1. Civic Buildings and Public and Private Educational Institutions, except such uses as commercial dance music studios.
A. The site is adequate for proper building, drainage , water supply and sewage disposal. Site size and space requirements shall be in accordance with applicable State or Federal standards and practice for the use proposed.
B. Sufficient amounts of usable space exist for recreation areas, parking, loading, etc.
C. The site is separated from excessive noises, odors, smoke, dirt, dust and traffic congestion.
D. Pedestrian and vehicular circulation are designed for safety and efficiency to achieve separation of vehicular and pedestrian traffic.
E. The site is located and planned in such a manner that it can be used for both its intended function and general community functions, if appropriate and shall be attractively landscaped.
2. Multi-Family Dwellings (MFD) and Single Family Attached Dwellings (SFAD)the following minimum requirements shall be met:
A. Density. The overall gross density of occupancy in any permitted MFD Development and SFAD Development shall not exceed the dwelling unit density allowed in each respective district.
B. Floor Area. The minimum floor area per dwelling unit shall be 450 square feet.
C. Recreation. A minimum of 10% of the gross site area shall be designated for active or passive recreation activities, excluding open space areas immediately around buildings, storm water drainage areas and drainage control ponds and slopes.
D. Buffer Yard. Buffer yards may be required.
E. Building Orientation. The minimum distance between buildings with multifamily dwellings and between buildings with single family attached dwellings, according to combination of walls which are facing each other, shall be as follows:
Front to Front 100 feet
Front to Rear 100 feet
Front to End (or side) 50 feet
Rear to Rear 100 feet
Rear to End 75 feet
End to End 50 feet
Corner to Corner 50 feet
(The minimums established are for the purpose of encouraging the placement of structures to create usable open space and visually attractive site planning. The Township shall not be bound to permit minimums in instances where the result is contrary to this purpose.)
F. Building Size. Maximum building size shall be restricted to no more than 24 multi-family dwellings or no more than ten single family attached dwellings in any one continuous structure.
G. Off-Street Parking. In addition to the off-street parking provisions of Part 6 all parking spaces shall be at least 20 feet from any structure.
H. Water, Sewer & Drainage. The proposed development shall be served by both a public or centralized water system and public or centralized sewage disposal system. A storm run-off and drainage system shall be installed by the developer in accordance with sound engineering principles so as to adequately drain the development and adequately dispose of all run-off drainage away from the site in a manner that will not result in an excess amount of water to flow across streets or adjoining properties. Drainage plans shall be submitted with the application for zoning permit and shall be subject to review and approval by the Township Engineer or other qualified persons designated by the Township Council. The Township may require plantings and grading to control run-off.
I. Refuse Storage. All refuse receptacles shall be suitably screened from view.
J. Common Open Space. Adequate provisions such as parks, play areas, non-dedicated streets, parking areas and general open space. In the case of multiple dwellings and single family attached dwellings, the developer may be required to provide for and establish an organization for ownership and maintenance of common use areas.
3. Mobile Home Parks.
A. All specifications of the Pennsylvania Department of Environmental Resources shall be met.
B. All applicable mobile home park provisions of the Township Subdivision and Land Development Chapter shall be met.
C. There shall be a minimum distance of 20 feet between mobile homes.
4. Home Occupation.
A. Not more than two persons who are not members of the resident family.
B. Not more than 1/2 of the area of one floor or an entire basement shall be used for such purposes.
C. Signs indicating products made or services rendered shall be in accordance with this Chapter.
D. Adequate space for off-street parking and loading per § 27-600(B)(5).
E. There shall be no change in the outside appearance of the building or premises or other visible evidence of the conduct of such home occupation other than a sign.
F. No machinery or equipment shall be permitted that produces noise, odor, vibration, light or electrical interference beyond the bounds of the immediate property.
5. Business Center Development.
A. Any development in a Shopping Center shall provide initially for the construction of either a minimum of 8,000 square feet of ground floor area or a minimum of five of the permitted uses in the District.
B. All buildings shall be arranged in a group or in groups and the distance at the closest point between any two buildings or groups of attached buildings shall be not less than 15 feet.
C. Off-street parking space shall be provided in accordance with the standards set forth in Part 6.
D. Parking, loading and service areas shall be located entirely within the confines of the lot, shall be physically separated from public streets by buffer strips against unchanneled motor vehicular ingress and egress and shall have not more than two accessways to any one public street.
E. All accessways to a public street shall be located not less than 150 feet from the intersection of any street line.
F. Along any residential district boundary line a buffer yard shall be provided in accordance with § 27-512.
G. No storage of materials, equipment or goods shall be permitted outside a building, unless they are located within a permanently enclosed patio.
H. All parking, loading, access and service areas shall be adequately illuminated at night. Such lighting, including sign lighting, shall be arranged so as to protect the highway and adjoining property from direct glare or hazardous interference of any kind. All utility lines servicing this area shall be placed underground.
I. Pedestrian safety islands shall be required at the end of alternate parking bays. Each island shall be at least three hundred (300) square feet in area. Such islands shall be landscaped and designed to provide a safe area for pedestrians to wait prior to crossing vehicular traffic lanes; lighting standards may be incorporated in the design.
J. If the development of the center is to be carried out in progressive stages, each stage shall be so planned that the requirements of this Section and the intent of this Part 10 shall be fully complied with at the completion of any stage.
K. After the final development plan has been approved and when in the course of carrying out the plan, adjustments as rearrangements of buildings, parking areas, entrances, heights or yards are requested by the proponents and such requests conform to the standards established by the approved final development plan for the area to be covered by buildings, parking spaces, entrances, height, setback and lot requirements, such adjustments may be approved by the Planning Commission upon application which shall be accompanied by a plan of the entire development with the proposed changes indicated.
6. Drive-In Service Places.
A. Signs and outdoor lighting in accordance with specific provisions of this Chapter.
B. Access points limited to two on each street abutting the lot.
C. On-lot traffic circulation channels and parking areas clearly marked.
D. Provisions made for proper and convenient disposal of refuse.
7. Automotive Service Station.
A. A minimum lot width shall be 200 feet along each street which the lot abuts.
B. All activities except those to be performed at the fuel pumps shall be performed within a completely enclosed building.
C. Fuel pumps shall be at least 25 feet from any street right-of-way.
D. All automotive parts and dismantled vehicles are located within a building.
E. Paint spraying or body and fender work shall not be permitted.
F. Automobiles taken to a service station for outside storage because of an accident may remain no longer than 15 days from the day the car arrives at the station unless otherwise extended by the Zoning Officer.
8. Motels, Motor Inns.
A. No structure, except a permitted sign and parking areas, shall be nearer any lot than 50 feet. (Ord. 386)
B. A minimum 10 foot buffer strip along side, front and rear property lines shall be provided except for entrance and exit drives. The buffer strip shall comprise evergreen trees and foliage and other appropriate ground cover. The entrance and exit drives crossing the street right-of-way shall be limited to two along the frontage of any street. (Ord. 386)
C. All lighting shall be shielded so as not to shine on abutting properties and highways,
9. Planned Industrial, Office or Research Park.
A. Shall be totally planned to function as a single development unit.
B. Shall be in accordance with the performance standards of this Chapter and in accordance with all development standards of the Township Subdivision Regulations.
C. Shall contain only those individual uses permitted in the district.
10. Airport-Related Uses.
A. Shall be planned to function in a manner which will not conflict with the primary and basic air transportation functions of the airport.
B. Shall be in accordance with the airport master plan.
C. Shall be planned in a manner in which adverse influences on areas outside the airport are avoided or minimized.
11. Private or Membership Clubs or Lodges.
A. Membership. Such uses shall be established principally for use by members and guests.
B. Buffer. A buffer yard shall be required where outdoor use of the premises results in noise beyond the boundaries of the property. This section shall not be deemed to permit any use which would otherwise be objectionable by reason of such noise.
12. Day Care Homes and Centers; Nursery Schools; Convalescent Homes. Such uses shall he shielded from abutting property by a buffer strip on all sides in accordance with § 27-512(6). (Ord. 114)
13. Car Wash.
A. Any car wash shall demonstrate that its use of water will not have any adverse impact on water supply of surrounding propetties.
B. Any car wash shall demonstrate that discharged waste or other solutions will not drain or otherwise discharge onto adjoining properties and that such water or other solutions will be either accepted into a municipal sewer system, as evidenced by a sewer permit, or will be discharged upon the subject property in a manner to prevent the fouling of any ground water.
C. Any car wash shall demonstrate a safe and functional system of access and traffic control designed to provide ingress and egress to the property and to prevent the standing of vehicles upon public roads or across public sidewalks while waiting to enter car wash. Notwithstanding any approvals given such car wash, it shall be a violation of this Zoning Chapter to operate a car wash in a manner that vehicles awaiting entry stand on a public street or across public sidewalks. (Ord. 114)
15. Firing Range Associated with Industrial Use.
A. Any test firing range as an accessory use to the manufacture of firearms components or munitions components shall meet the following standards:
(1) The firing range shall be fully enclosed by a material sufficient to prevent the penetration of any shell, munition, explosive, or other projectile to be fired, tested or otherwise used at the firing range.
(2) The firing range and any associated munitions storage shall not violate any applicable state or federal regulations.
(3) The Han-Le-Co Volunteer Fire Company shall be notified annually in writing of the exact location upon the premises where any shells, munitions, or other explosives are stored. This notification shall identify all chemicals and/or explosives present at the time of notification. If at any time within one year of the annual notification, any relocation of shells, munitions, or explosives shall be immediately made known.
(4) Any location on the premises where shells, munitions or other explosives are stored shall be constructed so that, in the event of accidental simultaneous discharge or explosion of all such items stored therein, the immediate force of such explosion shall be contained within the walls of the structure in which such items are stored.
(5) The Han-Le-Co Volunteer Fire Company, the Township Manager or his designee shall have access at reasonable hours to the premises for the purpose of determining continuing compliance with the terms of this Chapter.
16. Heliports. Each application for a heliport shall include:
A. A copy of the Federal Aviation Administration Form 7480-1, "Notice of Landing Area Proposal."
B. A copy of a letter of "No Objections" from the FAA.
C. A copy of State of Pennsylvania Application for Approval of Landing Areas site and the letter of site approval from the Bureau of Aviation.
D. A statement of property ownership or authorization of the owner for the property proposed to be used as a heliport.
E. A description of the purpose for which the heliport is being established and a schedule of proposed activities including:
(1) Number of monthly operations.
(2) Hours of operation.
(3) Support activities such as storage, maintenance and refueling.
F. A site plan which shall contain the following information:
(1) The location, nature and height of proposed security fences, berms, landscaping and other security and noise attenuation structures.
(2) The location and type of fire fighting equipment and materials.
(3) The location and type of fuel storages facilities.
(4) The location of all existing and proposed buildings.
(5) The location of the helicopter takeoff and landing areas, parking areas and the method of surface preparation or stabilization.
G. A certification of structural compliance attested to by a registered professional engineer or architect shall be furnished with each application for a roof-top or other elevated heliport.
17. Betting Parlors.
A. Betting parlors shall not be permitted in any zone located south of U.S. Route 22.
B. A minimum 20 foot buffer strip along side, front and rear property lines shall be provided except for entrance and exit drives. The buffer strip shall comprise evergreen trees and foliage and other appropriate ground cover. The entrance and exit drives crossing the street right-of-way shall be limited to two along the frontage of any street.
C. All lighting shall be shielded so as not the shine on abutting property than highways.
(Ord. 231)
18. Bulk Storage of Chemicals or Explosive Materials.
A. Any location where any highly flammable or explosive liquids, solids or gasses are stored shall be constructed so that in the event of accidental discharge or explosion of such material stored therein, the immediate forces of such explosion shall be contained within the walls of the structure in which such items are stored.
B. There shall be two points of access from a public road.
C. Any storage facility shall be within 400 feet of a fire hydrant and without obstruction between such hydrant and the storage facility.
(Ord. 318)
19. Community Residential Facilities (CRFs). The following minimum requirements shall be met:
A. Floor Area. The minimum floor area for small care facilities should be 900 square feet. For large group care facilities, a minimum floor area of 900 feet plus 110 square feet for every resident in excess of 6 should be provided.
B. Off-Street Parking. One off-street parking space per employee for the maximum number of employees on any one shift shall be provided if the resident group members are not allowed to operate motor vehicles. If the resident group members are allowed to operate motor vehicles, one off-street parking space shall be provided for each resident.
C. Off-Site Services. The use of the group home for nonresidential services is not allowed.
D. Permitting Requirements. Group homes are subject to the permitting requirements of the Federal and State governments. The facility shall have obtained any and all licenses and permits required by the Federal, State, County or municipal government which may be relevant to the particular type of facility.
E. External Building Modifications. Group homes are prohibited from making any external building modifications that are not residential in character, excepting any modifications taken in order to comply with the Fair Housing Act or the Americans With Disabilities Act.
F. Supervision. The group home shall have twenty-four (24) hour per day supervision by the facility by people qualified by training and experience in the field for the client group from whom the facility is intended.
(Ord. 320)
(Ord. 45, Z-§ 1104, 5/12/76; as amended by Ord. 114, 3/10/82; by Ord. 128, 11/10/82; by Ord. 150, § 5, 3/14/84; by Ord. 231, 11/8/1989, § 3; by Ord. 318, 6/21/1995, § 3; by Ord. 320, 7/5/1995, § 4; and by Ord. 386, 7/21/1999, § 5)