Township of Solebury

Accessory dwellings

A second or third dwelling unit located on a single lot which meets the following criteria:

(1) It is owned by the owner of the lot on which the accessory dwellings are situated.
(2) At least one dwelling on the lot is owner-occupied.
(3) Access for each accessory dwelling shall be restricted to the existing access to the lot; there shall be no multiple driveways.

Accessory use structures in yards

ACCESSORY USE STRUCTURE — Any structure that is related to an accessory use and is located on the same lot as a principal permitted use, such as parking areas, driveways, signs, barns, garages, sheds, fencing, walls, tennis courts, basketball courts, swimming pools, pavements, and the like.

Districts Where Allowed Districts where use is permitted by right: LI, MS, OR, QA, R-1, RA, RB, RC, RD, RDC, TNC, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

C. Accessory Use Structures in Yards. In any district, unless otherwise specified, accessory use structures or buildings may be located, erected or maintained in the side yard, or in any rear yard, provided that in no case shall such accessory use structure or building be closer to any lot line than 15 feet, except for:

(1) Fences or walls.
(2) A shared driveway for no more than two lots which may straddle property lines, when approved by the Board of Supervisors. A driveway which is not shared shall be located no less than 12 feet from any side or rear lot line, except in the R-1, VR, VC, VC-1, VR-C, VC-C, and RD-C Districts or where the open space option is used in the RA, RB, and RD Districts:

(a) In the R-1, VR, VC, VC-1, VR-C, VC-C, and RD-C Districts a driveway which is not shared shall be located no less than five feet from any side or rear lot line.
(b) Where the open space option is used in the RA, RB, and RD Districts, a driveway which is not shared shall be located no less than five feet from any side or rear lot line. This five-foot setback shall not apply to narrow lots; such lots being subject to the twelve-foot setback. The twelve-foot requirement of this subsection may be reduced by condition attached to a conditional use approval under the open space option of Part 28: OPEN SPACE OPTION PROVISIONS.

(3) Structures for which no other viable location exists, when approved by the Board of Supervisors as a conditional use.
(4) No accessory uses, buildings or structures shall be located or placed in any drainage swale or basin.

Accessory uses

A use conducted on the same lot as a principal permitted use to which it is related. A use which is clearly incidental to, and customarily found in connection with, a particular principal permitted use of a lot.

Districts Where Allowed Districts where use is permitted by right: MS, OR, R-1, RDC, TNC Districts where use may be allowed as a Conditional Use: RC, VC, VC-C, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Accessory use on the same lot and customarily incidental to the permitted principal use. Subject to the provisions of Part 25: GENERAL PROVISIONS and Part 26: SPECIAL PROVISIONS.

Active recreational uses

Use involving leisure time activities and/or areas, typically involving sports, requiring equipment, or occurring at prescribed sites or fields, (e.g., soccer, football, baseball, tennis, swimming, fitness trails, and the like).

Districts Where Allowed Districts where use is permitted by right: MS Districts where use may be allowed as a Conditional Use: OR

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Active recreational use such as playgrounds, sports fields, court games, Golf coursess, and public swimming pools.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Adult commercial

A retail store or stores commonly known as adult bookstore, or adult store being an establishment with more than 15 square feet of floor area devoted to the display and sale of books, magazines, cassettes, periodicals, or similar items, which is distinguished or characterized by an emphasis on pornographic material, or obscene material as defined by the Consolidated Pennsylvania Statutes, Act 1972, December 6, No. 334, (18 Pa.C.S. A. § 5903).

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

M. Adult Commercial. This use is subject to the following conditions:

(1) The building or structure of such use shall be located no less than 1,000 feet from any residential use or district, public or private school, church, recreation facility or any other religious, institutional, or educational use.
(2) No such use shall be located within 2,000 feet of a similar use.
(3) No person under the age of 18 years shall be permitted within an adult commercial store or sold any pornographic material.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Age-qualified detached dwellings

A building designed for and occupied by one or more individuals who are 55 years of age or older, and/or defined as elderly by the United States of America or the Commonwealth of Pennsylvania in connection with and for purposes of housing programs. This shall not be construed to restrict the housing choices in the Township of any person who meets the criteria for living in an age-qualified detached dwelling.

Districts Where Allowed Districts where use is permitted by right: RDC

Vehicle Parking:
Two parking spaces for every dwelling unit. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

EE. Age-Qualified Detached Dwellings.

(1) Age-qualified detached dwellings is a form of residential use that is designed and operated for mature adults with or without certain recreational facilities.
(2) Every applicant is encouraged strongly to provide accessory community centers and recreational facilities for the benefit of persons occupying such dwellings.
(3) Each applicant shall submit to the Board of Supervisors for its approval a proposed set of regulations to control such operation, including definition of age limitations of residents, any other restrictions to be placed upon the residents or their activities, admissions procedures, security provisions and setting forth the policy to be used in determining any charges or fees proposed to be levied on the residents.
(4) A statement shall also be included with each application setting forth what particular features and facilities, if any, are being provided to serve specifically the needs and interests of the age-qualified residents.
(5) All applicants for age-qualified detached dwellings must comply with the requirements set forth for "housing for older persons" in 42 U.S.C. § 3607(b)(2) and 43 P.S. § 954(w), and shall provide, with the application, proof of how it maintains compliance with those requirements.
(6) Residences shall have no party wall in common with an adjacent dwelling unit.

Residential Development - Conservation District: Except in the designated conservation area(s).

Agricultural uses

A principal use involving: the cultivation of the soil; the raising, keeping and/or training of livestock and poultry; and the harvesting of the products of the soil. The term "agricultural use" shall include farming, animal husbandry, riding academy, horticulture and forestry.

Amusement halls and arcades

An entertainment facility operated as a business within a building or structure providing four or more automatic amusement devices or games, such facility also includes pool or billiard rooms and similar facilities.

Vehicle Parking:
One parking space for every 50 square feet of gross floor area; plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

P. Amusement Hall and Arcade.

(1) Automatic amusement devices or games in such facilities are coin-operated machines, mechanical machines or electronic machines which operate or may be operated as a game or contest of skill or amusement of any kind or description. Such devices shall be regulated within this use in any location where more than four such devices are located.
(2) This use shall be located no closer than 1,500 feet, measured in all directions, to a school or church.
(3) This use shall only be operated between the hours of 10:00 a.m. and 9:00 p.m.
(4) No audio speakers or equipment shall cause sounds to emanate from the exterior of the premises.

Athletic facilities

An indoor or outdoor facility offering court or field games, exercise equipment, swimming, skating and/or bowling.

Automobile repair facilities

A facility which houses an automobile body repair garage which may include paint spraying and body and fender work. as well as mechanical repair, within an enclosed building.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
Six parking spaces for each bay, or one parking space for every 200 square feet of floor and ground area devoted to service and repair (whichever is greater), plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

T. Motor Vehicle Service Center/Repair Shop. An establishment where motor vehicle parts and accessories are sold and facilities where parts may be installed; an automobile repair garage, oil changes, lubrication, paint spraying and body and fender work. The following requirements shall be met:

(1) All repair, installation of parts, and paint work shall be performed within an enclosed building.
(2) All automobile parts, refuse, and similar articles shall be stored within a building or enclosed area screened from view from the street or surrounding properties.
(3) All vehicle storage areas shall be screened from all adjacent roads and properties by a solid fence at least six feet in height.
(4) Dimensional Requirements.

(a) Minimum lot area: one acre.
(b) Minimum lot width along all street: 200 feet.
(c) Minimum distance between all buildings and structures and any residential district or use: 100 feet.

(5) No sale of fuel to retail customers is permitted.
(6) If there are fuel storage tanks on the property the requirements listed below shall be met:

(a) Applicant shall present a plan to demonstrate the methods by which any underground leaks or spills of liquids will be contained and shall also demonstrate that the stormwater management system is designed to capture volatile organic compounds, oils, and solids.
(b) This use shall comply with all applicable state and federal regulations regarding the sale and storage of fuel. In the event of a conflict between regulations, the stricter standard shall apply.

(7) Wrecked vehicles or unlicensed vehicles may not be stored in the open at any time and must be completely fenced.
(8) This use is permitted only on lots with frontage on an arterial road.
(9) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.
(10) Parking. Spaces within service bays shall not be used to meet off-street parking requirements.

Automobile/motor vehicle service stations

A facility that sells gasoline and/or fuels for automobiles and motor vehicles, and/or where inspections and routine automobile services, such as lubricating and repairing automobiles, are performed, not to include painting or body or fender work; this use is also referred to as a "motor vehicle fuel station."

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
Six parking spaces for each bay, or one parking space for every 200 square feet of floor and ground area devoted to service and repair (whichever is greater), plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

T. Motor Vehicle Service Center/Repair Shop. An establishment where motor vehicle parts and accessories are sold and facilities where parts may be installed; an automobile repair garage, oil changes, lubrication, paint spraying and body and fender work. The following requirements shall be met:

(1) All repair, installation of parts, and paint work shall be performed within an enclosed building.
(2) All automobile parts, refuse, and similar articles shall be stored within a building or enclosed area screened from view from the street or surrounding properties.
(3) All vehicle storage areas shall be screened from all adjacent roads and properties by a solid fence at least six feet in height.
(4) Dimensional Requirements.

(a) Minimum lot area: one acre.
(b) Minimum lot width along all street: 200 feet.
(c) Minimum distance between all buildings and structures and any residential district or use: 100 feet.

(5) No sale of fuel to retail customers is permitted.
(6) If there are fuel storage tanks on the property the requirements listed below shall be met:

(a) Applicant shall present a plan to demonstrate the methods by which any underground leaks or spills of liquids will be contained and shall also demonstrate that the stormwater management system is designed to capture volatile organic compounds, oils, and solids.
(b) This use shall comply with all applicable state and federal regulations regarding the sale and storage of fuel. In the event of a conflict between regulations, the stricter standard shall apply.

(7) Wrecked vehicles or unlicensed vehicles may not be stored in the open at any time and must be completely fenced.
(8) This use is permitted only on lots with frontage on an arterial road.
(9) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.
(10) Parking. Spaces within service bays shall not be used to meet off-street parking requirements.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Banks

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: VC

Vehicle Parking:
One parking space for every 75 square feet of floor area for serving customers; plus three additional spaces.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Banquet, catering, or event uses

Any commercial use, or any large, regular use, of a property involving banquets, on-site catering, celebrations, weddings, parties, fund-raisers, retreats, conferences, or similar events. The following definitions shall apply to define what constitutes a "commercial" use and what constitutes a "large, regular" use.

(1) "Commericial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for the purposes of utilizing the space and/or holding the event.
(2) A "large, regular" user, for the purposes of this definition, shall mean an activity with over 100 attendees that occurs more than four times in a calendar year.

Districts Where Allowed Districts where use is permitted by right: TNC, VC, VC-C Districts where use may be allowed as a Conditional Use: RC, VC-1

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

QQ. Banquet, Catering, or Event Use.

(1) At the time of application, an applicant shall submit documentation or other evidence with its application of the following:

(a) Sufficient on-site parking for proposed events.
(b) Sufficient sewage facilities for proposed events, and that no adverse effects from sewage management and/or disposal will result to neighbors or nearby natural resources. If the applicant intends to rely on a private service such as a port-o-john company, it shall produce evidence, at the time of application, of an agreement with such company for proposed events.
(c) Sufficient security, emergency access, road access, traffic control, trash disposal, noise control and cleanup will be provided for proposed events. Such items must be provided as part of each proposed event. All other provisions of the Township's ordinances, including noise, light, and glare control, continue to apply. The Township reserves the right to enjoin or shut down any event that poses a nuisance.
(d) Documentation of a valid County Department of Health permit.
(e) Proof of compliance with all applicable alcohol laws and licensing requirements.
(f) For large, regular activities seeking approval as a banquet, catering, or event use and that pose risks such as, but not limited to, events involving alcohol, pyrotechnics, and mechanical or livestock amusements, proof of adequate property damage and liability insurance when proof is requested by the Township.
(g) Any additional information requested by the Township to process the application or determine if the use is consistent with this chapter.

(2) No zoning application shall be granted until the applicant complies with § 27-26021QQ.(1), and, if applicable, § 27-26021QQ.(3).
(3) No fireworks or other pyrotechnics may be used as part of banquet, catering, or event uses, except in the RC and TNC Districts. If a banquet, catering, or event use plans to allow fireworks or other pyrotechnics events, it shall state that in its application, and provide proof of all necessary approvals with the application.
(4) The applicant and those organizing and/or attending proposed events are solely responsible for ensuring compliance with federal, state, and local laws, including those on the furnishing and consumption of alcohol. No permit approval by the Township relieves the applicant and those organizing and/or attending proposed events of liability for illegal activity, property damage, or other similar occurrences.
(5) Events conducted outdoors (including outdoor components of indoor/outdoor events) shall begin no earlier than 7:00 a.m. and shall end no later than 12:00 midnight. Cleanup and teardown outdoors may occur until 1:00 a.m., provided these activities are carried out in a manner that respects the occupants of surrounding properties and their right to the peaceful and quiet enjoyment of their properties.
(6) A permit issued for a banquet, catering, or event use shall have a life of one year. The permit may be renewed annually, without the necessity of a new application, provided that the Zoning Officer and Code Enforcement Officer have inspected the use, including capacity for any on-lot sewage disposal system, and found the use to be in compliance with all applicable ordinances and any conditions imposed by the Board of Supervisors when approving a conditional use.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Rural Commercial District: Accessory only to Hotels, motels, or inns/large short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Traditional Neighborhood Commercial District: Accessory only to bed-and-breakfast inns/small short-term lodging facility; Hotels, motels, or inns/large short-term lodging facility; or restaurant; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Village Commercial District: Accessory only to restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Aquetong Village Commercial District: In accordance with the village restaurant requirements, and permitted only as a principal use or as accessory to a village restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Carversville Village Commercial District: Accessory only to restaurant or bed-and-breakfast inns/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1QQ.

Bed-and-breakfast inns/small short-term lodging facilities

A building in which more than one and no more than six guest rooms are commercially offered and/or used for the temporary lodging of transient guests. Temporary lodging of transient guests means a total stay of less than 30 consecutive days. Where the Township's land use ordinances use only the term "bed-and-breakfast inn," the term shall be deemed to also include a small short-term lodging facility. The term "commercial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for utilizing a guest room.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: OR, RA, RB, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
One parking space for each rental room, plus one parking space for every employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

OO. Bed-and-Breakfast Inn/Small Short-Term Lodging Facility.

(1) Any living quarters for a resident innkeeper shall have its own bathroom.
(2) Housekeeping services shall be provided to guests.
(3) There shall be no separate kitchen or cooking facilities in any guest room.
(4) Food service, if provided by the inn/facility, shall be limited to guests of the inn/facility.
(5) No zoning approval shall be granted unless the applicant has a valid County Department of Health permit. The total number of bedrooms (for residents and guests) in the bed-and-breakfast inn/small short-term lodging facility shall not exceed the number of bedrooms that the sewage system was designed to accommodate. If the proposed use is to be served by a public sewage system, the applicant shall submit documentation from the servicing authority that the proposed use will be served.
(6) A bed-and-breakfast inn/small short-term lodging facility use shall be limited to one nonilluminated sign that shall comply with regulations as set forth in Part 24: SIGN REGULATIONS. The design of the sign shall be submitted with the permit application.
(7) One off-street parking space per guest bedroom shall be provided on the premises, in addition to other off-street parking spaces required by this chapter.
(8) Prior to any zoning permit issuance, applicants shall demonstrate compliance with all other applicable laws and ordinances, including those regulating signage, parking, and lighting. Where the bed-and-breakfast inn/small short-term lodging facility is proposed to be accessory to an existing use, the applicant must demonstrate that the existing use is in compliance with all applicable laws and ordinances also.
(9) A permit issued for this use shall have a life of one year. The permit may be renewed annually, without the necessity of a new conditional use application and approval, provided that the Zoning Officer and Code Enforcement Officer have inspected the use, including capacity for any on-lot sewage disposal system, and found the use to be in compliance with all applicable ordinances and any conditions imposed by the Board of Supervisors when approving a conditional use.
(10) Guests at a bed-and-breakfast inn/small short-term lodging facility shall be subject to requirements of the Township Code of Ordinances, including but not limited to § 27-26021D.(8); § 27-2512: Environmental Controls..

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential-Agricultural District A: accessory to only single-family detached or two-family dwellings used as a primary residence, or agricultural uses; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Residential-Agricultural District B: accessory to only single-family detached or two-family dwellings used as a primary residence, or agricultural uses; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Village Commercial District: accessory to only single-family detached or twin dwellings used as a primary residence; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Aquetong Village Commercial District: accessory to only single-family detached Dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602: Special Principal Use Regulations, Subsection 1OO.

Carversville Village Commercial District: accessory to only single-family detached or two-family dwellings used as a primary residence, or agriculture; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Village Residential District: accessory to only single-family detached, single-family attached or two-family dwellings used as a primary residence; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Carversville Village Residential District: accessory to only single-family detached or two-family dwellings used as a primary residence; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO.

Car washing facilities

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

FF. Car Washing Facilities. An automated or self-serve facility for washing motor vehicles shall be permitted as an accessory use to a motor vehicle fuel station.

(1) Car washing facilities shall provide plans and studies to indicate adequate parking and stacking, ingress and egress, and internal circulation at hours of peak use.
(2) Car washing facilities shall use a water recycling system, which shall meet all state and federal requirements or standards, including the removal of suspended particulates.
(3) Frontage and lot access must be from an arterial road.
(4) All structures shall be set back 50 feet from all lot lines.
(5) A car wash may be permitted as a principal use provided that the dimensional requirements for motor vehicle service center are met and provide that there is no sale of fuels.

Cemeteries

A burial place, graveyard, and memorial grounds for deceased humans, including a mausoleum, crematory, columbarium or chapel, and pet cemeteries when operated in conjunction with a cemetery and located on such land as used for the cemetery, but excluding a funeral home and a private cemetery as defined in 9 Pa.C.S.A. § 101.

Districts Where Allowed Districts where use is permitted by right: VR-C Districts where use may be allowed as a Conditional Use: QA

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

GG. Cemetery. No burial plots, structures or parking area within the one-hundred-year floodplain. All cemeteries must comply with Chapter 8: Floodplains, and Chapter 27: Zoning, Part 21: FLOODPLAIN CONSERVATION DISTRICT.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Charitable uses

A use conducted by an organization which is classified as a charity by the Internal Revenue Service.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA, RB, VC, VR

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Child day care

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA

Vehicle Parking:
One parking space for each adult attendant, plus two parking spaces for every 500 square feet of gross floor area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

J. Child Day Care. A child day care use is a facility in which care is provided for six or fewer children at any one time.

(1) A child day care use is permitted only in a single-family detached dwelling as an accessory home occupation use.
(2) Licensing, Approval and Permit Procedures. Prior to the granting of a permit by the Zoning Officer, the applicant must obtain a license from the Department of Public Welfare, Bureau of Child Development Programs.
(3) An outdoor play area of at least 2,000 square feet of contiguous area shall be provided as a recreational area for the children. This area shall not include any impervious surfaces or parking areas. The outdoor play area shall be enclosed by a six-foot high fence and shall be located to the side or rear of the lot.
(4) If a child day care use is located adjacent to a nonresidential use, a parking lot, or on a street classification higher than a residential access street, the outdoor play area, must be enclosed by a fence deemed appropriate by the Township. The outdoor play area shall be located to the side or rear of the property.
(5) No more than one person other than members of the immediate family of the resident may be employed.
(6) Parking Standards. In addition to the off-street parking required for a single-family dwelling unit, at least three additional off-street parking spaces shall be provided.

Cleaning plants

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Commercial schools

A trade or professional school licensed by the state, other than institutions included under the definition of school.

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: RA, RB, VC, VR

Vehicle Parking:
One parking space for each faculty member and other full-time employee, plus two parking spaces for each classroom, plus one parking space for every two students aged 16 years or older.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Communications antennas

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 or television antennas or amateur radio equipment including without limitation ham or citizen band radio antennas.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI, QA, RA, RB, RD, VC, VR

Development Requirements:
Communications antenna mounted on an existing public utility transmission tower, building or other structure, including existing communications towers, and communications equipment building accessory thereto. An applicant for a conditional use to situate a communications antenna must demonstrate to the Township that it has met the requirements of § 27-2611: Wireless Telecommunications Facilities. of this chapter.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Communications towers

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

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI, QA, RA, RB, VR

Development Requirements:
Communications towers subject to the standards for communications towers as conditional uses set forth in § 27-2611: Wireless Telecommunications Facilities., and communications equipment buildings accessory thereto. All new facilities and structures shall be designed and constructed in conformance with the character and materials of the buildings of the immediate community. Emphasis shall be placed on the historic character and materials utilized in the Township over other considerations. Structures that are required to be over 35 feet in height shall be designed and constructed as "stealth" towers-disguising their purpose by being designed to appear as a farm silo; a windmill; a church steeple; a bell tower; or other type of structure approved by the Township.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Community centers

A facility operated by an educational, philanthropic, or religious institution for adult education, civic activities and assembly.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RD

Vehicle Parking:
One parking space for every 250 square feet of floor area in public use, plus one parking space for every full-time employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

J. Community Center.

(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 100 feet; side yard 50 feet; and rear yard 100 feet. All such areas shall be screened by fencing and/or plantings.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Conservation uses

Contractors offices and yards

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Convenience stores

Districts Where Allowed Districts where use is permitted by right: TNC

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

S. Convenience Store. A retail store offering primarily groceries, prepared food items, and other small consumer items intended for quick carry-out trade. There shall be no sale of gasoline or fuel in connection with a convenience store.

(1) The sale of merchandise shall be limited to 4,000 square feet of floor area.
(2) Minimum lot area: one acre.
(3) The use must have frontage on an arterial street.
(4) No drive-through windows are permitted.
(5) Trash receptacles shall be provided outside. Outdoor collection stations shall be provided for garbage and trash removal. These stations shall be located to the rear of the structure and shall be enclosed and screened from view and landscaped.
(6) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.
(7) Parking. At least 50% of the required parking shall be located to the side or rear of the principal building and not in the front of the building.

Cultural uses

A use which promotes art, drama, music, science and/or history such as a museum, theater, botanical garden or like facility.

Districts Where Allowed Districts where use is permitted by right: RC, TNC Districts where use may be allowed as a Conditional Use: RA, RB, VC, VC-C, VR, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Day-care centers

Any premises in which child day care is provided for a group of seven or more children simultaneously, who are not relatives of the operator, including nursery schools, and is licensed by the state.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA

Vehicle Parking:
One parking space for each adult attendant, plus two parking spaces for every 500 square feet of gross floor area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

G. Day-care center.

(1) The use shall be conducted in a building designed as a single-family detached residence, and all buildings shall be designed for the safety and well-being of the occupants.
(2) An outdoor play area shall be provided and shall be set back 100 feet from a property line. This area shall be fully enclosed by a six-foot high wooden fence and shall be located to the side or rear of the lot. The minimum required areas of such an outdoor recreational facility shall be 200 square feet for each child.
(3) The maximum number of children shall be 10 children per acre.
(4) Prior to the granting of a permit by the Zoning Officer, the applicant must obtain a license from the Department of Public Welfare, Bureau of Child Development Programs. Licensure is certification of compliance with Chapter 11, § 8A, of the Department of Public Welfare's Social Services manual by that Department to the applicant, subject to licensure under Article X of the Public Welfare Code.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Decks

Detention facilities

Such use, whether owned and operated by the County of Bucks, Commonwealth of Pennsylvania, or a private entity, shall be limited to the following:

1) A juvenile detention facility as described and regulated in 42 Pa.C.S.A. § 6327;
2) A rehabilitation center providing for minimum-security detention of prisoners for work release or partial confinement. Such rehabilitation centers shall not include facilities for the total confinement of prisoners who have been sentenced or who are awaiting trial; or
3) A penitentiary, correctional institution or prison.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Development under the flexible open space option

OPEN SPACE OPTION — The choice which may be exercised in the Residential Districts, on tracts greater than 20 acres, to arrange lots with particular consideration of and sensitivity toward environmental resources, the minimum net size requirement for which would be less than would otherwise be required in the districts, and the relative density of which may be greater than would otherwise be permitted in the districts, in exchange for allocating open space for various conservation and recreation purposes.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RD

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential Development District: Development under the flexible open space option on any tract not less that 20 acres in area and in accordance with Part 28: OPEN SPACE OPTION PROVISIONS.

Dog daycares

(1) A facility that, for compensation, takes in and cares for five or fewer dogs owned by others on an hourly, daily, weekly, or monthly basis.
(2) This use does not include occasional or infrequent dogsitting on behalf of a neighbor or friend who chooses to compensate the person for caring for their dog(s).

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI, RA, RB, TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

MM. Dog Daycare. This use is subject to the following conditions:

(1) All such facilities shall be ooperated in accordance with all applicable state and federal laws and regulations, including laws on licensing, facility, and standards of care for animals, and boarding facility/kennel standards.
(2) The total number of dogs at any one time shall not exceed three dogs per acre.
(3) All runways or other areas where dogs are kept or exercised outdoors shall be totally screened by opaque fencing or plantings.
(4) All such facilities shall comply with all applicable dimensional requirements of the district.
(5) All dogs must be housed inside from the hours of 10:00 p.m. to 7:00 a.m.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Dog daycares, accessory

(1) A facility that, for compensation, takes in and cares for five or fewer dogs owned by others on an hourly, daily, weekly, or monthly basis.
(2) This use does not include occasional or infrequent dogsitting on behalf of a neighbor or friend who chooses to compensate the person for caring for their dog(s).

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA, RB

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential-Agricultural District A: Dog daycares (accessory use only).

Drive through facilities

Dwellings in combination with a business (live/work unit)

A dwelling in combination may be used as an accessory use with an institutional, commercial, consumer service, or office use that is permitted within the district. The dwelling unit can be located above the office or commercial establishments or in a separate building(s) provided that the lot area, setbacks, and parking requirements for each use are satisfied.

Districts Where Allowed Districts where use is permitted by right: VC-C, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Dwellings in combination with a business (live/work unit), in accordance with Part 26: SPECIAL PROVISIONS.

N. Dwelling in Combination with a Business. A live/work dwelling unit which contains a compatible commercial accessory use such as a gallery, studio, or facilities for classes.

(1) These uses shall minimize any possible negative impacts to adjacent properties.

Educational uses

A use whereby instruction is offered by a public or private institution which is licensed by the state or a use and a use of land or structures by a public or nonprofit group or agency, which is not conducted as a commercial enterprise, for the assemblage, storage, archiving and generation of academic or educational materials for the education and information of the public, which shall include, but is not necessarily limited to, matters of environmental, historic and other public interest, as determined by the Board of Supervisors. This use shall include dormitories and fraternity or sorority houses.

Emergency services

Fire, ambulance, rescue and other like services of municipal or volunteer nature.

Districts Where Allowed Districts where use is permitted by right: MS, RC, TNC Districts where use may be allowed as a Conditional Use: RA, RB, VR

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Environmental education uses

A use conducted by an environmental agency or institution, which is comprised of outdoor and indoor educational facilities and buildings for classrooms, libraries, offices, museums, storage of equipment and supplies, sales of environmental education related items, and laboratories.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: OR

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Fabricating

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Farm animal veterinary office

A medical facility that specializes in the care of farm animals and livestock, such as horses, cows, and sheep. This term shall include any boarding facilities for such animals, including kennels, that serve only the veterinary office use.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA, RB, TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

NN. Farm Animal Veterinary Care Facility. This use is subject to the following conditions:

(1) All such facilities shall be operated in accordance with all applicable state and federal laws and regulations, including laws on licensing, facility, and standards of care for animals, and boarding facility/kennel standards.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Forestry/timber harvesting uses

FORESTRY — The management of forests 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. Clear cutting or selective cutting of forest lands for a land use change are excluded from this definition.

TIMBER HARVESTING, TREE HARVESTING, OR LOGGING — The process of cutting down trees and removing logs from the forest for the primary purpose of sale or commercial processing into wood products. Clear cutting or selective cutting of forest lands for a land use change are excluded from this definition.

Districts Where Allowed Districts where use is permitted by right: LI, MS, OR, QA, R-1, RA, RB, RC, RD, RDC, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 27: FORESTRY AND TIMBER HARVESTING for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Fuel storage and distribution

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Funeral homes

A building used for the preparation of the deceased for burial or cremation and the display of the deceased and ceremonies connected therewith before burial or cremation.

Golf courses

Districts Where Allowed Districts where use may be allowed as a Conditional Use: OR, QA, RA, RB

Vehicle Parking:
Eight parking spaces for each hole, plus one parking space for every 50 square feet of floor area available to patrons.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

K. Golf Course.

(1) A golf course may include as accessory uses a club house, a restaurant cocktail lounge, swimming pool, driving range, tennis courts and a pro shop.
(2) Lot Area.
(3) No building, fairway, tee or green shall be closer than 150 feet to any lot line.
(4) Parking areas shall be screened when within 50 feet of a lot line.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Home occupations

An activity for financial gain customarily carried on in a dwelling, or in a building or structure accessory to a dwelling, as an accessory use of the dwelling, in accordance with § 27-2603: Accessory Uses, Buildings and Structures..

Districts Where Allowed Districts where use is permitted by right: R-1, RA, RB, VC-C, VR, VR-C Districts where use may be allowed as a Conditional Use: RD, RDC

Vehicle Parking:
Two parking spaces for every dwelling unit plus one parking space for every 100 square feet of space used for the accessory home occupation use.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

I. Home Occupation.

(1) A home occupation shall be permitted, provided that the principal person engaged in the home occupation is the resident of the dwelling unit. Such home occupation shall be incidental and secondary to the use of the property as a residence and is limited to those occupations listed below.
(2) Occupations which may be authorized as an accessory use include occupations which are lawfully conducted for pecuniary gain by a resident within the dwelling unit. A home occupation shall not be interpreted to include such facilities as: bed-and-breakfast inn/small short-term lodging facility, day-care center, funeral home, kennel, a barber or beautician; or similar use of a commercial nature. A home occupation includes: service activities such as a tailor or seamstress, a teacher or tutor; an artist or craftsman; and activities which may involve the sale of items produced, improved or made on the premises such as herbs, antiques, clothing and other goods.
(3) In addition to the occupant family members, no more than one, or the equivalent of one full-time, nonresident employee shall be employed on the premises.
(4) The area of the dwelling used for the home occupation shall be no more than 25% of the total net floor area of the dwelling unit, or 750 square feet, whichever is less.
(5) No manufacturing, repairing or other mechanical work, performed in connection with such home occupation, shall be performed in any outdoor area. Such activity shall be conducted in such a way that no noise, odor, vibration, electromagnetic interference or smoke shall be noticeable at or beyond the property line.
(6) No storage of materials or products shall be permitted in outdoor areas.
(7) No external alterations shall be permitted to the dwelling unit except those customarily conducted for residential buildings.
(8) Signs or outside advertisement may be permitted only in accordance with the provisions of Part 24: SIGN REGULATIONS.
(9) The operation of any home occupation involving the physical presence of customers, clients or other business visitors shall be limited to 7:00 a.m. to 9:00 p.m.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Home professional offices

Districts Where Allowed Districts where use is permitted by right: R-1, RA, RB, VR, VR-C Districts where use may be allowed as a Conditional Use: RD, RDC

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

K. Home Professional Office.

(1) In residential districts, all dwelling-units may be used for a home professional office, except that this use may only be permitted as conditional use in the RD District.
(2) A home professional office may be permitted if the principal person using the office is the resident of the dwelling unit. Such office shall be incidental or secondary to the principal use of the property as a residence.
(3) Professions for which an accessory use office may be operated in a residentially-zoned dwelling may only include a physician, attorney, dentist, accountant, architect, professional engineer, or similar professional. A professional office shall not be interpreted to include a barber shop, beauty shop, hair stylist or a funeral home.
(4) Off-street parking spaces, in accordance with Part 23: OFF-STREET PARKING AND LOADING, are required when a home professional office is operated as an accessory use in a dwelling. Such parking shall be screened from the view of surrounding dwellings with landscaping approved by the Township.
(5) In addition to the occupant, no more than two, or the equivalent of two, full-time employees shall be employed at a home professional office operated as an accessory use in a dwelling.
(6) The area used for a home professional office shall occupy no more than 25% of the total net floor area of the dwelling unit or 750 square feet whichever is less.
(7) No storage of materials or products shall be permitted in outdoor areas.
(8) No external alterations shall be permitted to the dwelling unit which are not consistent with the principal residential character and design.
(9) Signs or outside advertisement may be permitted only in accordance with the provisions of Part 24: SIGN REGULATIONS.
(10) The operation of any home professional office involving the physical presence of customers, clients or other business visitors shall be limited to 7:00 a.m. to 9:00 p.m.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Hospitals

An establishment, licensed by the Pennsylvania Department of Health, which provides health services primarily for inpatient medical or surgical care of the sick or injured, including such related facilities as laboratories, out-patient departments, training facilities, central services facilities and staff offices as an integral part of the establishment.

Hotels, motels, or inns/large short-term lodging facilities

A building or group of buildings utilizing seven or more guest rooms that are commercially offered and/or used for the temporary lodging of transient guests. Temporary lodging of transient guests means a total stay of less than 30 consecutive days. The term "commercial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for utilizing a guest room.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RC, TNC

Vehicle Parking:
One and two-tenths parking spaces for each rental room or suite, plus one parking space for every three seats in restaurants or meeting rooms; plus one parking space for each employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

PP. Hotel, Motel, or Inn/Large Short-Term Lodging Facility.

(1) Any living quarters for a resident innkeeper shall have its own bathroom.
(2) Housekeeping services shall be provided to guests.
(3) Any in-room kitchen or cooking facilities (e.g., in suite-style rooms) shall be inspected after each guest's departure to ensure that all equipment is properly working and does not present a fire or explosion risk.
(4) No zoning approval shall be granted unless the applicant has a valid County Department of Health permit. The total number of bedrooms (for residents and guests) in the hotel, motel, or inn/large short-term lodging facility shall not exceed the number of bedrooms that the sewage system was designed to accommodate. If the proposed use is to be served by a public sewage system, the applicant shall submit documentation from the servicing authority that the proposed use will be served.
(5) Prior to any zoning permit issuance, applicants shall demonstrate compliance with all other applicable ordinances, including those regulating signage, parking, and lighting.
(6) Hotel, motel, or inn/large short-term lodging facility uses containing restaurants shall comply with all provisions of this chapter applicable to restaurants, as well as all other laws and regulations applicable to restaurant/food service facilities.
(7) A permit issued for a hotel, motel, or inn/large short-term lodging facility shall have a life of one year. The permit may be renewed annually, without the necessity of a new conditional use application and approval, provided that the Zoning Officer and Code Enforcement Officer have inspected the use, including capacity for any on-lot sewage disposal system, and found the use to be in compliance with all applicable ordinances and any conditions imposed by the Board of Supervisors when approving a conditional use.
(8) Guests at a hotel, motel, or inn/large short-term lodging facility shall be subject to requirements of the Township Code of Ordinances, including but not limited to § 27-26021D.(8); § 27-2512: Environmental Controls..

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Incidental temporary structure or use

A structure or use necessary during construction or other special circumstances of a nonrecurring nature, and incidental only to housing projects or construction projects, including such structures and uses as storage of building materials and machinery, the processing of building materials, and a real estate office located on the tract being offered for sale.

Incinerator

An enclosed device using controlled combustion for the primary purpose of thermally breaking down solid waste, and which is equipped with a flue.

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

AA. Incinerator.

(1) All incinerator facilities shall conform to the standards set forth by the Pennsylvania Department of Environmental Protection.
(2) A written plan of operation delineating procedures to be carried out for the daily operations, types of wastes to be accepted, method to be used in disposing of residue, procedures for handling wastes in the event of emergencies or shutdowns, management of plant discharge waters, and procedures to be used for evaluating incinerator operations shall be submitted with the application for permit.
(3) Upon approval of the plan of operations, construction plans, specifications, and supporting information, a permit will be used. A permit shall not be required for private facilities processing less than 50 pounds per hour average, on-site generated waste, provided such waste is non-hazardous.
(4) Any change subsequent to the issuance of the permit shall be submitted to the Department of Environmental Protection for review and approval.
(5) As a minimum, the following information shall be provided and utilized as a basis for design of the facility. Solid waste characteristics shall be determined by estimate or sampling and analysis using procedures acceptable to the Department of Environmental Protection and including the following:

(a) Types and volumes of solid waste to be incinerated.
(b) Data on moisture content.
(c) Data on volatile matter, fixed carbon, and ash stated as a percent of total dry weight.
(d) Heating values expressed as BTU per pound.
(e) Analysis of wastes which may create special environmental pollution problems.
(f) A schematic diagram of the facility indicating the operational flow pattern, the mechanical components, and a manufacturer's warranty indicating the capacities, capabilities, and compatibility of the various parts specified for the facility.
(g) Other characteristics as may be required by the Department of Environmental Protection, including, but not limited to, calculations and shop drawings.

(6) Incinerator and related structures shall contain all facilities as required to comply with state and local codes and such utilities as may be necessary for proper incineration.
(7) Refuse storage facilities shall be provided to conform with the operation of the incinerator. They shall be designed to eliminate nuisances and to facilitate incinerator operations.
(8) Incinerator effluents shall conform with the following:

(a) Solids, residue, fly ash, and siftings shall be disposed of as approved by the Department of Environmental Protection.
(b) The effluent from an incinerator shall be treated as an industrial waste and subsequently handled as approved by the Department of Environmental Protection.
(c) Gaseous and particulate emissions from an incinerator shall conform to the prevailing state and local air pollution control codes and regulations.

(9) Provision shall be made for temporary storage of bulky and nonincinerable materials and for removal once each operating day to a disposal site.
(10) Hazardous wastes may be incinerated only with approval of the Department of Environmental Protection.
(11) Performance evaluations shall be made in accordance with the following:

(a) An acceptable performance evaluation in which the installation displays conformity to design specifications shall be made and submitted to the Department of Environmental Protection within one year of the date of contract completion by the applicant.
(b) A suitable performance period not to exceed 180 calendar days shall precede the performance evaluation.

(12) Availability of operation guides shall be governed in accordance with the following:

(a) A minimum of one set of engineering drawings, as built and updated, shall be available on premise for reference by operation and maintenance personnel.
(b) Equipment operation and maintenance manuals shall be available for reference by employees.

(13) Housekeeping routines and grounds maintenance shall be performed regularly to assure that dust and dirt do not accumulate and that grounds are maintained free of litter or debris.
(14) Floors shall be drained and free of standing water.

Individual backyard composting facilities

A noncommercial pile of organic materials, such as leaves, grass or food waste scraps, placed in a designated area or bin in order to facilitate the breakdown of the organic materials by microorganisms into compost for use on the property on which the materials are located. This term does not include normal farming operations that are conducted in compliance with applicable laws.

Districts Where Allowed Districts where use is permitted by right: R-1, RA, RB, RD, RDC, VC, VC-1, VC-C, VR, VR-C

Development Requirements:

O. Individual Backyard Composting Facility.

(1) All individual backyard composting facilities shall be operated in compliance with all Department of Environmental Protection regulations, including registration and permitting requirements;
(2) In no event shall individual backyard composting facilities exceed 1,000 square feet;
(3) No individual backyard composting facility shall contain meat, dairy products or human or pet feces; and
(4) All individual backyard composting facilities shall be in the rear or side yard and shall have a fifteen-foot minimum setback.

Inns

See "hotel, motel or inn."

Kennels

An establishment where six or more dogs, cats or like domesticated animals more than one-year old are kept, boarded, groomed, trained, raised or bred for compensation.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
One parking space for each employee; plus one parking space for every eight animals which are housed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

H. Kennel.

(1) No animal shelter or runway shall be located closer than 200 feet from a property boundary, and 350 feet from any building, other than that of the operator.
(2) The total number of dogs on the property shall not exceed three dogs per acre, excluding dogs under six months old.
(3) Any storage of manure shall be located at least 150 feet from any property line or street line.
(4) All dogs shall be confined so that they cannot run free or leave the property.
(5) All dogs must be housed inside from the hours of 8:00 p.m. to 7:00 a.m.
(6) All runways or other areas where dogs are kept or exercised outdoors shall be totally screened by opaque fencing or plantings.
(7) For the purposes of these use regulations for kennels, "inside" shall mean within a building with enclosing walls and a roof.
(8) A kennel shall be operated in accordance with all applicable state and federal laws and regulations, including laws on licensing, facility, and standards of care for animals.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Libraries

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: RA, RB, VC, VC-C, VR, VR-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Livestock, horse and pony regulations

Districts Where Allowed Districts where use is permitted by right: RA, RB

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
The keeping of no more than two horses, or two ponies or combination thereof, for recreational purposes, on lots of at least five acres in size, subject to the provisions of Part 26, § 27-2603: Accessory Uses, Buildings and Structures., Subsection 1H; provided, that no more than one additional horse, or one additional pony, may be kept for each additional acre in excess of five acres.

H. Livestock, Horse and Pony Regulations. The following requirements shall govern the keeping of livestock and the keeping of horses or ponies, for recreational purposes:

(1) The total number of livestock and poultry animals permitted on any lot shall be computed according to the total number of acres comprising the lot and the number of acres required per animal.
(2) The total number of acres required to keep livestock and poultry must be equal to the total required acreage for the proposed combination of livestock and poultry as referenced in the table below and as provided for in Part 4: RA, RESIDENTIAL/AGRICULTURAL DISTRICT and Part 6: RB, RESIDENTIAL/AGRICULTURAL DISTRICT.
(3) Animals not referenced in the following table shall be judged according to the requirements for animals of a similar type by the Board of Supervisors.

Mature Livestock, Poultry	Acres Required Per Animal
Horse	1.0
Cow, beef cattle	1.0
Sheep, goats	0.25
Swine	0.25
Poultry	0.01

(4) No person owning or having in his/her custody livestock or poultry shall maintain such so as to create any health or safety hazard.

(a) No manure storage shall be established closer than 100 feet to any property line.
(b) No manure storage or spreading shall be established closer than 100 feet to any wells, springs, sinkholes, lakes, ponds, streams or other watercourse.

(5) Shelter and Fenced Area Requirements.

(a) Every landowner shall provide a shelter area of a size sufficient for good sanitation practices and adequate and sanitary drainage therefor according to the following minimum requirements:

1)All shelters shall have a roof and at least three enclosed sides.
2) A shelter area of 120 square feet shall be provided for each mature horse.
3) A shelter area of 80 square feet shall be provided for each pony, mule, donkey, cow or other similar livestock animal.
4) A shelter area of 20 square feet shall be provided for each sheep or other livestock animal of similar size.
5) A shelter area of one square foot shall be provided for each poultry animal.

(b) Every landowner shall provide a fenced area around any pasture and shelter, and shall make provisions for sanitation practices and sanitary drainage.
(c) Every landowner shall utilize fencing for the containment of animals in accordance with the recommendations of the Bucks County Agricultural Agent.
(d) Any buildings used for the shelter or housing of livestock or poultry shall be located not less than 100 feet from any lot line.

Long-term residential health care facilities

A residential facility that is not a hospital and is not located as part of a hospital facility, but that provides medical, therapeutic, health, rehabilitative, or other services to resident patients and where residence in the facility is anticipated indefinitely. Examples include, but are not limited to, nursing homes, long-term care facilities, assisted-living facilities, and age-in-place or continuing-care communities. Each living quarter for a person staying and/or living at the facility shall be considered a "dwelling unit."

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RD, TNC

Vehicle Parking:
One and one-half parking spaces for each bed, plus one parking space for each employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

D. Long-Term Residential Health Care Facility.

(1) A long-term residential health care facility must meet all applicable licensing and inspection regulations of the county, state, and federal government.

(a) Proof of any required licensing shall be submitted with applications for a long-term residential health care facility use.
(b) Proof of compliance with all applicable county, state and federal regulations shall be filed with the Township prior to the issuance of a zoning permit and a use and occupancy permit.
(c) All renewals, amendments or new licenses shall be filed with the Township as they are issued.
(d) An applicant shall also file with its application a copy of its admission criteria and any other information sufficient to demonstrate the nature of the proposed use.

(2) Permitted Housing Types.

(a) Single-family detached.
(b) Single-family attached:

1) Twin/duplex.
2) Multiplex.
3) Townhouse.

(c) Multifamily: apartments. No apartment building shall be higher than three stories.

(3) The facility shall be served by public water supply and public sewage disposal systems.
(4) Support Facilities.

(a) Retail facilities for the use of the residents and their guests only. No outside advertising for these facilities is permitted.
(b) The retail facilities may occupy no more than 10% of the total floor area.
(c) Retail facilities are limited to the following uses:

1) Barber shop.
2) Beauty salon.
3) Pharmacy for servicing the facility's residents only.
4) Commissary.
5) Newsstand.
6) Snack bar/coffee shop.
7) Handicraft shop.
8) Post office.

(d) Other support facilities include, but are not limited to, lounge areas, reading rooms, art/craft rooms, common dining facilities, and recreational rooms.

(5) Open space and passive recreational areas shall be in accordance with Part 28: OPEN SPACE OPTION PROVISIONS.
(6) Off-Street Parking. In addition to the requirements of Part 23: OFF-STREET PARKING AND LOADING and the applicable standards of the zoning district in which the facility is located, all parking lots shall be located in such a way as to be consistent with the visual and aesthetic character of the road(s) on which the parking lot may be located. The Board and/or Zoning Officer may require that parking lots be located to the side and rear of the building, and/or may require additional landscaping and/or berms and/or setbacks as necessary to maintain the character of the surrounding area. Ambulance access shall be located as far as possible from adjacent residential properties to minimize noise disruptions to neighboring properties.
(7) Fire Protection. All rooms shall be provided with sprinkler systems for fire protection and shall contain and be served by a wet charged standpipe to the top floor. All units shall be equipped with smoke detectors and carbon monoxide detectors, which shall be hard wired and monitored by a central monitoring facility.
(8) At the time of application, the applicant shall submit to the Township a transportation plan which shall outline a transportation service for the residents, to be provided by the owner or manager, providing access to primary services at reasonable intervals. This plan is subject to the Township's approval.
(9) Safety Features. It is necessary in the design and development of a long-term residential health care facility that the safety and physical capabilities of the future residents be considered. The design features of the facility shall be such that potentially dangerous situations are minimized and the independence and mobility for the residents maximized. The developer will be required to submit architectural drawings to the Township and to the Pennsylvania Department of Licensing and Inspection to ensure that this is the case. All buildings are subject to the Township Building Code (Part 1: UNIFORM CONSTRUCTION CODE).
(10) The facility shall be built as a single legal entity and shall be owned by a single legal entity. Fee sale of units is prohibited. All common facilities to support the needs of residents of the facility shall remain under the ownership of a single legal entity.
(11) All other applicable provisions of the Township's Code of Ordinances shall apply, including but not limited to lighting and traffic control regulations.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Manufacturing, fabricating and assembly

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Medical marijuana dispensary facilities

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

KK. Medical Marijuana Dispensary Facility. An activity or operation owned and operated by a "dispensary," as that term is defined in Act 16 of 2016, known as the "Medical Marijuana Act" ("Act"). As used in this § 27-26021KK, "dispensary company" shall have the same meaning as the term "dispensary" defined in the Act. Medical marijuana dispensary facilities shall be subject to the following regulations:

(1) A medical marijuana dispensary facility shall be owned and operated in accordance with all applicable laws and regulations, including the Medical Marijuana Act and federal memoranda regarding medical marijuana.
(2) No medical marijuana dispensary facility shall be located within 1,000 feet of the property line of a public, private, or parochial school or day-care center.
(3) A medical marijuana dispensary facility shall be clearly identified as such in its signage.
(4) A medical marijuana dispensary facility shall be subject to quarterly inspection by the Township Zoning Officer or other Township designee.
(5) Permit Application Requirements:

(a) A copy of the permit issued to the dispensary company by the Pennsylvania Department of Health under the Act.
(b) Documentation of procedures and measures used or to be used by by the medical marijuana dispensary facility and its owner and/or operator to ensure compliance with or to abide by:

[1] The Medical Marijuana Act;
[2] Federal memoranda regarding medical marijuana, including, inter alia, the August 29, 2013, United States Department of Justice memorandum (known as the "Cole Memorandum"); and
[3] All other applicable laws and regulations governing the dispensary company or the medical marijuana dispensary facility, including the Township's ordinances.

(c) Documentation that the dispensary company has provided the following information to the Solebury Township Police Department:

[1] Contact information [name, phone number(s), e-mail, mailing address] for two individuals at the medical marijuana dispensary facility and two individuals of the dispensary company who the Solebury Township Police Department may contact should suspicions of illegal activity or other concerns arise regarding the medical marijuana dispensary facility; and
[2] All information required under § 27-26021KK.(5)(b)above.

(6) Effect on Federal Law. Nothing in this § 27-26021KK shall counteract the substance, interpretation, effect, or application of any federal law, statute, regulation, act, administrative or judicial court decision, departmental directive, or guideline promulgated or authorized by any entity of the federal government respecting the distribution, use, sale, growing, processing, or dispensing of marijuana.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Traditional Neighborhood Commercial District: Medical marijuana dispensary facility, as defined in and further regulated by § 27-2602: Special Principal Use Regulations, Subsection 1KK.

Medical marijuana growing/processing facilities

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

LL. Medical Marijuana Growing/Processing Facility. An activity or operation owned and operated by a "grower/processor," as that term is defined in Act 16 of 2016, known as the "Medical Marijuana Act" ("the Act"). As used in this § 27-26021LL, "grower/processor" shall have the same meaning as the term defined in the Act. Medical marijuana growing/processing facilities shall be subject to the following regulations:

(1) A medical marijuana growing/processing facility shall be owned and operated in accordance with all applicable laws and regulations, including the Medical Marijuana Act and federal memoranda regarding medical marijuana.
(2) No medical marijuana growing/processing facility shall be located within 1,000 feet of the property line of a public, private, or parochial school or day-care center.
(3) A medical marijuana growing/processing facility shall be clearly identified as such in its signage.
(4) A medical marijuana growing/processing facility shall be subject to quarterly inspection by the Township Zoning Officer or other Township designee.
(5) Permit Application Requirements:

(a) A copy of the permit issued to the grower/processor by the Pennsylvania Department of Health under the Medical Marijuana Act.
(b) Documentation of procedures and measures used or to be used by the medical marijuana growing/processing facility and its owner and/or operator to ensure compliance with or to abide by:

[1] The Medical Marijuana Act;
[2] Federal memoranda regarding medical marijuana, including inter alia, the August 29, 2013, United States Department of Justice memorandum (known as the "Cole Memorandum"); and
[3] All other applicable laws and regulations governing the grower/processor or the marijuana growing/processing facility, including the Township's ordinances.

(c) Documentation that the grower/processor has provided the following information to the Solebury Township Police Department:

[1] Contact information [name, phone number(s), e-mail, mailing address] for two individuals at the medical marijuana growing/processing facility and two individuals of the grower/processor who the Solebury Township Police Department may contact should suspicions of illegal activity or other concerns arise regarding the medical marijuana growing/processing facility; and
[2] All information required under § 27-26021LL.(5)(b) above.

(6) Effect on Federal Law. Nothing in this § 27-26021LL shall counteract the substance, interpretation, effect, or application of any federal law, statute, regulation, act, administrative or judicial court decision, departmental directive, or guideline promulgated or authorized by any entity of the federal government respecting the distribution, use, sale, growing, processing, or dispensing of marijuana.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Light Industrial District: Medical marijuana growing/processing facility, as defined in and further regulated by § 27-2602: Special Principal Use Regulations, Subsection 1LL.

Medical offices/wellness centers/health clinics

Office, clinic, or similar facility for medical, dental, psychological, physical therapy, or other health examination or treatment of persons as outpatients, including laboratories incidental thereto. A fitness center and cafeteria within the same building are permitted as accessory uses; however, the cafeteria shall be limited to a maximum of 10% of the total building area.

Districts Where Allowed Districts where use is permitted by right: TNC

Vehicle Parking:
Five parking spaces for each practitioner; plus one parking space for every full-time employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

UU. Medical Office/Wellness Center/Health Clinic.

(1) A medical office/wellness center/health clinic must meet all applicable licensing and inspection regulations of the county, state, and federal government.

(a) Proof of any required licensing shall be submitted with applications for a medical office/wellness center/health clinic.
(b) Proof of compliance with all applicable county, state or federal regulations shall be filed with the Township prior to the issuance of a zoning permit and a use and occupancy permit.
(c) All renewals, amendments or new licenses shall be filed with the Township as they are issued.

(2) All other applicable provisions of the Township's Code of Ordinances shall apply, including but not limited to lighting and traffic control regulations.

Microwave antennas for satellite communication

Development Requirements:

F. Microwave Antennas for Satellite Communication. All parabolic ground based reflectors, together with the pedestal and any other attachments and parts, commonly referred to as a dish shaped antenna, used or intended to receive radio or electromagnetic waves from an overhead satellite shall conform to the following:

(1) The diameter of a ground based reflector shall not exceed 12 feet.
(2) The entire structure, including the microwave antenna, shall not exceed 15 feet in height.
(3) Any such structure which is placed in the rear or side yard shall be no closer than 20 feet to the property line; any such structure which is placed in the front yard shall be no closer than 300 feet from the property line.
(4) No more than one microwave antenna shall be permitted on any lot.
(5) Before erecting any such structure, a building permit shall be obtained.
(6) Every such structure shall be screened by evergreen trees with a minimum height of six feet; provided however, that nothing contained herein shall require the planting of trees which interfere with the reception of the satellite communication.

Mini-warehouses

A warehouse or storage unit available for lease for the purpose of storage of personal property and dry goods.

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

W. Mini-Warehouse.

(1) The minimum aisle width between buildings shall be 26 feet.
(2) The storage facilities complex shall be surrounded by a fence at least six feet in height.
(3) There shall be no outdoor storage unless it is screened from view from the street or adjacent property by a wooden fence of at least six feet in height.
(4) The maximum size of an individual storage unit shall not exceed 250 square feet in area, and 20 feet in height for the usable storage area of the building.
(5) An office and residence is permitted as an accessory use to provide for a full-time manager.
(6) Each group of storage units shall not exceed 6,000 square feet in size.
(7) The lease for the individual storage units shall contain at least the following restrictions:

(a) No business activity shall be conducted on the property other than leasing of storage units.
(b) No explosive, toxic, radioactive or highly flammable materials shall be stored on the property in compliance with the provisions of Part 25: GENERAL PROVISIONS.

(8) Parking. One space for each five storage units, or if the size and number of units is flexible, one space for each 2,000 square feet of gross floor area. These parking spaces should be distributed equally throughout the storage area. If a manager's living quarters are included, two additional spaces are required. One additional space for each 25 storage compartments, or, if the size and number of units is flexible, one space for each 10,000 square feet of gross floor area to be located at the project office for use by prospective clients.

Mobile home parks

A parcel or contiguous parcels of land which has been planned and improved for the placement of two or more mobile homes for nontransient use.

Districts Where Allowed Districts where use is permitted by right: RD

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

B. Mobile Home Park.

(1) A distinction shall be made between single-wide (single width) mobile homes and double-wide (double width) mobile homes and shall conform to the following standards and all environmental controls of § 27-2611: Wireless Telecommunications Facilities..
(2) For planning and enforcement purposes a plan shall be prepared that provides each mobile home with a lot that complies with the following dimensional standards and requirements: Please refer to the table in the code.
(3) All mobile homes shall be set back from existing abutting public streets or roads. These minimum setback lines shall be measured from the street line:

(a) Arterial highway: 120 feet.
(b) Collector road: 80 feet.
(c) Local road: 60 feet.
(d) Residential: 50 feet.
(e) Marginal access street: 40 feet.

(4) An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure. The hitch which is employed for the normal movement of the unit shall be removed.
(5) No mobile home shall be erected on a mobile home lot except upon a mobile home pad. Each mobile home unit shall have its own separate pad.
(6) Off-Street Parking.

(a) Three off-street parking spaces shall be provided for each mobile home lot, of which two shall be on the mobile home lot. All parking spaces and driveways shall be at least five feet from any side or rear mobile home lot line.
(b) Where recreational facilities are provided within a mobile home park, the same shall be equipped with adequate off-street parking facilities in accordance with Part 23: OFF-STREET PARKING AND LOADING.
(c) Parking shall be prohibited on internal roads and it shall be the duty of the owner or operator of the mobile home park to enforce this provision.

(7) Service Buildings. Within a mobile home park nonresidential uses such as a management office, storage facilities for the park residents, laundry facilities, maintenance building and storage for park maintenance equipment and a community roam for the use of the park residents may be constructed subject to the following standards:

(a) A maximum of 10% of the base site area may be used for these purposes. Included in computing the area shall be the buildings, parking and all required setbacks.
(b) All service buildings must be set back at least 50 feet from adjacent mobile homes.
(c) All service buildings must be set back 50 feet from interior streets in the mobile home park.

Mobile homes

A transportable single-family dwelling unit intended for permanent occupancy, contained in one unit, or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations; and constructed so that it may be used without a permanent foundation.

Districts Where Allowed Districts where use is permitted by right: RD

Vehicle Parking:
See § 27-26021B.(6) for off-street partking details.

Development Requirements:
(1) A distinction shall be made between single-wide (single width) mobile homes and double-wide (double width) mobile homes and shall conform to the following standards and all environmental controls of § 27-2611.

(2) For planning and enforcement purposes a plan shall be prepared that provides each mobile home with a lot that complies with the following dimensional standards and requirements: see table.

(3) All mobile homes shall be set back from existing abutting public streets or roads. These minimum setback lines shall be measured from the street line:

(a) Arterial highway: 120 feet.
(b) Collector road: 80 feet.
(c) Local road: 60 feet.
(d) Residential: 50 feet.
(e) Marginal access street: 40 feet.

(4) An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure. The hitch which is employed for the normal movement of the unit shall be removed.

(5) No mobile home shall be erected on a mobile home lot except upon a mobile home pad. Each mobile home unit shall have its own separate pad.

Motor vehicle fuel stations

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

R. Motor Vehicle Fuel Station. Motor vehicle fuel station is a facility whose function is the sale of gasoline and fuels for motor vehicles. Minor automobile accessories and prepared, pre-packaged food and beverage items may also be sold, subject to the limitations of this chapter. Convenience commercial floor areas shall be limited to 2,000 square feet. Routine automobile service and inspections may be performed and may include lubricating, repairing or otherwise servicing motor vehicles but shall not include painting, body and fender repairs, or vehicular sales. This use is distinguished from and does not include a motor vehicle service center/repair shop where automobile parts and accessories are sold and installed within the facility but where there is no sale of fuel. Any facility which provides for gasoline or fuel sales directly to retail customers shall be considered to be a motor vehicle fuel station and shall meet the requirements of this use and shall only be permitted in the zoning districts where this use is permitted.

(1) Dimensional Requirements.

(a) Minimum lot area: two acres.
(b) Minimum lot width along all streets: 250 feet.
(c) Minimum distance between all buildings and structures and any residential district or use: 100 feet.

(2) This use shall be permitted only where there is frontage on an arterial road. Ingress and egress shall be at least 100 feet from the intersection of any street right-of-way.
(3) All activities except those to be performed at the fuel pumps shall be performed within a completely enclosed building.
(4) Fuel pumps and canopies shall be at least 25 feet from any future street right-of-way. Each pump shall be equipped with a fire suppression device.
(5) All automobile parts and similar articles shall be stored within a building.
(6) All refuse shall be stored within a building or enclosed area.
(7) Paint spraying or body and fender work shall not be permitted.
(8) Tire changes, and minor repairs are permitted if performed entirely within a building.
(9) No damaged or unlicensed vehicles shall be stored on the site.
(10) No drive-through windows are permitted for sale of convenience items.
(11) This use shall not be permitted within 1,000 feet of any preexisting public or private drinking water supply system or well. Monitoring wells shall be provided.
(12) Parking shall be provided for any convenience commercial or convenience store use that is part of the facility. Parking shall be striped and shall not interfere with access ways or fueling areas.
(13) Applicant shall present a plan to demonstrate the methods by which any underground leaks or spills of liquids will be contained and shall also demonstrate that the stormwater management system is designed to capture volatile organic compounds, oils, and solids. The following standards and procedures shall be met:

(a) The design, layout and construction of the service station use including underground storage tanks shall be in accordance with engineered plans which shall be subject to review by the Township Engineer and approval by the Board of Supervisors.
(b) Underground storage tanks shall be double wall fiberglass tanks constructed in accordance with specifications submitted by the applicant and approved by the Township and having the following features:

1)The interstitial space between the two walls of the fiberglass tanks shall be filled with brine and monitored for level fluctuations.
2) Changes in level of the liquid between the walls must activate a store alarm with notification to a central monitoring system. Within two hours of any event that activates the alarm, management of the service station, shall investigate the cause of the alarm and determine whether it is due to a breach in the fuel containment system. In the event of a breach, the system shall be immediately shut down, the cause of the breach determined and all reasonable and necessary steps to remediate the conditions created by the breach shall be taken.
3) Fuel lines from the tanks to the dispensers shall be two-inch, double walled flexible lines. The product lines shall be placed in four-inch geoduct corrugated pipe. Leak detection devices shall be provided for the double walled flexible lines. All joints of the supply lines shall be in sumps with water and hydrocarbon detection. Dispensers shall be equipped with shear valves, the hose with a double break away poppet valve and an automatic shutoff unit in the base. All leak detection systems shall be equipped with automatic alarms notifying the attendant that the system has detected a change with an automatic dial-in-system notifying a central monitoring service. Any joints in either the product lines or the geoduct lines shall be located within containment units.
4) The components of the leak detection system shall be inspected on a regular basis in accordance with manufacturer's recommendations. A schedule of periodic inspection shall be provided to the Township prior to the issuance of an occupancy permit, and the results of the inspection shall be provided to the Township within 15 days of the occurrence of an inspection.

(c) In addition to the fuel containment and leak protection system described above, the applicant shall maintain a well monitoring system at the site as follows:

1)Prior to approval, applicant shall establish four wells around the perimeter of the property in a manner approved by the Township Engineer. One of the four wells shall be located approximately 10 feet from the perimeter of the tank field where the underground storage tanks will be located. Prior to final land development approval, the wells shall be tested for the following contaminants: benzine, toluene, ethylbenzine, xylene, MTBE and degreasing solvents. EPA method number 524.2 or such other standard as may be current at the time the test is conducted, shall be used with the addition of testing for MTBE. The results of the testing shall be provided to the Township prior to final land development approval and within 10 days of receipt of same.
2) In addition to the above wells, two shallow observation wells having a depth of approximately 15 feet shall be established on diagonal sides of the underground storage tanks.
3) The shallow observation wells shall be tested prior to placing the underground storage tanks in service to determine whether any of the substances identified Subsection 1R(13)(c)1), above are present and if so, the amounts. If at any time there is no ground water in an observation well, ground water testing shall not be required for that well.
4) On a quarterly basis commencing the 90th day after the underground storage tank is put in service, applicant/owner shall obtain a sample from each of the four wells described in Subsection 1R(13)(c)1), above, taken in accordance with a methodology approved by the Township Engineer, which shall be tested utilizing EPA method 524.2 or the then current standard with the addition of MTBE and the results of such testing shall be provided to the Township. If any test reveals the presence of contaminants meeting or exceeding Environmental Protection Agency standards or Pennsylvania Department of Environmental Protection standards, applicant shall undertake an investigation as to the source of the contaminants and, if the contaminants originate from the property, provide a remedial action plan designed to remove the contaminants and to prevent their migration off site. If the investigation reveals that the contaminants originated off site, applicant shall provide notice to the Township indicating the likely source of the contaminants.

(14) This use shall comply with all applicable state and federal regulations regarding the sale and storage of fuel. In the event of a conflict between regulations, the stricter standard shall apply.
(15) No car sales are permitted.
(16) Architectural design shall include: pitched roof; use of traditional or natural materials, reflective of the Township architecture.

Multifamily dwellings

A building designed for and occupied exclusively as a residence for three or more families living independently of one another.

Districts Where Allowed Districts where use is permitted by right: RD

Vehicle Parking:
Two and one-half parking spaces for every dwelling unit. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Multifamily dwelling units (apartments) shall meet or exceed the following standards:

(1) The maximum gross density for all such units shall be five dwelling units per acre.
(2) All such units shall be served by public sewage disposal and water supply systems.
(3) The property shall be a minimum of 35 acres in size.
(4) The design standards of §§ 27-905 and 27-2601 shall be met for all such dwelling units.

Multifamily residential development

Districts Where Allowed Districts where use is permitted by right: RD

Vehicle Parking:
Two and one-half parking spaces for every dwelling unit.
Spill-Over Parking. A minimum of 0.5 spill-over parking spaces per unit shall be required for all permitted housing types.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

F. Multifamily Residential Development.
(1) Spill-Over Parking. The required spill-over parking maybe provided for on-street or in common parking lots for the following housing types: single-family detached, single-family detached off center, twins, duplexes, townhouses, patio houses and atrium houses.
See "Vehicle Parking" above for more details.

(2) In the case of garden apartments and mid-rise apartments, parking shall be provided for in common parking lots. In all cases, spill-over parking shall be provided in accordance with the Township Subdivision and Land Development Ordinance [Chapter 22].

(3) Multiplex Units.

(a) Units may be arranged in a variety of configurations; side-by-side, back-to-back, or vertically. The essential feature is the small number of units attached. No more than five units shall be attached in any building, and all multiplex buildings shall average no more than four units per building.
(b) Table of Dimensional Requirements. See § 27-26021F.(3)(b) for details.

(4) Townhouse Units.

(a) Table of Dimensional Requirements. See § 27-26021F.(4)(a) for details.

(b) In the event the units are not fee simple, the dimensions shall apply to building lines.

(5) Garden Apartments.

(a) Table of Minimum Dimensional Requirements. See § 27-26021F.(5)(a) for details.

Multiple single-family detached dwellings as part of an agricultural use

Municipal uses

A use conducted by the Township such as, but not limited to: parks, playgrounds and other public recreational, cultural and conservation areas and facilities; sites for sewage treatment, solid waste and refuse disposal; municipal buildings; public works facilities; emergency services facilities; municipal garages; communications towers located on Township-owned property; and other public facilities operated for the good and well-being of the Township including activities regularly conducted by the Township at such sites and/or facilities. The area and bulk requirements for municipal uses shall be the minimum requirements set forth in the applicable district. Multiple municipal uses may occupy the same lot. The Township may lease portions of a lot for individual uses without the necessity of a subdivision and the creation of individual lots.

No impact home-based businesses

This use is limited to 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, pick-up, delivery or removal functions to or from the premises, in excess of those normally associated with residential use. The business or commercial activity must satisfy the criteria set forth in § 27-2603: Accessory Uses, Buildings and Structures, § 27-26031M.

Districts Where Allowed Districts where use is permitted by right: OR, QA, R-1, RA, RB, RD, RDC, VC, VR

Vehicle Parking:
Two parking spaces for every dwelling unit plus one parking space for every 100 square feet of space used for the accessory home occupation use.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

M. No-Impact Home-Based Businesses.

(1) The business or commercial activity being conducted as a no-impact, home-based business must satisfy all of the following requirements:

(a) The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(b) The business shall employ no employees other than family members residing in the dwelling.
(c) There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(d) There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
(e) 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.
(f) The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.
(g) The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(h) The business may not involve any illegal activity.

(2) A no-impact home-based business shall be permitted by right as an accessory use in all residential zoning districts, except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, by-law or other document applicable to a common interest ownership community.

Nonfamily community residential facilities

(1) A residential facility:

(a) Intended for and occupied by persons who do not have a "disability" or "handicap," as those terms are defined by federal and state antidiscrimination laws; and
(b) That consists of no more than 20 persons living together in the facility as a whole and those persons as a group do not constitute a "family" as defined in the Zoning Ordinance.

(2) This term shall not include "fraternity or sorority house" or "dormitory." Each living quarter for a person staying at a nonfamily community residential facility shall be considered a "dwelling unit."

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RD, TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

TT. Nonfamily Community Residential Facility.

(1) A nonfamily community residential facility must meet all the requirements of § 27-26021D, with the exception of the ambulance access location requirements in § 27-26021D.(6) if regular ambulance visits are not anticipated as part of the use. If apartment buildings are incorporated into the facility, they shall be no higher than two stories, instead of the height specified in § 27-26021D.(2)(c).
(2) There shall be no more than two people per bedroom.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Office parks

An office community consisting of a total of five or more new or converted buildings dedicated exclusively to offices and accessory uses thereto, of which buildings or unit thereof may be owned individually or in total by one or more office owners or users and the common areas and facilities owned by the owners or users on a designated pad basis or on a proportional undivided basis.

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for every 225 square feet of gross floor area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

L. Office Park.

(1) At least 70% of the total floor space of the park shall be utilized for office uses.
(2) Accessory outside storage or display of materials or goods is not permitted.
(3) Lighting facilities shall be provided and arranged in a manner which will protect the highway and neighboring properties from direct glare or hazardous interference of any kind.
(4) All uses within the office park shall take access from an interior roadway. Access for the park shall be from an arterial or collector highway.
(5) Parking facilities may be located to the front, side, or rear of any building; no closer than 10 feet to any building, or property line unless specified hereafter. In the event the parking stall is located to allow a vehicle to face a building, then the set back shall be 15 feet. A thirty-five-foot set back shall apply for parking in the front yard and a fifty-foot set back shall apply for parking directly adjacent to residential uses. Where the provisions of this subsection conflict with the provisions of § 22-517: Curbs, Sidewalks and Trails. of the Township Subdivision and Land Development Ordinance [Chapter 22: Subdivision and Land Development], the provisions of this subsection shall govern.
(6) Interior roadways shall have street trees in accordance with § 27-2609: Landscaping Requirements..
(7) All commonly owned elements shall be owned and maintained in accordance with the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq., and meet the approval of the Township.
(8) Either a loading facility or drop-off circle/lane shall be provided for each building in an office park. Drop-off circles/lanes shall be sufficient to allow service, delivery and emergency vehicles to operate without impeding other vehicular traffic flow.
(9) A twenty-five-foot minimum set back shall be met for building locations from the main entrance drive. The ten-foot minimum set back shall otherwise apply for all paved non-parking vehicle areas throughout an office park.
(10) A minimum building spacing of 50 feet shall exist between each new building to be constructed within an office park. A maximum building footprint of 15,000 square feet and a maximum total building size of 40,000 square feet shall apply to new buildings within an office park.

Offices

PROFESSIONAL OFFICE — An office which is used and occupied by a professional practitioner, such as a doctor, lawyer, architect or accountant.

Districts Where Allowed Districts where use is permitted by right: RC, TNC Districts where use may be allowed as a Conditional Use: VC

Vehicle Parking:
One parking space for every 200 square feet of gross floor area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Aquetong Village Commercial District: Office in accordance with the village service requirements.

Open space for conservation

OPEN SPACE — Natural or landscaped areas restricted in perpetuity to natural resource protection, conservation or recreation, or used for noise and/or visual buffers or for other purposes as described in the open space provisions of Part 28: OPEN SPACE OPTION PROVISIONS.

Open space for recreation

OPEN SPACE — Natural or landscaped areas restricted in perpetuity to natural resource protection, conservation or recreation, or used for noise and/or visual buffers or for other purposes as described in the open space provisions of Part 28: OPEN SPACE OPTION PROVISIONS.

Outdoor motion picture establishments

An establishment which features outdoor movies, not including the showing of obscene material as defined by Pennsylvania Statute. The motion picture screen of such establishment shall not be oriented towards the arterial or collector highway, and neither a public address system nor a general speaker system is included.

Vehicle Parking:
One parking space for every 1,500 square feet of area. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

Q. Outdoor Motion Picture Establishment.

(1) Such uses shall have frontage on an arterial or collector highway and all access shall be taken from the arterial or collector highway. The applicant shall provide sufficient vehicle stacking area or an internal access road to insure that entering vehicles will be able to pull off the road.
(2) The showing of obscene material as defined by Pennsylvania statute shall be prohibited.
(3) The motion picture screen shall be no closer to any property line than 100 feet. Other buildings shall be subject to the minimum yard requirements of the zoning district.
(4) The screen viewing surface shall not be visible from a public street.
(5) Neither a public address system nor a general speaker system shall be permitted.
(6) The applicant shall provide a plan for buffering in accordance with § 27-2609: Landscaping Requirements., and shall provide along any property line along a residentially zoned district or a property line with an existing residential use and along any road, a six-foot high solid wooden fence.

Parking

Passive recreational uses

Any leisure time activity not considered active. (Examples of passive recreational use include walking, hiking, picnicking, bird watching and fishing.)

Permanent facilities for sale of consumer fireworks

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
One parking space for every 100 square feet of store sales floor area or area serving customers; plus one parking space for each employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

RR. Permanent Facilities for Sale of Consumer Fireworks.

(1) "Consumer fireworks" and "display fireworks" shall have the same meaning as the terms in Act 43 of 2017.
(2) Permanent facilities for sales of consumer fireworks may only be permitted in accordance with the following conditions:

(a) The facility must be licensed by the Pennsylvania Department of Agriculture.
(b) The facility must comply with the Pennsylvania Construction Code Act, the Uniform Construction Code, and the Township's ordinances in effect at the time of the application.
(c) The facility must be a stand-alone permanent structure.
(d) Storage areas shall be separated from wholesale or retail sales areas to which a purchaser may be admitted by appropriately rated fire separation.
(e) The facility shall be located no closer than 250 feet to a facility selling or dispensing gasoline, propane or other flammable products.
(f) The facility shall be located at least 1,500 feet from another facility licensed to sell consumer fireworks.
(g) The facility shall have a monitored burglar and fire alarm system.
(h) Quarterly fire drills and preplanning meetings shall be conducted as required by the local volunteer fire department with jurisdiction over the site of the proposed facility.
(i) The facility shall be constructed, maintained, and operated in accordance with all Pennsylvania Department of Agriculture requirements and all standards set forth in Act 43 of 2017, including, but not limited to, the following:

1)There shall be security personnel on the premises for the seven days preceding and including July 4 and for the three days preceding and including January 2.
2) No smoking shall be permitted in the facility.
3) No cigarettes or tobacco products, matches, lighters or any other flame-producing devices shall be permitted to be taken into the facility.
4) No minors shall be permitted in the facility unless accompanied by an adult, and each minor shall stay with the adult in the facility.
5) All facilities shall carry at least $2,000,000 in public and product liability insurance.
6) A licensee shall provide its employees with documented training in the area of operational safety of a facility. The licensee shall provide proof to the Township that it has provided written documentation to the Department of Agriculture that each employee has received the training.
7) No display fireworks shall be stored or located at a facility.
8) No person who appears to be under the influence of intoxicating liquor or drugs shall be admitted to the facility, and no liquor, beer or wine shall be permitted in the facility.
9) Emergency evacuation plans shall be conspicuously posted in appropriate locations within the facility.

(3) The facility shall comply with the lot dimensional, area, and parking requirements of the TNC District, as applicable, including but not limited to setbacks and buffers, with the exception of the following:

(a) The facility shall be no closer than 150 feet to any pipeline right-of-way.
(b) The facility shall be located no closer than 600 feet to schools, daycare centers, nursing homes, hospitals, civic buildings, or dwellings.

(4) Application for Permit. An applicant for permanent sales of consumer fireworks shall submit an application for a conditional use that contains, at a minimum, the following:

(a) Pennsylvania Department of Agriculture license.
(b) Proof of at least $2,000,000 in public and product liability insurance.
(c) Emergency evacuation plans.
(d) A site plan demonstrating compliance with setback requirements.
(e) Evidence of procedures to ensure compliance with Pennsylvania Department of Agriculture requirements, including, but not limited to, prevention of smoking in the facility, security measures, and restriction of unaccompanied minors in the facility.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Planing mills

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Printing

Private clubs

A nonprofit social, professional or philanthropic organization characterized by the payment of dues, regular meetings and a constitution and by-laws. A building is used for club or lodge purposes when it serves as a meeting place for such organization and is not an adjunct to or operated by or in connection with a public tavern, cafe or other public place, although it may be used for recreational and/or dining facilities for the membership and their guests.

Private recreational facilities

A family-oriented, indoor recreational facility owned or operated by a non-governmental agency and entirely enclosed within a structure. The use may include by way of example arcades, batting cages, indoor golf facilities, skating rinks or skate parks. This use is permitted by conditional use only.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: QA, RA, RB, TNC

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

I. Private Recreational Facility.

(1) No outdoor active recreation area shall be located closer than 100 feet to any lot line.
(2) Outdoor play areas shall be sufficiently screened and insulated so as to protect the neighborhood from inappropriate noise and other disturbance and shall comply with the buffer area requirements.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Quarrying

An excavation, or other place, from which stone (including limestone), gravel, sand, slate or other minerals are removed by cutting, digging, blasting or other means and including, but not limited to, those related operations of crushing, sorting, sizing or stockpiling of quarried materials including overburden and topsoil as well as settlement basins and equipment maintenance and parking area.

Districts Where Allowed Districts where use is permitted by right: QA

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Quarrying in accordance with § 27-2602: Special Principal Use Regulations, Subsection 1X, except that the mixing of rock materials with asphaltic oils or other binders for road-building and construction purposes shall only be permitted as a conditional use.

X. Quarry activities shall be subject to the Surface Mining Act, 52 P.S. § 3301 et seq., and the following provisions:

(1) Landscaping and Screening. There shall be a berm around the perimeter of the quarry, which shall be located within the required side, rear and front yard areas and not closer than 50 feet from the property boundary, or where a street forms the property boundary, not closer that 50 from the ultimate right-of-way of such street. The berm shall have a minimum height of 15 feet and maximum height of 35 feet. The slope of sides of the berm shall not exceed a 3:1 ratio. Berms shall be planted and all landscaping shall be in accordance with requirements for a Type 1 buffer pursuant to § 22-502: General Standards., Subsection 1D and .E, "Landscape Conservation and Improvement Plans," of the Subdivision Ordinance [Chapter 22: Subdivision and Land Development]. Erosion control measures shall be in accordance with the Subdivision Ordinance. [Chapter 22: Subdivision and Land Development]
(2) Fencing. A chain-link type fence at least six feet in height, surmounted by three strands of barbed wire, shall be provided around the perimeter of the quarry and maintained in a constant state of good repair. Appropriate warning signs shall be mounted or posted along the fence at intervals of not more than 100 feet. The fence shall be set back at least 15 feet from any property line or street line.
(3) Slope of Excavation. The quarry walls shall be sloped in accordance with the provisions of Pennsylvania Surface Mining Conservation and Reclamation Act, 52 P.S. § 1396.1 et seq., and the rules and regulations adopted pursuant thereto. No slope shall be maintained exceeding the normal limiting angle of repose of the material in which the excavation or extraction should be made. No under cutting shall be permitted within any required setback area.
(4) Setback. Extraction shall not be conducted closer than 200 feet to a property line nor closer than 300 feet from the street line, nor closer than 400 feet to the point of intersection of the street line. The setback area shall not be used for any other use in conjunction with extraction except: access streets, berm, screening, directional signs, public notice signs identifying the excavation, business signs identifying the occupant, and buildings and structures in conformity with the applicable provisions of this chapter.
(5) Lateral Support. All operations shall be conducted with sufficient lateral support to be safe with respect to: (a) hazard to persons, (b) physical damage to adjacent lands or improvements, or (c) damage to any street, sidewalk, parking area, or utility by reason of slide, sinking or collapse.
(6) Stockpiles. Stockpiles shall not exceed 100 feet in height and the toe of the slope shall not be located closer than 200 feet from any property line nor closer than 300 feet from the street line.
(7) Drainage. All drainage from the site of extractive operations shall be controlled by dikes, barriers, or drainage structures sufficient to prevent any silt, debris, or other loose materials from filling any existing drainage course or encroaching on streets and adjacent properties.
(8) Control of Vibration. Ground vibration caused by blasting or machinery shall not exceed the limits established by the Act of July 10, 1957, P.L. 685, as amended, 73 P.S. §§ 164–168, and the rules and regulations adopted thereunder, with the exception that blasting shall not cause a peak particle velocity greater than one inch per second, measured at any property line or street line.
(9) Operations. The mixing of rock materials with asphaltic oils or other binders for road building and construction purposes shall only be permitted as a conditional use.
(10) Internal Circulation. An adequate internal circulation pattern of streets shall be maintained between excavation and processing areas. The use of public streets shall not be permitted for hauling between extraction and processing.
(11) All necessary precautions must be taken to ensure the safety of motorists traveling on any public highway intersected by any internal circulation pattern. These precautions shall include, but not be limited to, the following items:

(a) Stop signs shall be placed at the intersection of all internal roadways with public highways, halting all internal traffic in any direction before the crossing of the public highway.
(b) Street signs as permitted by PennDOT on all public highways intersected by internal roadways, at a point 150 feet from the intersection of the public highway indicating that caution should be observed and that trucks will be crossing 150 feet from the signs.
(c) Caution lights as permitted by PennDOT are to be provided, having at least two blinking yellow lights sufficient to attract the attention of a passing motorist, attached to a sign advising that caution should be observed due to a truck crossing ahead, and the signs shall be at a distance of 300 feet from the intersection of the public highway and internal roadway, or less if necessary, so that one sign faces each direction of travel upon the public highway.

(12) Permits Required. The operator shall, within six months of the effective date of this chapter, obtain a use and occupancy permit in accordance with the following requirements.

(a) Requirements for Such Permits. No extraction shall commence or continue on a site within a district in which the operation of a quarry is permitted unless a use and occupancy permit has been duly issued. Therefore, such permits shall be required prior to any of the following:

1)The removal or extraction of clay, rock, and or minerals.
2) The process of crushing or grading of stone, sand, clay or other minerals.
3) The leaching of minerals from clay, rock or sand.
4) The use of portion of the site for truck loading and unloading of clay, rock, sand or minerals.
5) The stockpiling of stone, sand, clay or other materials.

(b) Application for Such Permits. All applications for such permits shall be made to the Zoning Officer in writing to ascertain compliance with this chapter.
(c) Issuance of Such Permits. No such permits shall be issued until the Zoning Officer has received the following:

1)A copy of all reports and permits, except for financial and test bore data, as required by the Pennsylvania Surface Mining Act, 52 P.S. § 1396.1 et seq., to be maintained and renewed by the Pennsylvania Department of Environmental Protection, Bureau of Abandoned Mine Reclamation, on an annual basis. Such reports and permits shall have been submitted and/or issued within one year of the date of application for such permit.
2) A contour plat, drawn to a scale of 100 feet to the inch and contour intervals of five feet, showing:

a)The legal outbound as described in the deed and all adjacent tax parcels.
b) The zoning district boundary line.
c) The existing excavation pit, if applicable, and proposed location and extent of the pit or lake.
d) The location of all existing and proposed overburden.
e) The location of all structures including all residences on adjacent parcels.
f) All setback and yard requirements.
g) All existing and proposed access points and internal circulation.

(d) Annual Renewal of Such Permits and Fees.

1)All quarries, whether or not such quarries have been in operation prior to the adoption of this chapter, must obtain the use and occupancy permits for mining extraction and pay an annual fee to the Township before January 15 beginning with the year following the year in which a permit for the operation of a quarry has been secured.
2) Upon receiving such application the Township Engineer shall inspect the site to determine that the operation is in conformance with the Department of Environmental Protection, Bureau of Surface Mine reclamation annual permit and reports, and the required setbacks and all other provisions of this chapter. The Township Engineer shall submit his written findings to the Board of Supervisors. If the Board of Supervisors finds that the application for an annual permit conforms with the chapter, an annual use and occupancy permit for mining extraction shall be issued. If the Board of Supervisors finds that the application does not conform with the requirements of this chapter, the Board of Supervisors shall authorize the Zoning Officer to issue a cease and desist order as provided within this chapter until such violation is corrected.

(13) Parking. Off-street parking spaces shall be provided as the Board of Supervisors determine to be adequate to serve customers, employees, visitors, and vehicles normally parked on the premises.

Radio and TV towers

Recycling and refuse facilities

An area of land, with or without buildings, that is used for the storage of used or discarded materials, including, but not limited to, wastepaper, rags, metal, building materials, house furnishings, machinery, vehicles, and parts thereof, with the dismantling, processing, salvage, sale, or other use or disposition of the same.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

Y. Recycling and Refuse Facility.

(1) The storage of two or more motor vehicles not having valid inspection stickers issued by the Pennsylvania Department of Transportation, excluding farm vehicles, or two or more wrecked or broken vehicles, or the major parts of two or more such vehicles, shall be deemed to make the lot a recycling or refuse facility.
(2) The land area used for such purposes shall not be exposed to public view from any residence or public street.
(3) Such uses shall be entirely enclosed by a solid fence or wall, at least six feet high and constructed of wood, brick, cinder block or concrete, with access only through solid gates. Such fence or wall shall be kept in good repair, and except for a brick wall neatly painted in a uniform color.
(4) A dense evergreen tree buffer planting strip shall be provided on the outside perimeter of the fenced area. Evergreen trees shall be at least six feet in height and planted on nine feet centers in two staggered rows. All landscaping shall be in accordance with § 22-502: General Standards., "Landscape Conservation and Improvement Plans," of the Subdivision Ordinance [Chapter 22: Subdivision and Land Development].
(5) The contents of such use shall not be placed or deposited to a height greater than the height of the fence or wall herein prescribed.
(6) The storage of paper shall be within a building.
(7) Dumping of trash, landfill operations and/or burning of any related materials shall be prohibited.
(8) The area where processing occurs shall be sealed to prevent groundwater contamination and shall provide goundwater monitoring wells as required and approved by the Township.

Religious uses

A use involving a structure or place at which religious worship and ceremonies are held regularly by a group which practices the religion.

Districts Where Allowed Districts where use is permitted by right: RC Districts where use may be allowed as a Conditional Use: RA, RB, TNC, VC, VC-C, VR, VR-C

Vehicle Parking:
One parking space for every three permanent or temporary seats, plus one parking space for every 100 square feet of meeting room area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Research laboratories

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Restaurants

A building or an area within a building with four or more tables (more than 12 chairs), used primarily for the purpose of furnishing to the public food to be consumed on the premises, that is opened between 6:00 a.m. and 11:00 p.m. on a single day, but not including a restaurant with drive-in services, or a restaurant used primarily for take-out services.

Districts Where Allowed Districts where use is permitted by right: TNC, VC, VC-C

Vehicle Parking:
One parking space for every 75 square feet of gross floor area, plus one parking space for each employee.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

O. Restaurant.

(1) Service area provided for delivery trucks shall be screened from the street and adjacent properties by a six-foot high solid wooden fence or wall.
(2) Such service area shall be so located that it does not cross with patron traffic, either vehicular or pedestrian.
(3) Outdoor storage areas for refuse or trash, shall be screened by a six-foot high solid wooden fence or wall.

Restaurants, drive-in service

RESTAURANT, DRIVE-THROUGH SERVICE — A fast food restaurant or section thereof which is designed to allow for the serving and pick-up of food, without leaving the vehicle, for off-premise consumption.

Retail sales

Shops and stores selling commodities and goods and/or services, such as dry cleaners, hairdressers, shoe repair, and like services to the ultimate consumer. Not included under this use are over-the-counter sale of alcoholic beverages in taverns and bars. Any retail store that provides for gasoline or fuel sales for motor vehicles directly to the retail customers shall be considered to be a motor vehicle gasoline station and shall meet the requirements of that use and shall only be permitted in zoning districts where motor vehicle gasoline station is permitted. Also not included is any store with greater than 15 square feet of floor area devoted to the display of pornographic materials or obscene material as defined by Pennsylvania statutes.

Retail wineries

Riding academies

A conditional use on a lot area of at least 10 acres in the RA or RB Districts, where horseback riding lessons are given, and horses are boarded. A riding academy shall not include a livery stable which primarily rents horses for trail riding whether supervised or unsupervised.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA, RB

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

DD. Riding Academy.

(1) No manure storage shall be established or maintained closer than 125 feet from any adjoining property.
(2) No manure storage or spreading shall be established or maintained closer than 100 feet from any wells, springs, sinkholes, lakes, ponds, streams or other watercourse.
(3) Fencing shall be provided around all pasture and stable areas.
(4) Any accessory buildings used for shelter or boarding of animals shall be located not less than 125 feet from any lot line.
(5) Shelter or stable shall be provided, which shall be of adequate size sufficient for effective sanitation practices to provide creature comforts for the animals. All shelter shall have a roof and at least three enclosed sides.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Sale of farm products

Schools

A religious, sectarian and non-sectarian, denominational private institution, or a public institution which is not conducted as a private gainful business both of which have access to a collector or primary street, and are licensed by the state.

Districts Where Allowed Districts where use is permitted by right: TNC Districts where use may be allowed as a Conditional Use: MS, RA, RB, VC, VR

Vehicle Parking:
One parking space for each faculty member and other full-time employee, plus two parking spaces for each classroom, plus one parking space for every two students aged 16 years or older.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Shooting ranges

SHOOTING AREA — A facility used for target practice, skeet and trap and related activities by a gun club or sportsmen's club.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

CC. Shooting Range.

(1) No such facility shall be developed within 250 feet of any lot line.
(2) Noise control shall be provided through the use of berms and buffer planting strips.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Shopping centers

A group of four or more permitted principal uses in the TNC District that are planned and developed, as a single property with required off-street parking. Minimum lot size for a shopping center is 15 acres. Motor vehicle gasoline stations and bed-and-breakfast inns/small short-term lodging facilities are not permitted under this use.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
Five parking spaces for every 1,000 square feet of gross leasable areas for centers having a gross leasable area from 25,000 to 400,000 square feet.
Five and one-half parking spaces for every 1,000 square feet of gross leasable area for centers having a gross leasable area of greater than 400,000 to 600,000 square feet.
Six parking spaces for every 1,000 square feet of gross leasable area for centers having a gross leasable area of greater than 600,000 square feet.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

V. Shopping Center.

(1) No building or permanent structure, other than a permitted sign, shall be erected within 100 feet of a street line, the distance, at the closest point, between any two buildings or groups of units of attached buildings, shall not be less than 35 feet.
(2) The development shall be constructed in accordance with a unified plan and shall be designed as a single architectural unit with landscaping approved by the Township in accordance with § 27-2609: Landscaping Requirements..
(3) Outdoor storage and refuse shall be screened from view from the street or adjacent property with a six-foot high wooden fence.
(4) The proposed development shall be served by public water supply system and public sewage disposal system.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Short-term residential health care facilities

A residential facility that is not a hospital and is not located as part of a hospital facility, but that provides medical, therapeutic, health, rehabilitative, or other services to resident patients and where residence in the facility is temporary, and where the services provided are intended to transition resident patients to a permanent living situation outside the facility, such as their original home, a long-term residential health care facility, or other long-term or permanent living arrangement. Examples include but are not limited to, residential physical and/or occupational therapy rehabilitation facilities, residential nonhospital drug and alcohol rehabilitation facilities, and short-term psychological or psychiatric residential nonhospital treatment facilities. Each living quarter for a person staying at the facility shall be considered a dwelling unit.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RD, TNC

Vehicle Parking:
One and one-half parking spaces for each bed, plus one parking space for each employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

E. Short-Term Residential Health Care Facility. A short-term residential health care facility must meet all the requirements of § 27-26021D, with the exception of § 27-26021D.(8) if such services would interfere with the facility's goals for rehabilitation and treatment of resident patients. If apartment buildings are incorporated into the facility, they shall be no higher than two stories, instead of the height specified in § 27-26021D.(2)(c).

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Signs

A permanent or temporary structure or part thereof, or any device attached, painted, placed, reflected, or represented on a structure or other surface that shall display or include any letter, word, message, picture, design, symbol, logo, insignia, or representation used as or which is in the nature of an advertisement, announcement, visual communication, or direction; or is designed to attract the eye or bring the subject to the attention of the public. Interior signs not visible from a public right-of-way or adjoining property, and cornerstones built into or attached to a wall of a building, shall not be construed to be signs.

Single-family attached dwellings

A dwelling with party walls separating two or more dwelling units and having independent and separate exterior access such as duplex, quadruplex, multiplex, townhouse, patio house, atrium house, and/or other like units.

Districts Where Allowed Districts where use is permitted by right: RD, RDC Districts where use may be allowed as a Conditional Use: VR

Vehicle Parking:
Two and one-half parking spaces for every dwelling unit. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential Development - Conservation District: Single-family attached Dwellings (except in designated conservation area(s)).

Village Residential District: Single-family attached Dwellings in the form of a duplex or twin dwelling.

Single-family detached dwellings

A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjacent dwelling unit. Where a private garage is structurally attached to such building, it shall be considered a part of the dwelling.

Districts Where Allowed Districts where use is permitted by right: OR, QA, R-1, RA, RB, RD, RDC, VC, VC-1, VC-C, VR, VR-C

Vehicle Parking:
Three parking spaces for every dwelling unit with three bedrooms or fewer; and four parking spaces for every dwelling unit with four bedrooms or more.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

A. Single-Family Detached Dwellings. The following shall apply to mobile homes, pre-fabricated and modular dwellings:

(1) Each such building shall be placed on a pad, or a footing or foundation at least equal in length and width to the dimensions of the building to be placed thereon.
(2) The pad, at least six inches in thickness, shall be constructed of reinforced concrete to support the building and to prevent abnormal settling or heaving under the weight of the home. The corners of the building shall be secured to prevent wind overturn and rocking with at least six tie-downs such as concrete "dead men," screw augers, arrowhead anchors, or other devices suitable to withstand a tension of at least 2,800 pounds.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential Development - Conservation District: Except in designated conservation area(s).

Single-family detached dwellings utilizing the open space option

Districts Where Allowed Districts where use may be allowed as a Conditional Use: RA, RB

Vehicle Parking:
Three parking spaces for every dwelling unit with three bedrooms or fewer; and four parking spaces for every dwelling unit with four bedrooms or more.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Single-family detached Dwellings utilizing the open space option, subject to § 27-405: Open Space Option..

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Single-family semi-attached dwellings

Solid waste landfills

A facility where solid waste is disposed of by placing it on the land and covering the waste with a layer of soil, subject to the provisions of Part 26: SPECIAL PROVISIONS.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

Z. Solid Waste Landfill.

(1) Operation of any solid waste landfill shall at all times be in full compliance with the Statutes of the Commonwealth of Pennsylvania, and the Rules and Regulations of the Department of Environmental Protection and the provisions of this chapter. In the event that any of the provisions of this part are less restrictive than any present or future rules or regulations of the Department, the more restrictive Department rules or regulations shall supersede and control the operations of such solid waste landfill.
(2) Suitable measures to prevent fires shall be taken by means and devices mutually approved by the Department of Environmental Protection and the Township.
(3) A solid waste landfill operation shall be under the direction at all times of a responsible individual who is qualified by experience or training to operate a landfill.
(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 solid waste landfill shall be protected by locked barricades, fences, gates or other positive means designed to deny access to the area at unauthorized times or locations.
(5) Unloading of waste shall be continuously supervised.
(6) Measures shall be provided to control dust. To control blowing paper, a fence shall be erected with a minimum height of six feet with openings not more than three inches by three inches along any boundary over which such a nuisance may be spread. The entire area shall be kept clean and orderly. Cracks in, depressions, or erosion of cover shall be repaired daily.
(7) Hazardous materials, including, but not limited to, highly flammable materials, explosives, pathological wastes, radioactive materials, liquids, garbage and sewage, shall not be disposed of in a solid waste landfill.
(8) Litter control shall be exercised to confine blowing litter to the work area and a working plan of clean up of litter shall be accomplished.
(9) Salvaging shall be conducted by the operator only and shall be organized so that it will not interfere with prompt sanitary disposal of waste or create unsightliness or health hazards. The storage of salvage shall be controlled in a manner that will not permit the inhabitation or reproduction of deleterious vectors.
(10) The entire site, including the fill surface, shall be graded and provided with drainage facilities to minimize runoff onto and into the fill, to prevent erosion or washing of the fill, to drain off rainwater falling onto the fill, and to prevent the collection of standing water. The operator shall comply with the requirements of 25 Pa. Code, Chapter 75 and Chapter 102, and applicable Township ordinance so that there is not adverse off-site impact from the drainage of surface water.
(11) A final inspection of the entire site shall be made by the Department of Environmental Protection and the Township and their authorized representatives to determine compliance with approved plans and specifications before the earth-moving equipment is removed from the site. Any necessary correction work shall be performed before the solid waste landfill project is accepted as completed. Arrangements shall be made for the repair of all cracked, eroded and uneven areas in the final cover during the first two years following completion of the solid waste landfill.

Solid waste management facilities

A facility whose purpose shall be to provide for the clean, safe, and efficient disposal of solid wastes. Such facility may include one or more of the following uses: recycling and refuse facility, solid waste landfill, incinerator, or other solid waste management facility permitted by the Department of Environmental Protection.

Districts Where Allowed Districts where use may be allowed as a Conditional Use: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

BB. Solid Waste Management Facility.

(1) A solid waste management facility may include one or more of the facilities set forth in § 27-26021Y, § 27-26021Z, and § 27-26021AA, and may include any other solid waste management facility permitted by the Department of Environmental Protection. Where facilities set forth § 27-26021Y, § 27-26021Z, and § 27-26021AA are set up, the provisions which shall govern their operation are the respective provisions set forth in § 27-26021Y, § 27-26021Z, and § 27-26021AA of this section.
(2) Prohibited Activities. The following prohibited activities apply to any solid waste management facility:

(a) It shall be unlawful for any person to scavenge any materials delivered and deposited for disposal except as may be provided for in the Township's solid waste rules and regulations promulgated under this chapter.
(b) It shall be unlawful for any person to salvage or reclaim any solid wastes except at a properly permitted facility in which salvage is an integral plan of operation.
(c) It shall be unlawful to make garbage available for animal consumption unless such refuse has been heat treated to kill any disease agent therein.
(d) It shall be unlawful for any person to use, maintain, or operate an open dump.
(e) It shall be unlawful for any person to burn any solid waste except in a manner and under conditions prescribed by the Township and such burning shall be in accordance with the pertinent rules and regulations of the commonwealth.
(f) It shall be unlawful for any person to throw, place or deposit, or cause or permit to be thrown, placed or deposited, any solid waste in or upon any street, alley, sidewalk, body of water, public or private property except as provided in this chapter.
(g) It shall be unlawful for any person to allow any abandoned vehicle to remain upon any public property more than 48 hours or on private property with an expired vehicle license. Salvage yards, specially licensed historical vehicles, and those vehicles screened from sight shall not be considered abandoned.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Specialty shopping centers

A shopping center which caters to a specific market. The stores in the center are small scale, linked together by an architectural, historical, or geographical theme, or by the commonality of the goods and services available. In general, the shops in a specialty center deal in the following types of merchandise: imported goods, gifts, books, hand-crafted items, luxury merchandise, fashions, gourmet foods, hobby and craft supplies, and antiques.

Districts Where Allowed Districts where use is permitted by right: RC

Vehicle Parking:
Five parking spaces for every 1,000 square feet of gross leasable areas for centers having a gross leasable area from 25,000 to 400,000 square feet.
Five and one-half parking spaces for every 1,000 square feet of gross leasable area for centers having a gross leasable area of greater than 400,000 to 600,000 square feet.
Six parking spaces for every 1,000 square feet of gross leasable area for centers having a gross leasable area of greater than 600,000 square feet.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

U. Specialty Shopping Center.

(1) Individual stores or offices shall not exceed 5,000 square feet gross floor area.
(2) The specialty shopping center shall be constructed in accordance with a unified plan, and shall be designed as a single architectural unit with landscaping approval by the Township in accordance with § 27-2609: Landscaping Requirements..

Swimming pools

Any permanent pool or open tank, containing or normally capable of containing water to a depth at any point greater than 1 1/2 feet.

Districts Where Allowed Districts where use is permitted by right: R-1, RA, RB, RD, RDC, VR-C Districts where use may be allowed as a Conditional Use: OR

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

D. Swimming Pools. Swimming pools permitted as an accessory use shall comply with the following conditions and requirements:

(1) The swimming pool shall be used solely for the enjoyment of the occupants of the principal permitted use of the property on which it is located and their guests, and shall not be operated commercially so as to charge a fee for the use of the swimming pool.
(2) Noncommercial swimming pools designated to contain more than 18 inches of water shall be erected in conformity with the following requirements:

(a) A permit shall be required to locate, construct or maintain a noncommercial swimming pool.
(b) Swimming pools and buildings related to the pool may be located in the rear or side yard, but shall not be closer to any rear or side lot line than the distance of the required building setbacks of the district in which it is proposed. Any walks, paved areas or open decks related to the pool shall be no closer than 20 feet to any rear or side lot line. The swimming pool may be located between the principal dwelling and a street line provided the pool is not located within the minimum required front yard setback.

Taverns

An establishment which serves alcoholic beverages for on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board, including the sale of food as an accessory use.

Temporary facilities for sale of consumer fireworks

Districts Where Allowed Districts where use is permitted by right: TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

SS. Temporary Facilities for Sale of Consumer Fireworks.

(1) Definitions.
(2) Temporary facilities for sales of consumer fireworks are only permitted as accessory to commercial uses.
(3) Temporary facilities for sales of consumer fireworks may only be permitted in accordance with the following conditions:

(a) The facility must comply with the Pennsylvania Construction Code Act, the Uniform Construction Code, and the Township's ordinances in effect at the time of the application.
(b) The temporary structure is located no closer than 250 feet to a facility storing, selling or dispensing gasoline, propane or other flammable products.
(c) The outdoor storage unit, if any, is separated from the wholesale or retail sales area to which a purchaser may be admitted by appropriately rated fire separation.
(d) The temporary structure is secured at all times during which consumer fireworks are displayed within the structure.
(e) The temporary structure has a minimum of $2,000,000 in public and product liability insurance.
(f) The sales period is limited to June 15 through July 8 and December 21 through January 2 of each year.
(g) Consumer fireworks not on display for retail sale must be stored in an outdoor storage unit.
(h) The facility must have a current evacuation plan that complies with the specifications of the Pennsylvania Construction Code Act, the Uniform Construction Code, and the Township's ordinances in effect at the time of the application, including all posting requirements.

(4) The facility shall comply with the lot dimensional, area, and parking requirements of the TNC zoning district, including but not limited to setbacks and buffers, with the exception of the following:

(a) The facility shall be no closer than 150 feet to any pipeline right-of-way.
(b) The facility shall be located no closer than 600 feet to schools, daycare centers, nursing homes, hospitals, civic buildings, or dwellings.

(5) No smoking, cigarettes, tobacco products, matches, lighters, or other flame-producing devices shall be permitted within the temporary facility.
(6) No minor shall be permitted in the temporary facility unless accompanied by an adult at all times.
(7) No person who appears to be under the influence of intoxicating liquor or drugs shall be admitted to the facility, and no liquor, beer or wine shall be permitted in the facility.
(8) Application for Permit. An applicant for temporary sales of consumer fireworks shall submit an application for a special exception that contains, at a minimum, the following:

(a) All federal and state licenses required for the facility to operate.
(b) Proof of at least $2,000,000 in public and product liability insurance.
(c) Emergency evacuation plans.
(d) A site plan demonstrating compliance with setback requirements.
(e) All application materials and permit decisions from the Township's Code Enforcement Officer and/or fire code official regarding the proposed facility's compliance with the Pennsylvania Construction Code Act, the Uniform Construction Code, and the Township's ordinances in effect at the time of the application.
(f) Evidence of procedures to ensure compliance with the requirements set forth above, including, but not limited to, prevention of smoking in the facility, security measures, and restriction of unaccompanied minors in the facility.

Traditional Neighborhood Commercial District: Temporary facilities for sale of consumer fireworks (accessory to commercial uses only).

Tennis courts

Districts Where Allowed Districts where use is permitted by right: RD

Development Requirements:

E. Tennis Courts.
A tennis court, fences and related lighting may be located in either a rear or side yard and shall not be closer to a rear or side lot line than the distance of the required building setbacks of the District in which is it proposed. Tennis court fences shall be permitted, but shall not exceed 12 feet in height. A tennis court may be located in the front yard if it is no closer than 300 feet from the front lot line.

Truck terminals

Twin dwellings/ Duplexes

A single-family, semi-attached dwelling having two individual dwelling units: either from ground to roof separated by one unpierced party wall in common with the other dwelling unit; or on two horizontal planes, over and under.

Two-family conversion

Two-family dwellings

A building designed for and occupied exclusively as a dwelling for two families.

Districts Where Allowed Districts where use is permitted by right: QA, RA, RB, VR, VR-C Districts where use may be allowed as a Conditional Use: OR, VC-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Residential-Agricultural District A: Two-family Dwellings and conversion into two-family Dwellings, in accordance with §§ 27-404, Subsection 1B(1)(a), and § 27-2603: Accessory Uses, Buildings and Structures..

Residential-Agricultural District B: Two-family Dwellings and conversions into two-family Dwellings, in accordance with §§ 27-604, Subsection 1B(1)(c), and § 27-2603: Accessory Uses, Buildings and Structures..

Village Residential District: Two-family Dwellings and conversion into two-family Dwellings, in accordance with § 27-704, Subsection 1A, and § 27-2604: Conversion Into Two-Family Dwellings..

Carversville Village Residential District: Two-family Dwellings and conversion into two-family Dwellings, in accordance with §§ 27-904, Subsection 1B(2), and § 27-2604: Conversion Into Two-Family Dwellings..

Two-family dwellings utilizing the open space option

Uses not specifically listed but of the same general character as other listed uses.

Uses, Buildings and Structures Accessory to Agriculture

Districts Where Allowed Districts where use is permitted by right: RA, RB

Vehicle Parking:
One parking space for each full-time employee. See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

A. Uses, Buildings and Structures Accessory to Agriculture.

(1) The storage, processing and sale of farm products by the owner, lessee or tenant of the property provided that: at least 50% of the farm products are produced on the premises where stored, processed or sold, or produced by the seller; and provisions for parking and safe ingress and egress shall be provided.
(2) Agricultural structures such as fencing, sheds and the like.

Uses, Buildings, and Structures Accessory to Dwellings

Districts Where Allowed Districts where use is permitted by right: R-1, RA, RB, RD, RDC, VR, VR-C

Development Requirements:

B. Uses, Buildings, and Structures Accessory to Dwellings.

(1) Detached private garage, private parking space, private stable, barn, shed, shelter for pets owned by the property owner, swimming pool, tennis court, bathhouse, private greenhouse, and individual backyard composting facility.
(2) Pole, mast, tower or other structure when erected and operated by the resident who is an amateur radio operator duly licensed by the Federal Communications Commission, subject to the determination made by the Board of Supervisors as defined in § 27-2605: Carbonate Geology Overlay District..

Utilities

Those services customarily rendered by public utility corporations, municipalities, or municipal authorities, in the nature of electricity, gas, telephone, water and sewerage, including the appurtenances used in connection with the supplying of such services (buildings, wires, pipes, poles, transformers, and the like). For purposes of this chapter, cable television transmission equipment shall be included as a utility.

VC-1 village restaurants

VC-1 village retail

VC-1 village services

Districts Where Allowed Districts where use is permitted by right: TNC, VC-1, VC-C

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Veterinary offices

A medical facility that specializes in the care of domestic (companion) animals, such as dogs and cats.

Village conversions

Districts Where Allowed Districts where use is permitted by right: VC-C

Vehicle Parking:
See Part 23: OFF-STREET PARKING AND LOADING for detailed information on parking.

Development Requirements:

HH. Village Conversion. The conversion of an existing principal or accessory residential building into a village retail, village service, village office, cultural, or religious use.

(1) Village conversions in existing residential accessory buildings shall have a minimum first floor area of 400 square feet.

Carversville Village Commercial District: Village conversion in accordance with Part 26: SPECIAL PROVISIONS.

Village offices

Districts Where Allowed Districts where use may be allowed as a Conditional Use: VC-C

Vehicle Parking:
One parking space for every 200 square feet of gross floor area.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

JJ. Village Office. An office which is used and occupied by a business, professional, or governmental entity.

(1) Customers shall only be served between the hours of 8:00 a.m. to 9:00 p.m.
(2) Village office uses in Carversville Village Commercial (VC-C) Zoning District — no single office use shall occupy more than 3,000 square feet on a single floor.

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Carversville Village Commercial District: Village office in accordance with Part 26: SPECIAL PROVISIONS.

Village retail

Districts Where Allowed Districts where use is permitted by right: VC

Vehicle Parking:
One parking space for every 100 square feet of store sales floor area or area serving customers; plus one parking space for each employee on the shift of greatest employment.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

N. Village Retail. The retail sale of goods and commodities where all of the items for sale shall be contained and sold from within the building. This use does not include the sale of items such as: automobiles, trucks, motorcycles, farm equipment, boats, recreational vehicles, and gasoline.

(1) Exterior pole mounted lighting fixtures shall not exceed 10 feet in height. The source of illumination shall be recessed and shielded within the fixture itself and shall not exceed an average of one footcandle.
(2) Outdoor collection stations provided for garbage and trash removal shall be screened by a six-foot solid wooden fence or wall.
(3) Village retail uses in Carversville Village Commercial (VC-C) Zoning District-no single retail use shall occupy more than 3,000 square feet on a single floor.

Carversville Village Commercial District: Village retail in accordance with Part 26: SPECIAL PROVISIONS.

Village services

Districts Where Allowed Districts where use is permitted by right: TNC, VC, VC-1, VC-C

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:

II. Village Service. A service or repair business including: spas, therapeutic massage, yoga and the like; traditional service businesses such as barbers, beauticians, tailors, and the like; arts and crafts studios or galleries for artists, photographers, potters, and other persons creating homemade articles; or repair businesses for appliances, televisions, shoes, bicycles, and small business machines. This use shall not include the repair and/or servicing of vehicles or tools powered by an internal combustion engine.

(1) Village service uses in Carversville Village Commercial (VC-C) Zoning District — no single service use shall occupy more than 3,000 square feet on a single floor.

Carversville Village Commercial District: Village service in accordance with Part 26: SPECIAL PROVISIONS.

Warehouses

Districts Where Allowed Districts where use is permitted by right: LI

Vehicle Parking:
One parking space for each employee on the shift of greatest employment, or one parking space for every 400 square feet of gross floor area (whichever is greater), plus one parking space for each company vehicle.
When sales are part of the use, an additional one space shall be provided for every 200 square feet of gross floor area devoted to sales.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Water storage facilities

Any water works, water supply works, water distribution system or part thereof designed, intended or constructed to provide or distribute potable water.

Districts Where Allowed Districts where use is permitted by right: MS Districts where use may be allowed as a Conditional Use: TNC

Vehicle Parking:
A determination of the appropriate parking space requirements for uses not itemized in § 27-2301: Required Off-Street Parking Space shall be made by the Board of Supervisors consistent with the standards set forth herein for comparable buildings or uses.
The parking requirements shall be determined by the actual use which is proposed.
See Part 23: OFF-STREET PARKING AND LOADING for more detailed information on parking.

Development Requirements:
Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Wireless telecommunications facility, non-tower-based

All non-tower wireless telecommunications facilities, including, but not limited to, antennas and related equipment. Non-tower WTF shall not include support structures for antennas and related equipment.

Districts Where Allowed Districts where use is permitted by right: LI, MS, OR, QA, R-1, RA, RB, RC, RD, RDC, TNC, VC, VC-1, VC-C, VR, VR-C

Development Requirements:
Wireless telecommunications facilities (possibly permitted by right or as a conditional use pursuant to the conditions and requirements contained in § 27-2611: Wireless Telecommunications Facilities.).

Refer to Part 26: SPECIAL PROVISIONS for special provisions governing conditional uses and Part 29: ADMINISTRATION for standards and criteria.

Wireless telecommunications facility, tower-based

Any structure that is used for the purpose of supporting one or more antennas, including, but not limited to, self-supporting lattice towers, guy towers and monopoles, utility poles, and light poles. DAS hub facilities are considered to be tower-based WTFs.

Got it!

MapLink™ | Land Uses

Got it!

Township of Solebury, PA

MapLink™ | Land Uses