Township of Smithfield

Accessory solar energy system

An area of land or other area used for a solar energy system used to capture solar energy, convert it to electrical energy or thermal power, and supply electrical or thermal power primarily for on-site use. Ground-mounted, freestanding solar energy systems, or roof-mounted solar energy systems used primarily for on-site power use shall have no limit as to power output. An accessory solar energy system consists of one or more freestanding ground- or roof-mounted solar arrays or modules, or solar-related equipment, and is intended to primarily reduce on-site consumption of utility power or fuels for use on site by the generator.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1, R1, R2, RC, RE

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A. Criteria Applicable to All Accessory Solar Energy Systems:

(1) ASES shall be permitted as a use by right in all zoning districts.

(2) The ASES layout, design, installation, and ongoing maintenance shall conform to applicable industry standards as updated, such as those of the American National Standards Institute (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM), Institute of Electrical and Electronics Engineers (IEEE), Solar Rating and Certification Corporation (SRCC), Electrical Testing Laboratory (ETL), National Electrical Code (NEC), or other similar certifying organizations, and shall comply with the PA Uniform Construction Code, and with all other applicable fire and life safety requirements.

Upon completion of installation, the ASES shall be maintained in good working order in accordance with standards of the codes under which the ASES was constructed. Failure of the property owner to maintain the ASES in good working order is grounds for appropriate enforcement actions by Smithfield Township in accordance with applicable ordinances.

(3) All on-site utility, connection lines, and conduit and wiring shall be placed underground.

(4) Glare.

(a) All ASES shall be placed such that concentrated solar radiation or glare does not project onto nearby structures or roadways. Exterior surfaces shall have a nonreflective finish.

(b) The applicant has the burden of proving that any glare produced does not have significant adverse impact on neighboring or adjacent uses either through siting or mitigation.

See § 27-5131A for more detailed information on accessory solar energy systems.

See § 27-513: Solar Energy Systems for complete, detailed information.

Accessory use or structure

A building or use clearly incidental or subordinate to, and customary in connection with, and located on the same lot with the principal building or use.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1, R1, R2, RC, RE

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
1. Attached Accessory Buildings. An accessory building attached to a principal building used for residential purposes shall be considered to be a part of the principal building.

2. Detached Accessory Building. Buildings accessory to residential buildings not attached to the principal building may be located in any required side or rear yard provided:

A. Such detached accessory building shall not exceed one story in height and shall not have or contain any living space.
B. The square footage of a detached accessory building shall not exceed the square footage of the footprint of the principal building located on said lot, or, shall not exceed the total square footage permitted of 20% of the building coverage allowed per Schedule I, including the square footage of the principal structure, whichever is less.
C. Such detached accessory buildings shall be set back at least 10 feet from rear or side property lines.

3. Nonresidential Accessory Buildings and Uses. Such buildings and uses shall comply with front and side yard requirements for the principal building and shall have a rear yard of at least 20 feet.

4. Setback Requirements. No attached accessory building or use or detached accessory building or use in residential areas shall project nearer to the road on which the principal building or use fronts than such principal building or use.

ED District:
Accessory uses on the same lot with and customarily incidental to the use permitted and utilized.
Accessory uses shall meet all requirements for permitted uses.

Adult and/or child day care facilities

DAY CARE (COMMERCIAL)
Any establishment other than a dwelling unit or residence, including any outdoor play area, which provides care for greater than four children or adults on a regular basis, during a portion of the day or night, for the purpose of relieving the individual’s legal guardian of that care and responsibility, for compensation or other consideration.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
1.5 parking spaces for each 15 children of capacity, plus 1 parking space for each facility vehicle, plus a minimum of 6 parking spaces for off-street waiting.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Day Care Facilities.
The provisions of this Section shall apply to child or adult day care facilities providing service for all or part of a twenty-four-hour day for children under 16 years of age, or for persons who are otherwise disabled. Day care facilities shall include both homes and commercial facilities as defined by this Chapter, many of which are subject to portions of the Pennsylvania Department of Public Welfare (DPW) Social Services Manual regulations, as may be amended from time to time. If the day care facility will be subject to DPW requirements, evidence of the ability to comply with said requirements must be presented as a part of the conditional use application. This Section does not apply to babysitting (as defined by this Chapter) or child day care service furnished in places of worship during religious services. Day care facilities, where permitted, shall be subject to the following standards:

No portion of a day care facility shall be located within a 300-foot distance from any potentially hazardous land use or activity which could pose a threat to the safety of the children or adults, staff, or other occupants of the facility.

Hours of outside play shall be limited to the hours of 8:00 a.m. until sunset, as defined by the National Weather Service.

An outdoor play area, as required by DPW regulations, shall be provided for child day care facilities and shall not be located in the front yard.

Adequate off-street parking and drop-off areas shall be provided.

Fencing shall be provided to restrict children and adults from hazardous areas, such as open drainage ditches, well, holes, and arterial and major collector roads. Natural or physical barriers may be used in place of fencing so long as such barriers functionally restrict children and adults from these areas.

The expansion of a home day care facility within a residential district to a commercial facility on that same property shall not be permitted.

Child and adult day care facilities shall not provide medical or personal care services which extend beyond assistance with dressing, bathing, diet, and medication prescribed for self administration unless licensed to provide such services.

See § 27-5114 for complete, detailed information on day care facilities.

Adult entertainment/business

Commercial exploitation of explicit sexual conduct through the public exhibition of lewd films and the display and/or sale of lewd publications and the use of so-called massage parlors, model studios and clubs featuring nude dancers for purposes of lewdness, assignation or prostitution which constitutes a debasement and distortion of a sensitive key relationship of human existence central to family life, community welfare and the development of human personality and is offensive to the senses and to public morals and interferes with the comfortable enjoyment of life and property, the interest of the public in the quality of life and total community environment, the tone of commerce in the Township, property values and the public safety.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
Adult businesses, entertainment and gambling establishments, where permitted, shall be subject to the following standards:

A. No adult business or entertainment or gambling establishment shall be located within 1,000 feet from any residential zoning district boundary line, park boundary line or from the building exterior perimeter of any church or other place of worship, school, day care center or other premises licensed by the Commonwealth of Pennsylvania to sell alcoholic beverages.

B. All adult businesses or establishments and all gambling establishments shall comply with all laws, rules and regulations of the United States of America, the Commonwealth of Pennsylvania and their respective agencies and instrumentalities and of this Township, pertaining thereto.

Adventure lodging

Similar to a bed and breakfast but instead of a dwelling the lodging is provided by tents (whether on platforms or not), yurts, rustic log cabins and similar experimental lodging facilities and where shower and bathroom facilities are provided.

Agriculture

Uses involving the production of food and fiber, including animal husbandry, but excluding kennels, agricultural processing facilities, retail nurseries and greenhouses and other retail enterprises.

Airports

PRIVATE AIRPORT
An airport which is privately owned and which is not open or intended to be open to the public as defined in 74 Pa.C.S.A. § 5102.

PUBLIC AIRPORT
An airport which is either publicly or privately owned and which is open to the public as defined in 74 Pa.C.S.A. § 5102.

See § 27-1103: General Definitions for terms associated with airport regulations.

Alzheimer’s residential care facility

A full time licensed personal commercial day-care and licensed residential personal care facility providing specialized care, including skilled nursing care and medical services to patients and residents with dementia and memory illness.

Vehicle Parking:
1 parking space for every 3 beds plus 1.5 parking spaces per employee computed using largest number of employees for any given shift.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Alzheimer’s Residential Care Facility where permitted shall meet the following requirements:

A. The minimum lot area shall be four acres.

B. The facility shall be connected to a central water system and central sewer collection system.

C. Residential facilities shall be functional to meet the needs of Alzheimer’s patients and shall be physically and architecturally integrated with common space and recreational facilities designed to meet the requirements of Alzheimer’s patients.

D. The site shall front on or have access to a collector or arterial road.

E. The maximum density shall be 15 beds per acre of lot area. For the purposes of this use, a bed shall be used as the indicator of the capacity of overnight residents for the facilities, so that the maximum capacity of overnight residents for the facilities shall not exceed 15 beds per acre of lot area.

F. A buffer area, planted and maintained in accordance with the provisions of the parking area buffer requirements outlined in PART 5: SUPPLEMENTARY REGULATIONS, § 27-5027C, shall be provided as follows: a fifteen-foot buffer along the front lot line; a twenty-five-foot buffer along any side lot line or rear lot line abutting a property devoted to residential use; and no buffer area where the side lot line or rear lot line abuts a property zoned for commercial use.

G. Sufficient exterior illumination of the site shall be required for convenience and safety. Refer to PART 5: SUPPLEMENTARY REGULATIONS, § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5026.

H. The building shall conform to the Township or UCC Fire Code requirements, whichever are more restrictive.

I. Points of vehicular ingress and egress shall be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads.

J. Adequate off-street parking shall be provided for residents, employees and visitors as provided on the parking schedule found in PART 4: DISTRICT BULK AND PARKING REGULATIONS, applying the parking requirements set forth at Schedule II, Subsection 8, Medical and Related Facilities - Nursing Homes and Group Homes; provided a lesser number of parking spaces may be required if demonstrated appropriate.

K. A method of providing security for the well being of the residents and surrounding neighborhood shall be addressed so as to prevent injury to the residents or to others, and to prevent the residents from leaving the premises without supervision.

L. The applicant shall furnish confirmation in writing that the agencies responsible for providing ambulance service to the facility are able and willing to provide such service.

M. No commercial activity shall be permitted within any facility or on the premises except for personal services and miscellaneous retail sales of products (e.g., soda, candy, newspapers, health products) intended only for the use of residents, family visitors and employees.

N. Comply with all State licensing requirements and Federal and State regulations pertaining to this use.

Assembling and finishing operations with retail

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Assembling, converting, altering, finishing, cleaning or any other processing of products that is clearly incidental to a retail or service business, where permitted, shall be subject to the following standards:

A. The bulk of the goods so produced and/or processed shall be sold on the premises.

B. The area used for such purpose shall not be greater than 40% of the floor area devoted to retail sales.

Assisted living facilities

Facilities in which a combination of housing, personalized supportive services and minimal health care designed to meet the individual needs of persons age 55 and over who need help with the activities of daily living, but do not need the skilled medical care provided in a nursing home, are provided. This shall include independent living units for seniors with supportive services but shall not include skilled nursing care or nursing home facilities. Also referred to as “personal care facilities,” rest homes” or “retirement homes.”

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R1, R2

Vehicle Parking:
1 parking space for every 3 beds plus 1.5 parking spaces per employee computed using largest number of employees for any given shift.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Assisted Living Facility or Medical Residential Campus.
A facility in which food, shelter, personal assistance, health care and supervision are provided for a period exceeding 24 consecutive hours for more than three adults who are not relatives of the operator and who require assistance or supervision in matters such as dressing, bathing, diet or medication prescribed for self-administration, but do not require hospitalization or care in a nursing home or skilled nursing facility. An assisted living facility or medical residential campus shall comply with the following requirements:

A. The facility shall meet the standards and requirements for licensing of personal care boarding homes as established by the Pennsylvania Department of Public Welfare and shall be licensed by the Commonwealth of Pennsylvania. Residents of assisted living facilities shall be 55 years of age or older, but in the case of married couples wishing to be admitted together, at least one of the individuals must be 55 years of age or older.

B. The maximum density shall be 20 beds per acre of net buildable site area. For the purposes of this use, a bed shall be used as the indicator of the capacity of the facilities, so that the maximum capacity of the facility shall not exceed 20 beds per acre of net buildable site area.

C. A buffer area, planted and maintained in accordance with the provisions of the parking area buffer requirements outlined in § 27-502, Subsection 7C, shall be provided. The buffer area shall be located along all lot lines and shall be a width of 25 feet except where the lot line is a front lot line, where the buffer shall have a minimum width of 15 feet.

D. A minimum of 40% of the tract shall be devoted to open space, which shall be area which is not used for building, parking, paving, loading areas, detention basins, accessory buildings, rights-of-way, etc., but the open space may include minimum yard requirements. All open space shall be landscaped, or, if wooded, may be left in its natural state.

E. For the purposes of this use, the open space must be contained within the lot which will ultimately include the facility. The use of required open space area for recreation facilities for facility residents is encouraged.

Assisted Living Facilities, Medical Residential Campuses, Continuing Care Facilities, Nursing Home Facilities, and Senior Housing. Assisted living facilities, medical residential campuses, continuing care facilities, nursing home facilities and senior housing, where permitted shall be subject to the following standards:

A. The minimum lot area shall be 10 acres, unless located within the ED Economic Development District in which case the minimum lot area shall be five acres.

B. The facility shall be connected to a central sewer collection system.
C. Residences shall be functionally, physically and architecturally integrated with residential and recreational activity centers.
D. The site shall front on and have access to a collector or arterial road.
E. No building, activity or recreation facility shall be erected within 50 feet of a road line or within 100 feet of a lot line.
F. No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or other impervious surfaces.

G. The entire lot, except for areas covered by buildings, parking or loading area, shall be suitably landscaped and properly maintained.

H. A buffer area, planted and maintained in accordance with the provisions of the parking area buffer requirements outlined in § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C, shall be provided. The buffer area shall be located along all lot lines and shall be a width of 25 feet except where the lot line is a front lot line, where the buffer shall have a minimum width of 15 feet.

I. Sufficient exterior illumination of the site shall be required for convenience and safety. Refer to PART 5: SUPPLEMENTARY REGULATIONS, § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5026.
J. Facilities shall be of fire resistant construction.
K. The building shall conform to the Township or UCC Fire Code requirements, whichever are more restrictive.

L. Points of vehicular ingress and egress shall be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads.

M. Adequate off-street parking shall be provided for residents, employees and visitors as provided on the parking schedule found in PART 4: DISTRICT BULK AND PARKING REGULATIONS.

N. A method of providing security for the well being of the residents and surrounding neighborhood shall be addressed.

O. The applicant shall furnish a description of the effect of the proposed use on the delivery of ambulance service. The description shall include a letter from the agencies responsible for ambulance service in the site’s vicinity. Such letter shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use and any suggestions that might enhance ambulance service. Should it be determined that the proposed use would overburden local ambulance service, the Township may attach conditions of approval that seek to assure adequate levels of service.

P. No commercial activity shall be permitted within any facility or on the premises except for personal services and miscellaneous retail sales of products (e.g., soda, candy, newspapers, health products) intended only for the use of residents, family visitors and employees. Where facilities are offered in a continuing care facility setting, uses may include medical facilities and commercial uses that are strictly related and subordinate to the residential/medical character of the campus and that directly serve the residents and employees of or visitors to the center. The uses should be chosen to reflect their local orientation to the immediate campus vicinity and should be of a size and scope so as to not to interfere with existing or proposed retail uses located in the off-campus area. Recreational and social uses, such as athletic facilities, community centers and assembly halls limited to use only by campus residents, employees or their guests may also be permitted.

Automotive and vehicular sales and rentals

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
1 parking space for each 100 gross square feet.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Automotive and vehicular sales and/or rentals including new and used cars, mobile homes, trailers, campers, boats, construction or farm equipment, where permitted, shall be subject to the following standards:

A. No highly inflammable or explosive liquids, solids, or gases shall be stored in bulk above ground. Tanks or drums of fuel directly connected with heating devices or appliances located on the same premises as the tanks or drums of fuel are excluded from this subsection.

B. All facilities shall be enclosed by a fence or wall adequate to conceal such facilities and the contents thereof from adjacent residential property to the rear or side. Such walls and fences shall be distant not less than 20 feet from all other property lines which abut a residential district or existing residential development, but in any other case shall be distant not less than 10 feet from any property line and shall be distant not less than 25 feet from any public street.

Automotive services

A facility for the general repair, rebuilding, or reconditioning of engines, motor vehicles, or trailers, or providing collision services, including body, frame, or fender repair, and overall painting.

Bank or financial institution

Bar or tavern

Bed and breakfasts

An owner-occupied dwelling, in which no more than six rooms are rented for lodging and serving of breakfast (but no other meals), designed primarily for casual and transient roomers, and where no public restaurant is maintained.

Districts Where Allowed Districts where use is Permitted By Right.: RE Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
4 parking spaces for every 3 sleeping rooms. See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Bed and breakfast facilities, where permitted, shall be subject to the following standards:

A. All principal and accessory buildings and structures shall be in accordance with the yard setback, building height and lot coverage requirements of the Schedule of District Regulations with the exception of existing nonconforming structures.

B. Bed and breakfast facilities shall be limited to six guest rooms or bedrooms per structure.

C. Off-street parking shall be provided in accordance with § 27-401: District Regulations with a base of six-inch crushed stone or shale and a hard homogeneous all weather surface.

D. Exterior lighting shall be directed away from all adjacent properties and roads and shall not create glare.

E. Potable water supplies and adequate sanitary facilities shall be provided in accordance with any regulations and requirements of the Township and/or State agencies.

F. Drainage facilities shall be provided in accordance with the Smithfield Township stormwater management and earth disturbance requirements as set forth in Chapter 26: Water, § 26-201: Statement of Findings.

A bed and breakfast is prohibited in the B-1 (Planned Boulevard) Zoning District.

Building supply center

The retail sale of a diverse range of hardware and related materials generally used in the maintenance, repair, or construction of buildings or other structures, including lawn and garden supplies.

Bus shelters

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1, R1, R2, RC, RE

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
Bus shelters are permitted in any district provided they meet the following conditions:

A. Must be located at a designated East Stroudsburg School District bus stop or designated MTA bus stop. In the event a designated bus stop is eliminated, the shelter shall be removed within 30 days from date of notification.

B. The shelter shall be located at least 10 feet from the road right-of-way.

C. A sign is permitted on each side of the shelter. The maximum size per sign is 24 square feet, The sign must be fastened flat against the wall and is not permitted to extend beyond the wall in any direction.

D. The size of the shelter shall not exceed the following dimensions: eight feet long; eight feet wide; eight feet high.

E. The shelter shall have a floor, a roof and three sides.

F. The shelter must be maintained structurally safe and free of trash.

G. Ownership of such shelter shall be indicated on the permit. The owner shall assume all liability for the permitted shelter.

Business or professional offices and/or services

BUSINESS
Any enterprise, occupation, trade or profession engaged in, either continuously or temporarily, for profit. The term “business” shall include the occupancy or use of a building or lot or any portion thereof for the transaction of business or the rendering or receiving of professional or personal service.

PROFESSIONAL OFFICE
The office of a member of a recognized profession. When conducted in a residential district, a professional office shall be incidental to the residential occupation, shall be conducted by a member of the residential family entirely within the dwelling, and shall include only the offices of doctors or physicians, dentists, optometrists, ministers, architects, landscape architects, professional engineers, lawyers, artists, authors, musicians and other recognized professional occupations. The issuance of a State or local license for regulation of any gainful occupation need not be deemed indicative of professional standing.

Campgrounds

A plot of ground, at least 10 acres in size, upon which two or more campsites are located, established or maintained for temporary occupancy by persons using tents, camping trailers, motor homes or any combination thereof.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R2, RC, RE

Vehicle Parking:
2 parking spaces for every camp site. See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Cemeteries

Club or fraternal organization

FRATERNAL ORGANIZATION
A group of people formally organized for a common interest with regular meetings and formal written membership requirements.

Commercial indoor recreation and entertainment

Facilities intended for banquets, conventions, public events, performances, indoor leisure time activities including, but not limited to, bowling alleys, indoor skating rinks, indoor swimming pools and similar facilities but excluding indoor shooting ranges.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1, RE

Vehicle Parking:
1 parking space for every 3 persons of total capacity or 1 parking space for every 200 square feet, whichever is greater.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Commercial indoor recreation and entertainment facilities, such as eating places, bowling alleys, indoor skating rinks, indoor swimming pools, night clubs, social halls and other similar facilities, where permitted, shall be subject to the following standards:

A. Points of vehicular ingress and egress shall be limited to a total of two on any road. Adequate off-street parking shall be at least 10 feet from all lot lines.

B. The use of essential exterior lighting facilities shall be subject to approval by the Township Supervisors.

Commercial parking areas

A parking area accessory to a permitted commercial use not located on the same parcel as the permitted use or a parking area, not accessory to any use, for which a parking fee may be charged for the use thereof.

Vehicle Parking:
See "Development Requirements" below.

Development Requirements:
Commercial parking areas, where permitted, shall be subject to the following standards:

A. Each parking space shall meet the parking space size requirements outlined in § 27-403: Off-Street Parking and Loading Design Standards, § 27-4031.

B. Parking areas shall have adequate and well designed access point. No entrance or exit to the parking area shall he located within 50 feet of any road intersection. Access points connected to a state highway will require highway occupancy permits from the Pennsylvania Department of Transportation.

C. Parking spaces shall be arranged and marked for orderly and safe movement of vehicles.

D. Parking areas shall be property graded and drained to dispose of all surface water without increasing flow to adjacent properties. A soil erosion and sedimentation plan approved by the Monroe County Conservation District shall be required.

E. Parking areas designed for use between sunset and sunrise shall be illuminated with an average of not less than 1 1/2-foot candles on the pavement. Adequate shielding shall be provided to protect adjacent properties from glare of such illumination or cause illumination in excess of 1/2 foot candle, either directly or indirectly beyond the property lines of the parking area.

F. Wherever a parking area over five spaces is located across the road from or within 50 feet of lands in a residential district the parking area shall be screened from view of such land, except for access aisles, by a wall, fence or hedge approved by the Supervisors.

G. Owner/operator shall take adequate measures to prevent the accumulation of refuse or trash upon the lot.

H. The parking of any vehicle, other than passenger vans or buses, over 18 feet in length or eight feet in width is prohibited.

I. Landscaping for parking area design shall comply with § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027.

Commercial seasonal camps

COMMERCIAL CAMP OR CLUB
A business offering dormitories, cottages, cabin or similar accommodations, eating facilities, sanitary facilities and recreational and/or educational facilities to the public at large or any segment of the public on other than a transient basis. This definition does not include “trailer camp.”

Communications centers/towers

COMMUNICATIONS CENTERS
Telephone, telegraph, television, radio, computer and electronic facilities carried on inside a completely enclosed building.

COMMUNICATIONS TOWER
The equipment and structures involved in receiving or transmitting telecommunication or radio signals, but limited to those facilities with respect to which the State and Federal governments have not, under public utility laws, strictly preempted the Township from regulating.

Communications towers on municipal property

The equipment and structures involved in receiving or transmitting telecommunication or radio signals, but limited to those facilities with respect to which the State and Federal governments have not, under public utility laws, strictly preempted the Township from regulating.

Districts Where Allowed Districts where use is Permitted By Right.: R1, R2, RC Districts where use may be permitted as a Conditional Use.: RE

Development Requirements:
Purposes and Findings of Fact.

A. The purpose of this Section is to establish uniform standards for the siting, design, permitting, maintenance, and use of wireless communications facilities in Smithfield Township. While the Township recognizes the importance of wireless communications facilities in providing high-quality communications service to its residents and businesses, the Township also recognizes that it has an obligation to protect public safety and to minimize the adverse visual effects of such facilities through the standards set forth in the following provisions.

B. By enacting this Section, the Township intends to:

(1) Regulate the placement, construction and modification of wireless communication facilities to protect the safety and welfare of the public;

(2) Provide for the managed development of wireless communications facilities in a manner that enhances the benefits of wireless communication and accommodates the needs of both Township residents and wireless carriers in accordance with Federal and State laws and regulations;

(3) Establish procedures for the design, siting, construction, installation, maintenance and removal of both tower-based and non-tower-based wireless communications facilities in the Township, including facilities both inside and outside the public rights-of-way;

(4) Address new wireless technologies, including but not limited to distributed antenna systems, data collection units, and other wireless communications facilities;

(5) Encourage the collocation of wireless communications facilities on existing structures rather than the construction of new tower-based structures;

(6) Protect Township residents from potential adverse impacts of wireless communications facilities and preserve, to the extent permitted under law, the visual character of established communities and the natural beauty of the landscape;

(7) Ensure that wireless communications facilities will be removed in the event that such structures are abandoned or become obsolete and are no longer necessary; and

(8) Update the Township’s wireless facilities regulations to incorporate changes in Federal and State laws and regulations.

Regulations Applicable to All Tower-Based Wireless Communications Facilities. See § 27-5124 for detailed information.
Regulations Applicable to All Non-Tower Wireless Communications Facilities. See § 27-5125 for detailed information.
Regulations Applicable to all Small Wireless Communications Facilities. See § 27-5126 for detailed information.
Regulations Applicable to All Wireless Facilities. See § 27-5127 for detailed information.

See § 27-512: Wireless Communications Facilities for complete, detailed information.

Concentrated commercial mall

A one or two story building (or group of buildings) containing a collection of several adjacent retail stores, service establishments, or offices located on only one (or two) parcels of land and are sometimes referred to as “strip malls” and where long expanses of blank walls shall be avoided through the use of wall articulation. Breaking the continuous plane of the wall shall be accomplished by recessing vertical segments of the wall at several intervals, a course of brick (or similar masonry material) applied to the exterior walls at certain junctures in the wall, or changes in the material colors.

Conservation subdivisions

A conservation subdivision is one where lots or dwelling units are clustered closer together on a tract with the specific objective of creating large usable sections of open space on the remainder of the property and without substantially increasing density for the tract as a whole

Districts Where Allowed Districts where use is Permitted By Right.: R1, R2, RC

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
Conservation subdivisions shall be allowed in any district where residential uses are permitted. The purposes of conservation subdivision include:

•	Guiding the development of Smithfield Township consistent with its adopted Comprehensive Plan.
•	Guiding detailed analysis of parcels to identity the best areas for development and conservation.
•	Maintaining the existing landscape character by preserving open spaces and natural resources.
•	Preserving scenic views by minimizing views of new development from existing roads.
•	Preserving prime agricultural and forest land by concentrating housing elsewhere.
•	Providing common open space for recreation by home buyers and, if necessary, the community.
•	Providing lot sizes, housing choices and building densities for all age and income groups.
•	Providing buffering between residential development and nonresidential uses.
•	Minimizing disturbance to the existing environment while accommodating growth

Provided below is an illustration, followed by the regulations that shall apply to such development in Smithfield Township:

Only single-family detached and two family dwellings shall be employed in this concept. All other dwelling types shall be considered multi-family dwellings.

Development standards for streets, lot size, lot width, lot coverage and lot depth may be reduced, provided no dwelling structure (single-family or two family) is located on less than:

(1) Forty thousand square feet of land where both on-site sewer and water facilities are to be provided.
(2) Thirty thousand square feet of land where central water facilities and on-site sewer facilities are to be provided.
(3) Fifteen thousand square feet of land where on-site water facilities and central sewer facilities are to be provided.
(4) Seven thousand five hundred square feet of land where both central sewer and central water facilities are to be provided.

See § 27-5013 for complete, detailed information on conservation subdivisions.

Construction field sites

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Construction field sites for projects taking place in the area shall be subject to the following standards:

A. The use shall be a temporary one not to exceed one year in duration without an extension granted by the Board of Supervisors.
B. Access to the property shall require Township or PennDOT approval if accessed from a Township or State road.
C. Signs shall comply with the provisions for temporary signs contained herein.
D. Such construction field sites shall be limited to ED and M-1 Districts.

Continuing care facilities

A campus on which is provided a combination of, (1) independent living senior housing units for the elderly or disabled, (2) assisted living facilities, and (3) nursing home or skilled nursing care facilities, such that residents can transition from one life care setting to another through all phases depending upon their level of required assistance with the activities of daily living. Also referred to as “life care facilities” or “continuing care retirement communities.”

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R2

Vehicle Parking:
1 parking space for every 3 beds plus 1.5 parking spaces per employee computed using largest number of employees for any given shift.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A. The minimum lot area shall be 10 acres, unless located within the ED Economic Development District in which case the minimum lot area shall be five acres.

B. The facility shall be connected to a central sewer collection system.

C. Residences shall be functionally, physically and architecturally integrated with residential and recreational activity centers.
D. The site shall front on and have access to a collector or arterial road.
E. No building, activity or recreation facility shall be erected within 50 feet of a road line or within 100 feet of a lot line.
F. No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or other impervious surfaces.
G. The entire lot, except for areas covered by buildings, parking or loading area, shall be suitably landscaped and properly maintained.

H. A buffer area, planted and maintained in accordance with the provisions of the parking area buffer requirements outlined in § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C, shall be provided. The buffer area shall be located along all lot lines and shall be a width of 25 feet except where the lot line is a front lot line, where the buffer shall have a minimum width of 15 feet.

I. Sufficient exterior illumination of the site shall be required for convenience and safety. Refer to PART 5: SUPPLEMENTARY REGULATIONS, § 27-502: Supplementary Lot, Yard and Height Regulations , § 27-5026.

J. Facilities shall be of fire resistant construction.
K. The building shall conform to the Township or UCC Fire Code requirements, whichever are more restrictive.

L. Points of vehicular ingress and egress shall be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads.

M. Adequate off-street parking shall be provided for residents, employees and visitors as provided on the parking schedule found in Part 4.

N. A method of providing security for the well being of the residents and surrounding neighborhood shall be addressed.

O. The applicant shall furnish a description of the effect of the proposed use on the delivery of ambulance service. The description shall include a letter from the agencies responsible for ambulance service in the site’s vicinity. Such letter shall describe the adequacy/inadequacy of existing facilities and services to accommodate the proposed use and any suggestions that might enhance ambulance service. Should it be determined that the proposed use would overburden local ambulance service, the Township may attach conditions of approval that seek to assure adequate levels of service.

P. No commercial activity shall be permitted within any facility or on the premises except for personal services and miscellaneous retail sales of products (e.g., soda, candy, newspapers, health products) intended only for the use of residents, family visitors and employees. Where facilities are offered in a continuing care facility setting, uses may include medical facilities and commercial uses that are strictly related and subordinate to the residential/medical character of the campus and that directly serve the residents and employees of or visitors to the center. The uses should be chosen to reflect their local orientation to the immediate campus vicinity and should be of a size and scope so as to not to interfere with existing or proposed retail uses located in the off-campus area. Recreational and social uses, such as athletic facilities, community centers and assembly halls limited to use only by campus residents, employees or their guests may also be permitted.

Contractor’s business

Convenience stores, with or without fuel pumps

A retail store with a floor area of less than 2,500 square feet that sells groceries, convenience goods such as prepackaged food items, tobacco, periodicals, and other household goods, and may also sell gasoline; does not include automotive service stations.

Data centers

A facility used primarily for or intended to be used primarily for the housing, operation, and/or co-location of computer and communications equipment and for handling, storing and backing up the data necessary for the operation of a business or organizational entity. A data center generally includes environmental controls (air conditioning, fire suppression, etc.), redundant/backup power supplies, redundant data communications connections and high security.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
2 parking spaces each 1,000 square feet of gross floor area (for the first 5,000 square feet of gross floor area) and 1 parking space for each 2,500 square feet of gross floor area thereafter. (Any fractional square feet of gross floor area shall be rounded upward).
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Data centers and disaster recovery facilities which are permitted as principal permitted uses in the ED Economic Development District and the M-1 Industrial District shall be subject to the following additional standards:

A. Ancillary uses permitted in a data center or disaster recovery facility include offices and computer stations necessary for the operation of the facility, uninterrupted power source (UPS) rooms, back-up generators, and fuel storage, but may not include company offices, retail uses, or customer service operations.

B. Where a data center or disaster recovery facility is located adjacent to a residential or institutional property or zoning district, the following conditions shall apply:

(1) No barbed or razor wire shall be visible from neighboring residential or institutional properties or districts.
(2) Any backup generators or power systems shall be either:

(a) Fully enclosed within the principal structure.
(b) Located no closer than 200 feet from the nearest residential property or district.

C. No data center or disaster recovery facility or associated structures, including backup generators and fuel storage, may be located between the 100-year and 500-year flood elevations as shown in the most recent Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency for the Township.

D. No data center or disaster recovery facility shall be located within the conical, horizontal, transitional, primary or approach surface zones for an airport.

E. No data center or disaster recovery facility shall be located within 800 feet of a railroad, railroad station or railroad yard and freight station.

F. The volume of sound inherently and recurrently generated by the use shall not exceed the standards in this Section at the property boundary of the receiving land use.

(1) Sound levels shall be measured with a sound level meter and associated octave band filter manufactured according to standards prescribed by the American Standards Association on May 12, 1958.
(2) Objectionable sounds of an intermittent nature shall be controlled so as not to become a nuisance to adjacent uses.
(3) Maximum sound pressure levels shall not exceed those provided in the following table:

Octave Band (cycles per second)	Maximum Sound Pressure Level in Decibels (0.0002 dynes per square centimeter)
0-74	72
75-149	67
150-299	59
300-599	52
600-1,199	46
1,200-2,399	40
2,400-4,800	34
Above 4,800	32

G. The emission of any smoke, odorous gases or other odorous matter or steam in quantities that are offensive or noisome at any point along the boundary with an adjacent zoning district or residential property shall be prohibited.

H. No direct or reflected glare or heat from any source shall be detectable in objectionable amounts beyond the boundaries of the zoning district in which the use is located or at the boundary with an adjacent residential property.

I. Every use shall be operated so that ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point along any boundary of the zoning district in which the use is located or at the boundary with an adjacent residential property.

Day care facilities (home care only)

Any residential unit, including any outdoor play area, in which is provided care for four or fewer children or adults (other than immediate family members) on a regular basis, during a portion of the day or night, for the purpose of relieving the individual’s legal guardian of that care and responsibility, whether for compensation or other consideration or for free. (For differentiation, see definition of “babysitting.”)

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Day Care (Home Care) Facilities.
In addition to the provisions of § 27-511: Supplementary Regulations Applicable to Other Uses, § 27-5114A, General Provisions, below, home care day care facilities shall comply with the following:

(1) If care is provided to more than three children at any one time, the facility must have an approved and currently valid DPW registration certificate. Proof of DPW registration renewal must be supplied to the Township every year.

(2) Any external evidence of such use shall be limited to one non-illuminated sign subject to § 27-504: Sign Regulations.
(3) Day care homes shall only be permitted in single-family detached dwellings and shall not be permitted in accessory buildings.
(4) The person primarily responsible for the day care home shall be a full-time resident of that dwelling.
(5) No more than one person not in residence in the dwelling shall be employed in a day care home.

(6) A fence with a minimum height of four feet shall physically contain the children or adults within the outdoor play area. Natural or physical barriers may be used in place of fencing so long as such barriers functionally contain the children or adults.

(7) Day care (home care) facilities operated within a residence are not subject to the requirements for professional and home occupations (§ 27-508: Professional and Home Occupations) of this Chapter.

The provisions of this Section shall apply to child or adult day care facilities providing service for all or part of a twenty-four-hour day for children under 16 years of age, or for persons who are otherwise disabled. Day care facilities shall include both homes and commercial facilities as defined by this Chapter, many of which are subject to portions of the Pennsylvania Department of Public Welfare (DPW) Social Services Manual regulations, as may be amended from time to time. If the day care facility will be subject to DPW requirements, evidence of the ability to comply with said requirements must be presented as a part of the conditional use application. This Section does not apply to babysitting (as defined by this Chapter) or child day care service furnished in places of worship during religious services. Day care facilities, where permitted, shall be subject to the following standards:

General Provisions. The following general provisions apply to all child or adult day care facilities:

(1) Applications for day care facilities, where permitted, shall include copies of any required Federal and/or State licenses or permits or certificates indicating such licenses or permits have been granted.

(2) Failure to maintain such licenses and permits shall render Township authorization to use the property for these purposes null and void.

(3) All child day care facilities shall present to the Township a copy of their required State license upon request of the Zoning officer as well as demonstrate compliance with any other applicable State or local building and fire safety codes.

(4) The owner of a day care facility will allow appropriate representatives of the municipality to enter the property to inspect such use for compliance with the requirements of this Chapter.

(5) No portion of a day care facility shall be located within a 300-foot distance from any potentially hazardous land use or activity which could pose a threat to the safety of the children or adults, staff, or other occupants of the facility.

(6) Hours of outside play shall be limited to the hours of 8:00 a.m. until sunset, as defined by the National Weather Service.

(7) An outdoor play area, as required by DPW regulations, shall be provided for child day care facilities and shall not be located in the front yard.

(8) Adequate off-street parking and drop-off areas shall be provided.

(9) Fencing shall be provided to restrict children and adults from hazardous areas, such as open drainage ditches, well, holes, and arterial and major collector roads. Natural or physical barriers may be used in place of fencing so long as such barriers functionally restrict children and adults from these areas.

(10) The expansion of a home day care facility within a residential district to a commercial facility on that same property shall not be permitted.

(11) Child and adult day care facilities shall not provide medical or personal care services which extend beyond assistance with dressing, bathing, diet, and medication prescribed for self administration unless licensed to provide such services.

(12) When applying for a conditional use, the applicant shall submit a plan showing any existing or proposed outdoor play areas, outdoor play equipment, fencing, access drives, adjacent streets, adjacent hazardous land uses, on-site hazardous areas (as previously defined), merchandise delivery areas, parking spaces, and the child or adult drop-off circulation pattern.

(13) Day care facilities shall give written notice to local police and fire departments as to the scope of their operation, including number of customers, location of sleeping areas and hours of operation.

See § 27-5114 for complete, detailed information on day care facilities.

Day care facilities for resort guests and workers

Disaster recovery facilities

A building used for the continued operation of an off-site business in the event of a natural or man-made disaster that causes the interruption of that business. Such facilities may include digital storage of business documentation, records, and other information.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
2.5 parking spaces per 1,000 square feet of gross floor area.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Data centers and disaster recovery facilities which are permitted as principal permitted uses in the ED Economic Development District and the M-1 Industrial District shall be subject to the following additional standards:

A. Ancillary uses permitted in a data center or disaster recovery facility include offices and computer stations necessary for the operation of the facility, uninterrupted power source (UPS) rooms, back-up generators, and fuel storage, but may not include company offices, retail uses, or customer service operations.

B. Where a data center or disaster recovery facility is located adjacent to a residential or institutional property or zoning district, the following conditions shall apply:

(1) No barbed or razor wire shall be visible from neighboring residential or institutional properties or districts.
(2) Any backup generators or power systems shall be either:

(a) Fully enclosed within the principal structure.
(b) Located no closer than 200 feet from the nearest residential property or district.

C. No data center or disaster recovery facility or associated structures, including backup generators and fuel storage, may be located between the 100-year and 500-year flood elevations as shown in the most recent Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency for the Township.

D. No data center or disaster recovery facility shall be located within the conical, horizontal, transitional, primary or approach surface zones for an airport.

E. No data center or disaster recovery facility shall be located within 800 feet of a railroad, railroad station or railroad yard and freight station.

F. The volume of sound inherently and recurrently generated by the use shall not exceed the standards in this Section at the property boundary of the receiving land use.

(1) Sound levels shall be measured with a sound level meter and associated octave band filter manufactured according to standards prescribed by the American Standards Association on May 12, 1958.
(2) Objectionable sounds of an intermittent nature shall be controlled so as not to become a nuisance to adjacent uses.
(3) Maximum sound pressure levels shall not exceed those provided in the following table:

Octave Band (cycles per second)	Maximum Sound Pressure Level in Decibels (0.0002 dynes per square centimeter)
0-74	72
75-149	67
150-299	59
300-599	52
600-1,199	46
1,200-2,399	40
2,400-4,800	34
Above 4,800	32

G. The emission of any smoke, odorous gases or other odorous matter or steam in quantities that are offensive or noisome at any point along the boundary with an adjacent zoning district or residential property shall be prohibited.

H. No direct or reflected glare or heat from any source shall be detectable in objectionable amounts beyond the boundaries of the zoning district in which the use is located or at the boundary with an adjacent residential property.

I. Every use shall be operated so that ground vibration inherently and recurrently generated is not perceptible, without instruments, at any point along any boundary of the zoning district in which the use is located or at the boundary with an adjacent residential property.

Distribution plants

Emergency service facilities

Facilities operated by public agencies for public safety and emergency services, including police and/or fire protection, emergency medical and ambulance service, and related administrative facilities.

Farmer’s market

The seasonal selling or offering at retail of meat, eggs, dairy, bread, grains, fruits, vegetables or other produce, flowers, indoor plants, vases, handmade artistic products such as shawls and quilts, and other products where the vendors are individuals who have raised or created the products or have taken on retail sale consignment for them. Any applicable permits for such sales or offerings must be secured by the vendor.

Federal, state and county buildings and uses

Buildings and uses occupied by Federal, State and County governmental agencies or operations.

Forestry and forest reserves

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.

Fulfillment centers

A fulfillment center is a part of the supply chain and serves as the hub for all logistics processes needed to get a product from the seller to the customer. It handles the entire order fulfillment process, ranging from order picking and processing to packaging and shipping. A third-party provider uses the fulfillment center to receive, process, and fulfill customer orders for e-commerce retailers that are looking to streamline their operations. A fulfillment center exists to get online orders to customers in a timely fashion and relieve e-commerce companies of managing this process. Unlike warehouses that are more static or inactive, a fulfillment center has continuous movement and is a much more complex operation which provides a variety of order fulfillment services, including receiving inventory, generating pick lists and picking products, kitting and assembling items, packing boxes, labeling shipments, shipping orders and managing returns. For example, packages move on a conveyor belt while workers sort small and large orders and prepare them for shipping with Amazon Delivery or a third-party company like United Parcel Service.

Funeral home or mortuary

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

Gambling

Any facility where gaming activities, including casinos, off-track betting or similar activities, are offered, but excluding nonprofit fundraising events where various activities such as bingo are conducted with required permits.

Garden center

Greenhouse

A horticultural use or operation occurring within a partially or totally enclosed structure, including but not limited to the sale of products produced in such structure.

Hospital

A State-licensed facility providing primary health services and medical or surgical care to persons suffering from illness, disease, injury, deformity, and other abnormal physical or mental conditions and including, as an integral part of the institution, related facilities, such as laboratories, outpatient facilities, training facilities, and medical offices.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
1 parking space for every 325 sf. of gross floor area.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hospital, specialty hospital and medical center uses, where permitted, shall be subject to the following standards:

A. The use shall front on and have direct access to a collector or arterial road.

B. Emergency and service entrances shall be located so as to be least offensive to adjoining residential uses.

C. Where the use adjoins existing residential uses or a residential district, buffer planting shall be provided in a twenty-five-foot buffer yard in accordance with the provisions of § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C.

D. Parking areas shall be adequately screened from any existing adjacent residential use or residential district.

E. When proposed as an accessory use to a hospital, specialty hospital, an athletic facility or health club and a health and wellness center shall meet the district regulations, bulk and other requirements for the proposed facility it is to be accessory to, as well as separate parking requirements outlined in Schedule II.

F. When proposed as an accessory to a hospital, an ambulatory surgical center shall meet the district, bulk and parking regulations applicable to the primary hospital use.

Hotel

A building or part thereof which has a common entrance, common heating system, and general dining room, and which contains six or more living and sleeping rooms designed and used primarily for temporary occupancy by transients for compensation.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: RE

Vehicle Parking:
4 parking spaces for every 3 sleeping rooms. See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hotels, motels and inns, where permitted, shall be subject to the following standards:
A. There shall be no more than one guest room for every 10,000 square feet of lot area. However, in the ED District, one guest room shall be allowed for every 1,000 square feet of lot area.

B. All principal and accessory buildings and structures shall cover a total of not more than 25% of the lot.

C. The use of essential exterior light facilities and/or outdoor public address systems shall be subject to approval by the Township Supervisors.

D. The minimum lot area shall be five acres (10 acres in the case of inns), and the lot shall be not less than 300 feet deep with at least 300 feet fronting on a road right-of-way.

E. No building, activity area or recreation facility shall be erected within 50 feet of a road or lot line.

F. Points of vehicular ingress and egress should be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads. Adequate off-street parking shall be at least 25 feet from all lot lines.

Incentivized development

Indoor flea markets

An occasional or periodic market held in an open area or structure where goods are offered for sale to the general public by individual sellers.

Indoor shooting range

Where firearms are discharged indoors.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
1 parking space for every 3 persons of total capacity or 1 parking space for every 200 square feet, whichever is greater.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Indoor shooting ranges shall be subject to the following additional standards:

A. All activities associated with the discharge of firearms at an indoor shooting range shall take place within an enclosed building. No such activities shall take place outdoors.

B. Sound abatement shields, sound scrubbers or equivalent barriers shall be installed on shooting ranges so as to keep all noise, sounds, concussions, and vibrations within the boundary lines of the property in question, unless significant natural barriers exist that provide the same level of protection, noise abatement, and control.

C. All indoor activities, including shooting of projectiles and storage of projectiles, shall comply with the most current published standards and guidelines of the National Rifle Association and Field Archery Association, as applicable.

D. The storage of ammunition shall be limited to only that utilized for each day’s activity, and in no event shall ammunition remain on the property for greater than 24 hours. The storage of live ammunition may only occur indoors in an area secured from general access.

E. The number of active shooters shall be limited to the number of firing points or stations identified on the development plan.

F. Illegal substances, drugs, and alcoholic beverages are prohibited.

Inns

A combination of eating, lodging and recreational enterprises for extended stay vacations on land area of 10 acres or more, but not including any enterprise where more than 50 lodging accommodations are provided.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1, RE Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
4 parking spaces for every 3 sleeping rooms. See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hotels, motels and inns, where permitted, shall be subject to the following standards:

A. There shall be no more than one guest room for every 10,000 square feet of lot area. However, in the ED District, one guest room shall be allowed for every 1,000 square feet of lot area.

B. All principal and accessory buildings and structures shall cover a total of not more than 25% of the lot.

C. The use of essential exterior light facilities and/or outdoor public address systems shall be subject to approval by the Township Supervisors.

D. The minimum lot area shall be five acres (10 acres in the case of inns), and the lot shall be not less than 300 feet deep with at least 300 feet fronting on a road right-of-way.

E. No building, activity area or recreation facility shall be erected within 50 feet of a road or lot line.

F. Points of vehicular ingress and egress should be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads. Adequate off-street parking shall be at least 25 feet from all lot lines.

Keeping of other animals

Districts Where Allowed Districts where use is Permitted By Right.: R1, R2, RC

Development Requirements:
Keeping of Other Animals. The keeping of other animals, defined as cows, steers, goats, sheep, swine, llamas and other similar domesticated animals, including exotic species such as emus and llamas, fowl and fur-bearing animals, shall be permitted as an accessory use to a single-family residence in any district in accord with the following criteria except that the regulations of this subsection shall not apply to the keeping of horses (see instead the above for applicable standards) or household pets such as dogs and cats:

A. Except as provided herein, a minimum parcel of five acres shall be required for the keeping of other animals.

B. The keeping of any such animal on a parcel of less than 10 acres shall be considered a conditional use and the Township may require additional setbacks and/or buffers in accord with the conditional use standards of this Chapter. Such activities shall only be permitted in R-1 and RC Districts.

C. The keeping of any such other animal on a parcel of less than five acres shall be considered a conditional use and the Township may require additional setbacks and/or buffers in accord with the conditional use standards of this Chapter. Such activities shall only be permitted in R-1, R-C and B-1 Districts.

D. The keeping of fowl and small fur-bearing animals (such as ferrets, skunks, minks and rabbits) and all referenced in this subsection as “small animals” is allowed under the following applicable standards and on lands less than the minimum five acres noted in Subsection 4A of this Section and without the need for a conditional use permit noted in Subsection 4C of this Section as follows:

(1) Fowls – a total of 12. No roosters, no guinea hens and no peacocks.
(2) Small fur-bearing animals – a total of four in any combination.

(3) Confinement Standards.

(a) All small animals shall be kept confined in quarters as described below and no part of which shall be closer than 25 feet from the exterior footprint of any dwelling or any property line or road or alley.

(b) The owner or the keeper (or both as the case may be) of small animals shall confine the animal in an enclosure that is safe and secure and sufficient to prevent such animal from running at large; and such enclosure shall be of a size conducive to good sanitation practices, allows the animal adequate exercise, prevents escape and where sanitary drainage facilities shall be provided.

(c) Every owner or keeper of a small animal shall cause the litter and droppings from such animal to be collected daily in a container or receptacle of such type that, when closed, shall be vector-proof (including, but not limited to, mosquitoes and rodents) and fly-proof; and every such container or receptacle shall be kept closed. At least twice a week every owner or keeper shall cause all litter and droppings so collected to be disposed of in a proper, sanitary and nonhazardous manner and as not to permit the presence of fly larvae.

(d) Every owner or keeper of small animals shall cause all animal feed to be stored and kept in a vector-proof and fly-proof building, box, container or receptacle that is closed at all times.

(e) Any small animal that is not being kept in a safe, secure, healthy, sanitary manner may be ordered to be removed from a property by the Township Zoning Officer and the full costs of such removal and relocation of said animal to be borne by owner or keeper of said animal(s).

(f) There will not be any animal husbandry or commercial sales of small animals, or animal by-products (except chicken eggs), whether wholesale, retail or otherwise.

(g) An outside run is permitted if connected to the enclosure described above and is escape-proof, safe, secure and sanitary.

(h) If an outside run is provided, it shall be no larger than 10 square feet.

E. The keeping of bees shall be limited to six hives if under one acre of land; otherwise, the limit is as follows:

(1) One to five acres – 20 hives.
(2) Greater than five acres – 40 hives.
(3) No animal husbandry or commercial sales of bees or bee by-products is allowed, whether wholesale, retail or otherwise.

F. The following number of animals may be kept on additional acreage:

(1) Cows or steers – one per each two additional acres.
(2) Swine – one per each two additional acres.
(3) Goats or sheep – two per each one additional acre.
(4) Fowl, rabbits, or other small fur-bearing animals – 25 per each one additional acre.

G. No stable building, pen, feed lot, corral, manure storage area or other area where animals are concentrated shall be located less than 200 feet from any adjoining property line and 150 feet from any public or private road.

H. All animals shall be restricted from grazing or intruding upon any adjoining property.

I. No swine shall, in any case or manner, be kept less than 200 feet from any adjoining property line and 150 feet from any public or private road.

J. Nothing herein shall apply to the keeping of household pets indoors or the keeping of animals for 4-H and similar youth projects on a temporary noncommercial basis.

Kennels for resort customers

Any facility where more than four dogs or similar domestic animals over six months of age are kept, boarded or trained, whether or not commercially operated.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: RE

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Kennels (including animal day care centers where the animals are boarded for any length of time on a commercial basis) shall be subject to conditional use review criteria and the following standards:

A. A minimum parcel of three acres shall be required.

B. No structure used for the keeping of animals shall be located closer than 125 feet to any property line or 100 feet to any public or private road.

C. Parking shall be provided in accord with the requirements of this Chapter.

D. A noise barrier consisting of a solid fence not less than six feet in height or a dense vegetative planting of not less than six feet in height shall be provided at a distance not to exceed 15 feet and fully encircling all kennel areas not enclosed in a building.

E. All animals shall be restricted from using kennel areas not fully enclosed in a building from 8:00 p.m. to 8:00 a.m.

F. Kennels shall be supervised by an on-site contact person during the day.

Kennels, commercial

Any facility where more than four dogs or similar domestic animals over six months of age are kept, boarded or trained, whether or not commercially operated.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
Kennels (including animal day care centers where the animals are boarded for any length of time on a commercial basis) shall be subject to conditional use review criteria and the following standards:

A. A minimum parcel of three acres shall be required.

B. No structure used for the keeping of animals shall be located closer than 125 feet to any property line or 100 feet to any public or private road.

C. Parking shall be provided in accord with the requirements of this Chapter.

D. A noise barrier consisting of a solid fence not less than six feet in height or a dense vegetative planting of not less than six feet in height shall be provided at a distance not to exceed 15 feet and fully encircling all kennel areas not enclosed in a building.

E. All animals shall be restricted from using kennel areas not fully enclosed in a building from 8:00 p.m. to 8:00 a.m.

F. Kennels shall be supervised by an on-site contact person during the day.

Laboratories

A building or group of buildings in which are located facilities for scientific research, investigation, testing, or experimentation, but not facilities for the manufacture or sale of products, except as incidental to the main purpose of the laboratory.

Lawful uses not otherwise permitted

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
This section is intended to provide, by conditional use, for any lawful use that is required to be permitted by the Pennsylvania Municipalities Planning Code and which is not otherwise permitted in any other use categories described in this Section. A lawful use not otherwise permitted shall be subject to the following requirements in addition to the regulations found in § 27-704: Permit Application Procedures for Conditional Uses of this Chapter:

A. The use must comply with the open space, impervious surface, area, lot area, and dimensional requirements of the district in which the use is proposed.

B. The applicant must demonstrate that the use proposed will comply with all permit requirements of the Pennsylvania Department of Environmental Protection or any other commonwealth or Federal government agency which regulates such use.

C. A buffer area shall be established in accordance with the conditions imposed upon the granting of conditional use approval which is sufficient to adequately screen the lawful permitted use from other uses in the vicinity. The buffer area shall be of sufficient width to protect the surrounding area from the objectionable effects of the proposed use, including, but not limited to, noise, dust, vibration, odor, illumination, visual effects and the like.

D. In addition, conditional use approval will only be granted by the Board of Supervisors after it has determined that the granting of such will not result in additional threats to public safety or extraordinary public expense, create nuisances, cause fraud or victimization of the public or conflict with local laws or ordinances.

Light manufacturing

Any production use with no or low environmental impacts carried on in a completely enclosed building such as, but not limited to, commercial kitchens, the production and/or assembly of photographic equipment, precision instruments, ceramic products, electrical or electronic equipment, components and accessories, electronic or mechanical measuring instruments and control devices, optical equipment, communication equipment, computers, instruments, accessories and supplies used in medical diagnosis or treatment, material recovery facilities or other recycling facilities. Light manufacturing shall not include what are commonly known as “CAFOs,” i.e., concentrated animal feed operations such as chicken farms, turkey farms, pig farms, and similar animal farms and feeding operations.

Lodging accommodations

Within a resort lodging may be in multiple-unit or single-unit buildings and may include kitchen facilities separate from the restaurants and eating facilities provided at the resort for the public. Lodging accommodations at a resort shall not have a location-based mail delivery address separate from that of the resort itself.

Logistics distribution and/or depots

An area and/or structure where trucks load and unload goods, products, materials and other freight on a regular basis, or where tractor trailers are transferred from one tractor cab to another for the purpose of continuation to another destination, or where trucks or tractors or tractor trailers are stored, parked or waiting for dispatch or where the same may be broken down or aggregated into smaller or larger loads for transfer to other motor vehicles or modes of transporation or to other points or junctions.

Lumber yard

A facility where building materials such as lumber, plywood, drywall, paneling, cement blocks and other cement products, and other building products are stored and sold. Lumberyards may also process lumber by performing millwork, planing, cutting, and other customizing processes.

Major mixed use development

An adjacent development tract that meets the requirements of this Chapter for a major mixed use development at the time of the initial submittal of a subdivision or land development plan for the property, and which may include the subdivision of new lots; provided, that each new lot continues to comply with the major mixed use development requirements, unless specifically approved otherwise by the Board of Supervisors.

Medical center

A campus or large building where medical offices, outpatient facilities, and other associated medical and health care services are located. A medical center does not include a hospital or specialty hospital use.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
1 parking space for every 325 sf. of gross floor area.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hospital, specialty hospital and medical center uses, where permitted, shall be subject to the following standards:

A. The use shall front on and have direct access to a collector or arterial road.

B. Emergency and service entrances shall be located so as to be least offensive to adjoining residential uses.

C. Where the use adjoins existing residential uses or a residential district, buffer planting shall be provided in a twenty-five-foot buffer yard in accordance with the provisions of § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C.

D. Parking areas shall be adequately screened from any existing adjacent residential use or residential district.

E. When proposed as an accessory use to a hospital, specialty hospital, an athletic facility or health club and a health and wellness center shall meet the district regulations, bulk and other requirements for the proposed facility it is to be accessory to, as well as separate parking requirements outlined in Schedule II.

F. When proposed as an accessory to a hospital, an ambulatory surgical center shall meet the district, bulk and parking regulations applicable to the primary hospital use.

Medical offices

A building which contains professionals who dispense health services and provide testing where patients are admitted for examination and treatment on an outpatient basis.

Membership clubs, camps and associations

MEMBERSHIP CLUB AND CAMP
An association of persons which is the owner, lessee or occupant of an establishment operated solely for a recreational, social, fraternal, religious, political or athletic purpose whose activities are confined to the members and guests, are not extended to the general public, and include the establishment so operated; but does not include such clubs and camps the chief activity of which is a service customarily carried on primarily for business or gain.

Mixed use building

A building designed to encourage a diversity of compatible land uses, which include a mixture of two or more of the following uses: residential, institutional, civic, office, commercial, or retail use and where long expanses of blank walls shall be avoided through the use of wall articulation. Breaking the continuous plane of the wall shall be accomplished by recessing vertical segments of the wall at several intervals, a course of brick (or similar masonry material) applied to the exterior walls at certain junctures in the wall, or changes in the material colors.

Mobile home parks

A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.

Motel

A building, or group of buildings, whether detached or in connected units, used as individual sleeping or dwelling units with direct outside access, designed and used primarily for temporary occupancy by transients for compensation. The term “motel” includes buildings designed as tourist courts, motor lodges, auto courts, and other similar appellations, but shall not be construed to include mobile homes or travel trailers.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: RE

Vehicle Parking:
4 parking spaces for every 3 sleeping rooms. See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hotels, motels and inns, where permitted, shall be subject to the following standards:

A. There shall be no more than one guest room for every 10,000 square feet of lot area. However, in the ED District, one guest room shall be allowed for every 1,000 square feet of lot area.

B. All principal and accessory buildings and structures shall cover a total of not more than 25% of the lot.

C. The use of essential exterior light facilities and/or outdoor public address systems shall be subject to approval by the Township Supervisors.

D. The minimum lot area shall be five acres (10 acres in the case of inns), and the lot shall be not less than 300 feet deep with at least 300 feet fronting on a road right-of-way.

E. No building, activity area or recreation facility shall be erected within 50 feet of a road or lot line.

F. Points of vehicular ingress and egress should be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads. Adequate off-street parking shall be at least 25 feet from all lot lines.

Motel/hotel or inn without an indoor lobby

MOTEL
A building, or group of buildings, whether detached or in connected units, used as individual sleeping or dwelling units with direct outside access, designed and used primarily for temporary occupancy by transients for compensation. The term “motel” includes buildings designed as tourist courts, motor lodges, auto courts, and other similar appellations, but shall not be construed to include mobile homes or travel trailers.

HOTEL
A building or part thereof which has a common entrance, common heating system, and general dining room, and which contains six or more living and sleeping rooms designed and used primarily for temporary occupancy by transients for compensation.

INN
A combination of eating, lodging and recreational enterprises for extended stay vacations on land area of 10 acres or more, but not including any enterprise where more than 50 lodging accommodations are provided.

Moving vehicle rental and supply establishments

Multi-family dwellings

A building containing three or more individual dwellings with separate cooking and toilet facilities for each dwelling.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R2

Vehicle Parking:
2 parking spaces per dwelling unit. See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Development Requirements:
A. Procedure. See § 27-5061A for details.

B. Parcel Size and Density. All land proposed for a multi-family dwelling project shall be contiguous.
The total number of dwelling units permitted shall be calculated by taking the total acreage of the development (including all areas to be devoted to open space), deducting the following acreage:

(1) Land contained within public rights-of-way.
(2) Land contained within the rights-of-way of existing or proposed private streets. Where formal rights-of-way are not involved, the width of the street shall be assumed as 50 feet.
(3) Land contained within the boundaries of easements previously granted to public utility corporations providing electric or telephone service, and any petroleum products pipeline rights-of-way.
(4) The area of water bodies including lakes, ponds and streams (measured to the normal high water mark on each side); floodplains, wetlands; quarries; areas with slope in excess of 24% or greater, and areas used for improvements (e.g., roads, recreational facilities, stormwater facilities, etc.); and dividing the remainder by 6,700 square feet per dwelling unit.

C. Open Space.
All areas of a development not conveyed to individual owners; and not occupied by buildings and required or proposed improvements shall remain as permanent open space or be dedicated to recreation area to be used for the sole benefit and enjoyment of the residents of the particular units being proposed. Such open space shall be part of the same parcel and contiguous and shall be subject to the following regulations:

(1) Recreation areas shall be immediately adjacent to the proposed units and freely and safely accessible to all residents of the development and shall not be used to fulfill open space requirements for residents of other future units or provide recreational areas for residents of other future units.

(2) Land designated as open space shall be maintained as open space and may not be separately sold, used to meet open space or recreation area requirements for other developments, subdivided or developed excepting that a holding zone may be reserved for future development pursuant to density and other zoning requirements as they presently exist, provided such lands are specifically defined and indicated as “reserved for future development” on all plats, Such lands shall not be included in calculating permitted density for the proposed development. These provisions, however, shall not be construed as granting or reserving to the developer any rights or privileges to develop on the basis of a “pre-approved plan” if density or other zoning requirements shall have been modified to prelude such development.

(3) Open space areas shall be maintained so that their use and enjoyment are not diminished or destroyed, Such areas may be owned, and maintained by either one or both of the following mechanisms:

(a) Dedication to a property owners association which assumes full responsibility for maintenance of the open space.
(b) Deed-restricted private ownership which shall prevent development of the open space, provide for its maintenance and protect the rights of owners or occupants of dwelling units to use and enjoy, in perpetuity, the open space as shall have been dedicated to recreation area for the project.

Whichever mechanism(s) may be used, the developer shall provide, to the satisfaction of the Township and prior to the granting of any final plan approval, for the perpetual maintenance of the open space and also the use and enjoyment of the recreation area by residents of the units being approved. No lots shall be sold nor shall any building be occupied until and unless such arrangements or agreements have been finalized and recorded.

(4) At least 50% of the designated recreation area shall be usable for active recreational activities and shall not include swamps, quarries, slopes over 25% in grade, or acreage used for improvements. Storm drainage facilities are considered improvements.

(5) Developments of 50 units or more shall also include parks and playgrounds according to the following formula: 1/2 acre per 50 units.

D. Design Criteria.
The following design criteria shall apply to multi-family developments:

(1) There shall be no more than 10 dwelling units in each multi-family building, except that the Board of Supervisors may grant a conditional use for a greater number of units for purposes of accommodating the needs of the elderly or handicapped or to create more open space.

(2) No structure shall be constructed within 50 feet of any access road to or through the development or within 10 feet of the edge of any parking area.

(3) Access roads through the development shall comply with the street requirements of the Township subdivision regulations [Chapter 22: Subdivision and Land Development] for minor roads.

(4) No multi-family development shall be served by more than one access from any public highway, unless topographic or other physical circumstances dictate the use of more than one access for safety reasons.

(5) Parking shall be provided in accord with the requirements of § 27-402: Off-Street Parking and Loading Requirements. hereof. Industry studies may, in the discretion of the Board of Supervisors, be used to adjust the amount of parking required to fit the particular needs of a project. Multi-family units designed for time-shared use (where multiple occupancies of the same units are involved, including two key units) shall be considered single dwelling units for purposes of these regulations, provided that no such units shall be provided with less than 1 1/2 parking spaces.

(6) All multi-family structures shall be separated by a distance at least equal to the height of the highest adjoining structure; a minimum of 40 feet.

(7) All multi-family structures, improvements and any effluent disposal areas shall be a minimum of 50 feet from any exterior property lines and any public road right-of-way.

(8) Landscaping shall be provided in accord with the requirements hereof.
(9) Multi-family developments shall be subject to the stormwater management requirements of the Township subdivision regulations [Chapter 22: Subdivision and Land Development].

(10) Sidewalks shall be provided from all buildings and/or units to their respective parking area and shall be of a design approved by the Township and shall be a minimum of three feet in width improved to a mud-free condition.

(11) Exterior storage areas for trash and rubbish shall be screened from public view on three sides and shall be contained in covered, vermin-proof containers. Interior storage areas for trash and rubbish shall at all times be kept in an orderly and sanitary fashion.

E. Water and Sewage.
All multi-family developments shall be served with community or central sewage facilities and water supplies. Developers proposing the use of either community subsurface sewage disposal or treatment involving a stream discharge shall have first investigated and determined that land application of effluent is not feasible. Effluent disposal areas shall be subject to the setback requirements applicable to other multi-family buildings and structures. Developments using sub-surface or land application sewage disposal shall identify on the development plan reserve areas suitable for similar sewage disposal to be used in the case of the malfunction of the primary system.

F. Nonresidential Use.
Nonresidential uses shall not be permitted in a multi-family development. Such ancillary facilities as laundry areas, service buildings recreational facilities and the like for the use of the residents of the project shall be permitted. Where a developer proposes to construct multi-family units on property on which there are existing nonresidential uses (other than ancillary facilities and open space uses) there shall be a minimum setback of the multi-family structures from such uses of 200 feet and the parcels shall be clearly segregated.

G. Conversions of Existing Structures. See § 27-5061G for details.

H. Common Property Ownership and Maintenance.
In cases where the ownership of common property is involved, evidence of arrangements for the continuous ownership and maintenance of same shall be provided by the developer for approval by the Township. This shall specifically include, but not be limited to, provisions dealing with the ownership and maintenance of open space, improvements and utilities. Said arrangement shall indemnify the Township of any responsibility associated with same; and shall be prepared in accord with the Township Subdivision and Land Development Ordinance [Chapter 22: Subdivision and Land Development]. The developer shall also submit evidence of compliance with the Pennsylvania Condominium Law or an attorney’s opinion that said law does not apply to the subject project.

Municipal buildings and uses

A property, structure or use owned or occupied and by Smithfield Township. Such use shall include but not be limited to municipal administration buildings, police barracks, libraries, parks and recreational facilities, and parking lots or structures or road maintenance facilities.

Municipal recreation and entertainment facilities

MUNICIPAL BUILDINGS AND USES
A property, structure or use owned or occupied and by Smithfield Township. Such use shall include but not be limited to municipal administration buildings, police barracks, libraries, parks and recreational facilities, and parking lots or structures or road maintenance facilities.

No-impact home-based business

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

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

Noncommercial keeping of household pets

Nursery

An operation for the cultivating, harvesting, and sale of plants, bushes, trees, and other nursery items grown on site and related accessory sales and uses.

Nursing home or skilled nursing facility

A licensed institution or facility in which full-time skilled nursing care and related medical or other health services are provided for a period exceeding 24 hours, for two or more individuals, who are not relatives of the administrator, who are not acutely ill and not in need of hospitalization, but who, because of age, illness, disease, injury, convalescence or physical or medical infirmity, are unable to care for themselves. No care for the acutely ill or surgical or obstetrical services shall be provided in such a facility.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R2

Vehicle Parking:
1 parking space for every 3 beds plus 1.5 parking spaces per employee computed using largest number of employees for any given shift.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A nursing facility licensed by the Pennsylvania Department of Health which is set up to provide long-term health care primarily to senior residents with chronic diseases or disabilities. This use does not include assisted living facilities, but may be part of a continuing care facility. Nursing homes shall meet the following requirements:

A. The maximum density shall be 20 beds per acre of net buildable site area. For the purposes of this use, a bed shall be used as the indicator of the capacity of the facilities, so that the maximum capacity of the facility shall not exceed 20 beds per acre of the adjusted tract acreage.

B. A buffer area, planted and maintained in accordance with the provisions of the parking area buffer requirements outlined in § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C, shall be provided. The buffer area shall be located along all lot lines and shall be a width of 25 feet except where the lot line is a front lot line, where the buffer shall have a minimum width of 15 feet.

C. A minimum of 40% of the tract shall be devoted to open space, which shall be area which is not used for building, parking, paving, loading areas, detention basins, accessory buildings, rights-of-way, etc., but the open space may include minimum yard requirements. All open space shall be landscaped, or, if wooded, may be left in its natural state.

D. For the purposes of this use, the open space must be contained within the lot which will ultimately include the nursing home. The use of required open space area for recreation facilities for nursing home residents is encouraged.

See § 27-5113 for more detailed information.

One-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 building.

One-family detached dwellings (part of resort)

A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjacent building.

Open space and low intensity outdoor recreational uses

Any parcel or area of land or water essentially unimproved and set aside, dedicated, designated or reserved for public or private use or enjoyment, or for the use and enjoyment of owners and occupants of land adjoining or neighboring such open space.

Outdoor recreation and entertainment facilities

Commercial facilities intended for outdoor leisure time activities including, but not limited to, swimming clubs, golf courses, tennis clubs, archery ranges and similar uses, but excluding outdoor movie theaters and outdoor shooting ranges. This shall not include public or private community recreational facilities operated on a nonprofit basis

Outdoor shooting ranges

Outdoor storage facilities

An establishment where boats, recreational vehicles and other operable equipment is stored for rent on a seasonal or temporary basis not to exceed eight months, not including junkyards, automotive sales or other equipment sales.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Outdoor storage facilities, where permitted, shall be subject to the following standards:

A. No highly inflammable or explosive liquids, solids, or gases shall be stored in bulk above ground. Tanks or drums of fuel directly connected with heating devices or appliances located on the same premises as the tanks or drums of fuel are excluded from this provision.

B. All outdoor storage facilities shall be enclosed by a fence or wall adequate to conceal such facilities and the contents thereof from adjacent property. Such walls and fences shall be distant not less than 20 feet from all property lines which abut an R District or existing residential development, but in any other case shall be distant not less than 10 feet from any property line and shall be distant not less than 25 feet from any public street. The area between the fence or wall and the property line shall be developed as a buffer area and provide screening in accordance with Chapter 22: Subdivision and Land Development, § 22-302: Definitions, § 22-11011E.

C. No materials or wastes shall be deposited on any premises in such form or manner that they may be transferred off such premises by natural causes or forces.

D. All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible by or otherwise attractive to rodents or insects shall be stored only in closed containers.

E. Parking spaces for commercial vehicles, trailers, boats or other large items shall have an area sufficient to provide a minimum of three feet on each side or end. Each space shall have a minimum width of 15 feet and a minimum length of 40 feet.

F. Parking areas shall have adequate and well designed access points. No entrance or exit to the parking area shall be located within 50 feet of any road intersection. Access points connected to a State highway will require highway occupancy permits from the Pennsylvania Department of Transportation.

G. Access drives and access aisles shall be paved with 2 1/2 inches of ID-2 bituminous concrete placed over a six-inch thick base course of bank run gravel; hard, durable shale or crushed stone. Parking spaces shall be arranged and marked for orderly and safe movement of vehicles. With the following exceptions: designated employee parking, overflow parking, long term parking (parking in excess of 12 hours). The above exceptions may be constructed with a pervious surface acceptable to the Supervisors.

H. Parking areas shall be properly graded and drained to dispose of all surface water without increasing flow to adjacent properties. A soil erosion and sedimentation plan approved by the Monroe County Conservation District shall be required.

I. Access drives leading to parking areas shall be not less than 22 feet wide for two way traffic or 17 feet wide for one way traffic. Access aisles leading to parking spaces shall not be less than 26 feet for 90º parking, 20 feet for 60º parking, seventeen-foot for 45º parking, 17 feet for 30º parking and 14 feet for parallel parking. No access aisle for two way traffic shall be less than 20 feet wide.

J. Parking areas designed for use between sunset and sunrise shall be illuminated with an average of not less than 1 1/2 foot candles on the pavement. Adequate shielding shall be provided to protect adjacent properties from glare of such illumination or cause illumination in excess of 1/2 foot candles, either directly or indirectly beyond the property lines of the parking area.

K. Wherever a parking area over five spaces is located across the road from or within 50 feet of lands in a residential district, the parking area shall be screened from view of such land, except for access aisles, by a wall, fence or hedge approved by the Supervisors.

L. The parking of a refuse/trash, or any other type of waste hauling vehicle unattended for more than two hours is prohibited. The parking of vehicles carrying inflammable fuels or explosives unattended for more than two hours is prohibited.

M. All parking areas shall be landscaped and buffered in the manner required for commercial uses.

N. The owner/operator of the facility shall maintain a register of all items in storage and the owner of each item.

Paper mills

The manufacture of paper and paperboard, from both raw and recycled materials, and their conversion into products.

Personal services

A use which provides an individual service generally related to personal needs such as beauty and barber shops, laundromats or dry cleaners, tanning salons, tattoo parlors, travel agencies, and similar type uses. Such use does not include medically related services.

Place of worship

A church, synagogue, temple, mosque, or other facility that is used for prayer or worship by persons of similar beliefs. Parish houses, parsonages or other housing for members of the clergy are permitted as an ancillary use when clearly secondary to the use of the property as a place of worship.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
1 parking space for every 2.5 seats or persons to be accommodated.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Planned residential developments (PRDs)

An area of land, controlled by a landowner, to be developed as a single entity for a number of dwelling units, or combination of residential and nonresidential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling, or use, density, or intensity, lot coverage and required open space to the regulations established in any one district created, from time to time, under the provisions of this Chapter.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R1, R2, RC, RE

Vehicle Parking:
A. Parking shall be provided in accord with the requirements of § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards and Schedule II hereof.
B. Nonresidential off-street parking areas shall be screened from adjacent structures, access roads and traffic arteries, by hedges, dense planting, earth berms, or changes in grade or walls. All parking areas shall be a minimum of 20 feet from all structures, access roads and traffic arterials.
C. No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by landscaping approved by the Board of Supervisors.
D. No more than 60 parking spaces shall be accommodated in any single parking area.
E. The construction of off-street parking areas must be in conformance with construction standards set forth in the Township Subdivision Ordinance [Chapter 22: Subdivision and Land Development].
F. Boats and/or recreational travel trailer vehicles shall not be parked in any driveway or other parking space for more than 24 hours, except in an area which developer may specifically set aside for such purpose. Such special area shall be adequately screened from view of any adjacent residential area.

Development Requirements:
1. Purposes. See § 27-5051 for details.
2. Definitions. See § 27-5052 for terms associated with planned residential developments.
3. Eligibility Requirements. See § 27-5053 for details.

4. Land Use and Land Use Density.

A. Residential Uses. A mix of housing types appropriate to the PRD site and the surrounding area, determined according to the provisions set forth in § 27-50511 and § 27-50513, may include the following residential uses:

(1) Detached single family dwellings.
(2) Semi-detached two family dwellings.
(3) Attached single family dwellings (townhouses).
(4) Garden apartments.

B. Nonresidential Uses. The following nonresidential uses may be permitted in a planned residential development to the extent that they are compatible and harmoniously incorporated into the unitary design of the planned residential development. Nonresidential uses shall not precede residential development, except for golf courses and ski slopes. Nonresidential uses shall be designed to serve the residents of the planned residential development and may also be used by members of the general public on a commercial basis:

(1) Commercial uses such as retail shops or stores, service businesses, restaurants, golf courses containing at least 18 holes and ski slopes.
(2) Professional or business office uses, including branch banks.
(3) Institutional uses such as private schools, nursery schools and day care centers, places of worship, community activity centers, and nursing homes or skilled nursing facilities.

5. Land use density within planned residential developments shall be regulated by the following general standards:

A. The total number of dwelling units shall not exceed the permitted number allowable under Schedule I of this Chapter for districts in which the site is located. In computing the maximum number of dwelling units that may be created, any lands which are located within a floodplain area, which are located in a wetland area, which are occupied by public utility easements, or which have a slope in excess of 25% in such a manner as to limit their use or prevent their development shall not be considered part of the total gross area.

B. The percentage of the planned residential development site that is to be covered by buildings, roads, parking areas, and other impervious surface shall not exceed 35% of the total site area.

C. The percentage of the planned residential development site to be devoted to common open space shall be no less than 35% of the total site area, of which no less than 25% shall be usable for active recreation. This 25% shall not include slopes in excess of 25% or more, floodplains, water bodies and other undevelopable areas unless the same have been incorporated into the open space in such a manner as to make substantial practical use of these areas for trails, other active recreational uses (e.g., ballfields, ski slopes and golf courses) or similar development features, including use for stormwater detention and sewage treatment.

D. The percentage of the planned residential development site to be devoted to nonresidential uses shall not exceed 5% of the total site area; provided, however, a golf course containing at least 18 holes or ski slope included within the common open space of a planned residential development which is open for the use of the residents of the planned residential development and/or the general public on a commercial basis shall not be subject to this limitation. Nonresidential uses, with the exception of golf courses and ski slopes, shall not precede residential development.

6. Agency review. See § 27-5056 for details.
7. Building Siting. See § 27-5057 for details.
8. Site Analysis and Site Design Standards. See § 27-5058 for detailed information.

9. Site Design Requirements.

A. Residential Uses.

(1) The natural features of the PRD site shall be a major factor in determining the siting of dwelling unit structures. The results of the natural features analysis in § 27-5058A shall be considered in the siting of all dwelling unit structures.
(2) Conventional siting practices such as building setbacks from streets and minimum distances between buildings may be varied in order to produce attractive and interesting arrangement of buildings.
(3) Dwelling unit structures shall be located and sited so as to promote pedestrian and visual access to common open space wherever possible.
(4) Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the PRD and maintain privacy for residents adjacent to the PRD. Structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent structures.
(5) Dwelling unit and other structures located within 200 feet of the perimeter of a planned residential development must be set back by a distance sufficient to protect the privacy of adjacent existing uses. In no event shall a structure be located less than 50 feet from the property line.
(6) Dwelling unit and other structures located near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.
(7) No structure shall be located within 20 feet of the right-of-way of collector streets.

B. Commercial Uses.

(1) All commercial uses shall be located in a single area of the planned residential development which shall consist of at least two contiguous acres.
(2) All commercial uses shall be located with direct access to either a collector or arterial street. If the total parking requirements for such uses in 100 parking spaces or more, the uses must be located on a collector street.
(3) Signs for commercial uses are to be in accordance with § 27-504: Sign Regulations of this Chapter.

C. Common Open Space.

(1) The location, shape, size, and character of the common open space shall be provided in a manner consistent with the objectives set forth in § 27-505: Planned Residential Development Regulations, § 27-5051E, of this Chapter, concerning the conservation of natural resources and the creative use of land to obtain a living environment of stable character, with natural feature constraints determined through the natural features analysis as described in § 27-505: Planned Residential Development Regulations, § 27-5058A.
(2) The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population, and the number and types of dwelling units to be developed.
(3) Whenever possible common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to all residents of the PRD.
(4) Significant natural features such as woodland areas, large trees, natural watercourses and bodies of water, rock outcroppings, and scenic views shall be incorporated into common open space areas whenever possible. However, no less than 25% of the total common open space area shall be suitable for intensive use as an active recreation area.

D. The street system of the planned residential development shall be designed so as to: see § 27-5059D.

10. Parking. See "Vehicle Parking", above or § 27-50510 for details.
11. Lighting.

A. Off-street parking areas, and areas of intensive pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from adjacent residences.
B. Adequate lighting shall be provided after dark. Appropriate lighting fixtures shall be provided for walkways and to identify steps, ramps, and signs. Such lighting shall be designed and located so as to direct light away from adjacent residences.

12. Sewer and Water Utilities. See § 27-50512 for detailed information.
13. Soil Erosion Control and Storm Drainage.

A. The PRD shall be designed and constructed so as to minimize site clearance and earthmoving. The results of the natural features analysis, § 27-505: Planned Residential Development Regulations, § 27-5058A, shall be taken into account in determining areas suitable for site clearance and earthmoving.
B. Where site clearance and earthmoving are necessary, suitable erosion control measures shall be undertaken.
C. Storm Drainage. The storm drainage system for a planned residential development shall be designed and constructed so as to minimize erosion and flooding, using as necessary, drainage easements, swales, catchment basins, silt traps, and the design of cartways so as to minimize runoff, The determination of the site analysis of natural features shall be taken into account in designing and constructing the storm drainage system. The design and construction of the system shall be consistent with the design and improvement standards for storm drainage set forth in Chapter 22: Subdivision and Land Development, and Township Stormwater Management Ordinance [Chapter 26: Water, PART 2: STORMWATER MANAGEMENT].

14. Tree Conservation and Landscaping.

A. Existing trees shall be preserved wherever possible, The protection of trees six inches or more in diameter (measured at a height 4 1/2 feet above the original grade) shall be a factor in determining the location of open space, structures, underground utilities, walks, and paved areas. Areas in which trees are preserved shall remain at original grade level and undisturbed wherever possible.
B. Where extensive natural tree cover and vegetation does not exist and cannot be preserved on the PRD site, landscaping shall be regarded as an essential feature of the PRD. In these cases extensive landscaping shall be undertaken in order to enhance the appearance of the PRD, aid in erosion control, provide protection from wind and sun, screen streets and parking areas, and enhance the privacy of dwelling units.

15. Utilities. Telephone, electric and cable TV utilities shall be installed underground.
16. Refuse Removal. Refuse stations to serve residential, recreational, and commercial areas shall be designed with suitable screening, and located so as to be convenient for trash removal and not offensive to nearby residential areas.
17. With the exception of standards explicitly set forth in § 27-505: Planned Residential Development Regulations, § 27-5057 through § 27-50516, site design and site improvements shall conform to standards set forth in Chapter 22: Subdivision and Land Development.

18. Ownership, Maintenance, and Preservation of Common Open Space. See § 27-50518.

19. Fire Protection. In addition to fire hydrants, the developer shall by deed protective covenant, as well as by adoption of internal building specifications, provide that every dwelling unit in a four story or higher building, as well as in common areas within such buildings, sprinklered in accordance with the NFPA Code.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.

Planned unit developments

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R2

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
On 10+ acres.

1. Purpose.

A. These planned unit development (PUD) standards, are intended for commercial uses of limited scope that offer commercial and service opportunities for the local community. They are further intended to provide flexibility in the design of limited scale commercial developments, in accordance with standards herein.

B. These PUD standards shall not apply to regional, area-wide or large-scale commercial buildings or developments or permit large scale commercial centers that depend for their success upon patronage by a large shopping population drawn from a region or other area greater than the local community. Accordingly, PUD’s shall not include large department stores, warehouse clubs or warehouse stores; large discount stores, malls, strip malls, shopping centers; superstores or other similar large scale commercial buildings.

C. These PUD standards are intended to authorize commercial uses that serve primarily the Township and the nearby and surrounding areas. They are intended to apply to smaller scale stores and other smaller scale commercial buildings of limited scope and impact that do not depend for their success upon patronage by large shopping populations drawn from a region or other substantial areas beyond the local community.

D. The PUD standards permit a variety of commercial uses, in order to provide a reasonable variety of shopping and other commercial and service opportunities for nearby residents, workers and visitors, and to a lesser extent, passing traffic. PUD uses shall not include those uses that are intended to attract customers from a larger area who would not otherwise travel to the district. PUD districts are expected to be developed under a single unified site plan so as to insure that all permitted uses are compatible in both function and design and that safe and efficient traffic flow is achieved.

2. Permitted Districts. PUD developments are permitted as conditional uses within ED and R-2 Districts, provided they do not detract from the character, appearance, or make-up of the neighborhood in which the business is located. The following review criteria shall be used to determine if this standard will be met:

A. Whether or not the PUD landscaping is of a sufficient amount and quality to property buffer the commercial activities from adjacent residential areas and districts.

B. Whether or not the scale of the buildings and other improvements is consistent with other buildings and improvements in the area and preserves the essential rural character of the area as viewed from the highway.

C. Whether or not signage and other improvements provide essential information and services without unnecessarily disrupting the natural landscape.

D. Whether or not the design of the development will aid in reducing recurring entrances onto the highway by offering multiple services at one site using a single entrance.

3. Uses Permitted. Land in the PUD may be used for any principal permitted, conditional or accessory uses permitted in the ED Economic Development District meeting the standards contained herein but excluding the following uses:

A. Large department stores (exceeding 15,000 square feet of gross floor area).
B. Large discount stores (exceeding 15,000 square feet of gross floor area).
C. Open air businesses.
D. Movie theaters.
E. Retail building supply stores.
F. Warehouse type stores and buying dubs.
G. Automobile service and gas stations.
H. Restaurants with drive-in or drive-through facilities.
I. Vehicle wash establishments.
J. Motor vehicle sales.
K. Manufactured homes sales or service.
L. Recreational vehicle sales or service.

See § 27-509: Planned Unit Developments for complete, detailed information.

Play houses

Post office

Private garages

A building or part thereof accessory to a principal building and providing for the storage of vehicles and in which no occupation or business for profit is carried on.

Private outdoor swimming pools

Districts Where Allowed Districts where use is Permitted By Right.: R1, R2, RC

Development Requirements:
A single private outdoor swimming pool is permitted on the same lot with a residence, subject to the following conditions:

A. Such pool is for the private use of the residents of the dwelling unit or their guests.
B. The edge of the pool is not located closer than 20 feet to any lot line.
C. In grounds pools shall be completely surrounded by a fence or wall with a self-closing and self-locking gate that is not less than four feet in height.

Professional and home occupations

Professional and home occupations include any occupation or business activity that occurs within structures or on property where the primary land use is residential, and where the occupation or business is clearly incidental to such residential use. Such uses may include professional offices, antique and craft shops, artisan activities, personal service shops and other non-automotive related businesses.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
(a) Parking shall be provided on the property, or along the frontage of the property on the street.
(b) Parking on the property shall be on a gravel or other improved surface of adequate capacity to accommodate the total number of visitors expected at any one time.
(c) Parking on the street shall be limited to accommodation of special gatherings, or for the drop-off or pick-up of customers or products for periods not to exceed 15 minutes in duration.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
1. For defintion, see above.
2. Permitted Districts. Professional and home occupations are permitted as conditional uses within all residential districts, provided they do not detract from the residential character, appearance, or make-up of the neighborhood in which the business is located. The following review criteria shall be used to determine if this standard will be met:

A. Extent of the Business. Whether or not the residential use will be the primary use of the property. Factors that shall be used to determine the primary use of the property shall include, but not be limited to, the area of the property used for the business (limited to a maximum of 30%), the number of nonresident employees (limited to two) and the amount of time the business will be open to the public on a daily basis (limited to 10 hours).

B. Appearance from an Adjacent Street. Whether or not the use of the property as a business is distinguishable from an adjacent street. Except for a non-illuminated, permanent identification sign no larger than two square feet in size attached to the principle structure, there shall be nothing that occurs on the property that can be observed from adjacent streets that make it readily apparent that a business is being operated on the premises. Factors for evaluating this standard shall be that the residential dwelling not be altered to change its residential appearance. No activity related to the conduct of the home occupation shall be permitted to occur in such a manner as to be obtrusive to the neighborhood, attract undue attention to the business or adversely impact the residential character of the neighborhood.

C. Impact on the Neighborhood. Whether or not the business activity will cause a nuisance to surrounding property owners; adversely impact the peace, health, or safety of neighborhood residents; and/or create a deviation from the residential character of the neighborhood. Factors for evaluating this standard shall be:

(1) Traffic. Whether or not the business will generate traffic that is excessive and/or detrimental to the neighborhood. A business will be allowed to generate a maximum of 24 vehicle trips per average weekday, Saturday and Sunday. However, based on the characteristics of a specific neighborhood, these amounts may be lowered or raised. The factors to be used for such a determination shall include, but are not limited to, pertinent characteristics of the neighborhood such as width of properties, width of the streets, hills, curves, the number of children present and existing traffic levels on the adjacent street.

(2) Parking. Whether or not parking problems could result from the business use. Factors which shall be used to evaluate this criteria include, but are not limited to, see "Vehicle Parking" requirements above for details.

(3) Nuisance. Whether or not the business activity would cause a nuisance to surrounding property owners. Existing property maintenance codes, fire codes, building codes, environmental and safety codes and other related local lawn shall be the primary basis for evaluating the potential for creating such a nuisance.

3. Minimal Impact Home Occupations. Minimal impact home occupations which are clearly secondary to use as a residential dwelling and which involve no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use shall be processed as accessory uses hereunder provided they meet the above standards. Minimal impact shall mean:

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.

4. Changes and Expansions. No home occupation, having once been permitted or established, shall be added to, expanded, enlarged or otherwise increased or changed substantially in character without complying with this law and such permission or establishment shall not be a basis for a later application to establish a principal commercial use. Moreover, the conversion of a residence with a home occupation to a commercial use by the abandonment of the residence or the sale, rent or transfer of the business to a party which who does not reside on-site is strictly prohibited unless the business is then moved off-site to a permitted location.

Public transportation facilities

Public utility structures

PUBLIC UTILITY FACILITY
A building or structure and its equipment used for the transmission and exchange of telephone, radio, gas, power, sewer and water facilities.

Quarries and other extractive industries

Any natural or excavated opening in the ground from which clay, gravel, slate, limestone, sandstone or other rocks or minerals or material are obtained by stripping, digging, blasting or other means, except for anthracite or bituminous coal stripping. “Blasting” shall mean the explosion of dynamite, black powder, fuse, blasting cap, detonators, electric squibs or other explosives as defined in the Regulation for Pits and Quarries, 1959 Edition, issued by the Commonwealth of Pennsylvania through the Department of Labor and Industry, as amended.

Railroad yards and freight stations

Rehabilitation facility

A licensed establishment which is a combination of temporary housing, medically supervised subacute care, personal supportive services and counseling for individuals of all ages with twenty-four-hour supervision whose primary purpose is the rehabilitation of persons for drug, alcohol, substance abuse or mental health issues. Such services may include, inter alia, medical care by physicians or physician or nurse assistants, prescribing medication, skilled or unskilled nursing case, drug, alcohol and substance abuse rehabilitation, physical therapy, occupational therapy, speech pathology services, counseling, assistance to emotionally and mentally disturbed persons and halfway houses for prison parolees and juveniles. This definition shall also include what is called a "residential drug, alcohol and/or substance abuse treatment facility.

Repair services, other than automotive

Establishments primarily engaged in the provision of repair services to individuals and households, rather than businesses, but excluding automotive and equipment repair use types. Typical uses include appliance repair shops, shoe repair, watch or jewelry repair shops, or repair of musical instruments.

Research facility

A facility to be used for (1) scientific, educational, genetic, biomedical, biologic, and/or medical research and development; (2) medical diagnostic testing; (3) creating, breeding or otherwise producing biologic organisms or materials for use in scientific, genetic, medical, biomedical, and/or educational research and testing; and (4) other investigations and research in the natural, physical, or social sciences. Up to 25% of the gross floor area in the primary structure of the research facility may be used for a pilot plant or demonstration purposes.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A research facility, where permitted, shall meet the following criteria:

A. The site shall front on or have access to a collector or arterial roadway.

B. A research facility shall be a conditional use in the Industrial District and in the C-1 Commercial District.

C. A research facility may not maintain operations at a biological safety level greater than Biosafety Level 2, in case of animal research facilities an Animal Biosafety Level 2 (or equivalent or comparable safety level in nonbiological facilities), as determined by Federal law and as regulated through the United States Department of Health and Human Services, the United States Public Health Service, the Centers for Disease Control and Prevention, the National Institutes of Health, or their successors or equivalents in the natural, social or physical sciences.

D. A research facility must comply with all applicable Federal, State, and local regulations pertaining to its use, and must provide facilities, staff, and established practices that reasonably ensure appropriate levels of environmental quality, safety, security, and care.

Residential conversions

The transformation of a single-family unit into apartments without disturbing the architectural character of the house.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R2, RC

Vehicle Parking:
Two off-street parking spaces shall be provided per dwelling unit on said lot.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Development Requirements:
Conversion of an existing residential dwelling from a one family dwelling to a dwelling that will accommodate not more than two dwelling units, where permitted, shall be subject to the following standards:

A. Such building shall provide at least 1,000 square feet of floor area for the first dwelling unit, plus at least 600 square feet of floor area for the additional dwelling unit created.

B. The lot on which such building is located shall be at least 75% greater than the required minimum lot area for a one family dwelling.

Residential drug, alcohol, and/or substance abuse treatment facility

Facilities in which a combination of temporary housing, medically supervised subacute care, personal supportive services and counseling for individuals of all ages seeking rehabilitation for drug, alcohol and substance abuse reasons. Such facilities may include services for individuals requiring temporary skilled nursing services but will also include services focusing on mental health therapy.

Vehicle Parking:
1 parking space for every 325 sf. of gross floor area.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Residential drug, alcohol and/or substance abuse treatment facility where permitted shall be subject to the following standards:

A. The minimum lot area for the facility shall be 25 acres; and
B. All drug, alcohol and/or substance abuse treatment and related activities shall be rendered on site and not off site; and
C. The overall maximum number of persons in treatment at any one time shall be no more than 60 persons.

Resorts

A business combining lodging accommodations for public guests, eating and recreation facilities for lodging guests and nonlodging guests as a single enterprise offered to the public at large or any segment thereof. Amenities may include conference centers, retail sales, spas, beauty salons, barber shops, restaurants, indoor and outdoor recreational facilities, health centers, day care centers, facilities for commercial special events, and employee living quarters.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1, RE Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
Cumulative totals of more specific lodging, recreation, eating and drinking facilities and other uses.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Resorts, where permitted, shall be subject to the following standards:

A. The minimum lot area for a resort shall be 10 acres. The resort lot shall not be subdivided. Any subdivision of a resort lot that would create a lot less than 10 acres shall cause that lot to lose its resort status.

B. No building, activity area or recreation facility shall be erected within 50 feet of a road line or within 100 feet of a lot line.

C. No “campground” or “trailer camp” shall be permitted in a resort.

D. Points of vehicular ingress and egress shall be designed to minimize congestion and hazards at entrance or exit points and allow free movement of traffic on adjacent roads. Adequate off-street parking shall be provided and parking areas shall be at least 100 feet from all lot lines.

E. There shall be no more than one guest room for every 10,000 square feet of lot area in a resort.

F. All principal and accessory buildings and structures shall cover a total of not more than 25% of the lot.

G. The use of essential exterior light facilities and/or outdoor public address systems shall be subject to approval by the Township Supervisors.

Restaurants (independent)

Restaurants (resort affiliated)

Retail stores

The selling of goods, wares, or merchandise directly to the consumer or persons without a resale license.

Retirement housing community

A facility which has a primary purpose of providing housing and care for persons 55 years of age and older or, where a unit has shared occupancy, at least one person is at least 55 years of age, and includes a combination of at least two of the following uses: senior housing, nursing home or skilled nursing facility, assisted living facility, and/or customary accessory uses.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A retirement housing community, where permitted, shall meet the following requirements:

A. A retirement housing community shall be designed to serve persons aged 55 and over. In the case where a unit is shared at least one person residing in the unit must be 55 years of age or older.

B. A retirement housing community shall consist of at least two of the following uses: senior housing, nursing home or skilled nursing facility, assisted living facility, and/or customary accessory uses.

C. The minimum lot area for such use shall be five acres.

D. All permitted uses as part of the retirement housing community shall be connected to a central water system and central sewer collection system.

E. The site shall front on or have access to a collector or arterial road.

F. In addition to the requirements stipulated in this subsection, the requirements for each specific permitted use proposed as part of the retirement housing community shall apply.

Schools, colleges and education facilities

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: R1, R2, RC

Vehicle Parking:
Elementary and secondary public and parochial schools - 1 parking space for every 15 classroom seats.
Colleges, universities, commercial and other schools - 1 parking space for every 5 classroom seats.
See § 27-402: Off-Street Parking and Loading Requirements and § 27-403: Off-Street Parking and Loading Design Standards for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Schools, colleges and other educational institutions, where permitted, shall be subject to the following standards:

A. No building or part thereof shall be erected nearer than 50 feet to any road or lot line.
B. The sum of all areas covered by all principal and accessory buildings shall not exceed 20% of the area of the lot.
C. Any such school shall occupy a lot with an area of not less than five acres plus one acre for each 100 pupils for which the building is designed.

Senior housing

Independent living dwelling projects restricted to occupancy by persons living in households headed by individuals of 55 years or more in age, including non-medical supportive services and meals offered for purchase on an as needed or as desired basis.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R2

Vehicle Parking:
1 parking space per 2 dwelling units. See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Senior housing is limited to residential developments designed and operated for adults age 55 and over. Where permitted, senior housing shall be subject to the following standards:

A. Applications for senior housing development shall be accompanied by a proposed set of regulations including definitions of age and income limitations and admissions procedures.
B. Senior housing shall be designed to serve persons aged 55 and over and persons with disabilities as defined by the Social Security Act.
C. The maximum permitted overall density of residents (persons residing on the premises) shall not exceed 10 persons per acre.
D. Senior housing within the ED Economic Development District shall be permitted only as a part of the development of a continuing care facility or a retirement housing community.

See § 27-5113 for more detailed information.

Shopping center

A group of retail and other commercial establishments that is planned, owned, and managed as a single property.

Short stay medical center

An in-patient or out-patient elective surgery and/or medical or dental treatment facility, not providing emergency trauma cares services, and having not more than 10 beds for in-patient care, at which the average length of in-patient stay does not exceed 96 consecutive hours. Moreover, this facility will not house the criminally insane; it will not be a drug, alcohol or substance abuse rehabilitation center or “halfway house”; and, it will not provide treatment to a person serving a criminal sentence after being convicted of a felony.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
1 parking space for every 325 sf. of gross floor area.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Hospital, specialty hospital and medical center uses, where permitted, shall be subject to the following standards:

A. The use shall front on and have direct access to a collector or arterial road.

B. Emergency and service entrances shall be located so as to be least offensive to adjoining residential uses.

C. Where the use adjoins existing residential uses or a residential district, buffer planting shall be provided in a twenty-five-foot buffer yard in accordance with the provisions of § 27-502: Supplementary Lot, Yard and Height Regulations, § 27-5027C.

D. Parking areas shall be adequately screened from any existing adjacent residential use or residential district.

E. When proposed as an accessory use to a hospital, specialty hospital, an athletic facility or health club and a health and wellness center shall meet the district regulations, bulk and other requirements for the proposed facility it is to be accessory to, as well as separate parking requirements outlined in Schedule II.

F. When proposed as an accessory to a hospital, an ambulatory surgical center shall meet the district, bulk and parking regulations applicable to the primary hospital use.

Short term rentals

A dwelling in which the owner rents any area of the dwelling to one (or more) individuals for compensation or fee of any type (whether or not involving overnight accommodations or separate sleeping quarters) for less than 30 consecutive days. This definition applies to all types of residential dwellings including (but not limited to) single-family residential, multi-family residential and residential properties commonly considered as seasonal homes, vacation homes or tourist homes.

Districts Where Allowed Districts where use is Permitted By Right.: RE

Vehicle Parking:
4 parking spaces for every 3 sleeping rooms.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Development Requirements:
Short Term Rental Prohibition and Allowance.
In addition to the prohibition as outlined as § 27-304: Prohibited Uses in ED and M-1 of this Chapter, short term rentals are prohibited in the R-C (Residential Conservation), R-1 (Low Density Residential) and the R-2 (Moderate Density Residential) Zoning Districts. However, short term rentals shall be allowed in the R-E (Resort) Zoning District as a permitted use.

Solar energy facilities - uses and structures

An area of land used for a solar collection system principally to capture solar energy, convert it to electrical energy or thermal power and supply electrical or thermal power primarily for off-site use. Principal solar energy systems consist of one or more freestanding ground- or roof-mounted solar collector devices, solar-related equipment and other accessory structures and buildings, including light reflectors, concentrators, and heat exchangers, substations, electrical infrastructure, transmission lines and other appurtenant structures.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1, RE

Development Requirements:
Solar Energy Facility (SEF).

A. Criteria Applicable to All SEFs:

(1) The SEF layout, design and installation shall conform to good industry practice. "Good industry practice" shall mean the practices, methods, standards, and acts (engaged in or approved by a significant portion of the solar power industry for similar facilities in similar geographic areas that are similar in size and complexity), as the same may change from time to time, that, at a particular time, in the exercise of reasonable professional judgment in light of the facts known at the time a decision was made, would have been expected to accomplish the desired result in a manner consistent with applicable law, regulation, codes, good business practices, reliability, safety, environmental protection, economy, and expedition, and shall comply with the PA Uniform Construction Code and with all other applicable fire and life safety requirements.

(2) The application shall include a construction transportation plan that shows all roadways that will be utilized to access the site, which shall be forwarded to the municipality for review.

(3) DC voltage solar array connections may be located above ground.

(4) AC solar facility connections should be located underground where feasible. AC solar facility connections may be located above ground where the applicant can demonstrated to the satisfaction of the Planning Commission that the overall environmental impacts would support aboveground location.

(5) Solar project connections may be located above ground.

(6) No portion of the SEF shall contain or be used to display advertising. The manufacturer's name and equipment information or indication of ownership shall be allowed on any equipment of the SEF, provided it complies with the prevailing sign regulations.

(7) Noise Management.

(a) A noise management plan that addresses noise produced during construction and during the facilities' operation, to be approved by the Planning Commission, shall be included with the SALDO application.

(b) The plan, at a minimum, shall separately address noise during construction and facility operations and include mitigation and assessment of the noise that will emulate at the perimeter fence and the contact information for the individual who is responsible for implementation and compliance both during construction and operations.

(c) The volume of sound inherently and recurrently generated shall be controlled so as not to cause a nuisance to adjacent uses.

(d) During operation of the SEF, audible sound shall not exceed a maximum of 60 dBA during daytime hours and 55 dBA during nightime hours, as measured at the exterior of any occupied building on a nonparticipating landowner's property.

(8) Glare.

(a) All SEFs shall be placed such that concentrated solar radiation or glare does not project onto nearby structures or roadways. Exterior surfaces shall have a nonreflective finish.

(b) The applicant has the burden of proving that any glare produced does not have significant adverse impact on neighboring or adjacent uses either through siting or mitigation.

(9) The SEF owner and/or operator shall maintain a phone number and identify a person responsible for the public to contact with inquiries and complaints throughout the life of the project and provide this number and name to the Township. The SEF owner and/or operator shall make reasonable efforts to respond to the public's inquiries and complaints.

See § 27-513: Solar Energy Systems for complete, detailed information.

Solar energy facility, roof- and wall-mounted principal

See § 27-1002: Other Words for this definition and all the other terms asociated with solar energy.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1, RE

Development Requirements:
Roof- and Wall-Mounted Principal Solar Energy Facility:

(1) For roof- and wall-mounted systems, the applicant shall provide evidence that the plans comply with the Uniform Construction Code, including that the roof or wall is capable of holding the load imposed on the structure.

(2) The total height of a building with a roof- or wall-mounted system shall not exceed more than three feet above the maximum building height specified for principal or accessory buildings within the applicable zoning district.

(3) Roof- and wall-mounted principal solar energy facilities are permitted in any zoning district where the building upon which they will be mounted is a permitted use.

See § 27-513: Solar Energy Systems. for complete, detailed information.

Solar energy systems, ground-mounted principal

See § 27-1002: Other Words for this definition and all the other terms asociated with solar energy.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1, RE

Development Requirements:
Ground-Mounted Principal Solar Energy Systems:

(1) SEF development area is equal to the total acres of land subject to lease by the SEF developer. Where the area of land subject to the lease is greater than 75% of the parcel, the entire parcel will be considered to be SEF development area.

(2) Solar Array Locations. See § 27-5132B.(2) for details.

(3) Setbacks.

(a) The fence as required by § 27-5132B.(8), Security, below shall be considered a principal structure for purposes of setbacks. Minimum setbacks shall be in accordance with the zoning district requirements. Where an SEF is adjacent to a residential district, a minimum setback of 50 feet from any residential district shall be required.

(b) No lot line setback will be required where there is a grouping of two or more solar energy facilities which are held by a common owner or leased to a common lessor and which are part of a single solar energy production development project, where each landowner has provided a written waiver of the lot line setback.

(c) The application shall include with the project submission details of mitigation measures to be implemented to preserve wildlife corridors, including between solar energy facilities of a solar energy project.

(d) A minimum of a twenty-five-foot buffer shall be maintained along either side of any regulated stream or regulatory wetland.

(4) Height.

(a) All SEF components shall comply with the underlying district's maximum height requirement.

(b) There is no maximum height restrictions for structures that support solar facility connections and solar project connections.

(5) Stormwater Management. See § 27-5132B.(5) for details.

(6) Buffering. Ground-mounted SEFs shall be screened and buffered in accordance with the following standards:

(a) Vegetative buffering, to the extent practical, shall be installed around the entire perimeter of the SEF installation, except where the Commissioners determine that the retention of existing trees within the vegetative buffering area may constitute the required vegetative buffer or where the Board of Supervisors determines that the solar panels cannot be viewed from a public roadway or residential building.

(b) The vegetative buffering shall be installed along the exterior side of the fencing. All required vegetative buffering shall be located within 50 feet of the required fencing.

(c) Vegetative buffering should be designed to emulate the mix of native species and appearance of existing tree lines, hedgerows, and wooded areas already in existence within the landscape where the SEF is proposed. The applicant shall assess the species mix and characteristics found in existing tree lines, hedgerows, and wooded areas surrounding the SEF and document that the vegetative buffering is designed to emulate these characteristics. Arborvitae may be used as vegetative buffering.

(d) No less than 20% of vegetative buffering plantings shall be pollinator-friendly species.

(e) Vegetative buffering shall be selected to provide year-round buffering and shall be of sufficient height, density, and maturity to screen the facility from visibility, as set forth herein, within 36 months of the installation of the SEF.

(f) A combination of natural topography and vegetation can serve as a buffer, provided that the SEF will not be visible from public roads, public parks or existing residences on surrounding properties. Earthen berms may not be created to serve as a buffer.

(g) Visibility of an SEF shall be determined as visible in a photograph taken at a point with a digital camera with an APS-C sensor and a 35 mm focal length lens. An SEF shall be considered to not be visible provided that no more than 5% of the SEF shall be visible in accordance with the measure of visibility set forth above.

(h) The buffering requirements of this section shall supersede the provisions of the Smithfield Township Zoning Ordinance and Subdivision and Land Development Ordinance as they may pertain to SEFs.

(7) Ground-mounted SEFs shall not be placed within any legal easement or right-of-way location or be placed within any stormwater conveyance system.

(8) Security.

(a) All ground-mounted SEFs shall be completely enclosed by a minimum eight-foot-high fence and a self-locking gate as deemed appropriate by the Board of Supervisors at land development plan approval.

(b) A clearly visible warning sign shall be placed at the base of all pad-mounted transformers and substations and on the fence on or surrounding the SEF informing individuals of potential voltage hazards.

(9) Access.

(a) At a minimum, a fourteen-foot-wide stabilized access road must be provided from a state or Township roadway to the SEF site that is maintained in a dust-free condition. The SEF developer shall obtain a permit from the appropriate jurisdiction for the construction of the access road.

(b) At a minimum, a twenty-foot-wide cartway shall be provided on the inside of the perimeter fencing between the fence and solar array.

(c) Spacing between solar array rows shall allow access for maintenance vehicles and emergency vehicles.

(d) Access to the SEF shall comply with the municipal access requirements in the Subdivision and Land Development Ordinance.

(10) The ground-mounted SEF shall not be artificially lighted except to the extent required for safety or applicable federal, state, or local authority.

See § 27-513: Solar Energy Systems. for complete, detailed information.

Solar energy systems, roof-mounted, wall-mounted and ground-mounted, accessory

See § 27-1002: Other Words for this definition and all the other terms asociated with solar energy.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1, RE

Development Requirements:
Roof-Mounted and Wall-Mounted Accessory Solar Energy Systems:

(1) A roof-mounted or wall-mounted ASES may be located on a principal or accessory building.
(2) The total height of a building with an ASES shall not exceed more than three feet above the maximum building height specified for principal or accessory buildings within the applicable zoning district.
(3) Wall-mounted ASES shall comply with the setbacks for principal and accessory structures in the underlying zoning district.
(4) Solar panels shall not extend beyond any portion of the roof edge.
(5) For roof- and wall-mounted systems, the applicant shall provide evidence that the plans comply with the Uniform Construction Code, including that the roof or wall is capable of holding the load imposed on the structure.

Ground-Mounted Accessory Solar Energy Systems: see § 27-5131C for detailed information.

See § 27-5131A for more detailed information on accessory solar energy systems.
See § 27-513: Solar Energy Systems for complete, detailed information.

Stables

A structure or land use in or on which equines are kept for sale or hire to the public. Breeding, boarding, or training of equines may also be conducted.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1 Districts where use may be permitted as a Conditional Use.: RE

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
1. Stables, Private. Private stables are permitted as an accessory use to a single-family residence in any district subject to the following conditions:

A. A minimum parcel of four acres shall be required for the residence and stable.
B. No more than two horses shall be kept except that one additional horse may be kept for each additional one acre of land.
C. One hundred square feet of stable building area shall be provided for each horse kept on the property.
D. No stable building or manure storage area shall be located within 100 feet of any adjoining property line.
E. All horses shall be restricted from grazing or intruding upon any adjoining property.

2. Stables, Commercial.

A. A minimum parcel of 30 acres shall be required for a stable operation.
B. No more than one horse shall be kept for each one acre of land.
C. One hundred square feet of stable building area shall be provided for each horse kept on the property.
D. No stable building or manure storage area shall be located within 200 feet of any adjoining property line.
E. All horses shall be restricted from grazing or intruding upon any adjoining property.
F. All streams and water bodies shall be fenced with a buffer of 75 feet on each side of the high water mark to prevent grazing in or near the water.

Stables, commercial (as part of resort)

A structure or land use in or on which equines are kept for sale or hire to the public. Breeding, boarding, or training of equines may also be conducted.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: R1, RC

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Stables, Commercial.

A. A minimum parcel of 30 acres shall be required for a stable operation.
B. No more than one horse shall be kept for each one acre of land.
C. One hundred square feet of stable building area shall be provided for each horse kept on the property.
D. No stable building or manure storage area shall be located within 200 feet of any adjoining property line.
E. All horses shall be restricted from grazing or intruding upon any adjoining property.
F. All streams and water bodies shall be fenced with a buffer of 75 feet on each side of the high water mark to prevent grazing in or near the water.

Storage of vehicles and boats

Districts Where Allowed Districts where use is Permitted By Right.: R1, R2

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
A. Commercial farm vehicles are permitted as an accessory use to a commercial farm located in a residential district.

B. One commercial vehicle not exceeding 25 feet in length may be parked on an occupied lot in any residential district provided such vehicle is not parked between the road line and the principal building.

C. One boat, not over 25 feet in length, may be stored on an occupied lot in any residential district provided such boat is not stored between the road line and the principal building.

D. One travel trailer may be stored on an occupied lot in any residential district provided such travel trailer is not stored between the road line and the principal building.

Studio for dance, art, music, photography, or exercise

Technical schools and training centers

A specialized instructional establishment owned and operated privately for profit.

Telecommunication facilities

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

TELECOMMUNICATIONS SIGNAL SITE
A tract or parcel of land that contains a telecommunications antenna as the principal use, its support structure, accessory building(s), and parking, and may include other uses associated with and ancillary to telecommunications signal transmission or processing.

Districts Where Allowed Districts where use is Permitted By Right.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements ,§ 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for detailed information about parking requirements.

Development Requirements:
Telecommunications facilities, where permitted, shall be subject to the following standards:

The tower height shall not exceed 75 feet.

Tower height shall not exceed 75 feet, except towers of 76 feet to 100 feet shall be permitted provided the applicant demonstrates through accepted engineering practices that the antenna is the minimum height required to provide an acceptable signal.

Towers exceeding 100 feet shall not be permitted.

Towers and antennas shall meet the following requirements:

(1) Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a color so as to reduce visual obtrusiveness.
(2) At a tower or antenna site, the design of the buildings and related structures shall, to the maximum extent possible, use materials, colors, textures, screening and landscaping that will blend them into the natural setting and surrounding buildings. To the maximum extent possible all towers and antennas shall be a stealth design.
(3) If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be, to the maximum extent possible, of stealth design.
(4) Antennas attached to existing structures must comply with § 27-501: Permitted Modifications of District Requirements, § 27-5012E, “Exceptions to Height Regulations.”
(5) Towers shall be of a design to collapse within the property lines of the property on which the tower is located.

Tower and antennas shall be designed to withstand winds of at least 90 miles per hour with 1/2 inch of icing.

No advertising shall be permitted on the tower or building. Except as required by law, an antenna or a tower shall not be illuminated and lighting fixtures or signs shall not be attached to the antenna or tower. Lighting for security purposes shall be permitted at the telecommunication facility with prior approval of the Zoning Officer.

A description of the suitability of the use of existing towers, other structures or technology not requiring the use of the proposed new tower.

Setback requirements shall comply with § 27-503: Accessory Buildings and Uses(except on municipal-owned land as specified in § 27-501: Permitted Modifications of District Requirements, § 27-5012G).

Access road to tower shall be over a defined right-of-way. Surface of access road shall be constructed of a pervious surface acceptable to the Supervisors.

Telecommunications facilities shall be permitted by right in the ED Economic Development District and on public (Township, school, County, State or Federal government) property in any zoning district.

See § 27-51117 for complete, detailed information.

Tool and equipment rental

Tool houses

Transient retail businesses

Businesses that are “pop-up” stores (such as Christmas tree and flower tents, holiday ornaments, seasonal clothing and wares), food trucks and portable commercial businesses such as food prep kitchens (commonly called “ghost kitchens”). These businesses may only be located on private property and only with the written consent of the property owner. Access to the business must be by an approved driveway entrance with either a valid and existing Township or PennDOT highway occupancy permit. Toilet facilities are not required. A sufficient number of off-street parking is required based upon a best estimate of expected customer usage but such parking cannot block or otherwise obstruct adjacent rights-of-way, alleys, roads or streets.

Truck terminals

A facility, structure, establishment, business, or location, designed, planned, used or operated for the storage, fueling, servicing, repairing, cleaning and maintenance of motor vehicles designed for carrying freight or merchandise including “commercial motor vehicles,” “tractors,” “trailers,” “truck tractors,” as defined in the Vehicle Code of the Commonwealth of Pennsylvania, Act of June 17, 1976, P.L. 162, No. 81, as amended, 75 Pa.C.S.A. § 101 et seq., except the same shall not include the storage, fueling, servicing, repairing, cleaning and maintenance of school busses under contract with or owned by any school district, private school or parochial school in the Commonwealth of Pennsylvania and used for the transportation of school children. The term “truck terminal” shall not include a motor vehicle service facility commonly known as a service station or gas station having a building or service station of not more than 5,000 square feet, excluding canopies, dispensing or selling gasoline or diesel fuel from not more than four islands consisting of not more than three dual pumps per each island, and having on-site storage facilities for gasoline of not more than 40,000 gallons and of diesel fuel of not more than 20,000 gallons.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Truck terminals, where permitted, shall be subject to the following standards:

A. No truck terminal shall be constructed, erected, maintained, established, or allowed to exist upon a tract of land containing less than 50 acres, in the aggregate.

B. The maximum building coverage, excluding canopies, shall not exceed 5% of the land area. Parking lot facilities and access roads shall not exceed an additional 20% coverage of the total land area. Parking lot facilities shall not extend more than 500 feet in any direction from the outermost bearing wall of any building.

C. No building, parking lot, equipment, storage tank, pump, structure, sewage facility, or other appliance or facility, whether aboveground or underground, shall be located on the tract nearer than 200 feet of any lot line of the tract or any public road.

D. Access to the truck terminal tract shall be limited to one paved way of ingress and one paved way of egress to and from a public road, street or highway to allow the free flow of traffic. The way of ingress shall not be used for egress and the way of egress shall not be used for ingress. The intersection of the way of ingress and the way of egress with the public road, street or highway, shall not be less than 750 feet apart, measured from center line to center line. The maximum curve radii or edge-of-pavement radii at such intersection shall not be greater than 20 feet in width.

E. Such truck terminal tract shall be screened from the view of the traveling public with a natural barrier of shrubbery or trees or artificial barrier, subject to the approval of the Township Supervisors.

F. No above-ground storage facilities of any kind for gasoline or diesel fuel shall be permitted.

G. Underground storage facilities shall not exceed 100,000 gallons of gasoline and 100,000 gallons of diesel fuel.

H. All travel areas and parking lots must be paved with not less than eight inches of crushed stone subbase and 2 1/2 inches I.D. No. 2A wearing course.

I. Concrete curbing shall be installed at the perimeter of all paved areas, excluding access points, of not less than eight inches at the top, nine inches at the bottom, and 24 inches in height, eight inches above the pavement.

J. Signs shall comply with the requirements of this Chapter.

K. No truck terminal shall be constructed, erected, or established unless the final, ultimate public access thereto is directly from a public highway of not less than four lanes, consisting of two lanes in either direction.

L. In order to prevent undue congestion, hazardous traffic conditions, noise and pollution, no such truck terminal shall be located or situate in Smithfield Township nearer than one mile of an existing truck terminal, measured along the public highway from the point of egress to the respective truck terminals.

M. No truck terminal hereafter constructed, erected, established or maintained in Smithfield Township shall sell or dispense diesel fuel oil which has a sulfur content in excess of 0.3%.

N. No truck terminal, from and after the effective date hereof, shall be operated or maintained so as to cause, allow or permit noise or sound to emanate or issue from its property in excess of 40 decibels measured over an eight-hour period, as measured at any point on its property boundary line.

O. No truck terminal shall cause, permit, or allow its premises to be occupied, at any time, by more than three motor vehicles designed for carrying freight or merchandise, multiplied by the total aggregate number of acres contained within the tract upon which is situate such truck terminal.

Two-family dwellings

SEMI-DETACHED TWO FAMILY DWELLING
A building designed for and occupied exclusively as a residence for two families living independently of each other.

Two-family dwellings (part of resort)

SEMI-DETACHED TWO FAMILY DWELLING
A building designed for and occupied exclusively as a residence for two families living independently of each other.

Veterinarian offices/animal hospital

ANIMAL HOSPITAL
A place where animals or pets are given medical or surgical treatment and are cared for during the time of such treatment. Use as a kennel shall be limited to short-term boarding and shall be incidental to such hospital use.

Warehouse

A building or structure used for the indoor storage, transfer and distribution of products, supplies, goods, equipment and materials that have been manufactured, assembled or harvested or are being stored for manufacture, assembly or processing. It is primarily used for the loading and unloading and indoor storage of products and materials. This term shall not include a "truck terminal," "wholesale establishment," "logistics distribution center and/or depot" or a "fulfillment center."

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Vehicle Parking:
1 parking space for each 3 employees. Plus 1 parking space for each 1,000 gross square feet, but not less than 25% of the total floor area, plus 1 parking space per each 3 employees.
See § 27-402: Off-Street Parking and Loading Requirements, § 27-403: Off-Street Parking and Loading Design Standards and § 27-404: Performance and Traffic Impact Requirements for more detailed information about parking requirements.

Merchandise Loading:
See § 27-4031(B) through § 27-4031(G) for detailed information on off-street loading and unloading requirements.

Development Requirements:
Whether over or under gross area of 50,000 square feet.

A. No building or structure shall be in excess of 150,000 square feet of gross floor area.

B. No building shall be in excess of 50 feet in height. The maximum height of roof projections shall not be in excess of 10 feet. The height of a building or structure shall be measured from the finished floor grade to the roof membrane but excluding roof projections.

C. One off-street loading and unloading space shall be provided for each door dock. No parking and/or loading/unloading shall be permitted on or along any public road.

D. Access drives must front upon and connect to public roads improved to Township standards and shall be sufficient in width to accommodate the use and the vehicles expected to travel upon same, but in no event shall any access drive exceed 24 feet in width. No activities, including off-street parking, shall be allowed within 150 feet of a property line abutting a residential zoning district. All truck idling in excess of 15 minutes shall be prohibited. Further, facilities with gated entrances shall provide for an on-site queuing area for the stacking of a minimum of three tractor trailers.

E. Any entrance for trucks, loading/unloading area or truck parking area shall be a minimum of 250 feet from any residential zoning district boundary.

F. The use shall have its main access point(s) within two miles of at least one arterial road or an on-ramp of an expressway.

G. The use shall include an appropriate system to contain and properly dispose of any fuel, grease, oils or similar pollutants or hazardous substances that may spill or leak where such substances are stored or where vehicles are fueled, repaired or maintained.

H. No outdoor storage of any kind is permitted. However, the storage of garbage that is routinely produced on site and awaiting regular collection is permitted; however, yard areas must still be kept clear of junk, trash or other types of debris. All activities shall occur in a completely enclosed building or structure (except for shipments and deliveries by vehicles), and all materials shall be stored within a completely enclosed building or structure.

I. The minimum distance between any two buildings (or groups of buildings) will not be less than the height of the building (including roof projections) plus 25 feet.

J. An emergency access road shall be constructed to go completely around the perimeter of each building to be constructed and to act an emergency fire lane. Such road shall be at least 20 feet wide and shall be constructed of materials that are able to withstand the load of large emergency response vehicles (such as fire trucks) and related equipment.

K. A mechanical scraper system shall be installed at each truck exit for the purpose of removing snow, slush and/or ice from the trailer and truck rooftops. During the winter months (December-March) or after any snow or ice event, all trucks must pass under this system.

L. The building or structure must be sprinklered.

Wholesale establishments

An establishment or place of business primarily engaged in selling and/or distributing merchandise to retailers or to industrial, commercial, institutional or professional or other business users or to other wholesalers.

Wildlife refuges

An area maintained in a natural state for the preservation of both animal and plant life.

Wireless communications facilities

The antennas, nodes, control boxes, towers, poles, conduits, ducts, pedestals, electronics and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.

Districts Where Allowed Districts where use may be permitted as a Conditional Use.: ED, M1

Development Requirements:
1. Short Title. See § 27-5121.
2. Purposes and Findings of fact. See § 27-5122 for details.
3. Definitions. See § 27-5123 for details.
4. Regulations Applicable to All Tower-Based Wireless Communications Facilities. See § 27-5124 for details.
5. Regulations Applicable to All Non-Tower Wireless Communications Facilities. See § 27-5125 for details.
6. Regulations Applicable to all Small Wireless Communications Facilities. See § 27-5126 for details.
7. Regulations Applicable to All Wireless Facilities. See § 27-5127 for details.
8. Insurance and Indemnification. See § 27-5128 for details.

See § 27-512: Wireless Communications Facilities. for complete, detailed information.

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MapLink™ | Land Uses

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Township of Smithfield, PA

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