theaters, arcades, amusement parks and health clubs. The term includes temporary facilities standing alone or in conjunction with another commercial enterprise.

Vehicle Parking:
1 required off-street parking space per 4 seats or 3 required off-street parking spaces per 100 square feet gross floor area, whichever requires the greater number of spaces plus 1 required off-street parking space per employee on largest shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The use must take measures to insure compliance with noise regulations set forth in Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

2. This use shall be located no closer than 500 feet, measured in all directions, to a school or house of worship.

3. No audio speakers or equipment shall be installed inside or outside the location of such use that would cause sounds to emanate beyond the property line of the activity.

4. Adult supervision shall be provided at all times at the facility.

5. Hours of operation shall be limited to the hours between 9:00 a.m. and 12:00 midnight if the entertainment is outdoors; 8:00 a.m. and 2:00 a.m. if the entertainment and its byproducts, such as noise and light, are contained indoors.

6. If the entertainment is not part of the normal operation of the property or facility, and is temporary in nature, a permit must be obtained from the Township Zoning Officer. In addition, special arrangements must be made to ensure that traffic and parking is controlled so as not to adversely affect neighboring properties without written permission. The Township shall require, at its discretion, a traffic and access plan and/or parking plan.

7. Temporary restroom/sanitary facilities shall be provided in the ratio of one for each 20 patrons expected at outdoor events. Temporary facilities are not required if permanent facilities are available to serve in the same ratio. All such facilities shall be removed from the site within three days of the end of the event for which they intended for use.

8. In the event a permit is required, the applicant shall be required to provide proof that appropriate insurance has been obtained.

9. This use does not include temporary activities and events (see § 27-1403: Temporary Uses and Structures) such as fairs and festivals sponsored by schools, churches, non-profit organizations and Shrewsbury Township.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Equipment service and sales, outdoor power

For the purposes of this chapter, the equipment referred to shall consist of ATV and other off-road vehicles and accessories, and recreational, lawn mowers, tractors, and other outdoor equipment.

Vehicle Parking:
Farm, outdoor power and heavy equipment: 1 required off-street parking space per 300 square feet of floor area devoted to service facilities or 2 required off-street parking spaces per service bay, whichever is larger, plus 1 required off-street parking space per 100 square feet gross floor area devoted to sales facilities or usage plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The equipment referred to shall consist of ATV, recreational, other off-the-road vehicles and accessories; lawn mowers and lawn tractors, and other outdoor equipment.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Exotic wildlife

Includes, but is not limited to, reptiles and all bears, coyotes, lions, tigers, leopards, jaguars, cheetahs, cougars, wolves and any crossbreed of these animals that have similar characteristics in appearance or features. This definition is applicable whether or not the birds, animals or reptiles were bred or reared in captivity or imported.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. Animal and plant species considered to be threatened or endangered by the U.S. Fish and Wildlife Service are strictly prohibited.

2. All exotic wildlife shall be properly caged or restricted to guarantee the prevention of harm to citizens and their property. Large animals such as bears, coyotes, lions, tigers, leopards, jaguars, cheetahs, cougars, wolves and crossbreeds of these animals that have similar characteristics in appearance or features are prohibited in residential zoning districts within Shrewsbury Township and, where otherwise permitted, are only permitted on lots in excess of three acres in size.

3. Anyone in possession of exotic wildlife must own the appropriate permit from the Pennsylvania Game Commission or other state department or agency.

4. No manure wastes shall be deposited or stored within 50 feet of any property line.

5. All wildlife wastes shall be properly disposed of. All wildlife, their housing and outdoor recreation areas shall be properly maintained so as not to become a public nuisance to adjoining properties.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for this use; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

A. All principal uses in this zone shall be built using existing DR as originally allocated in § 27-4031. One DR, as transferred directly or indirectly from the Agricultural District may be utilized to create two permitted principal uses in this district. (No bonus shall be provided to existing DRs originally assigned to a parcel.)

SR District:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, fort his purpose and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Family day-care home

A facility located in a single-family detached dwelling, which provides supervised care, for remuneration, of children or adults who are not relatives of the caregiver.

Vehicle Parking:
2 required off-street parking spaces as required for dwelling plus 1 required off-street parking space per nonresident employee plus 1 drop-off space.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Farm equipment sales and service

The function of storing, repairing and selling the equipment, parts and tools and supplies necessary for agricultural operations.

Vehicle Parking:
1 required off-street parking space per 300 square feet of floor area devoted to service facilities or 2 required off-street parking spaces per service bay, whichever is larger, plus 1 required off-street parking space per 100 square feet gross floor area devoted to sales facilities or usage plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

Agricultural District, such sales and service shall be limited to agricultural and agriculturally related equipment and supplies only.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Farm market or farm co-op

FARM MARKET
A commercial enterprise consisting of one or more buildings or structures or portions of buildings or structures, either permanent or temporary, designed and used primarily for the purpose of the sale of agricultural commodities.

FARM CO-OP
A commercial enterprise jointly owned by two or more farmers actively engaged in agriculture in South Central Pennsylvania consisting of one or more buildings or structures, either permanent or temporary, designed and used for the purpose of the sale, at least in part, of agricultural commodities, as defined herein, which are located on a parcel of land owned by one of the partners on which some of the agricultural commodities are grown or produced.

Vehicle Parking:
1 required off-street parking space per 200 square feet retail floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. The farm market may be accessory to an existing agricultural operation if conducted by the owner/operator of said operation.

2. A minimum of 50% of the products for sale must be of agricultural commodities grown in South Central Pennsylvania and Northern Maryland.

3. Multiple farmers operating farms within Shrewsbury Township or elsewhere within York County may combine into a single farm market (farm co-op) operated by one or more of such farmers, in which case the numerical requirements of Subsection 1 of this section shall apply to such farmers collectively.

4. Under circumstances of crop failure due to reasons beyond the control of the operator of the farm market or of the farmers combining to form a single farm market (see Subsection 1 hereof), the fifty-percent limitation may be reduced by the Zoning Officer in consultation with at least two members of the Agricultural Review Committee to take into account the effect of such crop failure. If York County has been declared an agricultural disaster area any year by the U.S. Department of Agriculture, the requirements of Subsection 2 above shall not be applicable in that year.

5. At least 75% of the products for sale must be of agricultural commodities as defined by this chapter. Agricultural commodities do not include prepared foods nor do they include crafts and manufactured products normally sold at a flea market.

6. The operator of the farm market or farm co-op must maintain a mud-free parking area off the travelable portion of the road, safely situated and sufficient in size to enable customers and employees to park off the road right-of-way. Such parking area shall be designed so that vehicles will not back onto the roadway to exit parking area.

7. The operator of a farm market or farm co-op may conduct a temporary nonagricultural event, activity, or display, the sole purpose of which is to generate interest or advertisement for the farm market or farm co-op. Such event, activity, or display shall be limited to no more than seven days' duration. There may be no more than four such events in any single calendar year, unless additional events are permitted by the Board of Supervisors. Adequate parking must be provided for each such event or activity.

8. Farm markets or farm co-ops may sell food provided such permitted sales are of food prepared on-site and floor area not to exceed 10% of retail floor area and provided such sales when combined with other sales meet the requirements of Subsections 2 and 5 of this section. In addition, all applicable local, state and federal food service and waste disposal requirements must be complied with. The sale of prepared foods must be subordinate to and incidental to the primary purpose of farm markets which is the sale of agricultural commodities.

9. It shall be the responsibility of the operator of the farm market or co-op to maintain such records as are necessary to establish compliance with the provisions of Subsections 1 and 2 above.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Farm occupation

An accessory use to a principal agricultural use in which residents of the property engage in an occupation that is secondary to the active agricultural use.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. One farm occupation may be permitted as an accessory use to the principal agricultural use of the property.

2. The farm occupation shall be operated by a resident owner of the property where the farm occupation will be located or by a member of such owner's immediate family who resides on the property.

3. No more than four nonresident employees may be employed by the farm occupation.

4. The following uses shall be considered farm occupations in Shrewsbury Township, so long as farm occupation remains secondary to the active agricultural operation and compatible with the agricultural character of the District:

A. Retail sales of agricultural products principally produced on the farm.
B. Farm machinery, equipment service and repair, small engines repair.
C. Arts and crafts manufacturing.
D. Metalworking, blacksmith and tool sharpening shops.
E. Carriage, buggy, wagon, trailers, farm machinery and related accessories, manufacturing, sales and service.
F. Carpenters, electricians, plumbers, masons and other construction tradespersons.
G. Woodworking, furniture, and cabinetmaking shops.
H. Bakeries, butcher shops.
I. Tailor, seamstress and shoe repair shops.

5. No farm occupation shall occupy more than 4,000 square feet of gross floor area or more than one acre of lot area, inclusive of off-street parking and loading areas.

A. A shared access drive serving the farm occupation and the farm shall not be calculated as part of lot area of the farm occupation.

6. Retail and display areas affiliated with the farm occupation shall not exceed 600 square feet.

7. The farm occupation must be conducted within one completely enclosed building. Where feasible, the farm occupation shall be conducted within an existing building on the property.

A. Any new building constructed for use by the farm occupation shall be designed so that it can be converted to agricultural use, or removed, if the farm occupation is discontinued.

8. No part of a farm occupation shall be located within 100 feet of any side or rear lot line, or within 300 feet of any adjoining residential parcel or a residential district. Such distances shall be measured as a straight line between the closest points of any physical improvement associated with the farm occupation and the property or district line.

9. Farm occupations shall not be subdivided or separated from the principal agriculture use.

10. Outdoor storage of supplies, materials or products shall be located behind the building in which the farm occupation is located, and shall also be screened from adjoining roads and properties.

Farm processing establishment

A commercial enterprise consisting of one or more buildings or structures, either permanent or temporary, designed and used primarily for processing agricultural commodities, such as but not limited to dairies, grain mills, slaughterhouses and wineries. Such establishments may be co-located with a farm market.

Vehicle Parking:
1 required off-street parking space per 200 square feet gross floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. The farm-processing establishment must be in identical ownership with the farm on which it is located.

2. At least 25% of the volume of products processed must be of products grown on the land farmed by the owner of the farm-processing establishment. Nothing contained herein shall preclude multiple farmers operating farms within Shrewsbury Township or elsewhere within York County from combining into a single farm processing establishment (farm co-op) operated by one or more of such farmers, in which case the numerical requirements of this section shall apply to such farmers collectively.

3. At least 75% of the volume of products processed must be of products grown within 20 miles of the farm processing establishment.

4. Each proposed processing facility must be considered independently and each must meet all of the criteria of this section.

5. The farm processing establishment may not exceed 10,000 square feet in size and the storage area may not exceed 2,000 square feet.

6. It shall be the responsibility of the operator of the farm processing establishment to maintain such records as are necessary to establish compliance with the provisions of Subsections 2 and 3 hereof.

Feed and grain mill

A building or group of buildings in which cereal grains are processed to make meal or flour, and may include grain storage and farm supply sales as accessory uses.

Vehicle Parking:
1 required off-street parking space per 200 square feet retail floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. All grain storage facilities, conveying apparatuses, drying chambers, and axial ventilation fans shall be set back at least 50 feet from all property lines.
2. All materials stored on the property shall be set back at least 50 feet from any street lines.
3. May include grain storage and farm supply sales as accessory uses.

Special Regulation: The location of this principal use permitted as a special exception by the Zoning Hearing Board, except intensive agricultural operation, shall be governed by § 27-4035.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Financial institution

A business that keeps money for individuals or companies, exchanges currencies, makes loans, and offers other financial services, such as banks, savings and loans, credit union, loan store, or cash advance.

Vehicle Parking:
Bank: 4 required off-street parking spaces per 1,000 square feet gross floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C and I Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Forestry

The management of forest and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. Forestry activities located within 100 feet of a watercourse will ensure that the basal area of trees shall not be reduced below 50% of the basal area present before cutting or below 65 square feet per acre, whichever is greater, except that no logging shall occur within 15 feet of a watercourse, spring or seep.
2. Any mud or debris carried onto the paved public road shall be removed immediately.
3. Compliance with applicable local, state and federal conservation regulations.
4. Forestry occurring within a CEA is subject to all regulations in Part 13: CRITICAL ENVIRONMENTAL AREAS (CEAs) AND WELLHEAD PROTECTION.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Gaming establishments

An establishment where the playing of games of chance or mixed chance and skill allowed under the Commonwealth of Pennsylvania law as regulated by the Pennsylvania Gaming Control Board are conducted; a building, room or space devoted to gambling games or wagering on a variety of events and operated as a business; a public building for gambling and entertainment in which a variety of games of chance can be played. A gaming establishment includes, but is not limited to, betting parlor, off-track betting parlor, casino, gambling casino, gambling den, gaming house.

Vehicle Parking:
1 required off-street parking space per 2 persons maximum capacity plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. A gaming establishment structure, including but not limited to an off-track betting and/or slot machine parlor, shall not be located within 500 feet of any residential structure, and 1,000 feet of any other off-track betting parlor, child-care facility, community center, and house of worship, park, playground or school.

2. No more than one off-track betting parlor may be located within one building or shopping center.

3. The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter.

4. The applicant shall furnish expert evidence as to how the use will be controlled so as to not constitute a nuisance due to noise or loitering outside the building.

5. All off-track betting parlors shall comply with the Pennsylvania Horse and/or Harness Racing Commission's Rules and Regulations pertaining to nonprimary locations, as defined therein and slot machine parlors shall be licensed by the Pennsylvania Gaming Control Board.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

In the I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Garden center

A retail establishment that sells plants, compost, mulch, fertilizers, stone, gardening equipment, supplies and tools, and landscaping products such as statues, furniture and garden ornaments. Plant products are not grown or propagated on site.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Golf course

An area of land designed for playing the game of golf, including clubhouse and equipment and material storage. Term includes "golf link."

Vehicle Parking:
8 required off-street parking spaces per tee plus 1 required off-street parking space per employee or operator plus 100% of spaces required for accessory uses.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. A club house, restaurant, practice putting green, driving range, golf care, and maintenance equipment storage and service facilities, etc., shall be permitted in conjunction with the golf course provided they are clearly accessory to the golf course.

2. Minimum lot area:

A. Regulation eighteen-hole; 6,000 to 7,000 yards in length, 130 acres.
B. Executive eighteen-hole; 3,000 to 4,000 yards in length, 60 acres.
C. Nine-hole; 3,100 to 3,500 yards in length, 60 acres.
D. Par-three eighteen-hole; 2,000 to 2,500 yards in length, 45 acres.

3. No building shall be closer than 100 feet to any lot line.

4. In addition to other required landscaping, all parking areas shall be screened in accordance with § 27-1627: Screening of this chapter and § 22-711: Parking Lot Landscaping Design of Chapter 22: Subdivision and Land Development.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Group home, with less than eight residents

GROUP HOME
To provide a supportive living arrangement for individuals where special care is needed by the individuals served due to age, emotional, mental, or physical handicap. This definition shall expressly include facilities for the supervised care of developmentally disabled persons, those under treatment for alcohol abuse, drug abuse, or both, unwed parents, and those who have been physically abused. This definition shall expressly include single-family dwellings for the supervised care of persons with disabilities subject to protection under the Pennsylvania and Federal Fair Housing Acts, as amended. Group homes shall be subject to the same limitations and regulation by the Township as single-family dwellings, and are permitted by right in those zones where single-family dwellings are permitted by right.

Vehicle Parking:
1 parking space per every 2 residents plus 1 parking space per employee or supervisory person.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

The following requirements shall apply to all group homes.

1. The following requirements shall apply to all group homes.

A. A minimum of 250 square feet of habitable floor space excluding common kitchen and dining area shall be provided for each occupant.

B. A common kitchen and dining area shall be provided and no cooking or dining facilities shall be provided in individual rooms or suites. This provision is not intended to require such facilities if the affiliated institution provides them elsewhere.

C. The group home may not provide medical, counseling or other service to persons who do not reside in the group home.

If the proposed group home meets all of the requirements for a "dwelling unit" in the zone where it is proposed to be located and will house eight or fewer persons, it shall be permitted as a "dwelling unit" in any zone upon receipt of a use certificate to be issued by the Zoning Officer. If such group home is in the Agricultural District, the group home shall reduce the number of dwelling rights permitted the tract of land by Part 4: AGRICULTURAL DISTRICT (A) of this chapter by one.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:

A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR and SRR Districts:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Group home, with more than eight residents

GROUP HOME
To provide a supportive living arrangement for individuals where special care is needed by the individuals served due to age, emotional, mental, or physical handicap. This definition shall expressly include facilities for the supervised care of developmentally disabled persons, those under treatment for alcohol abuse, drug abuse, or both, unwed parents, and those who have been physically abused. This definition shall expressly include single-family dwellings for the supervised care of persons with disabilities subject to protection under the Pennsylvania and Federal Fair Housing Acts, as amended. Group homes shall be subject to the same limitations and regulation by the Township as single-family dwellings, and are permitted by right in those zones where single-family dwellings are permitted by right.

Vehicle Parking:
1 parking space per every 2 residents plus 1 parking space per employee or supervisory person.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

See § 27-1404: Specific Use Standards, "Group Home" for details.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Group quarters

Any building or portion thereof that is designed or used for persons unrelated to each other or to any family occupying the dwelling unit and having common eating facilities. Group quarters shall include, but not be limited to, fraternity and sorority houses, dormitories and other group quarters typical of educational, religious or other quasipublic institutions.

Vehicle Parking:
1 required off-street parking space per guest room plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

1. No more than 15 boarders shall be provided for upon any lot or in any building.
2. Common eating facilities must be provided and the minimum period of residency shall be one week.
3. The proposed sewage disposal system must be sufficient to meet all requirements of the Pennsylvania Sewage Facilities Act and the regulations issued pursuant thereto.
4. The applicant must demonstrate that he has obtained or can obtain all state required permits.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Heavy equipment sales, service and storage

A building or buildings, or fenced area, in which large tools, generally wheeled or tracked are stored and/or staged for use on or off premise. Small tools, household items and personal property are handled under "Storage, Self."

Vehicle Parking:
1 required off-street parking space per 300 square feet of floor area devoted to service facilities or 2 required off-street parking spaces per service bay, whichever is larger, plus 1 required off-street parking space per 100 square feet gross floor area devoted to sales facilities or usage plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The equipment referred to shall consist of ATV, recreational, other off-the-road vehicles and accessories; lawn mowers and lawn tractors, and other outdoor equipment.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Helipad

Any small landing area used for the landing and taking off of helicopters for the purpose of picking up or discharging passengers or cargo. No fueling, refueling, or service facilities are permitted in conjunction with the use.

Vehicle Parking:
1 required off-street parking space per 4 aircraft stored; minimum 1 required off-street parking space per use.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The facility must be permitted under applicable state and federal aviation regulations.

2. There shall be no existing flight obstructions such as towers, chimneys, or other tall structures or natural obstructions outside of the helipad and located within the proposed approach zones.

3. If in the Agricultural District, except in the case of rooftop landing areas, the facility must meet the requirements of § 27-403: Development Rights (DR) of this chapter and shall reduce the number of development rights permitted the parcel by one for each acre or part of an acre utilized for such use.

4. No helipad shall be closer than 2,000 feet to a residential zoning district.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Home occupation

An occupation for gain or support operated by a resident owner of the property or conducted by members of the owner's immediate family residing on the premises, clearly incidental and secondary to the use of the dwelling for dwelling purposes. Also see "no-impact home-based business."

Vehicle Parking:
2 required off-street parking spaces per dwelling requirements plus 1 required off-street parking space per employee plus not less than 2 required off-street parking spaces for visitors, except doctors/dentists then 3 required off-street parking spaces for visitors.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The home occupation shall be operated by a resident owner of the property where the home occupation will be located or by a member of such owner's immediate family who resides on the property. There shall be no more than two nonresident employees.

2. The character or external appearance of the dwelling unit or accessory structure must be that of a dwelling or structure normally accessory to a dwelling.

A. No display of products may be visible from outside the dwelling or any accessory structure.
B. Signage shall be in compliance with the Township's Sign Ordinance.

3. No more than 25% of the habitable floor area of a dwelling unit may be devoted to a home occupation.
4. The premises must at all times be kept neat and orderly.

5. The use will not involve any waste product other than domestic sewerage or municipal waste (as defined in the Pennsylvania Solid Waste Management Act).

6. If the use will involve customers coming to the property where the use is located, the use must abut a public road or street.
7. The use will not involve sale of any item not made on the premises except as incidental to the home occupation. Beauty shops, insurance agent offices, physician offices, bake shops, and handcraft shops are examples of the type of uses that normally will meet this requirement.

8. The use will not involve any outside storage.
9. The use will not create dust, heat, glare, smoke, vibration, or odors outside the building in which the use is being conducted, or noise audible outside the building in which the use is being conducted.

10. The applicant must include with the application for a use certificate such drawings as will enable the Zoning Officer to have an adequate record of the location and extent of the proposed use. The applicant must also supply to the Zoning Officer such information as will enable the Zoning Officer to insure that all of the above-enumerated requirements are satisfied. The use certificate, once issued, shall continue in effect as long as there is no change in the nature or extent of the use and all of the requirements of this section continue to be met. Copies of these requirements will be attached to the use certificate.

11. Standards.

A. That the use will not involve noise audible to neighboring residents between 6:00 p.m. and 7:00 a.m. The Zoning Hearing Board may require as a condition to any special exception that the applicant put in a noise insulation and take other action to minimize audible noise during the period between 7:00 a.m. and 6:00 p.m. If the Zoning Hearing Board determines that the use will involve unreasonable noise that cannot be satisfactorily reduced by insulation or other action by the applicant, the application shall not be approved.

B. That the use will not result in a substantial increase in vehicular traffic to the site. A twenty-percent increase in traffic shall be regarded as substantial. Access to the business shall be limited to the use of the existing lane or driveway, which shall be paved or otherwise consist of a gravel base sufficient to prevent tracking of mud or dirt onto the roadway. The proposed use must abut a public road or street.

12. No-impact home-based business is a type of home occupation, which shall be permitted in all zones as an accessory use subject to the provisions set forth in this section. No permit required.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Home-based business, no-impact

A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

Shall be permitted in all zones as an accessory use secondary to the use of a property as a residential dwelling provided all of the following criteria are met:

1. The business activity shall be compatible with the residential use of the property and surrounding residential uses.
2. The business shall employ no employees other than family members residing in the dwelling.
3. There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
4. There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
5. The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
6. The business activity may not generate any solid waste or sewage disposal, in volume or type, which is not normally associated with residential use in the neighborhood.
7. The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
8. The business activity may not involve any illegal activity.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Hospital

An institution having an organized medical staff which is primarily engaged in providing to in-patients, by or under the supervision of physicians, diagnostic and therapeutic services for the rehabilitation of injured, disabled, pregnant, diseased, sick or mentally ill persons. The term includes facilities for the diagnosis and treatment of disorders within the scope of specific medical specialties, but not facilities caring exclusively for the mentally ill.

Vehicle Parking:
1 required off-street parking space per 3 beds plus 2 required off-street parking spaces per 3 employees on largest shift plus 50% of employees on that shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Buffer planting shall be provided in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter and Part 7: LANDSCAPING in Chapter 22: Subdivision and Land Development. In addition, care shall be taken to locate emergency and service entrances where they are not offensive to adjoining neighbors.

2. In addition to other required landscaping, all parking areas shall be screened in accordance with § 27-1627: Screening of this chapter.

3. Hospitals shall be registered and licensed by the Commonwealth of Pennsylvania and shall be in compliance with all applicable rules and regulations of such licensing bodies.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Hotel or motel

A building, other than group quarters, arranged or used for sheltering, sleeping or feeding, for compensation, and in which no provision is made for cooking in any individual room or suite.

Vehicle Parking:
1 required off-street parking space per guest room plus 1 required off-street parking space per employee plus restaurant and meeting (banquet) requirements if affiliated with use.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All hotels and motels shall be served by public water and public sewer with proper fire access as approved by the Fire Chief.
2. Individual guest rooms and suites may include partial facilities for cooking.
3. A restaurant may be permitted as an accessory use to a hotel or motel.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

House of worship

Any structure or structures used for worship or religious instruction, including social and administrative areas accessory thereto, but not including any commercial activity. This includes all uses normally accessory to such activities.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 required off-street parking space per 750 square feet gross floor area, whichever is greater plus 1 required off-street parking space per nonresident employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A house of worship is permitted by right in the C District and by special exception in the RR, RRR, and SR Districts, subject to the following:

1. A house of worship with sanctuary seating of more than 400 shall be located along and have access to a collector or arterial street.

2. Permitted accessory uses to a house of worship, which must be conducted upon the same parcel and shall relate to and be accessory to the main use, include:

A. Administrative office.
B. Recreational facility.
C. Counseling office.
D. Social service.
E. Related residences.
F. Day-care centers, child or adult.
G. Schools.
H. Cemeteries.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RR and RRR Districts:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Hunting and fishing preserve

A protected area of water or land delineated, usually by a fence, and set apart to rear wild animals, including fish and fowl, so that they can be fished or shot for sport in the hunting season; e.g., as a private club or as a commercial operation.

Vehicle Parking:
1 required off-street parking space for each 3 users at maximum utilization plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The facility shall comply with all applicable federal, state, and local regulations, including, but not limited to, those of the Pennsylvania Game Commission and Pennsylvania Fish Commission regulations.

2. Adjacent areas must be predominantly undeveloped and the range area must be at least 200 feet from any property or street line, and must be at least 1,000 feet from any existing residential dwelling that is not on the same property.

3. The site and/or individual tracks shall be secured by an eight-foot fence.

4. Signs of sufficient size and coloration shall be posted at no more than five-hundred-foot intervals along the perimeter of the parcel warning of possible shooting and hunting taking place.

Infill development

A vacant, undeveloped, lot or parcel of land in the Agricultural Zoning District not to exceed seven acres which may be developed in residential units.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. The tract or parcel of land on which infill development is proposed is not more than seven acres in size and is completely surrounded by or adjacent to two or more residential lots less than five acres in size and within 600 feet of an additional residential lot less than five acres in size.

2. Infill development shall consist of permitted residential dwellings and such accessory buildings and uses customarily incidental to permitted residential dwellings as provided in § 27-402: Use Regulations.

3. The owners or developer of the proposed infill development shall demonstrate by a sketch plan that the transferred DR can be utilized within the infill area consistent with the requirements of Part 4: AGRICULTURAL DISTRICT (A) of this chapter and other relevant Township ordinances.

Intensive agricultural operation (CAO, CAFO)

Specialized agricultural operations including, but not limited to, mushroom production, poultry production and dry lot livestock production, which, due to the intensity of production, necessitate development of specialized sanitary facilities and controls. Intensive agricultural operations are regulated by federal and state statutes including but not limited to Pennsylvania's Nutrient Management Act, as amended by Agriculture, Communities and Rural Environment (ACRE), Act 38, July 6, 2005, P.L. 112, 3 Pa.C.S.A. § 311 et seq.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

1. Submittal of documentation showing that all Pennsylvania Nutrient Management Act and Department of Environmental Protection permitting requirements for concentrated animal feeding operations and concentrated animal operations have been met.

2. The operation must comply with the applicable environmental requirements of the Pennsylvania Clean Streams Law and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

3. Where applicable, such operation must establish and maintain compliance, at all times with the operational requirements of the Pennsylvania Nutrient Management Act and file any plan required therein with the appropriate state or federal agency. Applicants must verify that they have an approved and fully implemented soil and water conservation plan and that they are in compliance with the requirements of the Pennsylvania Department of Environmental Protection's Manure Management Manual.

4. Submittal of a stormwater management plan meeting the requirements of the Shrewsbury Township Stormwater Ordinance.

5. Where applicable, documentation that the location of facilities and manure storage lagoons near floodplains complies with the Pennsylvania Flood Plain Management Act.

6. Setback Requirements. Any building or animal concentration area constructed or adapted to house or enclose such animals must comply with the most recently published requirements of the Pennsylvania Nutrient Management Act (as amended by Act 38).

7. If connection to an existing public water supply system is proposed, the applicant shall establish the execution of an agreement committing the public water supply system to providing such water as will be utilized by the proposed use for such period of time as the public water supply system provides water elsewhere in its service area. If the water supply system proposed involves the utilization of water obtained from the tract where the proposed use is to be located or from a nearby tract, the applicant must conduct a water sufficiency study to establish that the groundwater recharge on the tract where the water supply system is located, after development, computed during drought conditions (periods when precipitation is 40% below normal) will exceed projected water usage. Any special exception granted by the Zoning Hearing Board shall be specifically conditioned upon the number and size of animals not exceeding the numbers or sizes on which the water sufficiency study was based and shall be revoked if such number or size is exceeded.

8. The applicant must submit with his application for a special exception a fly control plan proposing the use of the best available practice or procedure for fly control, in accordance to § 27-1517: Fly Control of this chapter, both at the site of the operation and at the ultimate disposal site for the animal waste if within Shrewsbury Township.

9. An odor management plan in accordance with Act 38 must be submitted.

10. Any special exception granted by the Zoning Hearing Board shall be specifically conditioned upon the continued compliance with all of the requirements of this section and the successful implementation of the odor and fly control plans and shall be revoked if the operator should fail to comply with such requirements or implement the approved fly control and odor control plans.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Junkyard; automobile recycling center

Any establishment, place of business or use of land for storing, keeping, buying, dismantling or selling junk exclusive of garbage. This definition shall include automobile recycling centers and similar uses.

Vehicle Parking:
1 required off-street parking space per acre plus 1 required off-street parking space per employee; minimum 5 spaces.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Any area used for this purpose must be at least 75 feet from any property line and 100 feet from any street line.
2. No garbage or other organic waste shall be stored on such premises.

3. The manner of storage and arrangement of junk and the drainage facilities on the premises shall be such as to prevent the accumulation of stagnant water upon the licensed land and to facilitate access for inspection purposes and firefighting.

4. Every structure erected upon the licensed premises and used in connection therewith shall be of fireproof construction pursuant the UCC.

5. The premises shall be enclosed by a metal chain-link fence constructed of heavy-duty steel and supported upon steel posts, or in lieu thereof, a solid masonry or metal wall of a uniform design, texture and structure. The erection of such fence or wall shall be controlled by the setback provisions of this chapter. Such fence or wall shall not be less than eight feet in height. If a chain link fence is utilized, it shall be constructed so as to make it opaque. The erection of said fence shall be completed prior to issuance of an occupancy permit. It is further provided that the foregoing fencing provisions shall be applicable only to that portion of the premises being immediately used for the storage of junk and shall not be applicable to the balance of the property owned or used by said junkyard operator so long as said remaining portion of land is not being used for the storage of junk as defined in this chapter.

6. The land area between the fence or wall structure required above and any public right-of-way shall be planted with evergreen trees or vegetation approved by the Township as equivalent in growth and shading characteristics. Trees or other vegetation shall be planted in accordance with Part 700 of the Township Subdivision and Land Development Ordinance and Construction and Materials Specifications for Subdivisions and Land Developments manual. The trees shall be maintained in good health and replaced as required in order to achieve a full screening effect within five years.

7. All burning in connection with any junkyard shall be in full and complete compliance with the Shrewsbury Township Outside Burning Ordinance as well as any and all applicable county, state, and federal laws, rules and regulations.

8. All junk contained in a junkyard shall be arranged and maintained in a neat and orderly fashion. All junk vehicles and other junk shall be arranged in rows with a minimum of 20 feet of clear space between rows with each row to be no greater in width than 40 feet. Vehicles shall not be stored on top of one another so as to be visible beyond the fence or wall constructed pursuant to Subsection 5 of this section.

9. No junk shall be stored or located within 100 feet of any critical environmental area as defined and delineated in this chapter.

10. The licensee of any junkyard shall provide, within the boundary lines of the property upon which the junkyard is maintained, off-street parking for at least five vehicles.

11. The applicant shall submit and demonstrate the ability to implement an operations plan that shall include the following:

A. The unloading, transfer, and disposition of material shall be continuously supervised.
B. There shall be no access permitted to the site when an attendant is not on duty.
C. Access drives shall be secured by fences, gates, locks, and other means to deny access at unauthorized times.

D. There shall be a plan for the prompt removal of all hazardous materials. Drainage of fluids shall be conducted only on a Township-approved concrete drainage pad with appropriate catch basins and storage tanks.

E. The applicant shall submit quarterly proof to the Township of proper and authorized disposal of all petroleum and other products including oil, gas, Freon, and antifreeze.

F. The applicant shall create sufficient drainage swales so as to preclude water from lands at higher grade than the applicant's from washing over the applicant's land.

G. Motor vehicles shall not be stacked so as to become visible from adjoining properties.

H. Crushing of automobiles and operation of a crusher shall occur only during Monday through Friday and only between the hours of 9:00 a.m. and 4:00 p.m. No crushing of vehicles shall take place on federal or state holidays.

I. The applicant shall drill a well at a location on his property chosen by the Township but at a location to not unreasonably interfere with the applicant's activities. The applicant shall test the well water on a monthly basis for the presence of petroleum residues and shall submit such reports to the Township on a monthly basis. If any test shows deterioration in water quality, the applicant shall be required to take remedial action to remove contamination and cease accepting any additional items of junk until such remedial action has been completed. If such remedial action is not completed within 90 days, the use shall terminate and all items of junk and related materials shall be removed from the junkyard within the following 90 days.

12. Establish that the environmental requirements of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter will be complied with.

13. The use shall front upon and have direct access to a collector or arterial street as set forth in the Township Comprehensive Plan. No structures, junk, or vehicles shall be placed within 100 feet of any property line.

14. The Board of Supervisors, or its duly designated and authorized agent or representative, shall from time to time regularly inspect the premises of every licensee hereunder for the purpose of determining whether said licensee has established and maintained its premises in full compliance with the provisions of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Kennel

Any structure and/or building used for the sheltering, boarding, breeding or training of four or more dogs, cats, fowl or other small domesticated animals at least six months of age. This definition does not include animals defined herein as "livestock." Any such use shall fully comply with Pennsylvania's Act 225 of 1982, as amended and reenacted.

Vehicle Parking:
1 required off-street parking space per 400 square feet gross floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The kennel must be located at least 500 feet away from any dwelling owned by someone other than the owner of the kennel.

2. The kennel must be located at least 500 feet away from any area that could, pursuant to the provisions of this chapter, be approved as a location for a dwelling on property owned by someone other than the applicant.

3. Adequate disposal of animal waste must be provided in a manner that will not create a public health hazard or nuisance.

4. All kennels shall provide screening equivalent to Buffer Planting Strip D as set forth in § 22-7102 of Chapter 22: Subdivision and Land Development.

5. Animals being boarded must be either domestic canines or domestic felines.

6. Prior to the granting of any special exception or use certificate, the applicant shall provide the Zoning Hearing Board with proof that the operation of the kennel shall be in accordance with all Pennsylvania laws governing kennels and breeding facilities.

7. The kennel shall have enclosed fencing of eight feet (or six feet inverted) of all areas used for animal exercise, training, or any activity during kenneling with potential of the animal being loose or getting free from kennel personnel restraint.

8. All kennels shall comply with the environmental regulations of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Landfill and resource recovery facility

LANDFILL
A lot or land or part thereof used primarily for the disposal by abandonment, dumping, burial, burning or any other means and for whatever purposes of garbage, sewage, trash, refuse, junk, discarded machinery, vehicles or parts thereof, or waste material of any kind not normally considered to be salvageable.

RESOURCE RECOVERY FACILITY
A facility or land area that is used for any one or a combination of the following use types:

1. INCINERATOR
A facility designed to reduce the municipal solid waste stream by combustion. This use may or may not include heat exchange equipment for energy recovery.

2. MATERIAL SEPARATION AND/OR REFUSE DERIVED FUEL (RDF) FACILITY
The extraction of materials from the municipal waste stream for recycling or for use as refuse derived fuel (RDF).

3. RECYCLING FACILITY
A business that accumulates material such as paper, glass, aluminum, and/or plastic that is no longer useful for its intended purpose or function, but can be reused to manufacture a new product.

4. SOLID WASTE TRANSFER FACILITY
A facility or station where municipal solid waste is delivered for the purpose of compacting the material into larger vehicles for transport to a final disposal site or processing facility. A transfer facility may include the separation and collection of material for the purposes of recycling.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

LANDFILL

1. Landfill operations shall be located at least 1,000 feet from existing lot lines.

2. Operation of a landfill or resource recovery facility shall at all times be in full compliance with the statutes of the Commonwealth of Pennsylvania and the rules and regulations of the Pennsylvania Department of Environmental Protection and the provisions of this chapter. In the event that any of the provisions of this chapter are less restrictive than any present or future rules or regulations of the Department of Environmental Protection, the more restrictive Department of Environmental Protection regulations shall supersede and control.

A. Pursuant a change of ownership, the new owner shall comply with all requirements of this chapter and all conditions attached to the special exception granted the previous owner.

3. Establish compliance with all federal, state, and local drainage requirements.
4. Have direct access to an arterial or collector street as identified in the Township's Comprehensive Plan.
5. Use shall not cause an increase in truck traffic on residential streets and/or local roads.

6. In addition to requirements of § 27-1506: Landscaping Buffering and Screening of this chapter, buffer areas at least 150 feet in width must be provided along the perimeter of the lot, landscaped so as to minimize visibility of the landfill use and will not be utilized for landfill purposes.

7. All topsoil and subsoil to a depth of at least 3 1/2 feet shall be preserved, and all solid waste shall be covered with at least 3 1/2 feet of the aforesaid soil. The top foot of topsoil shall be separately conserved and be placed as the top foot of the cover, which cover must total at least 3 1/2 feet in depth. In conjunction with the application for a special exception, the applicant shall present a soil conservation plan, which plan shall include the applicant's proposal for preserving both the top foot of topsoil and the second 2 1/2 feet of soil and protecting the aforesaid from erosion while the trenches are being filled with solid waste material.

8. The Township Engineer, or any other official designated by the Township, may make inspections of the facility at the discretion of the Township, or upon complaint, to determine if the operation is being conducted according to approved plans and permits.

9. Access streets to the landfill site shall be constructed according to DEP permit requirements.

10. Compliance with the environmental regulations of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

11. Demonstrate that the water supplies for neighboring properties shall not be adversely affected by the proposed use through submission to the Zoning Hearing Board of a hydrogeological study performed by a qualified hydrogeologist or other similar professional. Such study shall be prepared in accordance with accepted hydrogeological standards and practices; shall contain the sources of all test data, including but not limited to, wells evaluated as a part of the study; and shall clearly set forth the conclusions and recommendations of the professional.

12. A fence measuring eight feet high, not less than 50 feet from the edge of the fill area, must enclose actual fill area. The fence shall have openings less than three inches in any dimension, if any. A vegetative screen must be provided along the outside of the fence, facing away from the fill area, with plantings at least 36 inches high and placed in a double-staggered row with no more than five feet between plants. The vegetation shall be of a variety to obtain a height of at least eight feet at maturity. Where adjacent to a residential district or public right-of-way, trees and shrubs shall be planted which will screen the operation completely from normal view. All screenings and buffers required by this chapter shall be provided.

13. Access to the site shall be limited to those posted times when an attendant is on duty. In order to protect the public health, safety and welfare, access drives shall be secured by fences, gates, locks, or other means to deny access at unauthorized times.

14. Vehicular access shall be designed to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties.

15. Vehicle stacking lanes into the facility that are sufficient in length so that vehicles waiting to be weighed will not back onto public roads shall be provided.

16. All driveways onto the site shall be paved to a cartway width of 35 feet for a distance of at least 200 feet from the street right-of-way line. In addition, a one-hundred-foot-long crushed stone section of access drives shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may be attached to a vehicle's wheels.

17. There shall be no operations on Sunday or legal holidays and no operation between 7:00 p.m. and 7:00 a.m. on other days.
18. Litter control measures shall be implemented to prevent scattering of materials and a plan for the cleanup of litter shall be submitted to the Township.

19. All municipal waste waiting recycling or resource recovery shall be stored within an enclosed area.
20. The unloading, transfer, and deposition of materials shall be continuously supervised by a qualified facility operator.

21. The special exception application shall not be granted unless the applicant proposes a satisfactory reclamation plan and the applicant demonstrates his capacity to carry out the reclamation plan and comply with environmental requirements of Part 15 of this chapter and the general standards for special exceptions as set forth in this chapter. The reclamation of the land affected shall include the following:

A. The plan shall set forth the use made of the land as of January 1, 2002, and any change in use between that date and the date of the filing of the plan.
B. A statement of the soil types of the land and the topography of the land.
C. Where the proposed land use so requires, the manner in which compaction of the soil and fill will be accomplished.
D. The proposed land use upon completion of the landfill operation. If the land was in agricultural use on January 1, 2002, it must be restored to agricultural use.
E. A description of the manner in which the operation will segregate and conserve topsoil and, if necessary, suitable subsoil to restore the area to agricultural use if such restoration is required pursuant to Subsection D above or if such restoration is not required to establish a diverse, effective, and permanent vegetative cover of the same seasonal variety native to the area of land to be affected and capable of self-generation in planned succession at least equal in extent of cover to the natural vegetation of the area.
F. The reclamation plan must provide that at least 3 1/2 feet of the agriculturally suitable soil be placed over the landfill material and any membrane or other type of cap required by the Department of Environmental Protection. The top foot of topsoil removed must be separately conserved and placed on the top foot of the soil cover.
G. A detailed timetable for the accomplishment of each major step of the reclamation plan and the operator's estimate of the cost of each said step and the total cost of the reclamation plan.
H. The manner in which the operator plans to control surface water drainage including a practical method of preventing or avoiding surface and groundwater contamination.
I. The reclamation plan must propose the restoration of the affected areas within two years following the termination of the landfilling operation in that particular area. It is not intended that reclamation await the completion of landfilling operations on the entire tract.
J. The Zoning Hearing Board shall in addition require that the applicant post sufficient security by performance bond or letter of credit to guarantee compliance with all aspects of the reclamation plan; provided, however, that the amount of this obligation may be reduced by the amount of any effective security which the Zoning Hearing Board finds has been posted with the commonwealth pursuant to the Solid Waste Management Act.

22. Rehabilitation Required. The operator must implement the reclamation plan approved by the Zoning Hearing Board in accordance with the standards and time frame set forth in such plan.

23. Reporting of Operation and Rehabilitation Information. In order to keep the Zoning Officer abreast of impending termination of landfilling operations and plans for reclamation as well as operational activities which he has a duty to check, each landfill owner or operator must submit to the Zoning Officer, annually in the month of October, the following information:

A. Operational Data.

(1) Ownership and acreage of the land which is the site of the landfill operation, including all land held under contract or lease.
(2) Date of anticipated opening of any new fill areas and the date of expected closure of any existing fill area.

B. Reclamation Plan.

(1) The extent to which the reclamation plan has been implemented.
(2) The planned reclamation during the succeeding year.
(3) The exact dimensions of the land that is currently used for landfill and has been reclaimed.

RESOURCE RECOVERY FACILITY

1. Any such use shall be a minimum of 100 feet from all public streets as measured from the ultimate right-of-way line of the road and 100 feet from any property line. Additionally, an incinerator or transfer facility shall be a minimum of 200 feet from any residential zoning district or occupied residential dwelling unit.

2. Truck and equipment parking and/or storage areas shall be a minimum of 100 feet from any property line.

3. Operation of a resource recovery facility shall at all times be in full compliance with the statutes of the Commonwealth of Pennsylvania and the rules and regulations of the Pennsylvania Department of Environmental Protection and the provisions of this chapter. In the event that any of the provisions of this chapter are less restrictive than any present or future rules or regulations of the Department of Environmental Protection, the more restrictive Department of Environmental Protection regulations shall supersede and control.

4. Access to the site shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized dumping, every resource recovery facility 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 barricades shall be at least six feet high and shall be kept in good repair and neatly painted in a uniform color.

5. A facility operator shall continuously supervise unloading of materials.
6. Hazardous waste as included on the list of hazardous waste maintained by the Department of Environmental Protection shall not be disposed of in a resource recovery facility.

7. Litter control shall be exercised to confine blowing litter to the work area and a working plan for cleanup of litter shall be submitted and approved by the Township to control blowing paper; there shall be erected a fence having a minimum height of six feet with openings not more than three inches by three inches along all boundaries. The entire area shall be kept clean and orderly.

8. All parts of the process, unloading, handling, and storage of municipal solid waste, shall occur within an enclosed building. However, certain separate recyclable materials like glass, aluminum, and other metals may be stored outdoors.

9. The storage of paper shall be within a building or other appropriate structure.
10. Any material stored outdoors shall be properly screened so as not to be visible from any adjacent street or property.
11. No material shall be placed or deposited to a height greater than the height of the fence herein prescribed.

12. No municipal solid waste shall be processed or stored at a recycling facility. For all other types of resource recovery facilities, municipal solid waste shall not be stored on the site for more than 72 hours.

13. A contingency plan for disposal of municipal solid waste during a plant shut down must be submitted to the municipality and approved by the governing body.

14. Leachate from the municipal solid waste and water used to wash vehicles or any part of the operation shall be disposed of in a manner in compliance with Department of Environmental Protection regulations. If the leachate is to be discharged to a municipal sewage treatment plant, appropriate permits shall be obtained from the applicable agencies and authorities. In no event shall the leachate be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with Department of Environmental Protection regulations.

15. Waste from the resource recovery facility process (such as, but not limited to, ash from an incinerator) shall be stored in such a manner as to prevent it from being carried from the site by wind or water. This waste shall be located at least 150 feet from any lot line and stored in leak proof and vector proof containers. Such process waste shall be disposed of in a sanitary landfill approved by the Department of Environmental Protection or in another manner approved by the Department of Environmental Protection.

16. A dense evergreen buffer shall be provided on the outside perimeter of the fenced area. Evergreens shall be four to five feet in height and planted on ten-foot staggered centers. In addition, the buffer requirements of § 27-1506: Landscaping Buffering and Screening of this chapter shall be met.

17. Solid waste landfill operations and open burning of any materials is prohibited.

18. The environmental performance standards set forth in Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter shall be met by all resource recovery uses.

19. The facility shall have direct access via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

20. Public water and sewer is required.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Laundry and dry cleaning establishment

For the purposes of this chapter, only large-scale commercial/industrial operations apply. Self-service laundries and dry cleaners are included in "personal services facility."

Vehicle Parking:
1 required off-street parking space per 400 square feet gross floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
Chemical storage and waste disposal shall be made in accordance with Pennsylvania Department of Environmental Protection requirements, Environmental Protection Agency requirements, the Uniform Construction Code, and requirements of the waste water treatment plant serving the facility.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Manufacturing, heavy

Manufacturing and industrial processes which may be obnoxious by reason of emission of odor, dust, smoke, gas, noise or similar causes, including but not limited to:

1. Wood products.
2. Paper products.
3. Petroleum and coal products.
4. Chemicals.
5. Plastics and rubber products.
6. Nonmetallic mineral products.
7. Primary metals.
8. Transportation equipment.

Vehicle Parking:
For all industrial uses, there must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Manufacturing, light

The fabrication, assemblage, and manufacture of the following products which are free from objectionable odors, fumes, dirt, vibrations or noise, including, but not limited to:

1. Communications equipment.
2. Hydrological, hydrographic, meteorological and geographical equipment.
3. Electronic components.
4. Surgical/medical instruments.
5. Surgical appliances and tubes.
6. Optical instruments and lenses.
7. Signs and advertising displays.
8. Ceramic wall and floor tile.
9. Frozen food specialties.
10. Frozen food and bakery products.
11. Printing, publishing, bookbinding, typesetting and lithography.
12. Drafting and architectural design instruments.
13. Office furniture and fixtures.
14. Beverage bottling.
15. Small appliances.
16. Jewelry.
17. Textile goods and similar items.
18. Windows, window frames, complete window assemblies, doors, door frames, complete door assemblies, kitchen cabinets, bathroom cabinets, fireplace mantels and similar building materials, but excluding materials such as blocks, bricks, cement and mortar mixes, construction beams, prefabricated walls and structures, manufactured homes and buildings and other heavy building materials.
19. Tool and die making.

Vehicle Parking:
For all industrial uses, there must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Medical laboratory or clinic

A facility or institution providing services to physicians to analyze and test physical samples and specimens for the diagnosis and treatment of patients and/or providing outpatient health services such as medical or surgical care of the sick, handicapped or injured, but not including doctors' offices.

Vehicle Parking:
4 required off-street parking spaces per doctor plus 1 required off-street parking space per each additional employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Services provided shall be those that do not require overnight stay.

2. A medical laboratory or clinic may include administrative offices, waiting rooms, treatment rooms, pharmacies and dispensaries directly associated with the medical laboratory or medical clinic.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Mineral extraction and processing

MINERAL EXTRACTION AND PROCESSING
The removal or recovery, and/or processing, by any means whatsoever of soil, rock, minerals, mineral substances or organic substances other than vegetation, from water or land on or beneath the surface thereof, or beneath the land surface, whether exposed or submerged. This shall include all activity including quarrying and open pit mining that removes from the surface or beneath the surface of land some materials, mineral, resource, natural resource, or other element of economic value, by means of mechanical excavation necessary to separate the desired material from an undesirable one; or to remove the strata or material that overlies or is above the desired material in its natural condition and position.

MINERALS
Any aggregate or mass of mineral matter, whether or not coherent; the term includes, but is not limited to, limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil and natural gas.

Vehicle Parking:
For all industrial uses, there must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

Mineral extraction/processing is permitted by special exception in the I District and shall meet the requirements of the Surface Mining Conservation and Reclamation Act.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Mixed-use building

A building that contains at least one allowed nonresidential use.

Vehicle Parking:
Spaces as required per uses. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
1. The uses permitted shall be only those permitted principal uses within the zoning district where a mixed-use building is permitted.

2. The minimum lot area and width for a mixed-use building shall comply with the minimum requirements for a nonresidential building within that zoning district.

3. Where a residential use is proposed within a mixed-use building, such residential use shall not be permitted on the street level floor.

4. Each separate use within a mixed-use building shall be required to apply for separate zoning and occupancy permits.

5. Off-street parking shall be provided in accordance with Part 16: OFF-STREET PARKING AND LOADING of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Mobile home park

A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.

Vehicle Parking:
2 required off-street parking spaces per dwelling unit. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

Mobile home parks are permitted by special exception in the SR District. An enlargement of an existing mobile home park shall require a special exception as if it were a new establishment. Mobile home parks are subject to the following:

1. Mobile home parks shall have access from a public street. All spaces/lots shall be accessible from an interior private street only.

2. Mobile home parks shall be served by a public water supply and sewage disposal systems, which shall be approved by the Pennsylvania Department of Environmental Protection.

3. Mobile home lots/spaces in different sections of the mobile home park may vary in size, but there shall not be more than eight mobile home lots/spaces per acre.

4. All mobile homes shall be set back a minimum of 50 feet from the mobile home park property lines and street rights-of-way. A buffer planting strip consistent with Type C of § 22-610: Streetlights of the Subdivision and Land Development Ordinance shall be planted within said 50 feet.

5. In a mobile home park, a separate space shall be provided for each mobile home, which shall include the following:

A. Adequate parking for two vehicles.
B. A paved or concrete patio pad, a minimum of 120 square feet.
C. Each space shall be provided with individual connections for electricity, water supply and sewage disposal.

6. Each mobile home park lot/space shall have minimum front and rear setback of 20 feet. Side setbacks shall be a minimum of 15 feet.

7. Each mobile home park shall have a structure clearly identified as the office of the mobile home park manager.

8. Mobile home parks shall meet all requirements of Chapter 22: Subdivision and Land Development.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Mortuary/funeral home

A room or building devoted to the care, embalming and/or holding of services for the deceased; and related activity including the sale of caskets and other funeral equipment, until buried or cremated.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 required off-street parking space per 750 square feet gross floor area, whichever is greater plus 3 required off-street parking spaces per nonresident employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The use must comply with all applicable federal, state, and local statutes or ordinances and acquire all mandated permits and licenses.

2. The environmental regulations of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter must be complied with.

3. A crematory shall be permitted as an accessory use to a mortuary provided:

A. That the unit will be installed consistent with the manufacturer's specifications and requirements.
B. The unit will be located no less than 300 feet from any adjoining property line.
C. That the building is located no less than 300 feet from any adjoining property line.
D. That if dead animals are cremated in the unit, all such carcasses will be disposed of within 24 hours of arriving at the applicant's property, unless the carcasses are frozen.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Multifamily or row/single-family attached/townhouse dwelling

MULTIFAMILY DWELLING, APARTMENTS

A building containing three or more dwelling units accommodating three or more families living independently of each other (row dwellings or townhouses are separately defined).

Vehicle Parking:
2 required off-street parking spaces per dwelling unit.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

(Special Regulations): The density of multifamily and row dwellings may be increased by the application of transferable development rights and pursuant to Part 9: SUBURBAN RESIDENTIAL RECEIVING DISTRICT (SRR).

SRR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

See § 27-9022B for details on dwelling unit density in the SRR District.

Municipal buildings

Any building in which the business of the Township is carried out on a regular basis.

Vehicle Parking:
1 required off-street parking space per 400 square feet office space plus 1 required off-street parking space per 200 gross square feet assembly or meeting room area or 1 required off-street parking space per 4 seats; whichever is greater.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. This use shall include but not be limited to public buildings, parks, playgrounds, and tennis courts operated and/or operated by the federal, state or local government or non-profit organizations for public use or for the recreation and enjoyment of members of such organization.

2. In addition to provisions set forth in § 27-1506: Landscaping Buffering and Screening of this chapter and Part 7: LANDSCAPING of Chapter 22: Subdivision and Land Development, sufficient landscaping including trees, shrubs, and lawn shall be provided to serve as a buffer between such use and adjoining properties.

3. Off-street parking requirements as established in Part 16: OFF-STREET PARKING AND LOADING shall be met. In addition, parks, playgrounds and game courts shall be required to have one space per 5,000 square feet of outdoor recreation area.

4. A park designed for passive recreational purposes shall be permitted without regard to the minimum lot area regulation of the district in which it is located; provided, however, such use shall meet all provisions set forth herein.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Municipal park and playground

PARK
A leisure area for public recreation. A publicly or privately owned area of land, usually with grass, trees, paths, sports fields, playgrounds, picnic areas, and other features for recreation and relaxation.

MUNICIPAL RECREATIONAL FACILITY
Any building or area delineated for recreation and owned and/or operated by the Township, county or school district, including parks and playgrounds.

Vehicle Parking:
1 required off-street parking space per 5,000 square feet recreation area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. This use shall include but not be limited to public buildings, parks, playgrounds, and tennis courts operated and/or operated by the federal, state or local government or non-profit organizations for public use or for the recreation and enjoyment of members of such organization.

2. In addition to provisions set forth in § 27-1506: Landscaping Buffering and Screening of this chapter and Part 7: LANDSCAPING of Chapter 22: Subdivision and Land Development, sufficient landscaping including trees, shrubs, and lawn shall be provided to serve as a buffer between such use and adjoining properties.

3. Off-street parking requirements as established in Part 16: OFF-STREET PARKING AND LOADING shall be met. In addition, parks, playgrounds and game courts shall be required to have one space per 5,000 square feet of outdoor recreation area.

4. A park designed for passive recreational purposes shall be permitted without regard to the minimum lot area regulation of the district in which it is located; provided, however, such use shall meet all provisions set forth herein.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Municipal recreation facility

Any building or area delineated for recreation and owned and/or operated by the Township, county or school district, including parks and playgrounds.

Vehicle Parking:
Recreational facility (indoor): 1 required off-street parking space per 4 seats or 1 required off-street parking space per 750 square feet gross floor area, whichever is greater plus 1 required off-street parking space per nonresident employee.
Recreational facility (outdoor): 1 required off-street parking space per 5 persons total capacity plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. This use shall include but not be limited to public buildings, parks, playgrounds, and tennis courts operated and/or operated by the federal, state or local government or non-profit organizations for public use or for the recreation and enjoyment of members of such organization.

2. In addition to provisions set forth in § 27-1506: Landscaping Buffering and Screening of this chapter and Part 7: LANDSCAPING of Chapter 22: Subdivision and Land Development, sufficient landscaping including trees, shrubs, and lawn shall be provided to serve as a buffer between such use and adjoining properties.

3. Off-street parking requirements as established in Part 16: OFF-STREET PARKING AND LOADING shall be met. In addition, parks, playgrounds and game courts shall be required to have one space per 5,000 square feet of outdoor recreation area.

4. A park designed for passive recreational purposes shall be permitted without regard to the minimum lot area regulation of the district in which it is located; provided, however, such use shall meet all provisions set forth herein.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Nonmotorized trail (as part of active adult development)

Nursery

A horticultural operation engaged in the propagation, breeding, and cultivation and development of all types of plants, including trees (for transplanting), shrubs, flowers, houseplants, and tropical varieties. The retail sale of nursery products will be considered a farm market use.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

2. Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

3. All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

Nursery school

A facility designed and operated to provide regular instruction and daytime care for two or more children under the age of elementary school students. No portion of a nursery school or a building that is used as a nursery school shall be used as a residence.

Vehicle Parking:
1 required off-street parking space per faculty member and employee plus 1 space per 2 classrooms.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. In addition to other required landscaping, all outdoor play areas shall be buffered in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter and the Township Subdivision and Land Development Ordinance.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

3. Documentation that the facility has received or can receive approval for occupancy from the Pennsylvania Department of Welfare and/or the Department of Labor and Industry, where required.

4. No portion of a residence may be used as a nursery school and no portion of a nursery school may be used as a residence.

5. Approval shall be conditional upon an inspection and report by the UCC Code Official.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Nursing home/personal care home

NURSING HOME
A Pennsylvania Department of Health-licensed establishment that provides full-time convalescent or chronic care or both for three or more individuals, who are not related by blood or marriage to the operator and who, because of chronic illness or infirmity, are unable to care for themselves. No care for the acutely ill or surgical or obstetrical services shall be provided in such a home; a hospital shall not be construed to be included in this definition. Commonly known as a "convalescent home."

PERSONAL CARE HOME
A building or structure in which food, shelter and personal assistance and/or supervision are provided for a period exceeding 24 hours for four or more adults who are not relatives of the operator, who do not require the services in or of a nursing home but who do require assistance or supervision in matters such as dressing, bathing, diet, financial matters, evacuation of a residence in the event of an emergency or medication prescribed for self-administration. Personal care homes include but are not limited to assisted living facilities and retirement homes, and are licensed by the Pennsylvania Department of Public Welfare.

Vehicle Parking:
1 required off-street parking space per 3 beds plus 2 required off-street parking spaces per 3 employees on largest shift plus 50% of employees on that shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan if the total number of employees together with residents who will be permitted to maintain motor vehicles at the facility exceeds 20.

2. Lot area of not less than 1,000 square feet per bed shall be provided, but in no case shall the lot area be reduced below that required for the zoning district in which such facility is to be constructed.

3. The Township Sewage Enforcement Officer shall submit a report confirming the adequacy of the existing or proposed sewage facilities unless the facility is connected to a public sewer system.

4. Documentation that the facility has received or can receive approval for occupancy from the Pennsylvania Department of Welfare and/or the Department of Labor and Industry, where required.

5. Approval shall be conditional upon an inspection and report by the local UCC Code Official.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Off-road vehicles

ALL-TERRAIN VEHICLE (ATV)
Any motorized vehicle capable of operating on both on- and off-road surfaces such as dirt, mud, grass, stone and macadam.

ALL-TERRAIN VEHICLE (ATV) OR OFF-ROAD VEHICLE (ORV) RECREATION AREA OR FACILITY
An area of land with or without trails or other improvements upon which ATVs and/or ORVs are driven for either commercial or noncommercial recreational use by individuals other than the owners of the parcel and their descendants.

OFF-ROAD VEHICLE (ORV)
Any motorized vehicle designed for off-road use, including but not limited to off-road motorized vehicles such as dirt bike, trail bike or mini-bike.

Development Requirements:

1. All motorized vehicles, designed or redesigned, or otherwise being used for off-road recreational use, including all ATVs, shall be operated within a recreational facility (outdoor) only, except that they may be operated by persons residing at the property where such off-road vehicles are being operated.

2. Off-road vehicles shall only be operated between 9:00 a.m. and 6:00 p.m. local time, provided the property is located in the Agricultural, Commercial or Industrial Zoning Districts and there are no off-lot dwellings located within 500 feet of the outer boundary of the area in which the vehicle(s) is being operated.

Outdoor furnace and heating device

Any equipment, device or apparatus, or any part thereof, which is installed, affixed or situated outdoors for the primary purpose of combustion of fuel to produce heat or energy used as a component of a heating system providing heat for any interior space.

Development Requirements:

1. Fuel substances permitted for combustion in an exterior furnace installation shall be limited to natural gas, propane, home heating oil, coal, firewood, pellets, corn, and untreated lumber.

2. The burning and combustion of flammable and volatile substances and materials such as, but not limited to, trash, plastics, gasoline, rubber, naphtha, household garbage, material treated with petroleum products (particle board, railroad ties and pressure-treated wood), human and animal waste, leaves, paper products and cardboard are strictly prohibited.

3. Outdoor furnaces shall be permitted only in the Agricultural and Rural Residential Districts as shown on the Township's Zoning Map.

4. All outdoor furnaces and heating devices shall be set back not less than 200 feet from the nearest lot line.

5. Outdoor furnaces shall be operated only between September 1 and May 31, unless the furnace is being used to provide domestic water service.

6. All outdoor furnaces shall be equipped with properly functioning spark arrestors.

7. All outdoor furnaces and heating devices shall be provided with a permanently attached stack or chimney, the height of which shall be the greater of one of the following:

A. Four feet above the highest point of any structure, building or wall within a fifty-foot radius of the heating device; or
B. A minimum of 17 feet in height measured from the ground at and on which the device is located; or
C. Meet or exceed the manufacturer's guidelines.

8. Installation of any electrical or plumbing apparatus or device used in connection with the operation of an outdoor furnace shall be in conformity with all applicable electrical and plumbing codes and, in the absence of such code, in conformity with the manufacturer's installation specifications. Any outdoor furnace must also comply with any other county, state or federal guidelines for the same.

9. All outdoor furnaces and heating devices installed within the Township subsequent to the adoption of the ordinance are required to meet emission standards, if any, currently required by the Environmental Protection Agency (EPA). Emission standards currently required by the EPA are hereby adopted by reference together with any amendments or modifications made to them in the future.

Park, nonmunicipal

A leisure area for public recreation. A publicly or privately owned area of land, usually with grass, trees, paths, sports fields, playgrounds, picnic areas, and other features for recreation and relaxation.

Vehicle Parking:
1 required off-street parking space per 5,000 square feet recreation area.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RR District:
A structure may be erected or used and a lot may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Parking garages, lots and other facilities

PARKING FACILITIES
Outdoor areas or specially designed buildings used for the storage of vehicles.

1. OFF-STREET PARKING SPACE
A portion of a lot area designed for the primary use of the temporary storage of an automobile.

2. PARKING LOT
A portion of a lot area containing three or more off-street parking spaces and having direct access to a street.

3. PARKING STRUCTURE OR GARAGE
A building constructed for the specific purpose of vehicular parking.

Vehicle Parking:
All parking facilities, including spaces and drive aisles, shall meet the design and construction standards set forth in Part 16: OFF-STREET PARKING AND LOADING of this chapter.

Development Requirements:

1. The facility shall be primarily used for the parking of passenger vehicles.
2. The facility shall not be used for the sales, long-term storage, and repair or servicing of automobiles.
3. Not more than 75% of the lot shall be covered with impervious surfaces.
4. None of the paved area shall be closer than 10 feet from any property line, lot line or street line, except for entrance or exit driveways.

5. To protect other vehicles and pedestrians in the immediate area, railing, fencing, posts, and chains, or similar protective barriers must be located on the perimeter of the parking areas except at access drives or exits. In addition, there shall be provided a wheel block securely anchored into the ground for each peripheral parking space.

6. No advertising sign may be located on the facility.

7. All parking facilities, including spaces and drive aisles, shall meet the design and construction standards set forth in Part 16: OFF-STREET PARKING AND LOADING of this chapter.

8. A fence or hedge must be placed sufficient to screen the use from all roadways, adjoining properties, and any location in a residential district and from any existing dwelling in any district. For surface parking lots, the height of the screening may be reduced to three feet.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Personal services facility

Shall include and be limited to barber shops, beauty parlors, self-service laundry and dry cleaning establishments, radio and television repair, repair shops for home appliances and tools, bicycles, guns, locks, shoes and watches, tailor and dressmaking shops and travel and ticket agencies, or any other establishment of similar nature.

Vehicle Parking:
1 required off-street parking space per 200 square feet gross floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Portable storage unit

A container, designed for temporary short-term storage, which is not affixed to the land.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. No portable storage unit shall be maintained within 10 feet of any street right-of-way.

2. A portable storage unit shall be no larger than eight feet wide, 16 feet long and eight feet high if located less than 500 feet from a dwelling not owned by the owner of the portable storage unit.

3. No portable storage unit shall remain in a residential zoning district in excess of 14 consecutive days, or in excess of 30 days in any calendar year.

4. No portable storage unit shall remain on a lot in a nonresidential zoning district in excess of 30 consecutive days, or in excess of 45 days in any calendar year.

5. A portable storage unit shall be permitted during construction, reconstruction, alteration or renovation of the principal building and for an additional period of three days before and after such activity, provided a building permit has been issued by the Township. The portable storage unit shall be removed from the lot before the Township Zoning Officer issues an occupancy permit.

6. A portable storage unit may be located on a lot during an emergency situation as declared by the appropriate federal, state, county, or Township agency pursuant to a temporary permit issued by the Township Zoning Officer.

7. The Township Zoning Officer shall determine the most appropriate location for the portable storage unit to be placed on the lot. The issuance of a permit shall allow the applicant to place the portable storage unit on the subject lot in the location specified in the permit in conformance with the requirement of this section. The permit shall be posted in plain view on the subject lot.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Private burial ground

An area not greater than 25,000 square feet in size which is part of a larger tract that is used by family or a small segment of a community as a location for burial of human beings or the cremated remains of human beings.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. Any private burial ground shall be located in accordance with the requirements of § 27-4035 of this chapter.
2. All burials must be under the supervision of a mortician licensed in Pennsylvania and comply with all state regulations.
3. No private burial ground shall exceed 25,000 square feet in size.

4. All parts of the private burial ground must be at least 200 feet from any well, except a well owned by the owner of the tract where the private burial ground is proposed to be located must be at least 100 feet. All parts of the private burial ground must be at least 200 feet from any dwelling other than a dwelling owned by the owner of the tract where the private burial ground is proposed to be located.

5. No more than one private burial ground may be located on any tract.
6. All grave markers must be located on the tract so as to achieve compliance with all setback and yard requirements of the district where located.

7. A recorded easement must be placed upon the tract of land containing the private burial ground granting vehicular access to the family and descendants of the interred. There must also be a recorded agreement between the property owner and the Township providing for the permanent maintenance of the private burial ground by the owner of the tract of land upon which the cemetery is situated, including all setback areas.

8. Prior to obtaining a use certificate permitting use as a private burial ground, the applicant shall submit to the Township a plat establishing the area allocated to the private burial ground.

9. Prior to issuance of a use certificate permitting use as a private burial ground, a ten-foot-deep probe shall be provided to enable the Township Sewage Enforcement Officer to inspect to ensure all burials will be above the water table.

10. Where stones or monuments are visible from nearby dwellings in existence on September 1, 2017, the owner of the cemetery shall plant and maintain a buffer to reduce such visibility by a minimum of 75% [see § 22-7102C of the Township Subdivision and Land Development Ordinance].

Produce stand

A nonpermanent structure set up temporarily along a roadside at which a person or persons sell only agricultural commodities produced on parcels of land within Shrewsbury Township, Y

Vehicle Parking:
1 required off-street parking space per 200 square feet gross floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Such stand shall not exceed 400 square feet of gross floor area and shall be for the sale of farm, nursery, or greenhouse products.
2. In the Agricultural District, such stand shall be exclusively for the sale of products produced by the operators of the stand.
3. No stand shall be less than 50 feet from an intersection or within 10 feet of any right-of-way.
4. Such stands shall be required to have a mud-free place where vehicles can park beyond the right-of-way of the road.
5. All signs shall comply with Chapter 19: Sign Regulations.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Public event

Any theatrical, musical or dramatic performance, festival, or carnival, or any other exhibition, show, entertainment, or amusement of a similar nature or kind, that is a temporary and/or transitory proceeding occurring for limited periods, and for which an admission fee is charged or for which money or any other reward of any nature is in any manner demanded, expected or received.

Vehicle Parking:
1 required off-street parking space per 5 persons total capacity; 1 required off-street parking space per RV stand plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

Temporary uses and structures:
A temporary permit may be issued for structures or uses that are accessory during construction or other special circumstances of a nonrecurring nature, subject to the following additional provisions:

1. Nonconforming Uses and Structures.

A. Temporary nonconforming uses shall be subject to authorization by the Zoning Hearing Board as a special exception when deemed necessary to protect the public health or welfare, and to promote the proper development of the Township.

B. Such structure or use shall be removed completely upon expiration of the permit without cost to the Township.

C. The life of such permit shall not exceed one year, unless authorized by the Zoning Hearing Board.

Public service office

An office of a governmental agency, social service organization, Magisterial District Justice, notary, public or private utility or political organization.

Vehicle Parking:
1 required off-street parking space per 200 square feet office floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Public utility building or facility

1. Any building, structure or facility owned and/or operated by any of the following:

A. A municipal authority under the jurisdiction of the Pennsylvania Municipal Authorities Act.
B. A utility under the jurisdiction of the Public Utility Commission of Pennsylvania.

C. The Township of Shrewsbury.

2. This definition covers, but is not limited to:

A. SUPPLY UTILITY
Any water, electric, gas or oil generating or treatment facility, supply works, substation, transmission line, distribution line or right-of-way.

B. ACCESSORY SUPPLY UTILITY
Any supply utility or part thereof located on a lot to which commercial service is provided or within a street right-of-way.

C. PRINCIPAL SUPPLY UTILITY
Any supply utility not an accessory supply utility.

Vehicle Parking:
1 required off-street parking space per vehicle normally required to service facility.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Front, side, and rear setbacks shall be provided in accordance with the regulations of the district in which the building is located.
2. Height of building shall be as required by the district regulations.
3. Equipment not otherwise protected shall be enclosed with a chain link fence six feet in height, topped with barbed wire.

4. When the equipment is totally enclosed within a building, no fence or screen planting shall be required and the yard shall be maintained in conformity with the district in which the facility is located.

5. The facility shall be screened in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter.
6. The external design of the building shall be in conformity with the buildings in the district.

7. Off-lot sewage treatment facilities shall be limited to those proposed as part of an approved municipal sanitary system, or if private, for correcting an existing sanitary or industrial waste disposal problem.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Racetrack

A track around which animals or vehicles race and the grounds in which the track is sited.

Vehicle Parking:
1 required off-street parking space per 3 persons total capacity plus 1 required off-street parking space per employee, exclusive of pit and service areas.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Where permitted, this use is subject to complying with all applicable federal and state statutes and Township ordinances.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

3. All racing and spectator structures and facilities shall be located at least 1,000 feet from existing lot lines.
4. The use shall be connected to a centralized sewer and water system.

5. The use shall be fully enclosed within a fence a minimum of six feet in height with gates. Gates shall be securely locked except during an event.

6. The lot shall be at least 1,000 feet from the boundary of a lot on which an existing dwelling, a school, a day-care center, a playground or public recreation facility, a place of worship, or another automobile or horse racetrack is located and from the boundary of a residential district.

7. The use shall be completely surrounded by a one-hundred-foot-wide buffer yard, complete with planted screen, in accordance with the provisions of the Township Subdivision and Land Development Ordinance.

8. Approval shall be subject to the applicant providing documentation of adequate fire protection, policing and security to be employed on the site to ensure public safety during and after all racing activities.

9. All horse racetracks, with related wagering shall comply with the applicable Pennsylvania Horse and/or Harness Racing Commission's Rules and Regulations.

10. Any area where race vehicle engines will be run, warmed up or tested shall be set back a minimum of 1,000 feet from all lot lines of any existing dwelling.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Recreation or vacation lodge

Recreational facility (indoor)

RECREATIONAL FACILITY (INDOOR)
A building in which tennis, handball, gymnastics, swimming, riding, skating, hockey, boarding, trap, skeet and other shooting ranges, etc., are enabled for any purpose public or private, gratis or for a fee.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 parking space per 750 square feet gross floor area, whichever is greater plus 1 required off-street parking space per nonresident employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All activities shall take place within a completely enclosed building.
2. The applicant must furnish evidence as to how the use will not constitute a nuisance due to noise or loitering outside the building.

3. If the proposed use is a rifle or archery range, it must be designed and constructed in accordance with the National Rifle Association's standards for the particular type of range, or according to national standards for archery ranges, whichever applies. The range shall be used for only the type of firearms and arrows for which it is designed to accommodate.

4. If the nature of the use is such that it will generate a high volume of vehicular traffic, i.e., in excess of 750 vehicle trips per day, then access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

5. The environmental requirements of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter must be complied with.
In the RRR and SR Districts: Each principal use shall be located on a separate, approved lot. Such lots must meet all the requirements of this chapter, Chapter 22: Subdivision and Land Development, and all requirements of the Pennsylvania Department of Environmental Protection.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Recreational facility (outdoor)

An open or semienclosed field or area of natural or man-made surfaces in which recreational and related activities take place. These activities shall include, but are not limited to, ball games, field games, tennis, handball, swimming, riding, skating, skateboarding, and the riding of dirt bikes, off-road vehicles including ATVs or other motorized vehicles, whether public or private, gratis or for a fee. This definition includes golf driving ranges and miniature golf courses.

Vehicle Parking:
1 required off-street parking space per 5 persons total capacity plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Such facilities shall be set back at least 50 feet from any property or street line.

2. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

3. The site and/or any individual tracks shall be fenced to prevent unauthorized entrance and accidental exit of vehicles.
4. The facility shall be operated only between the hours of 9:00 a.m. and 11:00 p.m.

5. The facility shall comply with all applicable federal, state, and local regulations, including, but not limited to, those pertaining to the use and storage of fuel, oil, and other related products and the operation of motorized vehicles.

6. All outdoor lighting shall be installed in compliance with the environmental requirements of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:

A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Repair shop

A retail enterprise operated for the purpose of repairing consumer equipment or machinery brought in by their owners. Such shop may sell parts and other articles needed for the function of those consumer goods. This definition does not include vehicle or heavy equipment repair.

Vehicle Parking:
1 required off-street parking space per 400 square feet gross floor area.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Resource recovery facility

A facility or land area that is used for any one or a combination of the following use types:

1. INCINERATOR
A facility designed to reduce the municipal solid waste stream by combustion. This use may or may not include heat exchange equipment for energy recovery.

2. MATERIAL SEPARATION AND/OR REFUSE DERIVED FUEL (RDF) FACILITY
The extraction of materials from the municipal waste stream for recycling or for use as refuse derived fuel (RDF).

3. RECYCLING FACILITY
A business that accumulates material such as paper, glass, aluminum, and/or plastic that is no longer useful for its intended purpose or function, but can be reused to manufacture a new product.

4. SOLID WASTE TRANSFER FACILITY
A facility or station where municipal solid waste is delivered for the purpose of compacting the material into larger vehicles for transport to a final disposal site or processing facility. A transfer facility may include the separation and collection of material for the purposes of recycling.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Any such use shall be a minimum of 100 feet from all public streets as measured from the ultimate right-of-way line of the road and 100 feet from any property line. Additionally, an incinerator or transfer facility shall be a minimum of 200 feet from any residential zoning district or occupied residential dwelling unit.

2. Truck and equipment parking and/or storage areas shall be a minimum of 100 feet from any property line.

3. Operation of a resource recovery facility shall at all times be in full compliance with the statutes of the Commonwealth of Pennsylvania and the rules and regulations of the Pennsylvania Department of Environmental Protection and the provisions of this chapter. In the event that any of the provisions of this chapter are less restrictive than any present or future rules or regulations of the Department of Environmental Protection, the more restrictive Department of Environmental Protection regulations shall supersede and control.

4. Access to the site shall be limited to those posted times when an attendant is on duty. In order to protect against indiscriminate and unauthorized dumping, every resource recovery facility 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 barricades shall be at least six feet high and shall be kept in good repair and neatly painted in a uniform color.

5. A facility operator shall continuously supervise unloading of materials.

6. Hazardous waste as included on the list of hazardous waste maintained by the Department of Environmental Protection shall not be disposed of in a resource recovery facility.

7. Litter control shall be exercised to confine blowing litter to the work area and a working plan for cleanup of litter shall be submitted and approved by the Township to control blowing paper; there shall be erected a fence having a minimum height of six feet with openings not more than three inches by three inches along all boundaries. The entire area shall be kept clean and orderly.

8. All parts of the process, unloading, handling, and storage of municipal solid waste, shall occur within an enclosed building. However, certain separate recyclable materials like glass, aluminum, and other metals may be stored outdoors.
9. The storage of paper shall be within a building or other appropriate structure.

10. Any material stored outdoors shall be properly screened so as not to be visible from any adjacent street or property.
11. No material shall be placed or deposited to a height greater than the height of the fence herein prescribed.

12. No municipal solid waste shall be processed or stored at a recycling facility. For all other types of resource recovery facilities, municipal solid waste shall not be stored on the site for more than 72 hours.

13. A contingency plan for disposal of municipal solid waste during a plant shut down must be submitted to the municipality and approved by the governing body.

14. Leachate from the municipal solid waste and water used to wash vehicles or any part of the operation shall be disposed of in a manner in compliance with Department of Environmental Protection regulations. If the leachate is to be discharged to a municipal sewage treatment plant, appropriate permits shall be obtained from the applicable agencies and authorities. In no event shall the leachate be disposed of in a storm sewer, to the ground, or in any other manner inconsistent with Department of Environmental Protection regulations.

15. Waste from the resource recovery facility process (such as, but not limited to, ash from an incinerator) shall be stored in such a manner as to prevent it from being carried from the site by wind or water. This waste shall be located at least 150 feet from any lot line and stored in leak proof and vector proof containers. Such process waste shall be disposed of in a sanitary landfill approved by the Department of Environmental Protection or in another manner approved by the Department of Environmental Protection.

16. A dense evergreen buffer shall be provided on the outside perimeter of the fenced area. Evergreens shall be four to five feet in height and planted on ten-foot staggered centers. In addition, the buffer requirements of § 27-1506: Landscaping Buffering and Screening of this chapter shall be met.

17. Solid waste landfill operations and open burning of any materials is prohibited.

18. The environmental performance standards set forth in Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter shall be met by all resource recovery uses.

19. The facility shall have direct access via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

20. Public water and sewer is required.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Restaurant

RESTAURANT, FAST FOOD OR DRIVE-IN; FOOD STAND
An establishment that principally sells food, frozen desserts and nonalcoholic beverages, primarily in disposable containers, in bags or on trays, to be consumed either on or off the site. The customer primarily orders and receives the food at an inside counter, outdoor walk-up or drive-up window without the assistance of a waiter or waitress. A cafeteria-style restaurant shall be considered a standard or sit-down restaurant.

RESTAURANT, STANDARD OR SIT-DOWN
A restaurant that does not meet the definition of a fast food restaurant or food stand. This includes restaurants where the majority of the food is consumed within the restaurant at tables, and served by a waiter or waitress. A restaurant may include the accessory sale of alcoholic beverages. However, if such sale is the primary portion of the total trade, the requirements of a "tavern" or nightclub as applicable must be met.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 required off-street parking space per 100 square feet gross floor area, whichever is greater, plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. When this use is adjacent to, or on the same lot with a shopping center or group of commercial uses, it shall use the common access with the other business establishments.

2. Where a drive-through window is proposed, a stacking lane not less than 120 feet shall be provided.

3. A clearly delineated pedestrian walkway shall be provided between any existing sidewalk and the entrance to the restaurant.

4. All exterior seating areas shall be separated from all access drives and parking areas fencing or landscaped buffer.

A. Any play areas shall be completely enclosed by a minimum three-foot-high fence.

5. Lighting:

A. All portions of the parking area shall be adequately illuminated in compliance with the outdoor lighting standards in § 27-1515: Outdoor Lighting of this chapter.

6. An exterior speaker/microphone system shall be arranged and/or screened to prevent objectionable noise impact on adjoining properties in compliance with § 27-1511: Noise of this chapter.

7. All signage shall comply with Chapter 19: Sign Regulations.

A. An outdoor menu board for drive-through service shall not be considered a sign as long as its predominant use is clearly for listing food items and their costs and it is legible only in close proximity to the drive-through area.

8. Covered trash receptacles shall be provided outside the restaurant for patron use in addition to a plan for the cleanup of litter.

9. Outdoor storage of trash shall be within an enclosed area and screened from view of adjacent streets, dwellings or residential districts.

10. Requirements for off-street parking, and the design and construction of all off-street parking areas and access drives, shall be in compliance with Part 16: OFF-STREET PARKING AND LOADING of this chapter and Chapter 22: Subdivision and Land Development and Construction Specification Manual.

11. All off-street loading and service areas shall be screened from the street and adjacent properties in accordance with § 27-1627: Screening of this chapter and Chapter 22: Subdivision and Land Development.

12. Fast-food restaurants, food stands and similar establishments shall not include the sale of alcoholic beverages.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Retail store

As defined herein: convenience store, antique shop, art gallery or store selling apparel, books, confections, drugs, dry goods, flowers, foodstuffs, furniture, gifts, alcoholic beverages, hardware, toys, household appliances, jewelry, cards, novelties, hobby and art supplies, music, luggage, sporting goods, pets, floor covering, fabrics, retail nursery, garden supplies and plants, provided all products produced on the premises are sold on the premises at retail to the public. Also included within this use shall be the sale of soft drinks and beer. The over-the-counter sale of alcoholic beverages in taverns is not included within this use.

Vehicle Parking:
1 required off-street parking space per 200 square feet retail floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Rooming house or boarding home

A building arranged or used for lodging, with or without meals, for compensation, for at least three but not more than 15 persons, and in which no provision is made for cooking in any individual room or suite. Includes "boarding house."

Vehicle Parking:
1 required off-street parking space per guest room plus 1 required off-street parking space per employee/owner.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Minimum stay is one week.

2. A lot area of not less than 1,000 square feet per bed shall be provided but in no case shall the lot area be reduced below that required for the district in which the rooming house is to be located.

3. No newly constructed building shall be located less than 50 feet from an adjoining property line.

4. The Township's Sewage Enforcement Officer shall submit a report certifying the adequacy of the proposed sewage facilities, except when connected to public sewer service.

5. Approval shall be conditional upon an inspection and report by the UCC Code Official.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Sawmill

An operation in which wood is sawed into planks or boards by fixed or portable machine.

Vehicle Parking:
1 required off-street parking space per employee on largest shift. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All machinery used in the sawmill operation shall be located at least 500 feet from any residential use and at least 50 feet from all property lines.

2. All power saws and machinery shall be secured against tampering and locked when not in use.

3. All sawmill by-products, except products composted on site, shall be disposed of on a frequent and regular basis.

4. Portable sawmill operations shall not be operational on a parcel not owned by the owner/operator for longer than six months. A temporary use permit shall be required prior to the beginning of operations and shall indicate the termination date of said operation, except operations of less than one week duration.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Schools, commercial

Trade, technical, or professional school, music or dance school, etc.

Vehicle Parking:
1 required off-street parking space per faculty member and employee plus 1 required off-street parking space per 3 students.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Parking areas shall be set back 25 feet when situated next to land zoned for or in residential use and provided with buffering, landscaping and screening in accordance with § 27-1624: Landscaping and § 27-1627: Screening of this chapter, Chapter 22: Subdivision and Land Development, and applicable provisions in the Township's Construction Specification Manual.

2. All buildings shall be set back at least 100 feet from any abutting property zoned for or in residential use.

3. All maintenance, repair, rebuilding or construction training shall be conducted within a completely enclosed building.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Schools, public or private

Any place offering instruction in any branch of knowledge under the supervision of the Commonwealth of Pennsylvania or a lawfully constituted ecclesiastical governing body, person, partnership or corporation meeting the requirements of the Commonwealth of Pennsylvania. Includes trade, technical, professional, music or dance school.

Vehicle Parking:
1 required off-street parking space per faculty member and employee plus 1 required off-street parking space per 2 classrooms;
For high school or college: 1 required off-street parking space per faculty member and employee plus 1 required off-street parking space per 10 students of projected building capacity.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Parking areas shall be set back 25 feet when situated next to land zoned for or in residential use and provided with buffering, landscaping and screening in accordance with § 27-1624: Landscaping and § 27-1627: Screening of this chapter, § 22-711: Parking Lot Landscaping Design of Chapter 22: Subdivision and Land Development, and applicable sections of the Township's Construction Specification Manual.

2. All buildings shall be set back at least 100 feet from any abutting property zoned for or in residential use.

3. Passenger drop-off and pickup areas shall be provided on site and arranged so that the passengers do not have to cross traffic lanes on or adjacent to the site.

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

SR District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Shooting range (outdoor)

Includes trap, skeet, rifle, pistol and other firearms, or archery ranges.

Vehicle Parking:
1 required off-street parking space per target or throwing machine plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The site shall be fenced to prevent unauthorized entrance.

2. The facility shall be operated only from 10:00 a.m. to dusk Monday through Saturday, and 12:00 p.m. to 5:00 p.m. on Sundays.

3. The facility shall comply with all applicable federal, state, and local regulations, including, but not limited to, those pertaining to the use and storage of weapons and ammunition.

4. A minimum lot size of 50 acres is required. The range shall be designed and constructed in accordance with the National Rifle Association's standards for the particular type of range, or according to national standards for archery ranges, whichever applies. The range shall be used for only the type of firearms and arrows for which it is designed to accommodate. The range shall be operated in strict accordance with the National Rifle Association's standards for operation and safety. The range shall not be lighted for nighttime use. The safety of the adjoining properties shall be a primary consideration in the location and design of the facility. Adjacent areas must be predominantly undeveloped and the range area must be at least 300 feet from any property or street line, and must be at least 1,000 feet from any existing residential dwelling that is not on the same property.

5. All applicable environmental requirements of Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter must be complied with.

Shopping center or mall

A group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shops to the trade area that the unit serves; it provides on-site parking in definite relationship to the types and sizes of stores.

Vehicle Parking:
5.5 required off-street parking spaces per 1,000 square feet retail floor area. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. The shopping center or mall must have direct access via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.
2. Off-street parking shall be provided in accordance with Part 16: OFF-STREET PARKING AND LOADING of this chapter.
3. Stormwater drainage requirements of the Township's Stormwater Ordinance must be complied with.
4. All parking areas shall be designed and constructed in accordance with all applicable Township ordinances and regulations.
5. The use shall be connected to a centralized water and sewerage system.
6. All retail uses associated with the shopping center or mall but not located within an enclosed building, such as in an interior courtyard, shall be considered a retail store or stores and regulated accordingly.
7. The applicant shall furnish a traffic study based upon the expected number of vehicle trips generated from the proposed use and the current traffic volumes on roads connecting the site with arterial roads. Such study shall comply with the Shrewsbury Township Subdivision and Land Development Ordinance and identify any resulting traffic congestion or safety problems, as well as mitigation measures.

In the C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.
In the ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.
In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.
In addition to the standards set forth in this Part, all uses permitted within the C and ICD Districts shall also comply with:

1. Landscape, Buffering and Screening. As required in Chapter 22: Subdivision and Land Development.
2. Off-Street Parking and Loading. All uses in the C and ICD Districts shall provide off-street parking spaces and off-street loading space according to the provisions set forth in Part 16: OFF-STREET PARKING AND LOADING of this chapter. Such areas shall be designed to include adequate snow storage per Shrewsbury Township.
3. Signs. Signs may be erected and maintained only when in compliance with the provisions of Chapter 19: Sign Regulations.
4. All proposed subdivisions and developments shall satisfy the requirements of Part 13: CRITICAL ENVIRONMENTAL AREAS (CEAs) AND WELLHEAD PROTECTION.
5. Environmental Performance Standards. All uses in the C and ICD Districts shall comply with the environmental protection standards provided for in Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

Stable

A building in which horses or other large types of livestock are kept. Includes riding school.

Vehicle Parking:
1 required off-street parking space per employee plus 1 required off-street parking space per 4 animals of capacity.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A structure may be erected or used and a parcel may be used or occupied for this use, except as provided for in § 27-304: All Other Uses of this chapter.

Agricultural impacts: Residential uses are severely limited and any future inhabitants in this district must be willing to accept the impacts associated with normal farming practices. Owners, occupants and users of property within the Agricultural District should be prepared to accept such impacts from agricultural operations and are hereby put on official notice that Section 4 of Act 133 of 1982, known as the Right to Farm Law, may bar them from obtaining a legal judgment against such commonly practiced or utilized agricultural operations.

All uses shall be given its normal, customary meaning unless otherwise defined in Part 2: DEFINITIONS of this chapter.

If the use is not located within the Agriculture District, the following shall apply.

A. Any structure used for the boarding of horses shall be set back at least 200 feet from any property line, and shall be maintained to minimize odors perceptible at the property line.

B. All outdoor training or show facilities or areas shall be set back 100 feet from all property lines and enclosed by a minimum four-foot-high fence, which will be located at least 10 feet from all property lines.

C. All parking lots and unimproved overflow parking areas shall be set back at least 25 feet from adjoining lot lines.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Stockyard

A large enclosed yard with pens or covered stables where livestock not owned by the owner of the stockyard are kept before being sold, slaughtered, or shipped.

Vehicle Parking:
1 required off-street parking space per employee on largest shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. All live animals held outside shall be within secure holding pens or runways sufficiently large to accommodate all animals without crowding and not located within the front yard.

2. All animal waste shall be regularly cleaned up and properly disposed of in a way that prevents objectionable odor at the site's property line.

3. The loading of live animals and their movement into the plant shall be conducted with minimal noise and only during the hours between 8:00 a.m. and 9:00 p.m.

4. No exterior animal holding pens and/or areas devoted to loading/unloading of animals shall be located within 200 feet of any property line or 500 feet of any land within a residential zone.

5. All animal holding pens and/or areas used for the loading/unloading of animals shall be screened from all adjoining properties and shall include a minimum fifty-foot-wide landscaped buffer strip in compliance with § 27-1506: Landscaping Buffering and Screening of this chapter.

6. A working plan for the removal of deceased animals shall be submitted and continuously implemented by the applicant. In no case shall a deceased animal remain on the site for more than 24 hours.

7. All access drives onto the site shall be paved for a distance of at least 200 feet from the street right-of-way line. In addition, a fifty-foot-long gravel section of driveway will be placed just beyond the preceding two-hundred-foot paved section to collect muck from a vehicle's wheels. The owner and/or operator shall be responsible for removing any muck from public roads caused by persons traveling to and from the site.

8. Off-street parking and loading areas must be provided in compliance with Part 16: OFF-STREET PARKING AND LOADING of this chapter. No parking or loading/unloading shall be permitted on or along any public road.

9. All outdoor loudspeaker and lighting systems shall be designed, arranged, and operated in compliance with Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Storage, self and general storage

STORAGE, SELF
A building or buildings or fenced area in which small tools, household items, and personal property are stored longer than a month.

1. SELF-STORAGE FACILITY
A building and/or series of buildings divided into separate storage units for personal property and/or property associated with some business or other organization. These units shall be used solely for dead storage and no processing, manufacturing, sales, research and development testing, service and repair, or other nonstorage activities shall be permitted.

Vehicle Parking:
Parking for individual storage units shall be provided by parking driving lanes adjacent to building.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. No part of the street right-of-way, no sidewalks or other area intended or designed for pedestrian use, no required parking areas, and no part of the front yard shall be occupied by outdoor storage or display.

2. Parking for the individual storage units shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 20 feet wide.

3. Structures originally designed and fabricated for transportation on streets and highways using their own wheels and arriving at the site where they are to be utilized complete and ready for use, except for minor and incidental unpacking and assembly operations, for location on jacks or permanent foundations, connection to utilities and the like, including but not limited to structures originally designed as mobile homes, as vans, or as busses, are not permitted as storage structures.

4. All self-storage and mini-storage facilities shall be screened from any residential use or residential zoning district in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter.

5. Prohibited Storage. The following may not be stored out of doors in any district, except in an approved junkyard in the Industrial District:

A. Motor vehicle parts, tires, appliances, appliance parts, pieces of iron, steel, cans, or other such materials;
B. Junk as defined in this chapter.

6. Prohibited Uses.

A. Auctions, except as provided in the Self-Service Storage Act.
B. Commercial wholesale or retail sales not related to the storage activity.
C. Garage sales.
D. The operation of power tools, spray painting equipment, compressors, welding equipment, kilns, or similar tools and equipment.
E. A moving or storage business.
F. Any use that is noxious or offensive because of odors, dust, noise, fumes or vibrations.

In addition to the provisions set forth in this district, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Stormwater BMP facilities

A vegetative basin designed to drain completely after storing runoff only for a given stormwater event and releasing it at a predetermined rate. Also known as a dry pond.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

This use shall comply with:

1. Landscape, Buffering and Screening. As required in Chapter 22: Subdivision and Land Development.

2. Off-Street Parking and Loading. This use shall provide off-street parking spaces and off-street loading space according to the provisions set forth in Part 16: OFF-STREET PARKING AND LOADING of this chapter.

3. Signs. Signs may be erected and maintained only when in compliance with the provisions of Chapter 19: Sign Regulations.

4. All proposed subdivisions and developments shall satisfy the requirements of Part 13: CRITICAL ENVIRONMENTAL AREAS (CEAs) AND WELLHEAD PROTECTION.

5. Environmental Performance Standards. This use shall comply with the environmental protection standards provided for in Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

Swimming pool, private

A public or private club swimming pool, not for personal use, constructed for wading, bathing, or swimming. Any structure of solid materials so designed, either below or above the surface of the ground, indoors or outdoors, as to hold water in which the depth of the water stored therein above or below ground level exceeds two feet in depth.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

1. All swimming pools with a surface area of 100 square feet or more or a depth in excess of two feet shall be completely surrounded by a fence or wall not less than four feet in height. However, a fence is not required for all swimming pools located more than four feet above the ground level if provided with a lockable, retractable ladder.

2. A dwelling, accessory building, or decorative wall feature may be used as part of such enclosure.

3. All gates or doors opening through such enclosure shall be equipped with a self-closing and self-latching and locking device for keeping the gate or door securely closed at all times when not in actual use, except the door of any dwelling which forms a part of the enclosure is equipped with an alarm.

4. No swimming pool or filtration system shall be located in the side yard or front yard, and shall not be located closer than 20 feet to the rear property line or side property lines; however, the required fence enclosure may be located in one of the required side or rear setbacks.

5. Approved filtration systems and circulators must be provided for all pools, except such exempt or non-exempt wading pools as are emptied on a daily basis as hereinafter provided.

6. All pool installations shall conform to all applicable building codes.

7. In no case shall water in the pool or pool area be permitted to emit an offensive odor or create any unhealthful condition. Further, it shall be a violation of this chapter to cause or allow drainage onto adjoining land, public or private, or into a storm drain or watercourse.

8. No pool shall be located under any electric power lines (including service lines), and the pool must be located at least 10 feet (measured horizontally) from such power lines.

9. No water shall be placed in the pool until a fence, as required by this section, has been completed.

10. Conventional wading pools less than the area and depth requirements in Subsection 1 above shall be exempt from fencing and filtration requirements.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR and SRR Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Tavern

Pennsylvania Liquor Control Board licensed establishment primarily engaged in the retail sale and the on-site consumption of alcoholic beverages by consenting adults. This definition also includes, but is not limited to, establishments referred to as beer gardens, cocktail lounges, saloons and taprooms. Restaurants that serve alcoholic beverages but are primarily engaged in the retail sale of prepared food are not included in this definition.

Vehicle Parking:
1 required off-street parking space per 4 seats or 1 required off-street parking space per 100 square feet gross floor area, whichever is greater, plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. No part of the tavern, bar, pub, or similar use shall be located within 500 feet of a residential district or within 200 feet of a dwelling, except within the Historical Village Overlay District.

2. The applicant shall furnish evidence that the proposed use shall not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter or other nuisance such as loitering outside the building. The owner shall be responsible for ensuring no nuisances are allowed to adversely affect neighboring people or properties.

3. The applicant shall be responsible for ensuring that the noise requirements of § 27-1511: Noise of this chapter are complied with.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Temporary structure or use

Vehicle Parking:
1 required off-street parking space per 5 persons total capacity. See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, this use shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter

RRR District:
A structure may be erected or used, and a lot shall be used or occupied, for any of the following purposes and no other; provided all new residential uses in this zone shall utilize on-lot septic and water, excepting that, if public systems are available, then a lot or lots may be connected provided that all other district regulations are followed including lot size.

SR, SRR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Transportation, motor freight terminal

A building or complex containing facilities needed by transportation operators and passengers at either end of a travel or shipping route by air, rail, road, or water.

Vehicle Parking:
1 required off-street parking space per 2 seats in terminal plus 1 required off-street parking space per employee on largest shift plus 50% of that shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. Access shall be via a street or roadway that meets the standards for collector or arterial roadways as designated by the Township's Comprehensive Plan.

2. A traffic impact assessment shall be submitted in accordance with Part 6: IMPROVEMENTS of Chapter 22: Subdivision and Land Development.

3. Landscaping and a buffer yard shall be required. The buffer yard shall be at least 150 feet if adjacent to a residential use and shall be naturally landscaped, have no impervious cover and shall not be used for building, parking, loading or unloading, or storage of any kind. A screen shall be provided the length of the buffer yard adjacent to an existing residential use or district. All screening, buffering and landscaping shall be in accordance with § 27-1506: Landscaping Buffering and Screening of this chapter.

4. Off-street parking shall be in accordance with Part 16: OFF-STREET PARKING AND LOADING of this chapter plus the largest number of transportation vehicles permitted to be on the site at one time according to the approved development plan.

5. Storage of materials shall conform to all applicable state and federal regulations.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Veterinary office and/or animal hospital

A building in which domestic animals, such as dogs, cats, rabbits, and birds or fowl, receive medical or surgical treatment by a veterinarian and in which any housing or boarding of animals is limited to short-term care incidental to the medical or surgical treatment.

Vehicle Parking:
1 required off-street parking space per 200 square feet gross floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

1. If small animals are to be treated (dogs, cats, birds, and the like), such hospital or office shall have minimum lot areas as specified for such district.

2. If large animals are to be treated (cows, horses, pigs, and the like), such office or hospital shall have a minimum lot size of five acres and be located a minimum of 300 feet from any residence or vacant residential lot.

3. No outdoor boarding of small animals shall be permitted.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Warehousing and distribution

A building, or portion thereof, or buildings used or intended to be used primarily for the receipt, temporary storage, and redistribution of goods and/or materials that are to be sold retail or wholesale from other premises, or wholesale from the same premises; however, nothing in this definition is meant to exclude purely incidental retail sales in warehouses.

Vehicle Parking:
1 required off-street parking space per 3,000 gross square feet up to 100,000 square feet; 1 required off-street parking space per 5,000 gross square feet over 100,000 square feet.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

Uses shall submit a traffic impact assessment in accordance with Chapter 22: Subdivision and Land Development.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Waste processing/disposal

Municipal or private facility that receives sewage from a source or sources located other than on the facility's site, then processes and disposes of the waste under regulation. Also referred to as off-site sewage.

Vehicle Parking:
For all industrial uses, there must be provided enough parking spaces to accommodate the total number of employees on largest shift plus 50% of that shift, less management and office staff.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

I District:
A structure may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Wildlife preserve/refuge

A parcel of land containing at least 10 acres utilized in its entirety for the maintenance of a sanctuary or refuge for wildlife (nondomesticated animals).

Vehicle Parking:
1 required off-street parking space per employee on largest shift.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

HUNTING AND FISHING PRESERVE, PRIVATE

1. The facility shall comply with all applicable federal, state, and local regulations, including, but not limited to, those of the Pennsylvania Game Commission and Pennsylvania Fish Commission regulations.

2. Adjacent areas must be predominantly undeveloped and the range area must be at least 200 feet from any property or street line, and must be at least 1,000 feet from any existing residential dwelling that is not on the same property.

3. The site and/or individual tracks shall be secured by an eight-foot fence.

4. Signs of sufficient size and coloration shall be posted at no more than five-hundred-foot intervals along the perimeter of the parcel warning of possible shooting and hunting taking place.

Wind collection system

Development Requirements:
1. A permit shall be required for every wind collection system installed at any location in the Township.
2. All other uses ancillary to the wind collection system (including a business office, maintenance depot, etc., greater than 1,000 square feet) are prohibited from the wind collection system, unless otherwise permitted in the zoning district in which the wind collection system is located. This shall not prohibit the installation as accessory structures of equipment containers not intended for human occupancy to house only equipment necessary for the operation of the wind collection system.

A. A wind collection system as a second principal use. A wind collection system shall be permitted on a property with an existing use subject to the following standards:

(1) The minimum lot area, minimum setbacks and maximum height required by this chapter for the wind collection system shall apply, and the land remaining for accommodation of the existing principal use(s) on the lot shall also continue to comply with the minimum lot area, density and other requirements.
(2) The vehicular access to the equipment building shall, whenever feasible, be provided along the circulation driveways of the existing use.
(3) The applicant shall present documentation that the owner of the property has granted an easement or other legal interest for the land for the proposed collection system and that vehicular access is provided to the collection system.

3. Standards:

A. Wind Collection System Height. The applicant shall demonstrate that the wind turbines are at the minimum height required to function satisfactorily according to industry standards or as indicated by local wind profiles. No wind turbine that is taller than this minimum height shall be approved. The height of the turbine shall be measured from the lowest point at ground level to the highest point of the turbine blade.
B. Parcel Size.

(1) Separate Parcel. If the parcel on which the wind collection system is proposed is a separate and distinct parcel, the zoning district minimum lot size shall apply and, in all cases, the lot shall be of such size that all required setbacks are satisfied.

C. Setbacks.

(1) Occupied Buildings.

(a) Wind turbines shall be set back from the nearest occupied building a distance not less than the normal setback requirements for that zoning classification or 1.1 times the turbine height, whichever is greater. The setback distance shall be measured from the center of the wind turbine base to the nearest point on the foundation of the occupied building.
(b) Wind turbines shall be set back from the nearest occupied building located on a nonparticipating landowner's property a distance of not less than five times the hub height, as measured from the center of the wind turbine base to the nearest point on the foundation of the occupied building.

(2) Property Lines: All wind turbines shall be set back from the nearest property line a distance of not less than the normal setback requirements for that zoning classification or 1.1 times the turbine height, whichever is greater. The setback distance shall be measured to the center of the wind turbine base.
(3) Public Roads: All wind turbines shall be set back from the nearest public road a distance of not less than 1.1 times the turbine height, as measured from the right-of-way line of the nearest public road to the center of the wind turbine base.

D. Wind Collection System Support Structure Safety. The applicant shall demonstrate that the proposed wind turbines are safe and the surrounding areas will not be negatively affected by structure failure, falling ice or other debris, electromagnetic fields, or radio frequency interference. All wind turbines shall be fitted with anticlimbing devices, as approved by manufacturers. The applicant shall submit certification from a Pennsylvania-registered professional engineer that a proposed wind collection system and support structure will be designed and constructed in accord with accepted engineering practices and all requirements of any applicable construction code. Within 45 days of initial operation, the owner and/or operator of the wind collection system shall provide a certification from a Pennsylvania-registered professional engineer that the wind collection system and all structures comply with all applicable regulations.
E. Fencing. A fence may be required around wind turbines and other equipment, unless the design of the structures adequately provides for safety.
F. Landscaping. Landscaping may be required to screen as much of the wind collection system ground features as possible, the fence surrounding the support structure, and any other ground level features (such as a building), and in general buffer the wind collection system ground features from neighboring properties. The Township may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if the same achieves the same degree of screening as the required landscaping.
G. Licenses; Other Regulations; Insurance. The applicant must demonstrate that it has obtained the required licenses from governing state and federal agencies. The applicant shall also document compliance with all applicable state and federal regulations. The applicant shall submit the name, address and emergency telephone number for the operator of the wind collection system.
H. Access; Required Parking. Access to the wind collection system shall be provided by means of a public street or easement to a public street. The easement shall be a minimum of 20 feet in width and shall be improved to a width of at least 10 feet with a dust-free, all-weather surface for its entire length. If the wind collection system site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.
I. Color and Lighting; FAA and PA DOT Notice. Wind turbines shall comply with all applicable Federal Aviation Administration (FAA) and PA DOT Bureau of Aviation regulations. No wind turbines may be artificially lighted except as required by FAA requirements. The applicant shall provide a copy of the response to notice of proposed construction or alteration forms submitted to the FAA and PA DOT Bureau of Aviation.
J. Communications Interference. The applicant shall document that the radio, television, telephone or reception of similar signals for nearby properties will not be disturbed or diminished, and this shall be accomplished by remedial measures instituted by the wind collection system developer.
K. Historic Structures. A wind collection system shall not be located within 500 feet of any structure listed on any public historic register.
L. Historic Structures. A wind collection system shall not be located within 500 feet of any structure listed on any public historic register.
M. Site Plan. A full site plan shall be required for all wind collection system sites, showing the wind collection system, wind turbines, building, fencing, buffering, access, and all other items required for uses by this chapter.

Wind energy systems

WIND FACILITIES (WIND FARMS)
One or more windmills or wind turbines or a power plant that uses windmills or wind turbines to generate electricity. The term does not include a single traditional small-scale windmill for use on a farm or single private property.

Vehicle Parking:
See Part 16: OFF-STREET PARKING AND LOADING for detailed parking information.

Development Requirements:

WIND ENERGY SYSTEMS FOR PRIVATE USE

1. All permitted and special exception uses shall be permitted one wind energy system.
2. All accessory wind energy systems shall be designed for private use.
3. Wind Energy Systems (including Windmills).

A. No wind energy system shall be located on a parcel less than 20,000 square feet.
B. All windmills, except single pole structures, shall be enclosed by a fence in compliance with § 27-1507 of this chapter. Such fence shall be located at least five feet from the base of such windmill. Guy wires may be located outside the fenced area.
C. No wind powered turbine for private use shall be greater than 10 kWh.
D. No windmill for private use shall be greater than 50 feet in height.
E. No windmill shall be permitted the design of which permits any vane, sail or rotor blade to pass within 20 feet of the ground.
F. All electrical wiring leading from a windmill shall be located underground.
G. Windmills may be located within the required rear or side setbacks provided they are no closer than 1 1/2 times their height from the nearest inhabitable structure not located on the same parcel as the windmill.
H. The vibration control standards of § 27-1512: Vibration of this chapter shall be complied with.

WIND FARM

1. A permit shall be required for every wind farm and windmill installed at any location in the Township.

2. All other uses ancillary to the wind farm (including a business office, maintenance depot, etc., greater than 1,000 square feet) are prohibited from the wind farm, unless otherwise permitted in the zoning district in which the wind farm is located. This shall not prohibit the installation as accessory structures of equipment containers not intended for human occupancy to house only equipment necessary for the operation of the wind farm.

A. A wind farm as a second principal use. A wind farm shall be permitted on a property with an existing use subject to the following standards:

(1) The minimum lot area, minimum setbacks and maximum height required by this chapter for the wind farm and windmills shall apply, and the land remaining for accommodation of the existing principal use(s) on the lot shall also continue to comply with the minimum lot area, density and other requirements.
(2) The vehicular access to the equipment building shall, whenever feasible, be provided along the circulation driveways of the existing use.
(3) The applicant shall present documentation that the owner of the property has granted an easement or other legal interest for the land for the proposed facility and that vehicular access is provided to the facility.

3. Standards:

A. Wind Farm Height. The applicant shall demonstrate that the windmills are at the minimum height required to function satisfactorily according to industry standards or as indicated by local wind profiles. No windmill that is taller than this minimum height shall be approved.

B. Parcel Size.

(1) Separate Parcel. If the parcel on which the wind farm is proposed is a separate and distinct parcel, the zoning district minimum lot size shall apply and in all cases, the lot shall be of such size that all required setbacks are satisfied.

C. Setbacks.

(1) Occupied Buildings.

(a) Wind turbines shall be set back from the nearest occupied building a distance not less than the normal setback requirements for that zoning classification or 1.1 times the turbine height, whichever is greater. The setback distance shall be measured from the center of the wind turbine base to the nearest point on the foundation of the occupied building.
(b) Wind turbines shall be set back from the nearest occupied building located on a non-participating landowner's property a distance of not less than five times the hub height, as measured from the center of the wind turbine base to the nearest point on the foundation of the occupied building.

(2) Property lines: All wind turbines shall be set back from the nearest property line a distance of not less than the normal setback requirements for that zoning classification or 1.1 times the turbine height, whichever is greater. The setback distance shall be measured to the center of the wind turbine base.
(3) Public roads: All wind turbines shall be set back from the nearest public road a distance of not less than 1.1 times the turbine height, as measured from the right-of-way line of the nearest public road to the center of the wind turbine base.

D. Wind Farm Support Structure Safety. The applicant shall demonstrate that the proposed windmills are safe and the surrounding areas will not be negatively affected by structure failure, falling ice or other debris, electromagnetic fields, or radio frequency interference. All windmills shall be fitted with anti-climbing devices, as approved by manufacturers. The applicant shall submit certification from a Pennsylvania-registered professional engineer that a proposed wind farm and support structure will be designed and constructed in accord with accepted engineering practices and all requirements of any applicable construction code. Within 45 days of initial operation, the owner and/or operator of the wind farm shall provide a certification from a Pennsylvania-registered professional engineer that the wind farm and all structures comply with all applicable regulations.

E. Fencing. A fence may be required around windmills and other equipment, unless the design of the structures adequately provides for safety.

F. Landscaping. Landscaping may be required to screen as much of the wind farm ground features as possible, the fence surrounding the support structure, and any other ground level features (such as a building), and in general buffer the wind farm ground features from neighboring properties. The Township may permit any combination of existing vegetation, topography, walls, decorative fences or other features instead of landscaping, if the same achieves the same degree of screening as the required landscaping.

G. Licenses; Other Regulations; Insurance. The applicant must demonstrate that it has obtained the required licenses from governing state and federal agencies. The applicant shall also document compliance with all applicable state and federal regulations. The applicant shall submit the name, address and emergency telephone number for the operator of the wind farm.

H. Access; Required Parking. Access to the wind farm shall be provided by means of a public street or easement to a public street. The easement shall be a minimum of 20 feet in width and shall be improved to a width of at least 10 feet with a dust-free, all-weather surface for its entire length. If the wind farm site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.

I. Color and Lighting; FAA and PA DOT Notice. Windmills shall comply with all applicable Federal Aviation Administration (FAA) and PA DOT Bureau of Aviation regulations. No windmill may be artificially lighted except as required by FAA requirements. The applicant shall provide a copy of the response to notice of proposed construction or alteration forms submitted to the FAA and PA DOT Bureau of Aviation.

J. Communications Interference. The applicant shall document that the radio, television, telephone or reception of similar signals for nearby properties will not be disturbed or diminished, and this shall be accomplished by remedial measures instituted by the wind farm developer.

K. Historic Structures. A wind farm shall not be located within 500 feet of any structure listed on any public historic register.

L. Discontinued Use. Should any wind farm or windmill cease to be used, the owner or operator or then owner of the land on which the wind farm or windmill is located, shall be required to remove the same within one year from the abandonment of use. Failure to do so shall authorize the Township to remove the facility and assess the cost of removal to the foregoing parties. The Township may also file a municipal lien against the land to recover the costs of removal and attorney's fees.

M. Site Plan. A full site plan shall be required for all wind farm sites, showing the wind farm, windmills, building, fencing, buffering, access, and all other items required for uses by this chapter.

SR and ICD Districts:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and the parcel can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Winery

A building or property that includes any facilities where any alcohol or liquor is produced by the process by which wine is produced, or premises and plants wherein liquid such as wine is produced; and shall include the manufacture by distillation of alcohol from the byproducts of wine fermentation when the alcohol so derived is used solely to fortify the fermented products, under such regulations as are or may be promulgated by the proper agency of the United States government, and such alcohol, for that purpose only, may be sold or exchanged between wineries holding permits in this commonwealth, without restriction.

Vehicle Parking:
1 required off-street parking space per 200 square feet retail floor area plus 1 required off-street parking space per employee.
See Part 16: OFF-STREET PARKING AND LOADING for more detailed parking information.

Development Requirements:

A winery is the production and harvesting of grapes (or other fruits) and the manufacturing of wine.

1. The following regulations apply to a winery located in the Agricultural District:

A. No part of the winery or similar use, except the growing of grapes (or other fruits) shall be located within 500 feet of a residential district or within 200 feet of a dwelling.

B. Twenty-five percent of the grapes (or other fruits) used in the manufacturing of wine shall be produced on the premises.

C. The applicant shall furnish evidence that the proposed use shall not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter or other nuisance. The owner shall be responsible for ensuring no nuisances are allowed to adversely affect neighboring people or properties.

D. Evidence must be provided to the Township that the sanitary sewer system (on-lot or public) has been approved by the Pennsylvania Department of Environmental Protection.

E. The applicant shall be responsible for ensuring that off-street parking, noise, lighting and all other applicable requirements of this chapter are complied with.

F. Wine tasting is permitted on-site, provided the following criteria are met:

(1) Wine tasting shall only be for the products processed on premises. The tasting or sale of wine not produced on-site is prohibited.
(2) Retail sale of wine-related items is permitted, such as products to display, serve, or taste wine, or written material wine or the experience of consuming the same, or apparel displaying the name and/or logo of the specific wine.
(3) There shall be no outside display of wine products or retail related items.
(4) Hours of operations shall be between the hours of 8:00 a.m. and 9:00 p.m.
(5) Days of wine tasting shall not exceed three days per week.

G. Special events shall meet the following criteria:

(1) A special events permit shall be issued by the Shrewsbury Township Zoning Officer in accordance with this chapter, including, but not limited to, meeting the requirements for adequate off-street parking, utilities, traffic safety, and emergency services.
(2) There shall be no more than six special events in a calendar year and no event shall exceed four consecutive days.
(3) Adequate off-street parking and public facilities, services, and utilities shall be provided.
(4) Food is permitted provided it is catered; food cannot be prepared on-site.
(5) Weddings will require special exception approval from the Zoning Hearing Board.

2. The following regulations apply to a winery located in the Commercial and the Interchange Districts:

A. The applicant shall furnish evidence that the proposed use shall not be detrimental to the use of adjoining properties due to hours of operation, light and/or litter or other nuisance. The owner shall be responsible for ensuring no nuisances are allowed to adversely affect neighboring people or properties.

B. The applicant shall be responsible for ensuring that off-street parking, noise, lighting and all other applicable requirements of this chapter are complied with.

C. Wine tasting is permitted on-site, provided the following criteria are met:

(1) Wine tasting shall be permitted for products processed on-site and off-site. The tasting or sale of wine produced off-site is permitted.
(2) Retail sale of wine related items is permitted, such as products to display, serve, or taste wine, or written material wine or the experience of consuming the same, or apparel displaying the name and/or logo of the specific wine.
(3) There shall be no outside display of wine products or retail related items.

D. Special events shall meet the following criteria:

(1) A special events permit shall be issued by the Shrewsbury Township Zoning Officer in accordance with this chapter, including, but not limited to, meeting the requirements for adequate off-street parking, utilities, traffic safety, and emergency services.
(2) There shall be no more than one special event per month; no event shall exceed four consecutive days.
(3) Adequate off-street parking and public facilities, services, and utilities shall be provided.
(4) Food is permitted and can be prepared on-site, provided food preparation is in compliance with Pennsylvania Department of Agriculture regulations.

In addition to the provisions set forth in this Part, the following uses shall meet all applicable supplementary and general regulations found in Part 14: SUPPLEMENTARY REGULATIONS and Part 15: GENERAL AND PERFORMANCE STANDARDS of this chapter.

C District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

ICD District:
A structure may be erected or used, and a lot may be used or occupied, for this use; providing, however, that all new uses shall utilize municipal or public sewer and water services provided such service or capacity exists within 1,000 feet of the proposed use and can feasibly be served by both municipal sewer and municipal public water. The applicant shall provide documentation to the Township that said service is not feasible. On-site sewage disposal systems and on-site wells may be utilized until such public systems become available or are located within 1,000 feet from the proposed use.

Township Of Shrewsbury, PA

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