Township of West Goshen

Accessory uses

A. A use conducted on the same lot as a principal use to which it is related, and located either within the same structure or in an accessory structure or as an accessory use of land, except that off-street parking may be located on a contiguous lot.
B. A use which is clearly incidental to and customarily found in connection with a particular principal use.

Adult arcade

Any place to which the public is permitted or invited wherein coin-operated, slug-operated or for any form of consideration, or electronically or mechanically controlled still or motion-picture machines, projectors, video or laser disc players or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas as defined in this chapter.

Adult book store, novelty store, and video store

A. A commercial establishment which, as one of its principal purposes, offers for sale or rental for any form of consideration any one or more of the following:

(1) Books, magazines, periodicals or other printed matter, or photographs, films, motion pictures, videocassettes or video reproductions, slides, or other visual representations which are characterized by the depiction or description of specified sexual activities or specified anatomical areas as defined in this chapter; or
(2) Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities as defined in this chapter.

B. A commercial establishment may have other principal business purposes that do not involve the offering for sale or rental of material depicting or describing specified sexual activities or specified anatomical areas and still be categorized as an adult bookstore, adult novelty store or adult video store. Such other business purposes will not serve to exempt such commercial establishments from being categorized as an adult bookstore, adult novelty store or adult video store so long as one of its business purposes is the offering for sale or rental for consideration the specified materials which are characterized by the depiction or description of specified sexual activities or specified anatomical areas as defined in this chapter.

Adult cabaret

A nightclub, bar, restaurant or similar commercial establishment which features:

A. Persons who appear in a state of nudity or seminudity;
B. Live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities; or
C. Films, motion pictures, videocassettes, slides or other photographic reproductions which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.

Adult day-care center

A facility which provides supervision and/or instruction for adults who are not all related to the caregiver or operator, on a daily basis where tuition, fees or other forms of compensation are charged, whether governmentally subsidized and/or licensed or not and whether operated for profit or not for profit.

Vehicle Parking:
3.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA), plus 8 stacking spaces.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

M-S District:
Nursery school, kindergarten or child day-care center and adult day-care center, provided that:

(a) A minimum of 75% of the number of individuals enrolled in any such facility shall, at all times, be comprised of the children, grandchildren, parents or grandparents or other members of the immediate household of the hospital employees or of its medical, surgical or nursing staffs.
(b) The enrollment at any such center shall not at any time exceed 120 people.
(c) The center shall annually, on or before December 1 of each calendar year, verify and certify to the Township, by completion of a questionnaire form provided by the Township, that the center is in compliance with the percentage limitation imposed by Subsection(a), above.
(d) In addition to the minimum area and bulk regulations and design standards established in this article, any such facility shall comply with the minimum site standards, design standards and regulations established and promulgated by the Pennsylvania Department of Public Welfare, the Pennsylvania Board of Private Schools or other state regulatory agency having jurisdiction.

Adult day-care center (accessory facility)
In any zoning district which permits child day-care centers and/or adult day-care centers, any such facility shall, in addition to the minimum standards established in this chapter, be designed to the minimum specifications of commonwealth regulatory agencies having jurisdiction, including indoor and outdoor recreational areas and may include eating and drinking facilities for the exclusive use of employees and clients/students, but shall not be used as a permanent or temporary residence by employees and clients/students.

Adult education center

A facility in which adults meet in classes for the purpose of receiving instruction related to particular subjects.

Adult motion-picture theater

A commercial establishment where, for any form of consideration, films, motion pictures, videocassettes, slides or similar photographic reproductions are regularly shown which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.

Adult theater

A theater, concert hall, auditorium or similar commercial establishment which regularly features persons who appear in a state of nudity or seminudity, or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.

Agriculture

An enterprise that is actively engaged in the commercial production and preparation for market of crops, livestock and livestock products and in the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged by farmers or are consistent with technological development within the agricultural industry.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Agriculture, farmhouses and usual farm buildings shall be permitted without restriction except as follows:

A. The minimum size of a farm shall be three acres.
B. Farm buildings shall not be constructed closer than 85 feet to a front property line nor closer than 100 feet to a side or rear property line.
C. No farmhouse shall be constructed closer than 75 feet to such lines.
D. No barn or manure storage shall be established closer than 100 feet to any property line.
E. There shall be no more than one additional dwelling for each 10 acres of farm.
F. Silos and bulk bins shall be exempted when attached to an existing building.
G. All other new construction, including structures for temporary storage of feed, shall conform to setback requirements.

Ambulatory care center

A medical facility, including lands and buildings, not part of a hospital, in which a variety of outpatient medical services, not including emergency medical services and medical emergency support services, are provided to persons, including occupational therapy, physical therapy and rehabilitation, physical fitness and cardiac rehabilitation, speech therapy, hearing testing, behavior modification, diagnostic imaging, x-ray and nuclear medicine, outpatient surgery and procedures not requiring hospitalization (short procedures), renal dialysis, dental care, laboratory, including blood draw, collection of other bodily fluids and analysis thereof, eye care, sports medicine clinic and similar medical provider services. Transport of patients by helicopter to or from the ambulatory care facility or by other emergency medical support vehicles with sirens or other audible warning systems engaged is prohibited. Temporary lodging for those individuals recovering from the medical services performed at an ambulatory care center with a maximum duration per stay not exceeding 72 hours shall be considered an accessory use to an ambulatory care center.

Apartments

APARTMENT BUILDING -- A building containing three or more apartment dwelling units separated by party walls, one or more of which dwelling units may be located from ground to roof, and common outside access and hallways, intended to be owned by a single entity and used specifically for residential purposes and originally constructed as such.

A dwelling unit intended for rental located either within an apartment building or within a structure otherwise permitted by this chapter.

Assisted-living facility

A facility licensed or not as such by the Commonwealth of Pennsylvania which is designated and constructed to serve the housing and personal care needs of persons age 55 years or older (provided nothing herein shall preclude residency by any person under age 55 who is handicapped), operated by a full-time staff in which supervised round-the-clock services and nursing care are provided for a period exceeding 24 hours for four or more individuals who require only intermittent care to maintain the basic needs of daily living in the areas of hygiene, cooking, cleaning, eating, nutrition, ambulatory care, recreation, community activities and mobility, general safety and similar activities of everyday living. An assisted living facility shall include special care units offering specialized care and services for residents with Alzheimer's disease or dementia. An assisted living facility does not include a nursing home, retirement community, halfway house, drug and alcohol abuse treatment or similar facility.

Vehicle Parking:
0.5 parking spaces per dwelling unit unless the Board of Supervisors approves a reduction in the number of parking spaces required as part of the conditional use approval based on evidence that the parking demand for the particular assisted living facility proposed is less than 0.5 parking spaces per unit.

Development Requirements:

A. Area and bulk regulations. The following area and bulk regulations shall apply:

(1) Lot size: four acres minimum.
(2) Lot width at building line: 300 feet minimum.
(3) Lot width at street right-of-way line: 50 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Building setback line: 70 feet minimum for any building or parking area.
(6) Green area (landscaped): 20% minimum.
(7) Side yards: 50 feet minimum for each.
(8) Rear yard: 50 feet minimum.

(9) Maximum building height, three stories, not to exceed 35 feet.
NOTE: may be increased up to four stories, not to exceed 50 feet if the minimum green area (landscaped) is increased to 25% minimum.

(10) Paved surface area not to exceed 55% of the total lot.
(11) Distance between buildings: 50 feet minimum.
(12) Public water and public sewer facilities required.
(13) Attachment. No more than three buildings may be attached to each other. All attachments shall be by means of an alcove or similar architectural technique.
(14) Assisted-living facilities. No more than one habitable unit or dwelling unit shall be constructed for each 2,500 square feet of minimum lot area. For purposes of density calculation, each bed shall be equivalent to 1/2 dwelling unit.

B. Design standards. The following design standards shall apply in a Planned Office Park District: as required by the regulations of § 84-94: Design standards hereof.

Special regulations for nursing/convalescent homes and assisted living facilities, see § 84-95: Special regulations for nursing/convalescent homes and assisted-living facilities. for more information.

Athletic club

An enterprise operating as a business or club which charges an admission, entry or membership fee or combination thereof, whether owned by a public or private entity, which is open to the public and provides various athletic or health facilities for its members, including a combination of more than one of the following: gymnasium, swimming pool, nautilus, weights and similar conditioning equipment, tennis, handball, racquetball and similar ball courts and similar athletic facilities which are used to promote fitness and good health. An athletic club may also include as an accessory use a physical therapy facility, provided that the patients are members of the athletic club, all therapy is provided by licensed physical therapists and the area dedicated to the physical therapy does not exceed 15% of the gross floor area of the athletic club. No other professional medical services may be provided in an athletic club, including but not limited to care by a physician, chiropractor, dentist, psychologist or psychiatrist. The term "athletic club" shall be synonymous with "health club."

Athletic fields

ATHLETIC FACILITY — RECREATIONAL USE
Any outdoor facility with an open, relatively level, natural or artificial turf surface or an indoor facility designed for team sports, games and recreational activities which do not require spectator seating for more than 20 people and are typically used by students for intramural sports and similar activities.

Athletic/field house

ATHLETIC FACILITY — RECREATIONAL USE
Any outdoor facility with an open, relatively level, natural or artificial turf surface or an indoor facility designed for team sports, games and recreational activities which do not require spectator seating for more than 20 people and are typically used by students for intramural sports and similar activities.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.
(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.
(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Attached single-family dwellings

A building containing not more than six dwelling units separated by parallel party walls, each of which has only one dwelling from ground to roof, independent outside access, not more than two walls in common with adjacent units and open space to the front and rear (internal units) or front, rear and one side (end units); a townhouse; a rowhouse.

Automobile and/or a truck leasing agency

Automobile repair shop

The repair, reconditioning and lubrication of motor vehicles and the replacement or installation of motor vehicle parts and accessories when conducted in a repair shop offering a full range of the foregoing services, but not including body and fender repair, collision repair service, spray painting or the sale of new or preowned (used) motor vehicles.

Banks and financial institution

A type of commercial activity wherein the service rendered is available to the general public and is related to the management of money. Examples are banks, savings and loan associations, brokerages, accountants, tax consultants, investment counselors and similar activities.

Bed-and-breakfast inns

An owner-occupied building designed, used and occupied as a single-family residence having, as an accessory use therein, public lodging rooms and facilities for, and serving food and drink prepared within the building to, preregistered transient guests, which meets the requirements of § 84-57.3: Bed-and-breakfast inns of this chapter.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

No single-family residential building may be used or occupied as a bed-and-breakfast inn without compliance with all of the regulations established in this section and the issuance by the Zoning Officer of a use and occupancy permit.

A. A bed-and-breakfast inn may be located in any zoning district but only within a building determined by the Pennsylvania Historic and Museum Commission to be an historic building or within a building eligible to be listed on the National Register of Historic Places.
B. The number of guest rooms for transient accommodation shall not exceed three in any building having a habitable floor area of 3,000 square feet or less. One additional guest room may be added for each additional 600 square feet of habitable floor area up to a maximum total number of six guest rooms.
C. The minimum lot size shall be the minimum lot size designated in the applicable zoning district, plus an additional 10,000 square feet for each guest room for any lot less than one acre.
D. The building shall be the "principal residence" of the "owner."
E. At a minimum, parking shall be provided as required by the minimum parking regulations of the applicable district; provided, however, that one additional parking space shall be required for each guest room and for one employee, if any. In all residential districts, the minimum parking setback from an adjacent property line shall be 15 feet, and, when four or more guests and employee parking spaces are provided, the parking area shall be screened from direct view of any adjacent residential use by a completely planted visual barrier consisting of a double row of evergreen plantings with a minimum height of six feet after the planting and placed no more than eight feet apart. The required plantings shall be staggered so as to provide as complete a visual barrier as is possible.
F. No more than one employee shall be permitted to work on the premises at any time, and none shall be present between the hours of 11:00 p.m. and 6:00 a.m. Members of the owner's immediate family who are residents on the premises shall not be considered employees, whether or not paid.
G. Notwithstanding anything contained in any of the applicable district regulations, any inn containing four or more guest rooms shall be served by public sewer.
H. All applicable requirements of the Township's Building, Electrical, Fire and Plumbing Codes shall be met.
I. No guest may be registered for a maximum continuous period in excess of seven consecutive nights. The owner shall maintain a guest register and shall preserve registration records for a minimum of three years. The register and all records shall be made available for inspection by the Township Zoning Officer or Codes Enforcement Officer at any time.
J. Any meals provided and any amenities connected with the guest rooms, such as a swimming pool or tennis court, shall be solely for the use of the owner, the owner's family and the owner's registered guest.
K. One sign shall be permitted identifying the property as a bed-and-breakfast inn. The sign shall not exceed three square feet in area, shall be set back a minimum of three feet from the road right-of-way and shall contain no information other than identification of the premises as the named bed-and-breakfast inn.
L. An application for a use and occupancy permit and the procedure for issuance shall be required.
M. Upon compliance with all of the requirements of this section and other applicable codes and regulations, the Zoning Officer shall be authorized to issue a permit which shall be valid for a period of one year unless sooner revoked for violation of any condition imposed by the Zoning Officer, any misrepresentation of fact made to the Zoning Officer or Codes Enforcement Officer in conjunction with the application and review process or violation of this section or any provision of this Code. Within 30 days prior to the expiration of any such permit, the property owner shall make application for a permit renewal to the Zoning Officer, who shall, as a condition of issuance of such renewal, make an inspection of the premises for which the permit is sought to determine continued compliance with this Code. In the event that the Zoning Officer determines that a violation exists, the permit shall not be renewed until the violation is cured.
N. Upon nonrenewal or revocation of the permit for cause shown, the use of the premises as a bed-and-breakfast inn shall immediately cease, and continuation thereof shall subject the owner to the penalty provisions of this chapter and/or such other legal action as the Township shall determine necessary.

Brewery pubs

An establishment used specifically for on-premises consumption of malt and brewed beverages produced on the premises or on real property immediately adjacent to the premises. The brewery pub must be licensed by the Pennsylvania Liquor Control Board or any successor agency of the commonwealth.

Vehicle Parking:
15.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A. Purpose. The purpose of this section is to allow for brewery pubs and microbreweries, as defined in § 84-8: Definitions, as permitted uses within the Township's C-2, I-1, I-2 and I-3 Zoning Districts subject to the regulations in this section.
B. Standards for brewery pubs and microbreweries.

(1) Brewery pubs and microbreweries shall be permitted to sell all products and merchandise that they are authorized to sell pursuant to their liquor license as well as food prepared on site, snack foods and merchandise, such as t-shirts, hats, and glassware.
(2) Brewery pubs and microbreweries shall comply with all parking requirements set forth in § 84-55I(2) for an eating and drinking place.
(3) Brewery pubs and microbreweries may have outdoor dining and seating at their facility if they meet the criteria in § 84-57.11: Regulations for outdoor dining as accessory use to restaurant, brewery pub and microbrewery.
(4) Brewery pubs and microbreweries may provide tours of their facility to the public.
(5) No exterior display or sale of retail merchandise shall be permitted outside of the brewery pub or microbrewery.
(6) Any signs installed for the brewery pub and microbrewery shall comply with all Township sign regulations, as set forth in § 84-52: Sign regulations.
(7) Brewery pub and microbreweries shall obtain all requisite licenses from the Pennsylvania Liquor Control Board, the Chester County Health Department, and the West Goshen Township Department of Code Enforcement prior to operation.

Business or professional office

A building used primarily for business services, professional and personal services, financial services, government functions or for administrative, managerial or clerical functions.

Cafeteria

Car wash

Child day-care center

A facility which, on a daily basis, exclusively provides supplemental parental care and supervision and/or instruction to seven or more children simultaneously, who are not all related to the caregiver or operator, where tuition, fees or other forms of compensation are charged, whether governmentally subsidized or not, and which is licensed or approved to dispense child care by the Commonwealth of Pennsylvania, and whether operated for profit or not for profit.

Vehicle Parking:
3.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA), plus 8 stacking spaces.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

M-S District:
Nursery school, kindergarten or child day-care center and adult day-care center, provided that:

(a) A minimum of 75% of the number of individuals enrolled in any such facility shall, at all times, be comprised of the children, grandchildren, parents or grandparents or other members of the immediate household of the hospital employees or of its medical, surgical or nursing staffs.
(b) The enrollment at any such center shall not at any time exceed 120 people.
(c) The center shall annually, on or before December 1 of each calendar year, verify and certify to the Township, by completion of a questionnaire form provided by the Township, that the center is in compliance with the percentage limitation imposed by Subsection (a) of this section.
(d) In addition to the minimum area and bulk regulations and design standards established in this article, any such facility shall comply with the minimum site standards, design standards and regulations established and promulgated by the Pennsylvania Department of Public Welfare, the Pennsylvania Board of Private Schools or other state regulatory agency having jurisdiction.

C-4 District:

The following conditions shall be applied to child day-care centers permitted in the C-4 District:

A. The use shall be located and conducted within a detached building, except for authorized outdoor play areas.
B. No other use shall be located or conducted in the same building as the child day-care center unless the center is conducted by or located in a church, school or hospital and is approved by the Supervisors.
C. The use, including buildings, outdoor play areas, parking and other facilities shall be physically separated on all sides by a minimum setback of 25 feet from any residential building or use.
D. All outdoor play areas accessible to children attending the center shall be enclosed with a fence having a minimum height of six feet, with all openings being secured with a gate having a self-latching device.
E. Parking shall be provided as required by § 84-55I for day-care center.
F. A pickup and drop-off area measuring at least 60 feet in length and 10 feet in width, marked by signs and physically removed from any required parking area, loading area and all points of vehicular access for ingress to and egress from the site shall be provided and maintained for the discharge and collection of children attending the center.
G. All areas of the center, whether interior or exterior, shall be physically separated by a distance of 100 feet from any natural or man-made hazard, including but not necessarily limited to swimming pools, water retention or detention ponds, machinery, electric generating and transmitting equipment and streets, unless secured to the satisfaction of the Township Supervisors.
H. The center shall comply with all minimum space allocation requirements and standards required for licensure and promulgated by the Pennsylvania Department of Public Welfare and other regulatory agencies having jurisdiction.
I. The Supervisors in granting a conditional use shall have authority to impose such additional conditions as they shall determine are reasonably required with respect to any application for a child day-care center.

Child day-care center (accessory facility)
In any zoning district which permits child day-care centers and/or adult day-care centers, any such facility shall, in addition to the minimum standards established in this chapter, be designed to the minimum specifications of commonwealth regulatory agencies having jurisdiction, including indoor and outdoor recreational areas and may include eating and drinking facilities for the exclusive use of employees and clients/students, but shall not be used as a permanent or temporary residence by employees and clients/students.

Churches

Commercial airport

A landing area which may be used for commercial flight operations, including charter, leasing of aircraft, aircraft sales, aircraft rental, flight instruction, air freight, aircraft maintenance and repair or any other flight activities for compensation, but excluding scheduled airlines (FAA Part 121 operations).

Common conference rooms

Common open space

Land or a combination of land and water intended for the use and enjoyment of the public, Township residents or the residents of a development as a whole and which consists of landscaped or natural terrain and which may be used as passive open space or for certain recreation specifically approved by the Board of Supervisors in the approval of the development plan. Common open space shall be either greenway lands as defined in this chapter or a common element which is owned by all members of the homeowners' or condominium association. Common open space shall be free of buildings, except for recreational and utility buildings specifically approved by the Board of Supervisors as part of the development plan. Common open space shall not include street rights-of-way, private streets, or yard areas.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

General regulations.

A. The procedures and requirements for a conditional use application established in § 84-74: Conditional uses of this chapter shall apply to an application for conditional use approval for development utilizing the open space design option provided for in this article. The applicant is strongly encouraged to submit a sketch plan to the West Goshen Township Planning Commission and to discuss community development and open space resource conservation objective with that Commission prior to filing a formal conditional use application.

Community center

A building used for recreational, social, educational and cultural activities, usually owned and operated by a public or nonprofit group or agency.

Contractor's establishment

A commercial use which involves offices and/or the storage of supplies, equipment, machinery and materials for contractors and tradesmen such as builders, masons, carpenters and landscapers. Such use does not include retail sales of products or materials.

Convenience store

A retail store of not less than 3,000 square feet and not more than 5,500 square feet of gross floor area for the sale of food and beverages for off-premises consumption, personal care items and other similar items. This use may include ATM machines and the retail sale of automotive fuel under canopy. A convenience store must meet all criteria in § 84-57.12 of this chapter.

Vehicle Parking:
12.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA), plus 1 parking space for each fueling position.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

In addition to the general conditional use standards in § 84-75: General standards for conditional use approval of this chapter, the following additional standards must be met in order for the Board of Supervisors to grant conditional use approval for the use of a lot as a convenience store:

A. Unless otherwise set forth in this section, the regulations of the district in which the lot is located shall govern.
B. All gasoline pump dispensers and automobile window washing materials shall be covered by a canopy and shall be illuminated by overhead lighting during nondaylight hours.
C. All gasoline pump dispensers and the canopy covering such dispensers shall be set back at least 50 feet from the legal right-of-way line of all streets abutting the lot upon which the convenience store is located.
D. Equipment intended to be utilized for the washing of windows of motor vehicles, as well as places for the storage of such equipment, shall be permitted.
E. No building on a lot upon which there is proposed to be located a convenience store shall contain more than 5,500 square feet of gross floor area, exclusive of any area of such lot being used for gasoline pump dispensers or a canopy over such dispensers.
F. All ingress and egress from any lot upon which there is proposed to be located a convenience store shall be designed to promote safe and convenient travel.
G. The internal circulation pattern of any lot upon which there is proposed to be located a convenience store which will support the retail sale of gasoline shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets.
H. No outdoor display of products shall be permitted.
I. All trash generated from a convenience store shall be stored in a completely fenced-in or screened enclosure for periods not to exceed seven days. Trash bins shall be subject to setback regulations for the district where the lot is located.
J. Parking on any lot used as a convenience store shall be provided as required by § 84-55 of this chapter.
K. Landscaping and screening on any lot used as a convenience store shall be provided as required by this chapter and the applicable sections of the Subdivision and Land Development Ordinance, provided that, so as to allow for the safe and efficient circulation of vehicles utilizing gasoline dispensing pumps, parking lot landscaping shall not be required on a lot used as a convenience store containing the retail sale of gasoline, but such landscaping shall be located around the perimeter of such a lot.
L. The Board of Supervisors may request that the applicant submit a traffic study illustrating the adequacy of existing or proposed roadways to accommodate any increase in traffic from the proposed convenience store. Any such traffic study shall be prepared in sufficient detail to determine peak traffic volumes and roadway capacity and provide reasonable solutions to traffic congestion.
M. The maximum number of gasoline pump dispensers and the location of the same on any lot upon which there is proposed to be located a convenience store shall be as permitted by the Commonwealth of Pennsylvania Department of Labor and Industry, or any successor agency or entity.
N. No direct or sky-reflected glare, whether from spotlights, floodlights, searchlights or other sources, shall be visible from adjoining streets or adjacent lots when viewed by a person standing on ground level or from floor level on an adjacent property.
O. Exterior lighting on any lot used as a convenience store shall be properly shielded so as to not be directed towards, or shine onto, other lots.
P. Except as provided herein, the use shall conform to all requirements of the Zoning Ordinance and Subdivision and Land Development Ordinance.

Customary accessory uses

A. A use conducted on the same lot as a principal use to which it is related, and located either within the same structure or in an accessory structure or as an accessory use of land, except that off-street parking may be located on a contiguous lot.
B. A use which is clearly incidental to and customarily found in connection with a particular principal use.

Customary golf course accessory uses

Customary residential accessory uses

A. A use conducted on the same lot as a principal use to which it is related, and located either within the same structure or in an accessory structure or as an accessory use of land, except that off-street parking may be located on a contiguous lot.
B. A use which is clearly incidental to and customarily found in connection with a particular principal use.

Decks, patios, terraces and unroofed porches

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A patio, terrace, deck or unroofed porch may project into a rear yard, provided that it is set back a minimum of 15 feet from the adjacent property line in the R-3, Residential District, the R-3C Residential Infill Development and the R-4 Residential Districts and a minimum of 25 feet from the adjacent property line in the R-2 Residential District. A patio, terrace, deck or unroofed porch may be built in the R-3B Flexible Design Conservation District pursuant to the standards below. On a parcel defined as a through lot, a patio, terrace, deck or unroofed porch may be located behind the principal structure, provided that it conforms to the minimum set back criteria as required by this section.

Decks, patios, terraces and unroofed porches. The following criteria shall apply to any deck, patio, terrace or unroofed porch associated with a dwelling unit:

(a) Any deck, patio, terrace or unroofed porch shall be located to the rear of the dwelling unit to which it is attached.
(b) A deck, patio, terrace or unroofed porch shall be located a minimum distance of 25 feet from the side wall of any dwelling unit other than the dwelling unit to which it is attached.
(c) A deck, patio, terrace or unroofed porch shall be located a minimum distance of 45 feet from the rear wall of any dwelling unit other than the dwelling unit to which it is attached.

Dog day-care facility

The indoor use of a building where six or more dogs are kept for the purpose of providing shelter, housing, boarding, grooming and feeding during the day.

Vehicle Parking:
1 parking space per every employee per shift plus 2 additional parking spaces per 1,000 square feet.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A dog day-care facility shall be permitted by special exception in the Multipurpose MPD District and in the C-5 General Highway Commercial District, when authorized by the Zoning Hearing Board by special exception subject to Article XVII: Zoning Hearing Board of this chapter and the following additional standards:

A. The lot shall contain a minimum of one (1) acre when located in the Multipurpose MPD District. A lot located in the C-5 General Highway Commercial District shall contain a minimum of 0.5 acre, and the facility shall be located in a stand-alone building.
B. All dogs must be kept inside the building at all times except for dropoff and pickup; provided, however, if the lot area is one acre or more, a fenced-in area may be provided for the use of exercise of the dogs. Such fenced-in area shall have a minimum setback of 50 feet from all property lines. If the lot is less than one acre, a fenced-in area may be provided for and shall only be used for the sanitary relief of the dogs subject to approval by the Zoning Hearing Board.
C. The building where such use is conducted must contain sufficient soundproof devices so that barking of dogs may not be heard beyond the property line.
D. The overnight boarding of dogs shall not be permitted.
E. Such facility shall be licensed as a boarding kennel in accordance with the Pennsylvania Dog Law,[1] and the operator/owner shall abide by all relevant provisions in such law.

Domesticated chickens

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose. The purpose of this section is to provide standards for the keeping of domesticated chickens. It is intended to enable residents of single-family dwellings to keep a small number of female chickens on a noncommercial basis while limiting the potential adverse impacts on the surrounding properties.
B. Standards for keeping domesticated chickens.

(1) Domesticated female chickens shall be allowed on lots with single-family dwellings in the following zoning districts:

(a) R-2 Residential District;
(b) R-3 Residential District; and
(c) R-4 Residential District.

(2) The maximum number of chickens permitted on a lot with a single-family dwelling shall be determined based on the zoning district and lot size as set forth below:

Zoning District	Minimum Lot Size	Maximum NUmber of Chickens
R-2 Residential District	1 acre	10
R-3 Residential District	30,000 square feet	8
	22,000 square feet	6
	18,000 square feet	4
R-4 Residential District	30,000 square feet	8
	22,000 square feet	6
	18,000 square feet	4

(3) Roosters are prohibited.
(4) The slaughtering of chickens is prohibited.
(5) For identification purposes, all chickens age six months and older must wear leg bands which identify the permit number issued by the Township.
(6)All chickens must be maintained in a fully enclosed shelter which has a roof or overhead covering and which may only be located in the rear yard or in a fenced-in area. The enclosure must provide four square feet per chicken with an exterior run and six square feet per chicken without an exterior run. The shelter must be a minimum of 20 feet from any rear property line and a minimum of 15 feet from any side property line. The fence must be a minimum of four feet and a maximum of six feet in height. A lot classified as a through lot may keep domesticated chickens in accordance with the setbacks referenced above as long as the shelter is located behind the principal structure.
(7) It shall be unlawful for the owner of chickens to allow the same to run at large upon any public land, including, but not limited to, sidewalks, streets, roads, alleys, parks, or upon another person's private property.
(8) All enclosures and structures must meet all applicable zoning requirements. A zoning permit shall be required for the construction of any enclosure that is less than 500 square feet. A building permit shall be required for the construction of any enclosure that is 500 square feet or greater.
(9) All owners of chickens must maintain sanitary living conditions for the chickens so that the keeping of chickens does not become a public or private nuisance. Owners shall not allow feces from the chickens to accumulate on the owner's land such that it becomes a nuisance caused by odors. The feces must be regularly removed by double-bagging and placing the bagged feces in the trash for collection.
(10) All chicken feed must be stored in rodentproof closed containers.

Dormitory, college

A building owned or managed by a college or university which contains dwelling rooms that provide sleeping and living accommodations or apartments containing not more than four bedrooms and living quarters solely for students enrolled at the college or university which owns the dormitory.

Vehicle Parking:
Community college or any college where less than 1/2 of the student body resides on-campus - 10.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA) in classroom buildings.
College or university where at least 1/2 of the student body resides on-campus - 1.0 parking space per each campus residential accommodation, plus 2.0 parking spaces per 1,000 sq. ft. in classroom buildings.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Dormitory, private

A building owned or managed by a noneducational entity engaged in the business of providing student housing in the form of apartments containing not more than four bedrooms and living quarters solely for college or university students enrolled at a college or university immediately contiguous to or on the grounds of the college or university at which such students are matriculated.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Educational facilities and uses

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Includes classrooms, laboratories required as a part of the curriculum, school libraries and administrative offices of a public or private college or university and/or public and private elementary, middle and high schools.

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Emergency rescue services

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

Emergency service

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

See § 84-102: Use regulations in the M-S District.

Escort agency

A person or business association who furnishes, offers to furnish or advertises to furnish escorts as one of its primary business purposes for a fee, tip or other consideration.

Family day-care homes

A building used principally as a residence by one adult caregiver in which child day-care is provided simultaneously for six or fewer children who are not all related to the resident caregiver. Such residential property shall have outdoor play area of sufficient size to accommodate six children at once which shall be enclosed with at least a four-foot-high continuous barrier.

Farm regulations

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Agriculture, farmhouses and usual farm buildings shall be permitted without restriction except as follows:

A. The minimum size of a farm shall be three acres.
B. Farm buildings shall not be constructed closer than 85 feet to a front property line nor closer than 100 feet to a side or rear property line.
C. No farmhouse shall be constructed closer than 75 feet to such lines.
D. No barn or manure storage shall be established closer than 100 feet to any property line.
E. There shall be no more than one additional dwelling for each 10 acres of farm.
F. Silos and bulk bins shall be exempted when attached to an existing building.
G. All other new construction, including structures for temporary storage of feed, shall conform to setback requirements.

Fences

A structure or barricade of wood, stone, metal, plastic or other synthetic material, erected for the purpose of enclosing or bordering a piece of land, used to shield, confine or prevent entrance to a property; a wall as well as a structure of posts and boards, palings and pickets, rails, lattice or wire.

Development Requirements:

Fences.
(1) Fences may be erected in the required front yard, provided they meet the following criteria:

(a) The fence does not exceed four feet in height.
(b) The fence is not solid and instead maintains a minimum one-to-one ratio of open-to-structural areas (such as a picket fence).

(2) Notwithstanding Subsection (1) above, fences may be erected in the required front yard of a through lot, provided they meet the following criteria:

(a) The fence does not exceed six feet in height.
(b) The fence shall be constructed of a solid wood or vinyl material.
(c) The fence shall be erected in the rear of the dwelling on a through lot that adjoins one of the following streets: Pottstown Pike, Paoli Pike, West Chester Pike, U.S. Route 322 and U.S. Route 202.
(d) The fence shall be erected outside of the existing right-of-way.

(3) Fences may be erected in the required side or rear yards, provided they meet the following criteria:

(a) The fence does not exceed six feet in height on a residential lot and 10 feet in height on any other lot.
(b) Such fences may be solid.

(4) All fences require a zoning permit. Any fence which is eight feet in height or taller shall require a zoning permit and a building permit pursuant to the procedures set forth in § 84-67: Permits and the Building Code.

Flagpoles

A flagstaff designed and solely intended for the patriotic display of the flag of the United States of America, or its armed forces, the Commonwealth of Pennsylvania or any political subdivision thereof, or the flag of a group or organization, or combination thereof, and for no other purpose. A flagpole shall not include a standard antenna, a standard antenna support structure, a commercial communications antenna support structure, tower, antenna or any other structure designed, intended or capable of supporting any other use or purpose.

Flexible design development option

A residential development option which is permitted by conditional use of the Board of Supervisors in the R-3B Zoning District which is intended to allow flexibility in building and dwelling unit design and to facilitate the preservation of open space for the public use and enjoyment of Township residents. A flexible design development may include semidetached dwellings, single-family attached dwellings and single-family detached dwellings subject to the design standards in Article IVB of this chapter.

Food stand

An establishment that sells food and beverages to the public with customers being served at an exterior window or service area and where no inside seating facilities are provided and/or which primarily involves the off-site delivery of meals to the homes or businesses of customers. Licensed food trucks shall be permitted under this definition.

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.

Vehicle Parking:
1.0 parking space per every employee during the shift with the largest number of employees, plus an additional five parking spaces.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Intent. The forestry and timber harvesting regulations contained in this section are intended to accomplish the following goals:

(1) Promote good forest stewardship.
(2) Protect the rights of adjoining property owners.
(3) Minimize the potential for adverse environmental impacts caused by a timber harvesting operation.

Definitions, see § 84-57.8B for terms associated with forestry.

Scope; applicability. This section shall apply to all forestry, timber harvesting, tree harvesting or logging within the Township where the value of the trees, logs or other timber products removed exceeds $1,000.

Permit required. It shall be unlawful for any person to engage in any forestry, timber harvesting, tree harvesting or logging on any lot in the Township without first submitting a forest management plan as described herein and securing a permit from the Township; provided, however, that no permit shall be required for the annual removal of up to four trees per acre on any one lot.

Forest regulations. The following regulations shall apply to all forestry, timber harvesting, tree harvesting and logging operations in the Township.

(1) Felling or skidding on or across any public road is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of the public road.
(2) No tops or slash shall be left within 25 feet of any public road.
(3) All tops and slash between 25 feet and 50 feet from a public road or private road providing access to adjoining residential property or within 50 feet of adjoining residential property shall be lopped to a maximum height of four feet above the surface of the ground.
(4) No tops or slash shall be left on or across the boundary of any property adjoining the operation.
(5) Litter resulting from the forestry, timber harvesting, tree harvesting or logging operation shall be removed from the property at least once a week.
(6) All holes created in the course of any tree harvesting operation shall be filled to grade with soil.
(7) The total number of trees harvested over any three-year period may not exceed 65% of the total basal area per acre in interior areas other than those described in Subsection (8) below.
(8) In areas within 50 feet of lot boundaries, the total number of trees harvested over any three-year period may not exceed 40% of the total basal area per acre in such area. Moreover, harvesting in these boundary areas may not be undertaken in such a manner as to concentrate most or all of the tree harvesting in portions of such boundary areas, if the result thereof would be the harvesting of more than 40% of the trees in such portions.

Funeral parlor

Gasoline service station

An area of land, together with any structure thereon, used for:

A. The retail sale of motor fuel and lubricants and incidental services, such as lubrication and handwashing of motor vehicles.
B. The sale, installation or minor repair of tires, batteries or other automobile accessories.

Vehicle Parking:
1 parking space per pump island, plus 6 stacking spaces for each pump island.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

In any district in which either a gasoline service station or other use which includes, as an integral part thereof, the retail sale and dispensing of gasoline through full service or self-service metered gasoline pumps is a permitted use, whether by right, special exception or conditional use, the overhang of a canopy, as herein defined, designed and intended to provide a permanent cover over the gasoline pump islands to protect customers and their vehicles positioned there for service from inclement weather may encroach into the front yard within the required building setback area, provided that the leading edge or facade of the overhang shall be set back not less than 10 feet from the nearest edge of the street right-of-way. The supporting structure of the overhang shall be set back as required by the applicable district regulations for gasoline pumps. For purposes of this regulation, the leading edge or facade of the canopy is the outside face or edge of that part of the canopy which is parallel to the right-of-way, a canopy is a permanent, roof-like structure without walls permanently attached by posts or columns to the ground and the overhang is that part of the canopy which extends beyond the district's minimum building setback.

Geothermal energy systems

GEOTHERMAL ENERGY SYSTEM
An energy-generating system that uses the earth's thermal properties in conjunction with electricity to provide greater efficiency in the heating and cooling of buildings.

See § 84-8: Definitions for more terms associated with geothermal energy systems.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Geothermal energy systems shall be permitted as follows:

A. For residential use:

(1) Geothermal energy systems shall be permitted in all residential zoning districts by right subject to the regulations contained in this section.
(2) Prior to the installation of a geothermal energy system, the property owner shall obtain a zoning permit pursuant to this chapter and a grading permit pursuant to Chapter 69: Soil Erosion and Sediment Control of the West Goshen Township Code.
(3) All wells drilled for geothermal energy systems shall be set back a minimum of 30 feet from any building foundation and a minimum of 10 feet from property lines.
(4) If the geothermal well is proposed to be located on property that is owned by a person or entity different than the applicant, the applicant shall provide documentation to the Township with the zoning permit application that evidences that the property owner has consented to the installation of the geothermal well in the location proposed.

B. For nonresidential use:

(1) Geothermal energy systems shall be permitted in all nonresidential zoning districts by right subject to the regulations contained in this section.
(2) Prior to the installation of a geothermal energy system, the property owner shall obtain a zoning permit pursuant to this chapter and a grading permit pursuant to Chapter 69: Soil Erosion and Sediment Control of the West Goshen Township Code.
(3) All wells drilled for geothermal energy systems shall be set back a minimum of 30 feet from a lot which is used for any nonresidential use. The setback shall be increased to 100 feet from any lot which is used for a single-family detached dwelling or single-family attached dwelling.
(4) If the geothermal well is proposed to be located on property that is owned by a person or entity different than the applicant, the applicant shall provide documentation to the Township with the zoning permit application that evidences that the property owner has consented to the installation of the geothermal well in the location proposed.

Geothermal pump house

A structure or building used to house pumps and piping associated with a geothermal heating and cooling system. All equipment associated with such pump house must be located inside of the building or subsurface.

Greenhouse

Group day-care home

A building in which child day-care is provided for more than six but fewer than 12 children at any one time; a child days center.

Group home

The use of any lawful dwelling unit which meets all of the following criteria: involves the care or housing of the maximum number of persons permitted by the group home standards of § 84-57.7: Group home regulations of this chapter; meets all other standards of § 84-57.7: Group home regulations; involves persons functioning as a common household; involves providing nonroutine support services and oversight to persons who need such assistance to avoid being placed within an institution or other care facility because of physical disability, old age, mental retardation or illness or other handicap as defined by applicable federal law, including § 3602(h) of the Fair Housing Act, as from time to time amended, 42 U.S.C. § 3602(h); does not constitute a treatment center; and does not involve the housing or treatment of persons who could reasonably be considered a threat to the physical safety of others.

Vehicle Parking:
One off-street parking space shall be provided for each employee on duty at any one time and for every resident reasonably expected to be capable of driving a motor vehicle.
Off-street parking areas of more than four spaces shall be buffered from adjacent existing single-family dwellings by a landscape screen meeting the requirements of § 84-55A.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Group homes are permitted in the R-2, R-3 and R-4 Districts, subject to compliance with the following regulations:

Supervision. There shall be adequate twenty-four-hours-per-day professional supervision, as needed, by person(s) trained in the field for which the group home is intended. Staffing shall, at a minimum, equal two staff persons during the day and one during the night or shall otherwise meet minimum requirements of any applicable federal, state or county standards.

Registration. The group home shall register in writing with the Township its location, general type of care, maximum number of residents and sponsoring agency.

Counseling. Any medical or counseling services provided on the property shall be limited to the residents of the group home.

The use shall not meet the definition of a "treatment center." A group home shall not house persons who can reasonably be considered to be a physical threat to others.

Appearance. The residence, both house and grounds, shall be maintained and/or constructed to ensure that they are closely similar in appearance, condition and character to the other residential structures in the area. No exterior signs shall be permitted.

The restriction on the number of residents in a group home shall include any employee(s) who resides in the group home on a permanent basis. A group home shall be regulated by the maximum number of unrelated persons permitted to live in a dwelling unit under the definition of "family." However, that number of unrelated persons may be increased to a maximum of eight persons if the group home is operated in a single-family detached dwelling that is over 2,500 square feet in floor area and in compliance with all area and bulk regulations for the district in which the property is located.

Septic. If a group home will use an on-lot septic system and will involve five or more persons routinely on the premises at any one time, the property owner shall be required to have the septic system certified as adequate by the County Health Department.

Employees of the group home shall be prohibited from having visitors on the premises, unless such visitation is necessary for the operation of the group home and except for emergencies.

The use shall provide illuminated exit signs, emergency battery-powered lighting and a minimum of two ABC-rated fire extinguishers. The use shall also have an interconnected smoke detector system with a central-station fire alarm system.

Use and occupancy permit. Prior to occupancy, the applicant shall secure a use and occupancy permit from the Township Zoning Officer following inspection of the property by both the Fire Marshal and the Building Official.

Reasonable accommodation. In any case where an applicant seeks a reasonable accommodation pursuant to provisions of the federal Fair Housing Act, a written application shall be filed with the Zoning Hearing Board which is hereby empowered to grant such an accommodation subject to the provisions of the federal Fair Housing Act.

Gymnasium

ATHLETIC FACILITY — RECREATIONAL USE
Any outdoor facility with an open, relatively level, natural or artificial turf surface or an indoor facility designed for team sports, games and recreational activities which do not require spectator seating for more than 20 people and are typically used by students for intramural sports and similar activities.

Hand or automatic self-service laundry

LAUNDROMAT
A facility which provides washing and drying machines for clothing, operated by the customer and not by employees of the facility.

Historic inn

A building designated as a Class I or Class II Historic Resource in the 2013 West Goshen Township Historic Atlas which is adaptively reused for the principal use of providing sleeping accommodations to the transient public in rooms or suites. A historic inn may include additional rooms and suites built in detached buildings outside of the principal historic building. The following accessory uses may also be provided within the building(s) or on the lot: restaurant, lounge, meeting rooms, banquet facilities, retail shops, recreation facilities such as swimming pool, exercise room, sauna, spa or similar accessory uses that are commonly provided at a full service hotel.

Vehicle Parking:
1 parking space per unit, plus 4 parking spaces per 50 units, plus parking spaces as required for ancillary uses.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:
Area and bulk and design standards for historic inn use.

(1) Lot size: 25 acres minimum.
(2) Lot width at building line: 600 feet minimum.
(3) Lot width at street right-of-way line: 400 feet minimum.
(4) Lot coverage: 20% maximum.
(5) Green area: 80% minimum. The required green area may contain pervious trails and paths.
(6) Maximum building height for new buildings: two stories, not to exceed 35 feet.
(7) Minimum front, side and rear yards: 200 feet.
(8) Minimum buffer zone: no new buildings or structures shall be located in a buffer zone of not less than 100 feet wide. All natural vegetation existing in the buffer zone shall be maintained and left undisturbed.
(9) Maximum number of guest rooms permitted on the lot with the historic inn: 60.
(10) Parking for an historic inn shall be the same as the minimum number required for a hotel in § 84-55I.

Home occupation

An accessory use which is clearly incidental or secondary to the residential use of the dwelling unit and occupies not more than 25% of total floor area of such dwelling unit or 500 square feet, whichever is less. Such use is customarily carried on within a dwelling unit by one or more occupants of such dwelling unit, except that one person not residing in such dwelling unit may be employed.

A. A home occupation does not permit the following operations:

(1) Selling articles produced elsewhere than on the premises.
(2) Having exterior displays of goods visible from the outside.
(3) Storing materials or products outside the dwelling unit.

B. Such occupation shall not require other internal or external alteration or involve construction features not customarily found in a dwelling or the use of electrical or mechanical equipment which would change the fire rating of the structure.
C. No mechanical or commercial equipment is used except such as may be used for domestic or household purposes or as deemed similar in power and type.
D. The conducting of an animal hospital, barbershop, beauty parlor, clinic or other operation which provides any type of medical, homeopathic or massage services, hospital, kennel or any similar use shall not be deemed to be a home occupation.
E. No home-related business shall be conducted as a home occupation which involves any outdoor use or activity in conjunction therewith, including but not limited to the outdoor storage of material, equipment or products, parking accommodations or the parking or keeping of employee vehicles, whether on the lot or an adjacent public street, except one employee parking space for an employee performing service solely within the home, and the accommodation of one business motor vehicle owned by the home owner not exceeding in weight and/or in length the size specified in § 84-57.2 of this Code.
F. Prior to undertaking the conduct of a home occupation the owner shall secure a permit authorizing the home occupation from the Township Zoning Officer.
G. No educational use shall be conducted as a home occupation which involves instruction or tutoring in one group to more than three individuals at any one time, or that in any manner appears as or constitutes a school.

Home-related business

A routine and customary accessory use which:

A. Is clearly incidental to the residential use of the dwelling unit; and
B. Is not performed within a dwelling unit or accessory structure, such as is the case with a home occupation, but may be administered or managed from the dwelling unit and/or an accessory structure and complies with the standards in § 84-57.20: Home-related business, below.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. If permitted by the underlying zoning district regulations, a home-related business, as defined above shall be permitted as an accessory use to a single-family detached dwelling, subject to the following regulations.

(1) No sign shall be permitted on the property indicating the presence of a home-related business.
(2) Size. The accessory use shall not exceed 500 square feet of total floor area of the dwelling unit, including any accessory structures or space used for storage.
(3) Parking and loading. In addition to the off-street parking that is required for the single-family detached dwelling use, there shall be one off-street parking space for every nonresident employee of the home-related business.
(4) Building appearance. There shall be no change in the outside appearance of the dwelling unit, accessory structure and/or lot related to the home-related business as they existed on the date of issuance of the permit authorizing the home-related business or other visible evidence of the conduct of a home-related business.
(5) Nuisance. No equipment or process shall be used in a home-related business which creates noise, vibration, glare, fumes, odors, dust or electrical interference detectable to normal senses beyond the property line in excess of levels customarily generated by a residential use. No burning, heating or other process will take place which might produce toxic or noxious odors, fumes or gasses.
(6) Storage. The outside storage of materials, equipment or products shall be prohibited. A dumpster shall not be brought onto the property, or be utilized upon the property, for the use of the home-related business.
(7) Business vehicles. A maximum of two motor vehicles, bearing current and valid inspection and emissions stickers and currently licensed by the Pennsylvania Department of Motor Vehicles, which are used for a home-related business shall be permitted on the lot on which the home-related business is conducted. No one motor vehicle shall exceed 8,000 pounds of gross vehicle weight, nor shall the combined weight of one vehicle and another vehicle (motorized or nonmotorized, such as a trailer or equipment) that are attached or capable of attachment together exceed 8,000 pounds of gross vehicle weight.
(8) Customer/client visits. The home-related business use shall not involve any customer or client visits to the property, and there shall be no direct sales of products on or from the lot.
(9) Number of uses. Only one home-related business shall be permitted on any one lot.
(10) Number of employees. The maximum number of nonresident employees who may report to the dwelling shall be two.
(11) Permit. It shall be illegal for any person to conduct a home-related business on any property unless he has applied for and been issued a home-related business permit by the Zoning Officer. An inspection by the Zoning Officer shall be required prior to the issuance of any such permit.

Hospitals

An institution having an organized medical staff providing emergency and in-patient diagnostic, therapeutic, rehabilitation, medical and surgical care, treatment and services for the care of persons who are sick, injured, diseased, disabled or pregnant regardless of the length of time the patient remains hospitalized, including the provision for emergency medical support services; a general hospital. Nothing in this definition shall be construed to preclude either the designation of a hospital as a trauma center or the provision of mental health care and treatment within a hospital, but the term shall not include facilities caring exclusively for the mentally ill.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Use regulations.

A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:

A. A general hospital for humans with the following designated accessory uses when located and operated within the hospital facility or when operated and located on a lot immediately adjoining and contiguous to the lot on which the hospital facility is located:

(1) A medical education school.
(2) Residences for hospital staff.
(3) A cafeteria.
(4) An outpatient clinic.
(5) An emergency service.
(6) A maintenance shop.
(7) Power generation.
(8) A hospital- or clinic-related laundry.
(9) Nursery school, kindergarten or child day-care center and adult day-care center, provided that:

(a) A minimum of 75% of the number of individuals enrolled in any such facility shall, at all times, be comprised of the children, grandchildren, parents or grandparents or other members of the immediate household of the hospital employees or of its medical, surgical or nursing staffs.
(b) The enrollment at any such center shall not at any time exceed 120 people.
(c) The center shall annually, on or before December 1 of each calendar year, verify and certify to the Township, by completion of a questionnaire form provided by the Township, that the center is in compliance with the percentage limitation imposed by Subsection A(9)(a) of this section.
(d) In addition to the minimum area and bulk regulations and design standards established in this article, any such facility shall comply with the minimum site standards, design standards and regulations established and promulgated by the Pennsylvania Department of Public Welfare, the Pennsylvania Board of Private Schools or other state regulatory agency having jurisdiction.

B. Medical office building or clinic.
C. Pharmacy.
D. Ambulance and emergency rescue services.
E. Forestry, iin accordance with the standards in § 84-57.8: Forestry regulations.
F. Accessory uses to the aforementioned permitted uses, but excluding drug and/or alcohol treatment centers.

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special design standards.
The following special design standards shall apply:

A. The height of the general hospital building may exceed the maximum building height regulation of § 84-103I when authorized as a special exception by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter, provided that the applicant demonstrates by a clear preponderance of the evidence that the proposed structure can be serviced by existing fire-fighting equipment, and provided, further, that the height of such building shall be limited in any event to no more than eight stories or 80 feet, whichever is the lesser.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

Hotel/motel

A building or a group of two or more detached or semidetached buildings located an a lot held in single and separate ownership, designed, intended and used principally for providing sleeping accommodations to the transient public in rooms or suites, which may include a kitchen facility and which are provided with daily maid service. The following ancillary facilities may be provided as an integral part of the facility within the building or buildings on the lot, provided, however, that no gambling or electronic gambling devices shall be permitted: restaurant, coffee shop, lounge, meeting rooms, banquet facilities and shops for the retail sale of books, papers, magazines, clothing and sundries to guests; recreation facilities for use only by registered guests, such as a swimming pool, exercise room or area, and similar ancillary facilities commonly accessory to a hotel/motel facility may be provided either in the building or immediately outside the building on the lot in an area specifically designed and designated for such ancillary use. Hotels are generally, but not exclusively, designed so that rooms are entered primarily from an interior lobby, corridor or hallway. Motels are generally, but not exclusively, designed so that access to rooms is provided directly or in close proximity to automobile parking spaces serving such units. Only for the purpose of calculating required parking spaces shall the hotel or motel rooms or suites be considered discrete from other ancillary facilities.

House trailers

Independent living facility

A building containing multiple residential dwelling units for persons who are age 55 years of age and older which qualifies for the exemption to the prohibition against discrimination based on familial status found in Section 3607(b)(1) of the United States Fair Housing Act, 42 U.S.C. § 3607(b)(1), and the Housing for Older Persons Act of 1995 and the regulations promulgated thereunder. The facility may include accessory uses such as common kitchen facilities and dining rooms, activity and meeting rooms, storage areas, recreation and exercise facilities, sundries store, administrative offices and a beauty/barber shop.

Vehicle Parking:
2 parking spaces per dwelling unit unless the Board of Supervisors approves a reduction in the number of parking spaces required as part of the conditional use approval based on evidence that the parking demand for the particular independent living facility proposed is less than 2 spaces per unit.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

In addition to the general conditional use standards in § 84-75: General standards for conditional use approval of this chapter, the following additional standards must be met in order for the Board of Supervisors to grant conditional use approval for an independent living facility:

A. The dwelling units shall be leased or sold as independent dwelling units where the occupants of the dwelling units are independent with respect to their daily living activities such as bathing, dressing and grooming.
B. The dwelling units shall be limited to studio, one- and two-bedroom apartment units; provided that no more than 40% of the total number of dwelling units shall contain two bedrooms.
C. The independent living facility must be age restricted for persons 55 years of age and older and must qualify for the exemption to the prohibition against discrimination based on familial status found in Section 3607(b)(1) of the United States Fair Housing Act, 42 U.S.C. § 3601 et seq., and the Housing for Older Persons Act of 1995 and the regulations promulgated thereunder.
D. The accessory uses which are provided within an independent living facility shall not occupy more than 25% of the gross floor area of the building and shall be for the exclusive use of the residents and their invitees.
E. If a sundries shop is provided within the independent living facility as an accessory use, the purpose of the shop is to afford an opportunity for the residents of the facility and their guests to purchase necessary toiletries and other miscellaneous dry goods and snack food items. The maximum size of the shop shall not exceed 500 square feet and there shall not be any advertising for the store outside of the facility.
F. The building and all units therein shall be connected to public water and public sewer.
G. There shall be no accessory buildings on the lot.
H. If the dwelling units are sold in fee simple or condominium ownership, the common areas in the independent living facility must be owned and/or managed by a professional management company.

In-law suites

A dwelling unit especially created for and limited to occupancy by a relative of the residents of the principal dwelling unit. Such unit may also house a spouse of such relative.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose. The purpose of this section is to allow for the creation of an in-law suite for personal, noncommercial use, as defined above, within the Township's R-2, R-3 and R-4 Zoning Districts, subject to certain Township regulations.
B. Standards for in-law suites. In-law suites shall only be permitted in the R-2, R-3 and R-4 Zoning Districts and are subject to the following standards and regulations:

(1) An in-law suite shall be restricted for the occupancy and/or care of a relative as defined above. The Township Zoning Officer may require proof of relative status.
(2) An in-law suite may be occupied by a maximum of two occupants.
(3) The in-law suite shall comply with the Township Building Code in effect at the time of building permit application.
(4) The in-law suite may be contained in an existing accessory structure, such as a garage.
(5) The floor area of the in-law suite shall not exceed 35% of the combined floor area of the principal dwelling plus the in-law suite.
(6) The principal dwelling must retain its appearance as a single-family dwelling.
(7) All utilities shall be shared, including, but not exclusive to, gas, electric, heat, water service and sewer service.
(8) A use and occupancy and zoning permit shall be required prior to the occupancy of an in-law suite.
(9) The Zoning Officer shall require the property owner(s) to execute an agreement in the form which is attached hereto and incorporated herein, which shall be recorded, at the owner's expense, with the Office of the Chester County Recorder of Deeds. The agreement shall specify the restrictions of an in-law suite and shall prohibit the property owner(s) and future property owner(s) from renting the in-law suite as an apartment to nonrelatives.

C. Denial, suspension or revocation of use and occupancy permit. The Township shall deny a use and occupancy permit if the owner(s) has not demonstrated compliance with all of the provisions and standards of this section. Any such use and occupancy permit issued may be suspended or revoked by the Township where the Township finds that the owner(s) failed to comply with any of the provisions or standards of this section or with the provisions of any other applicable ordinance or law.

Kennels

A use of land or buildings where two or more cats or dogs are kept on a temporary basis for the purpose of breeding, boarding, raising, training, sale or show purposes.

Kindergarten

Vehicle Parking:
12.0 parking spaces per 1,000 sq. ft. in main assembly room (25% may be in a reserve lot.).
2.0 parking spaces per 1,000 sq. ft. of classroom area if there is no main assembly room.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Nursery school, kindergarten or child day-care center and adult day-care center, provided that:

(a) A minimum of 75% of the number of individuals enrolled in any such facility shall, at all times, be comprised of the children, grandchildren, parents or grandparents or other members of the immediate household of the hospital employees or of its medical, surgical or nursing staffs.
(b) The enrollment at any such center shall not at any time exceed 120 people.
(c) The center shall annually, on or before December 1 of each calendar year, verify and certify to the Township, by completion of a questionnaire form provided by the Township, that the center is in compliance with the percentage limitation imposed by Subsection (a) of this section.
(d) In addition to the minimum area and bulk regulations and design standards established in this article, any such facility shall comply with the minimum site standards, design standards and regulations established and promulgated by the Pennsylvania Department of Public Welfare, the Pennsylvania Board of Private Schools or other state regulatory agency having jurisdiction.

Laundromat

A facility which provides washing and drying machines for clothing, operated by the customer and not by employees of the facility.

Learning center

A facility which provides supplemental educational support and tutoring services for students. Such use shall not be defined as an "educational use" and shall not include day-care facilities.

Lifestyle apartment

An apartment building/community offering amenities such as, but not limited to, an outdoor pool, a BYOB bar and recreation area, a gym, a yoga studio, a business center, a dog washing station, and a dog run area. The lifestyle apartment shall offer more studio and one-bedroom units than two-bedroom units and shall include under-building parking. Lifestyle apartments shall not provide balconies. Lifestyle apartments shall be located within 1/4 mile of a major arterial road in the Township.

Living quarters for a watchman or a caretaker

Lumberyard

A commercial activity characterized by the sale or storage of unfinished lumber products.

Maintenance shop

Mansion

MANSION
The principal residential building existing on the effective date of this section located on a country house estate.

RECEPTION HALL
An area within a mansion on a country house estate capable of being used for rental facilities for banquets, weddings, parties, meetings, receptions and similar affairs without extensive alteration and not involving expansion or extension of the mansion and meeting the requirements of § 84-57.6 of this chapter.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Performance standards for reception halls, museums, exhibition halls and similar uses on country house estates; conversion to single-family detached dwellings.

A. A mansion located on a country house estate may be used as a reception hall, museum, exhibition hall or any use of the same general character upon compliance with all of the regulations established in this section.

(1) A reception hall, museum, exhibition hall or any use of the same general character may be located only in the R-3B District within a mansion located on a country house estate as those terms are defined above.
(2) No new buildings or structures shall be located in a buffer zone not less than 100 feet wide meeting the requirements of § 84-39B(12)(c)[1], § 84-39B(12)(c)[2] and § 84-39B(12)(c)[4] of this chapter. The buffer zone shall be located and maintained within each required side, rear and front yard around the perimeter of the lot. Buildings, structures, driveways and parking areas currently existing on a country house estate lot on the effective date of this section may be located in the required buffer zone on a lot created by subdivision after enactment of this section. New driveways, parking areas and associated directional signs may be located in the required buffer zone, provided that said parking areas are screened by a vegetative buffer screen approved by the Board of Supervisors shielding the proposed parking areas from adjacent streets and/or residential properties and said signs conform to the requirements of § 84-52: Sign regulations of this chapter.
(3) The lot shall have minimum side, rear and front yards (including building setback) of 200 feet, and no new buildings or structures shall be located within the minimum yards. Buildings, structures, driveways and parking areas currently existing on a country house estate lot on the effective date of this section may remain within the required yards and required buffer zones as established in § 84-57.6A(2) above on a lot created by subdivision after enactment of this section. New driveways, parking areas and associated directional signs may be located in the required yards, provided that said parking areas are screened by a vegetative buffer screen approved by the Board of Supervisors shielding the proposed parking areas from adjacent streets and/or residential properties and said signs conform to the requirements of § 84-52: Sign regulations of this chapter. The lot shall have a minimum lot width at the building line of 600 feet and at the street right-of-way line of 400 feet and shall be limited to a total lot impervious coverage of 20% maximum and minimum green area of 80%. The required green area may contain pervious trails and paths.
(4) Parking shall be located only onsite with no off-site parking permitted and pursuant to the following minimum standards:
(a) For a reception hall use, 15 spaces per 1,000 square feet of reception hall area shall be required.
(b) For a museum, exhibition hall or any other use permitted on a country house estate lot other than single-family residential use, three spaces per 1,000 square feet of gross floor area shall be required.
(c) Spaces may be asphalt, grasscrete or, with the approval of the Township Engineer, oil-sealed gravel or grass, depending upon the degree of use anticipated.
(d) The design standard for parking shall be in accordance with § 84-55E of this chapter.
(5) A reception hall shall not be operated as a commercial service and shall be solely for the use of either the owner of the country house estate and his invited or previously ticketed guests or the host lessee and the host lessee's invited or previously ticketed guests.
(6) Rental of a reception hall by the owner to a host lessee shall be only for individual events not involving a continuous commercial enterprise. Leases for use of the reception hall by caterers, organizations or other similar commercial enterprises for continuous use is prohibited.
(7) Kitchen facilities within the mansion for food preparation shall be permitted but only in conjunction with food prepared to be served on site in conjunction with use of the reception hall, museum, exhibition hall or any use of the same general character as specified in this section.
(8) Reception hall, museum, exhibition hall and functions associated with any other use of the same general character may be conducted on the grounds surrounding the mansion and in accessory facilities existing on the effective date of this chapter surrounding the mansion but not within the buffer zone, subject to the general performance standard for residential property.
(9) One place sign shall be permitted identifying the property by its name and/or the name of the owner. The sign shall contain no other information other than such identification of the premises and shall comply with § 84-52: Sign regulations of this chapter.
(10) All applicable requirements of the Township's Building, Electrical, Fire and Plumbing Codes shall be met.
(11) If a country house estate lot is used for a reception hall, the following procedure for application and issuance of a use and occupancy permit shall apply:
(a) Upon compliance with all of the requirements of this section and other applicable codes and regulations, the Zoning Officer shall be authorized to issue a permit which shall be valid for a period of one year unless sooner revoked for violation of any condition imposed by the Zoning Officer, any misrepresentation of fact made to the Zoning Officer or Codes Enforcement Officer in conjunction with the application and review process, or violation of this section or any provision of this Code. Within 30 days prior to the expiration of such permit, the property owner shall make application for a permit renewal to the Zoning Officer who shall, as a condition of issuance of such renewal, make an inspection of the premises for which the permit is sought to determine continued compliance with this Code. In the event that the Zoning Officer or Codes Enforcement Officer determines that a violation exists, the permit shall not be renewed until the violation is cured. In the event that the Zoning Officer is unable to complete a required inspection within 30 days from the date of the application through no fault of the applicant, a temporary permit renewal shall be deemed to have been issued until such required inspection has been completed.
(b) Upon nonrenewal or revocation of the permit for cause shown, the use of the premises as a reception hall shall immediately cease, and continuation thereof shall subject the owner to the penalty provisions of this chapter and/or such other legal action as the Township shall determine necessary.
(c) If a country house estate lot is used for a museum, exhibition hall or any other use of the same general character, the use and occupancy permit requirements of § 84-68: Certificates of use and occupancy shall apply.
(d) The minimum lot size of a country house estate utilizing the performance standards for reception halls, museums, exhibition halls and uses of the same general character shall be no less than 25 gross acres.

B. A mansion located on a country house estate which is used as a reception hall, museum, exhibition hall or use of the same general character may be converted back to use as a single residence, provided the lot area shall not be less than 25 acres.

Manufactured homes

A structure intended for permanent occupancy, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Special requirements for manufactured homes.

A. Within any identified floodplain area, manufactured homes shall be prohibited. If a variance is obtained in accordance with the required criteria, then the following provisions apply.
B. Where permitted by variance within any identified floodplain area, all manufactured homes, and any improvements thereto, shall be:

(1) Placed on a permanent foundation;
(2) Elevated so that the lowest floor of the manufactured home is at least 1 1/2 feet above base flood elevation; and
(3) Anchored to resist flotation, collapse, or lateral movement.

C. Equipment requirement:

(1) Water heaters, furnaces, air-conditioning and ventilating units, and other electrical, mechanical or utility equipment or apparatus shall not be located below the regulatory flood elevation and shall be anchored to resist flotation, collapse, and lateral movement.
(2) Ductwork shall be elevated to or above the regulatory flood elevation or floodproofed to remain water-resistant.

D. Installation of manufactured homes shall be done in accordance with the manufacturers' installation instructions as provided by the manufacturer. Where the applicant cannot provide the above information, the requirements of Appendix E of the 2009 "International Residential Building Code" or the United States Department of Housing and Urban Development's "Permanent Foundations for Manufactured Housing," 1984 Edition, draft or latest revision thereto, and 34 Pa. Code Chapters 401-405 shall apply.
E. Consideration shall be given to the installation requirements of the 2009 IBC and the 2009 IRC, or the latest revision thereto as adopted by the Commonwealth of Pennsylvania, and 34 Pa. Code, as amended, where appropriate and/or applicable to units where the manufacturer's standards for anchoring cannot be provided or were not established for the proposed unit's(units') installation.

Manufacturing

Mass transit station

Medical clinics

A medical establishment offering outpatient medical or dental services only, operated by two or more physicians or two or more dentists, working cooperatively, who are licensed to practice medicine or dentistry in the Commonwealth of Pennsylvania.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

Medical education school

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

See § 84-102: Use regulations in the M-S District.

Medical marijuana grower/processor

MEDICAL MARIJUANA
A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, that holds a permit issued by the Pennsylvania Department of Health to dispense medical marijuana.

GROWER/PROCESSOR
A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, that holds a permit from the Pennsylvania Department of Health to grow and process medical marijuana.

Medical office building

An office building occupied exclusively by duly licensed physicians, physicians' assistants, registered nurses, dentists, dental hygienists, therapists, opticians, pharmacists and similar caregivers providing out-patient medical services.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

Microbreweries

A facility where more than 250 barrels and less than 15,000 barrels of malt or brewed beverages are produced on-premises on an annual basis and then sold or distributed for off-premises consumption, which is not a restaurant use. A microbrewery must be licensed by the Pennsylvania Liquor Control Board or any successor agency of the commonwealth. Also an establishment used specifically for on-premises consumption of malt and brewed beverages produced on the premises or on real property immediately adjacent to the premises. The brewery pub must be licensed by the Pennsylvania Liquor Control Board or any successor agency of the commonwealth.

Vehicle Parking:
15.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA). See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A. Purpose. The purpose of this section is to allow for brewery pubs and microbreweries, as defined above, as permitted uses within the Township's C-2, I-1, I-2 and I-3 Zoning Districts subject to the regulations in this section.

B. Standards for brewery pubs and microbreweries.

(1) Brewery pubs and microbreweries shall be permitted to sell all products and merchandise that they are authorized to sell pursuant to their liquor license as well as food prepared on site, snack foods and merchandise, such as t-shirts, hats, and glassware.
(2) Brewery pubs and microbreweries shall comply with all parking requirements set forth in § 84-55I(2) for an eating and drinking place.
(3) Brewery pubs and microbreweries may have outdoor dining and seating at their facility if they meet the criteria in § 84-57.11: Regulations for outdoor dining as accessory use to restaurant, brewery pub and microbrewery..
(4) Brewery pubs and microbreweries may provide tours of their facility to the public.
(5) No exterior display or sale of retail merchandise shall be permitted outside of the brewery pub or microbrewery.
(6) Any signs installed for the brewery pub and microbrewery shall comply with all Township sign regulations, as set forth in § 84-52: Sign regulations.
(7) Brewery pub and microbreweries shall obtain all requisite licenses from the Pennsylvania Liquor Control Board, the Chester County Health Department, and the West Goshen Township Department of Code Enforcement prior to operation.

Microwave antennas

MICROWAVE ANTENNA FOR SATELLITE COMMUNICATION
A parabolic ground-based reflector, together with its pedestal and any other attachments and parts thereof, commonly referred to as a "dish-shaped antenna," used or intended to receive radio or electromagnetic waves from an overhead satellite: a microwave dish.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Microwave antennas for satellite communication (hereinafter "microwave antennas") shall be subject to the following regulations:

A. All residential zones. Microwave antennas shall be a permissible accessory use, subject to the following:

(1) The diameter of the microwave antenna shall not exceed 10 feet.
(2) When separately supported, the total height of the microwave antenna shall not exceed 12 feet.
(3) The microwave antenna shall be located only in a rear yard or in the side yard not extending beyond the building setback and not closer than 20 feet to any property line.
(4) When roof-mounted, the microwave antenna shall be located on a portion of the roof sloping away from the front of the lot and no part thereof shall project above the ridgeline; provided, however, that in no event shall a roof-mounted microwave antenna exceed four feet in diameter.
(5) Before erection of any such microwave antenna, a permit application shall be made to the Township, and a permit shall be issued in accordance with § 84-67D of this chapter.

B. All commercial, industrial, Multipurpose, M-S and POP Districts. Microwave antennas shall be a permissible accessory use, subject to the following regulations:

(1) When ground-mounted, the total height of the entire structure of the microwave antenna, including the pedestal, shall not exceed 15 feet, and in no event shall the height of the antenna be increased by raising the natural contour or level of the ground.
(2) When roof-mounted, the maximum diameter of the microwave antenna shall not exceed four feet, unless placed on a flat-roofed building, in which event the maximum diameter shall be 10 feet. When located on a flat roof, the antenna shall not be placed on the front half of the roof relative to the front yard.
(3) The microwave antenna shall be located only in the rear yard or in the side yard not extending beyond the building setback; provided, however, that no microwave antenna shall be permitted within that portion of a rear or side yard designated or required to be a buffer area by any provision of this chapter.
(4) Before erection of any such microwave antenna, a permit application shall be made to the Township, and a permit shall be issued in accordance with § 84-67D of this chapter.

C. General regulations. Microwave antennas shall, in all zoning districts, be subject to the following additional general regulations:

(1) No more than one microwave antenna shall be permitted on any lot. An exception is retail sales of microwave antennas for permanent display purposes in any commercial district where retail sales thereof are permitted, and provided, further, that such display shall be in accordance with the applicable area and bulk regulations and design standards of such commercial district.
(2) Microwave antennas shall be properly anchored and installed to resist minimum wind loads in accordance with the manufacturer's specifications. Where no minimum standards are provided, anchorage and installation shall be capable of resisting a minimum wind load of 30 pounds per square foot of projected horizontal area. The Township Engineer is authorized to establish minimum design specifications governing anchorage and installation and, when requested by the Zoning Officer, shall review and approve plans and specifications for any installation. Supports, anchors and foundations shall take into account overturning movements and forces created by wind loading.
(3) Microwave antennas shall be limited to the following colors: black, white, olive drab and beige.
(4) This section shall in no event be construed to permit as a permissible accessory use any microwave antenna for satellite or land-based communication used or intended to be used for the propagation or transmission of radio or elect magnetic waves, it being the intent hereof that such microwave antennas be permitted only within the I-1, I-2 and I-3 Industrial Districts.
(5) No microwave antenna installation shall be permitted in any parking lot or parking area.

D. Regulations applicable to microwave antennas associated with radio and television studios permitted in the I-1 Campus Light Industrial District. The following regulations shall apply to microwave antennas associated with radio and television studios permitted as a use by right in the I-1 Zoning District and shall supersede any inconsistent provisions set forth in Subsections A, B and C set forth above:

(1) Multiple microwave antennas may be permitted on any lot.
(2) When ground-mounted, the total height of the entire structure of any antenna, including the pedestal, shall not exceed 40 feet and, in no event, shall the height be increased by raising the natural contour or level of the ground.
(3) The microwave antennas shall be enclosed with a fence in compliance with applicable provisions of this Zoning Chapter.

Mineral extraction

The act or process of extracting minerals.

Vehicle Parking:
1.0 parking space per every employee during the shift with the largest number of employees plus an additional five parking spaces.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A. Landscaping and screening. There shall be a berm around the perimeter of the mining operation, which shall be located within the required side, rear and front yard areas and not closer than 50 feet to the property boundary, or where a street forms the property boundary, not closer than 50 feet to the ultimate right-of-way of such street. The berm shall have a minimum height of 15 feet and maximum height of 35 feet. The slope of sides of the berm shall not exceed a 3:1 ratio. Berms shall be planted and all landscaping shall be in accordance with § 84-55C.

B. Fencing. A chain-link-type fence at least six feet in height, surmounted by three strands of barbed wire, shall be provided around the perimeter of the mining operation and maintained in a constant state of good repair. Appropriate warning signs shall be mounted or posted along the fence at intervals of not more than 100 feet. The fence shall be set back at least 15 feet from any property line or street line.

C. Slope of excavation. The mining operation walls shall be sloped in accordance with the provisions of Pennsylvania Surface Mining Conservation and Reclamation Act and the rules and regulations adopted pursuant thereto. No slope shall be maintained exceeding the normal limiting angle of repose of the material in which the excavation or extraction should be made. No undercutting shall be permitted within any required setback area. The depth of extraction shall be limited so it will not contribute to lowering the aquifer or water table off site.

D. Setback. Extraction shall not be conducted closer than 200 feet to a property line nor closer than 300 feet to the street line, nor closer than 400 feet to the point of intersection of the street line. The setback area shall not be used for any other use in conjunction with extraction except access streets, berm, screening, directional signs, public notice signs identifying the excavation, business signs identifying the occupant and buildings and structures in conformity with the applicable provisions of this chapter.

E. Lateral support. All operations shall be conducted with sufficient lateral support to prevent: Hazard to persons, physical damage to adjacent lands or improvements or damage to any street, sdewalk, parking area or utility by reason of slide, sinking or collapse.

F. Stockpiles. Stockpiles shall not exceed 100 feet in height and the toe of the slope shall not be located closer than 200 feet to any property line nor closer than 300 feet to the street line.

G. Drainage. All drainage from a mining extraction site shall be controlled by dikes, barriers or drainage structures sufficient to prevent any silt, debris or other loose materials from filling any existing drainage course or encroaching on streets and adjacent properties.

H. Control of vibration. Ground vibration caused by blasting or machinery shall not exceed the limits established by the Act of July 10, 1957, P.L. 685, as amended, 73 P.S., §§ 164 to 168, and the rules and regulations adopted thereunder, with the exception that blasting shall not cause a peak particle velocity greater than one inch per second, measured at any property line or street line.

I. Internal circulation. An adequate internal circulation pattern of streets shall be maintained between excavation and processing areas. The use of a public street shall not be permitted for hauling between extractions and processing except as stated in Subsection J below.

J. All necessary precautions must be taken to ensure the safety of motorists traveling on any public highway intersected by any internal circulation pattern. These precautions shall include but not be limited to the following items:

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

K. The operator shall submit a land development plan in accordance with the Subdivision and Land Development Ordinance.

L. Parking. Off-street parking spaces shall be provided in accordance with the requirements of § 84-55: Design standards.

M. Prior to any mineral extractions, the landowner must obtain a grading permit pursuant to § 69-4: Activities requiring permit.

Miniwarehouse

A building or group of buildings that are divided into individual units, each of which unit is available for rent or lease to the public for the self-storage of tangible personal property. Outdoor storage is only permitted in designated locations on the property if approved in the land development plan for such use.

Vehicle Parking:
A minimum of 2 parking spaces and a maximum of 5 parking spaces per development tract.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:
The area and bulk regulations, § 84-25: Area and bulk regulations of this article, design standards, § 84-26: Design standards of this article, and general standards, § 84-27: General standards of this article, shall apply to all uses permitted by conditional use in the C-3 Limited Highway Commercial District, except that maximum building height may be increased up to four stories, not to exceed 50 feet if the minimum green area (landscaped) is increased to 25% minimum.

Mobile home park

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

Monument sales

Motorcycle repair shop

The repair, reconditioning and lubrication of motor vehicles and the replacement or installation of motor vehicle parts and accessories when conducted in a repair shop offering a full range of the foregoing services, but not including body and fender repair, collision repair service, spray painting or the sale of new or preowned (used) motor vehicles.

Motorcycle sales

Vehicle Parking:
Motorcycle sales, with accessory repair shop and/or merchandise store - 2.5 parking spaces per 1,000 sq. ft. GFA dedicated to sale of motorcycles or related merchandise, plus 1.0 parking space per motorcycle service bay
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

This use shall be permitted as a conditional use when authorized by the Board of Supervisors, subject to Article XVII: Zoning Hearing Board of this chapter.

The area and bulk regulations in § 84-38B of this article and the design standards of § 84-37C shall apply to all uses permitted by conditional use in the I-2 District.

Motorcycle sales and sale of related merchandise and the operation of a repair shop for the motorcycles as an accessory use thereto, provided that the lot on which the use is proposed does not abut a residential zoning district.

See § 84-96: Use regulations for more information

Multifamily dwellings

A building containing three or more dwelling units, including three-family dwelling (triplex), four-family dwellings (fourplex or quadraplex), townhouses and rowhouses (single-family attached), multiplex, and apartment buildings.

(1) FOURPLEX; QUADRAPLEX
A building containing four dwelling units, each of which has independent outside access, two nonparallel walls in common with adjacent dwelling units and open space on two nonparallel sides.
(2) TRIPLEX
A building containing three dwelling units, each of which has independent outside access, at least one party wall in common with an adjacent dwelling unit and open space on at least two sides.
(3) TOWNHOUSE; ROWHOUSE
A single-family attached dwelling.
(4) APARTMENT
A dwelling unit intended for rental located either within an apartment building or within a structure otherwise permitted by this chapter.
(5) APARTMENT BUILDING
A building containing three or more apartment dwelling units separated by party walls, one or more of which dwelling units may be located from ground to roof, and common outside access and hallways, intended to be owned by a single entity and used specifically for residential purposes and originally constructed as such.
(6) MULTIPLEX
A building containing more than four dwelling units, each having a common interior corridor or hallway access, at least one party wall in common with an adjacent dwelling unit and each unit intended to be an individually owned and occupied dwelling unit.

Vehicle Parking:
2 parking spaces per dwelling unit plus 1 parking space for every 5 units for multi-unit structures and townhomes.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

The following regulations shall apply to multifamily dwellings:

(1) Variations in buildings and other structural locations shall be provided to create architectural interest and to preserve critical environmental areas and amenities. Variations shall include but not necessarily be limited to width of individual dwelling units, a variation of exterior facade materials and rooflines. Setbacks shall vary from one or a pair of dwelling units so that each is offset from the next by a minimum of two feet. The rooflines of buildings shall be designed so that roof elevations vary by no less than 13 inches in height every two attached dwelling units. The front wall of each pair of dwelling units shall be designed to provide a minimum two-foot offset from each pair of adjacent dwelling unit front walls on either side. A garage attached to and made an integral part of the dwelling unit shall not be considered in the design of the minimum two-foot offset. In granting a special exception, the Zoning Hearing Board may modify the requirements of this subsection if it finds that an alternate proposal for building variation proposed by the applicant provides for at least equal or superior design variation criteria which is consistent with the requirements of this subsection.
(2) Every building and other structure (except for streets and utilities within the street right-of-way) shall be sited to promote pedestrian and visual access to the required minimum green area and the open space mandated by Chapter 72: Subdivision of Land.
(3) All utilities shall be designed, placed and installed underground.

See § 84-16C for area and bulk regulations for multifamily dwellings.

Municipal use

Municipal, county, state and federal uses including fire, police and ambulance facilities.

Newspaper publishing and job printing

No-impact home-based business

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

A. The business activity shall be compatible with the residential use of the property and surrounding residential uses;
B. The business shall employ no employees other than family members residing in the dwelling;
C. There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature;
D. There should 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, 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; and
H. The business may not involve any illegal activity.

Noise barriers

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

In the I-C Industrial-Commercial District, noise barriers may be permitted in required yards, except front yards, between any industrial use permitted by § 84-41A(1) through § 84-41A(4) and a residential use located within the district, when approved as a conditional use, as determined necessary and appropriate by the Board for noise abatement, subject to the following regulations:

(1) The structures shall be set back a minimum of 10 feet from the contiguous lot line or street right-of-way.
(2) The sound barrier structures shall comply with standards for such structures promulgated by the Pennsylvania Department of Transportation, but shall not exceed 12 feet in height measured from the undisturbed ground level.
(3) The sound barrier structures shall be screened from the contiguous lot line and/or street right-of-way by landscaping consisting of evergreen and deciduous trees and shrubs meeting the requirements of § 84-55A.
(4) Such other conditions as shall be imposed by the Board to insure compliance with § 84-75: General standards for conditional use approval.

Noncommercial athletic court

A tennis court, paddle tennis court or basketball court, shall be permitted as an accessory use to a single-family dwelling on a lot containing a minimum of one acre.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A noncommercial athletic court, such as, but not limited to, a tennis court, paddle tennis court or basketball court, shall be permitted as an accessory use to a single-family dwelling on a lot containing a minimum of one acre, provided that the following conditions are met:

(a) The court is not located in the front or side yard;
(b) The court is set back at least 50 feet from any side or rear property line;
(c) There shall be no lighting facilities installed to illuminate the court; and
(d) Any side of the court which is visible from a public street or adjacent residential lot shall be screened with a completely planted visual barrier consisting of evergreen plantings having a minimum height of six feet (after planting) and placed no more than 10 feet apart on center. A stockade fence having a minimum height of six feet constructed without gaps or breaks may be substituted for the evergreen screen.

Noncommercial recreational use

Such as nonprofit swimming pool, provided that the principal activity shall not be one which is customarily carried on as a business and provided that all services shall be for members and their guests.

Nonprofit recreational use

Nude model studio

Any place where a person who appears seminude, in a state of nudity or who displays specified anatomical areas and is observed, sketched, drawn, painted, sculptured, photographed or similarly depicted by other persons who pay money or any form of consideration. Nude model studio shall not include a proprietary school licensed by the State of Pennsylvania or a college, junior college or university supported entirely or in part by public taxation; a private college or university which maintains and operates educational programs in which credits are transferable to a college, junior college, or university supported entirely or partly by taxation; or in a structure:

A. That has no sign visible from the exterior of the structure and no other advertising that indicates a nude or seminude person is available for viewing;
B. Where in order to participate in a class, a student must enroll at least three days in advance of the class; and
C. Where no more than one nude or seminude model is on the premises at any one time.

Nursery

Nursery school

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Nursery school, kindergarten or child day-care center and adult day-care center, provided that:

(a) A minimum of 75% of the number of individuals enrolled in any such facility shall, at all times, be comprised of the children, grandchildren, parents or grandparents or other members of the immediate household of the hospital employees or of its medical, surgical or nursing staffs.
(b) The enrollment at any such center shall not at any time exceed 120 people.
(c) The center shall annually, on or before December 1 of each calendar year, verify and certify to the Township, by completion of a questionnaire form provided by the Township, that the center is in compliance with the percentage limitation imposed by Subsection A(9)(a) of this section.
(d) In addition to the minimum area and bulk regulations and design standards established in this article, any such facility shall comply with the minimum site standards, design standards and regulations established and promulgated by the Pennsylvania Department of Public Welfare, the Pennsylvania Board of Private Schools or other state regulatory agency having jurisdiction.

Nursing or convalescent homes

An extended- or intermediate-care facility licensed or approved to provide full-time convalescent or chronic care to individuals who, due to advanced age, illness or infirmity, are unable to care for themselves.

Office buildings or offices

OFFICE BUILDING
A building used primarily for business services, professional and personal services, financial services, government functions or for administrative, managerial or clerical functions.

One single-family residence

A building having only one dwelling unit from ground to roof, independent outside access and open on all sides. The term "single-family detached dwelling" shall be deemed to include a modular home which is designed for transportation after fabrication in one or more segments or units and constructed so that it must be assembled on a permanent foundation and be permanently connected to utilities.

Optical sales and service

Outdoor dining

An area not to exceed 1,500 square feet which is on the sidewalk, patio or deck which directly abuts the restaurant, brewery pub or microbrewery building may be used for the purpose of furnishing food and beverages outside to the patrons of the restaurant.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Regulations for outdoor dining as accessory use to restaurant, brewery pub and microbrewery.

Outdoor dining may be permitted as an accessory use to a restaurant in the C-2, C-4 and C-5 Zoning Districts and as an accessory use to a brewery pub and microbrewery in the C-2, C-4, I-1, I-2 and I-3 Zoning Districts subject to the following criteria:

A. An area which is on the sidewalk, patio or deck which directly abuts the restaurant, brewery pub or microbrewery building may be used for the purpose of furnishing food and beverages outside to the patrons of the restaurant.
B. The outdoor dining area must meet the setbacks for the zoning district where the restaurant, brewery pub or microbrewery is located and must be separated from all parking areas, streets or driveways by a barrier which is at least four feet in height and no higher than six feet in height. The barrier must prevent patrons of the restaurant, brewery pub or microbrewery from exiting directly onto the parking area, street or driveway adjacent to the outdoor dining area and instead must require the patrons of the restaurant, brewery pub or microbrewery to exit the outdoor dining area in a safe manner, either onto a sidewalk or through another means of ingress and egress which is approved by the Township Engineer. The barrier may be a fence, wall, or another suitable barrier approved by the Township Engineer which will prevent a hazardous condition and protect the health and safety of the outdoor diners from vehicular traffic on adjacent parking areas, streets or driveways.
C. Prior to serving food or beverages outdoors, the restaurant, brewery pub or microbrewery must obtain all necessary permits from all governmental and municipal agencies having jurisdiction, including but not limited to the Health Department and Liquor Control Board.
D. The area used for outdoor dining shall only be used for dining and may not be used for outdoor entertainment or amplified sound.
E. All food or beverages served in the outdoor dining area shall be served in nondisposable containers.

Outdoor storage

Outpatient clinic

The care, diagnosis and treatment of human patients by duly licensed physicians, physician assistants, registered nurses, dentists, dental hygienists, medical technicians, therapists, opticians, pharmacists and similar caregivers in an outpatient setting, limited to the office of a physician, dentist or other licensed caregiver or in an ambulatory care center. Outpatient medical services shall not include any overnight stay except as otherwise permitted in connection with an ambulatory care center.

Vehicle Parking:
5.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Design standards.
The following design standards shall apply:

A. Screening: as required by § 84-55A of this chapter.
B. Storage: as required by § 84-55B of this chapter.
C. Landscaping: as required by § 84-55C of this chapter.
D. Access and traffic control: as required by § 84-55D of this chapter.
E. Interior circulation: as required by § 84-55E of this chapter.
F. Lighting: as required by § 84-55F of this chapter.
G. Loading: as required by § 84-55H of this chapter.
H. Parking: as required by § 84-55I of this chapter.

For general standards, see § 84-105: General standards.

Special use regulations.
The following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations, design standards and general standards established by this article shall apply.

A. A helicopter pad, provided that it is a rooftop type, and provided, further, that the applicant establishes by a clear preponderance of the evidence that its use is intended for emergency services use only and not for general transportation.

See § 84-102: Use regulations in the M-S District.

Parking lots

An area of land which is used for the temporary storage of motor vehicles, wherein the vehicles are not enclosed or sheltered by a structure of any kind.

Patient reception areas and business offices

OFFICE BUILDING
A building used primarily for business services, professional and personal services, financial services, government functions or for administrative, managerial or clerical functions.

Personal service shop

A type of service oriented to personal needs of members of the general public, but not one involving either a professional service or the retail or wholesale sales of products. Personal services include barber, hairdresser, beautician, photographer, tailor, cleaning and pressing establishment, laundromat, shoe repair, household appliance repair, locksmith, massage therapy, pet groomer and similar services.

Pharmacy/drug store

An area of land, together with any structures erected thereon, including drive-through lanes under canopy, where medical prescriptions are filled and prescription and over-the-counter drugs, medical supplies, food, beverages, personal care items, greeting cards and similar retail items are sold in one store under one operator as further limited by the criteria in § 84-57.13.

Vehicle Parking:
3.5 parking spaces per 1,000 sq. ft. of gross floor area (GFA).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

In addition to the general conditional use standards in § 84-75: General standards for conditional use approval of this chapter, the following additional standards must be met in order for the Board of Supervisors to grant conditional use approval for the use of a lot as a pharmacy/drug store.

A. Unless otherwise set forth in this section, the regulations of the district in which the lot is located shall govern.
B. The building used as the pharmacy/drug store shall contain no more than 15,000 square feet of gross floor area.
C. All ingress and egress from any lot upon which there is proposed to be located a pharmacy/drug store shall provide safe and convenient travel.
D. No outdoor display of products shall be permitted.
E. All trash generated from a pharmacy/drug store shall be stored in a completely fenced-in or screened enclosure and may be so stored for periods not to exceed seven days. Bins shall be subject to setbacks in underlying districts.
F. Parking on any lot used as a pharmacy/drug store shall be provided as required by § 84-55: Design standards of this chapter.
G. Landscaping and screening on any lot used as a pharmacy/drug store shall be provided as required by this chapter and the Subdivision and Land Development Ordinance.
H. The Board of Supervisors may require the applicant to submit a traffic study illustrating the adequacy of existing or proposed roadways to accommodate any increase in traffic from the proposed pharmacy/drug store. Any such traffic study shall be prepared in sufficient detail to determine peak traffic volumes and roadway capacity and provide acceptable solutions to traffic congestion.
I. No direct or sky-reflected glare, whether from spotlights, floodlights, searchlights or other sources, shall be visible from adjoining streets or adjacent lots when viewed by a person standing on ground level, or from floor level on an adjacent property.
J. Exterior lighting on any lot used as a pharmacy/drug store shall be properly shielded so as to not be directed towards, or shine onto, other lots.
K. Except as provided herein, the use shall conform to all requirements of the Zoning Ordinance and Subdivision and Land Development Ordinance.

Power generation

Private club

Any land or building which serves as a meeting place for a selected membership, paying a membership fee, together with recreation and dining facilities which are not open to the general public, and exclusive of those facilities defined herein as a "public amusement facility" or a "public recreation facility"; a lodge.

Production, processing, cleaning, testing, repair, storage and distribution of materials

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Any production, processing, cleaning, testing, repair, storage and distribution of materials, goods, foodstuffs and products, not including a retail activity on the lot and not including a junkyard or the slaughtering of animals.
A building may be erected, altered or used and a lot or premises may be used for this purpose.

Public place of amusement or recreation

Any facility providing recreation and/or amusement to the general public and which may or may not charge an admission or use fee. A public place of amusement or recreation includes, but is not limited to, movie theaters, live theaters, dinner theaters, concert halls, arcades, statutorily authorized betting parlors, bowling alleys, amusement parks, fairgrounds, hockey rinks, roller- or ice-skating rinks, moonbounce facilities, batting cages, public golf courses, driving ranges, miniature golf courses, chip-and-putt golf courses, tennis courts, paddle tennis courts, squash courts, handball courts, facilities providing table games, such as billiards, pool and table tennis or any facility of the same general character.

Public utility office or telephone exchange

PUBLIC UTILITY FACILTY
A facility owned and operated by a public utility as defined in this chapter.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Utility uses.
A. Essential utilities, community utilities and governmental utilities, as defined above, shall be uses permitted by right in all zoning districts, subject to the following regulations:

(1) No such use shall include an office open to the general public, trucking or repair facilities or housing of work crews.
(2) The portion of any such use not located within a building shall be enclosed or adequately screened in such a manner as to not be visible across property lines.
(3) No advertising shall be affixed to any structure.

B. A public utility facility and a gas and liquid pipeline facility, as defined above, shall be permitted by conditional use of the Board of Supervisors in the I-1, I-2, I-2R, I-3 and I-C Districts subject to the performance standards in this section. Gas and liquid pipeline facilities and hazardous liquid and/or gas pipelines are only permitted in the I-1, I-2, I-2R, I-3 and I-C districts by conditional use and subject to compliance with the following standards:

(1) No obnoxious, toxic or corrosive fumes or gases shall be emitted as a result of the use.
(2) No use shall emit offensive odors which are perceptible at lot lines.
(3) No use shall discharge into the air dust or other particulate matter in a manner or quantity which does not conform to all applicable federal and state laws and implementing regulations.
(4) No use shall emit smoke from operations.
(5) No use shall produce any heat perceptible at or beyond the lot boundaries.
(6) No use shall utilize lighting in a manner which does not conform with the lighting standards in this chapter.
(7) No use shall permit physical vibrations perceptible at or beyond the lot boundaries.
(8) No use shall emit potentially harmful radiation.
(9) No use shall engage in the production or storage of any material designed for use as an explosive.
(10) No use shall engage in the storage of waste materials on the lot for any period beyond five days. Such waste material storage shall be located behind the front building line of the primary building and no closer than 50 feet to any rear or side lot line and shall be completely screened from the view of any street or adjoining property.
(11) No use shall discharge any objectionable and/or potentially dangerous effluent from plant operations.
(12) No industrial lagoons for chemicals or other liquid waste shall be permitted.
(13) The portion of any such use not located within a building shall be enclosed or adequately screened in such a manner as to not be visible across property lines.
(14) All uses shall be conducted in compliance with applicable governmental regulations, including the noise and lighting regulations in this chapter.
(15) No retail activity shall be permitted.
(16) The owner of the public utility facility and gas and liquid pipeline facility shall provide the Township with an emergency liaison that may be reached 24 hours a day, seven days a week, in the event of an emergency.
(17) The public utility facility and gas and liquid pipeline facility shall prepare and file with the Township an emergency response plan which shall be followed in the event of an emergency at the facility.
(18) A public utility facility and gas and liquid pipeline facility that involve hazardous liquid and/or gas pipelines shall be set back from all occupied structures a minimum distance equal to the pipeline impact radius.

Radio and television studio

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Includes the erection of microwave antennas for satellite communication and related equipment used for purposes of transmitting and receiving radio or electromagnetic waves from overhead satellites.

Regulations applicable to microwave antennas associated with radio and television studios permitted in the I-1 Campus Light Industrial District. The following regulations shall apply to microwave antennas associated with radio and television studios permitted as a use by right in the I-1 Zoning District and shall supersede any inconsistent provisions set forth in § 84-57.01A, § 84-57.01B and § 84-57.01C set forth above:

(1) Multiple microwave antennas may be permitted on any lot.
(2) When ground-mounted, the total height of the entire structure of any antenna, including the pedestal, shall not exceed 40 feet and, in no event, shall the height be increased by raising the natural contour or level of the ground.
(3) The microwave antennas shall be enclosed with a fence in compliance with applicable provisions of this Zoning Chapter.

Radio and television transmitter

TRANSMITTER
Any instrument, equipment or device that generates or amplifies or is capable of generating or amplifying a carrier wave or impulse, modulates it with a signal, as derived from speech, music, images or other sources, and radiates the resulting signal from an antenna for conveyance to a remote receiver, whether land-based or satellite.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Regulations applicable to microwave antennas associated with radio and television studios permitted in the I-1 Campus Light Industrial District. The following regulations shall apply to microwave antennas associated with radio and television studios permitted as a use by right in the I-1 Zoning District and shall supersede any inconsistent provisions set forth in § 84-57.01A, § 84-57.01B and § 84-57.01C set forth above:

(1) Multiple microwave antennas may be permitted on any lot.
(2) When ground-mounted, the total height of the entire structure of any antenna, including the pedestal, shall not exceed 40 feet and, in no event, shall the height be increased by raising the natural contour or level of the ground.
(3) The microwave antennas shall be enclosed with a fence in compliance with applicable provisions of this Zoning Chapter.

Recreational area for occupants

Recreational vehicles

A vehicle which is:

A. Built on a single chassis.
B. Four hundred square feet or less when measured at the largest horizontal projection.
C. Designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.

Religious or philanthropic uses

Rental business

A commercial use in which machinery, equipment and goods are rented to customers for temporary use pursuant to a short-term rental contract, including the sale of machinery, equipment and goods as an accessory use. For the purposes of this definition, "machinery" means equipment which requires a motor to operate; "equipment" means any nonmotorized device permanently attached to and movable on wheels; and "goods" means any other rental items. This use shall not include an automobile rental facility.

Research, engineering or test laboratory

Residences for hospital staff

Restaurant and uses similar

A retail establishment furnishing food and beverages to the public for consumption on the premises or for consumption off the premises, or both. Restaurants are further classified and defined as "standard restaurants," "fast-food restaurants," "drive-through restaurants" or "food stands."

Retail sales

The sale of goods to the general public for personal or household consumption and the rendering of services incidental to the sale of such goods.

Vehicle Parking:
5.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA) (Up to 20% may be in a reserve parking area.).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Retail sales (accessory use)
In any district in which any provision of this chapter allows retail sales as a lawful accessory use, the following regulations shall apply:

A. Retail sales shall not exceed more than 10% of the total wholesale sales of the principal use.
B. The authorization to conduct retail sales shall be subject to and conditioned upon the issuance of an initial permit, which shall be renewed annually by the owner of the principal use upon submission of proof of compliance with the ten-percent limitation imposed by Subsection A of this section. The fees for issuance and renewal of the permit shall be set by resolution of the Board. This limitation shall not apply to approvals granted by the Zoning Hearing Board prior to the effective date of this section or to a lawful nonconforming accessory use retail activity otherwise regulated by this section which existed prior to the effective date of this chapter.
C. The display and sales area of the building devoted to retail sales shall not exceed 10% of the total floor area of the business, exclusive of areas devoted to or used for production, processing, merchandise and raw materials storage, or 500 square feet, whichever is less.
D. No exterior sign advertising retail sales shall be permitted on the premises.
E. No exterior display of merchandise or products offered for sale at retail shall be permitted unless they are also sold at wholesale and such exterior display is permitted by this chapter.
F. There shall be no change or alteration in the existing outside appearance of the building or premises resulting from the allowance of retail sales nor shall there be any other visible exterior evidence of retail sales activities.

Retirement community

A development of individually owned dwelling units with restricted access limited to entry by the residents of the development which may include a community center and is designed as housing for older person as defined in Title 42, Section 3607, of the Code of Federal Regulations. The residents thereof need not be actually retired from their occupation or employment, provided that the age and other requirements of the statute are met.

Sale of consumer fireworks

Any combustible or explosive composition or any substance or combination of substances intended to produce visible and/or audible effects by combustion and which is suitable for use by the public that complies with the construction, performance, composition and labeling requirements promulgated by the Consumer Products Safety Commission in 16 CFR (relating to consumer practices) or any successor regulation and which complies with the provisions for "consumer fireworks" as defined in the American Pyrotechnics Association (APA) Standard 87-1, including but not limited to Sections *3.1 and *3.5, or any successor standard. The term does not include devices such as "ground and handheld sparkling devices" as defined in APA Standard 87-1, Section *3.1.1, "novelties" as defined in APA Standard 87-1, Section *3.2, or "toy caps" as defined in APA Standard 87-1, Section *3.3.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose. The purpose of this section is to allow for the sale of consumer fireworks, as defined above, as a use permitted by conditional use in the MPD District, subject to the regulations in this section.
B. Standards for the sale of consumer fireworks. Sales of consumer fireworks from either a permanent facility or temporary structure are subject to compliance with the general provisions regarding conditional uses contained in § 84-74: Conditional uses and § 84-75: General standards for conditional use approval of this chapter as well as all the following specific regulations with respect to such use:

(1) The facility from which the fireworks are sold, whether permanent or temporary, shall comply with the MPD District's dimensional, area, and parking regulations, including, but not limited to, setbacks and buffers.
(2) Such use shall not be located within 1,500 feet of any premises selling alcoholic liquors, alcohol, malt or brewed beverages for consumption on or off premises.
(3) Such use shall not be located within 1,500 feet of any local or state park, school or child day-care facility, recreational establishment, house of worship, dwelling, hospital, group home or nursing home.
(4) Any structure containing quantities of consumer fireworks, as defined herein, exceeding 50 pounds shall be no closer than 150 feet to any building, state highway, railway, local street or alley, waterway, or utility right-of-way, including, but not limited to, a natural gas line.
(5) Such use shall not be located within 1,500 feet of any premises selling firearms.
(6) All land development plans for construction, use or renovation of an existing building for the purposes of selling fireworks shall be reviewed by the Code Enforcement Officer for compliance with all required fire safety codes, including, but not limited to, the International Fire Code, and his comments and/or report shall be copied to the officer municipality-designated fire company officer.
(7) Sale of fireworks shall be subject to compliance with all of the provisions of Pennsylvania Act 43 of 2017[1] pertaining to the sale thereof. Hours of operation shall be confined to 9:00 a.m. to 7:00 p.m. Security and site management shall be provided 24 hours per day.
(8) All sales of consumer fireworks shall be conducted only within a facility approved by the Pennsylvania Department of Agriculture pursuant to the Pennsylvania Fireworks Law, 72 P.S. § 9407, as amended.
(9) All sales of consumer fireworks, as defined herein, shall be conducted only from a facility exclusively dedicated to the storage and sale of fireworks.
(10) If the facility in which the sale of consumer fireworks is conducted is a temporary structure, it shall comply with the following regulations, in addition to the other regulations set forth in Subsection (1) to (9):

(a) The temporary structure is located no closer than 250 feet from a facility storing, selling or dispensing gasoline, propane or other flammable products.
(b) An evacuation plan is posted in a conspicuous location for a temporary structure in accordance with NFPA 1124.
(c) The outdoor storage unit, if any, is separated from the wholesale or retail sales area to which a purchaser may be admitted by appropriately rated fire separation.
(d) The temporary structure complies with NFPA 1124.
(e) The temporary structure is located one of the following distances from a permanent facility licensed to sell consumer fireworks under the Act of May 15, 1939 (P.L. 134, No. 65), referred to as the "Fireworks Law,[2]" at the time of the effective date of this article: prior to January 1, 2023, at least five miles; or beginning January 1, 2023, at least two miles.
(f) The temporary structure does not exceed 2,500 square feet.
(g) The temporary structure is secured at all times during which consumer fireworks are displayed within the structure.
(h) The temporary structure has a minimum of $2,000,000 in public and product liability insurance.
(i) The sales period is limited to June 15 through July 8 and December 21 through January 2 of each year.
(j) Consumer fireworks not on display for retail sale are stored in an outdoor storage unit.
(k) Limitations. The sale of consumer fireworks from the temporary structure is limited to the following: helicopter, aerial spinner (APA 87-1, 3.1.2.3); Roman candle (APA 87-1, 3.1.2.4); and mine and shell devices not exceeding 500 grams.
(l) Storage of consumer fireworks shall be permitted only as an accessory use to the sale of consumer fireworks on premises.

Sale of physician-prescribed medical supplies

Sale of trucks larger than two-axle box-type trucks

Vehicle Parking:
5.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA) (Up to 20% may be in a reserve parking area.).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

This use shall be permitted as a conditional use when authorized by the Board of Supervisors, subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations in § 84-38B of this article and the design standards of § 84-37C shall apply to all uses permitted by conditional use in the Multipurpose District.

Sale of trucks larger than two-axle box-type trucks and the operation of an automobile repair shop for such trucks as an accessory use thereto.

See § 84-96: Use regulations for more information

Sale, leasing and repair of trucks and tractor-trailers

Vehicle Parking:
5.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA) (Up to 20% may be in a reserve parking area.).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

This use shall be permitted as a conditional use when authorized by the Board of Supervisors, subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations in § 84-38B of this article and the design standards of § 84-37C shall apply to all uses permitted by conditional use in the Multipurpose District.

Sale of trucks larger than two-axle box-type trucks and the operation of an automobile repair shop for such trucks as an accessory use thereto.

See § 84-96: Use regulations for more information

Sales yard

School parking garage

A structure containing two or more parking levels, which is owned and operated by a college, university, school district or entity operating a private school, designed and intended for the temporary parking of motor vehicles of students and faculty of an educational use.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Scientific or industrial research

Testing or experimental laboratory or similar establishment for research or product development, provided that there is no commercial or industrial production or storage of any commodity or substance, except for storage necessary for scientific research.

Self-storage facility

A building or group of buildings that are divided into individual units, each of which unit is available for rent or lease to the public for the self-storage of tangible personal property. Outdoor storage is only permitted in designated locations on the property if approved in the land development plan for such use.

Vehicle Parking:
A minimum of 2 parking spaces and a maximum of 5 parking spaces per development tract.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:
The area and bulk regulations, § 84-25: Area and bulk regulations of this article, design standards, § 84-26: Design standards of this article, and general standards, § 84-27: General standards of this article, shall apply to all uses permitted by conditional use in the C-3 Limited Highway Commercial District, except that maximum building height may be increased up to four stories, not to exceed 50 feet if the minimum green area (landscaped) is increased to 25% minimum.

Semidetached dwellings

A building containing two dwelling units, including but not limited to twin or duplex:
(1) TWIN
A building containing two dwelling units separated by a party wall, each having independent outside access and open space on three sides.
(2) DUPLEX
A building containing two dwelling units from ground to roof, each of which has independent outside access, and is open on all sides.

Sexual encounter center

A business or commercial enterprise that, as one of its principal business purposes, offers for any form of consideration:

A. Physical contact in the form of wrestling or tumbling between persons of the opposite sex; or
B. Activities between male and female persons and/or person of the same sex when one or more of the persons is in a state of nudity or seminudity.

Sheds

A detached building or structure having no permanent foundation with dimensions which are not greater than 250 square feet in area and 12 feet in height measured at the peak of the roof and which is used solely for storage and not for the housing of animals or as living or sleeping quarters.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

In the R-2, R-3 and R-4 Residential Districts, one shed may be located within a required rear yard or side yard but not in a front yard or within the required building setback line, provided that it shall be set back a minimum of six feet from the side or rear property line. A permit shall be required per § 84-67A of this chapter.

Shopping center

A discrete use allowed only in the C-2 Commercial Shopping Center District, designed and developed as an integrated unit, consisting of multiple retail sales and personal service uses permitted in the C-2 District by the use regulations of § 84-21, arranged as contiguous but separate stores, shops and establishments in one or more buildings and sharing common vehicular and pedestrian access and parking.

Vehicle Parking:
5.0 parking spaces per 1,000 sq. ft. of gross floor area (GFA) (Up to 20% may be in a reserve parking area.).
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

In addition to the foregoing design standards and subject to the area and bulk regulations of § 84-22: Area and bulk regulations and § 84-22.2: Building setback for lots with five acres or less, the following provisions shall apply to lots developed or to be developed as a shopping center:

(1) For the purpose of development of a shopping center wholly within the C-2 District, two or more contiguous lots, totaling in the aggregate four acres or more, whether or not held in single and separate ownership, may be considered as one lot and the side yard requirements of the interior side yards may be waived for the purpose of development of lots as a shopping center if all of the following conditions are met:

(a) The owners of all lots involved join in a written application, supported by the information and data required by§ 84-86A, agree in writing by execution of a developer's agreement, in a form approved by the Board of Supervisors, to be fully bound to develop the combined lots as a single lot in accordance with the zoning, subdivision and land development regulations and, as a part of the application, submit a traffic circulation and parking plan in accordance with the requirements of § 84-55E.

(2) Two or more contiguous lots totaling in the average of four acres or more and lying wholly within the C-2 District which have been developed in accordance with the use regulations set forth in § 84-21: Use regulations and which, if combined, in the opinion of the Board of Supervisors, constitute a shopping center, except that they do not have to be operated as a single entity and they do not have to have common off-street parking and loading, may be considered as one lot and the side yard requirements with respect to the interior side yards may be waived if the Board of Supervisors approves the application and the following conditions are met:

(a) The owners of such contiguous lots make written application as required in Subsection (1)(a), above, and agree in writing to the proposed combination of lots.
(b) Such owners agree to be bound by the provisions of § 84-55E.

(3) An application and plan approved in accordance with § 84-23J shall not thereafter be amended without the written consent of the adjoining property owners of record and the approval of the Board of Supervisors. Once developed, use of the combined lots as an integrated shopping center shall not be discontinued or abandoned without the consent of all owners and approval of the Board of Supervisors. The Board shall not grant approval unless each such combined lot, upon abandonment of the shopping center use, is brought into compliance with all area, bulk and other zoning and design regulations otherwise applicable.

Signs

See § 84-52B for all terms associated with signs.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Purposes, see § 84-52A.

Permits required. Except for signs that are exempt pursuant to § 84-52Q below, it shall be unlawful for any person to erect, install, replace, alter, relocate or maintain within the Township any sign or other advertising structure without first obtaining a sign permit from the Zoning Officer.

Application for sign permit. Application for a sign permit, as required, by above, shall be made upon forms available from the Zoning Officer and shall, at a minimum, require the following information:

(1) Name, address and telephone number of the applicant.
(2) Location of the building, structure or lot to which the application pertains.
(3) Position of the sign in relation to nearby buildings, structures and lot lines.
(4) Two blueprints or ink drawings containing the plans, specifications and description of the construction materials, methods of attachment or installation of the sign or the method of anchorage to the ground.
(5) Copy of stress sheets and calculations demonstrating that the structure is designed for dead load and wind pressure in any direction in the amount required by this chapter and all other laws and ordinances of the Township.
(6) Name, address and telephone number of the person erecting the sign.
(7) Written consent of the owner of the building, structure or land to which or on which the sign is erected.
(8) A copy of the electrical permit required and issued for the proposed sign, if any.
(9) Such other information as the Zoning Officer shall require to demonstrate full compliance with this and all other applicable laws and ordinances of the Township.

Illuminated and electrified signs. Any sign illuminated or otherwise electrical shall be subject to the National Electrical Code and an electrical inspection by an approved electrical inspection agency pursuant to Chapter 39. The electrical inspection fee shall be borne by the applicant.

Permit number, date and voltage to be placed on each sign. Each sign hereafter erected shall have permanently painted or affixed in a conspicuous place thereon, in letters not less than one inch in height, the date of erection, the permit number and, if electrified, the voltage of any electrical apparatus used in conjunction therewith.

See § 84-52: Sign regulations for more detailed information on signs.

Single-family attached dwelling

A building containing not more than six dwelling units separated by parallel party walls, each of which has only one dwelling from ground to roof, independent outside access, not more than two walls in common with adjacent units and open space to the front and rear (internal units) or front, rear and one side (end units); a townhouse; a rowhouse.

Vehicle Parking:
2 parking spaces per dwelling unit plus 1 parking space for every 5 units for multi-unit structures and townhomes.
See § 84-55J for more detailed information on parking.

Development Requirements:

Design standards.
The following design standards shall apply to single-family attached dwellings:

A. Parking: as required by § 84-55E and § 84-55J of this chapter.
B. Landscaping: as required by § 84-55C of this chapter.
C. Access and traffic control: as required by § 84-55D of this chapter.
D. All utilities shall be designed, placed and installed underground.

See Article IVA: R-3A Single-Family Attached Dwelling Overlay District for more detailed information.

Single-family detached dwelling

A building having only one dwelling unit from ground to roof, independent outside access and open on all sides. The term "single-family detached dwelling" shall be deemed to include a modular home which is designed for transportation after fabrication in one or more segments or units and constructed so that it must be assembled on a permanent foundation and be permanently connected to utilities.

Solar energy systems

The components and subsystems that in combination convert solar energy into electric energy suitable for use. The term is limited to photovoltaic solar power systems.

See § 84-8: Definitions for additional terms associated with solar energy.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Solar energy systems as an accessory use:

(1) Roof-mounted solar energy systems in all zoning districts and ground-mounted solar energy systems on properties with single-family dwellings shall be permitted as an accessory use by right subject to compliance with all applicable requirements in this section and upon the issuance of a zoning permit pursuant to this chapter and a grading permit pursuant to Chapter 69 of the West Goshen Township Code.
(2) Ground-mounted solar energy systems shall be permitted as an accessory use to all uses in all other zoning districts by special exception subject to compliance with all applicable requirements in this section and upon the issuance of a zoning permit pursuant to this chapter and a grading permit pursuant to Chapter 69: Soil Erosion and Sediment Control of the West Goshen Township Code.
(3) Ground-mounted solar energy systems which are built as an accessory use to a commercial use shall require land development approval.
(4) A solar energy system built as an accessory use may be rooftop-mounted or ground-mounted subject to the applicable criteria in this section.
(5) Rooftop-mounted solar arrays shall comply with the following standards:

(a) The solar panels shall not be located so as to exceed a height of three feet above the roof areas to which they are mounted.
(b) No portion of a rooftop solar array attached to a pitched roof shall extend above the ridgeline of the pitched roof.
(c) A roof-mounted solar energy system shall not extend beyond the existing overhangs of the structure to which is attached.

(6) Ground-mounted solar arrays shall comply with the following standards:

(a) All ground arrays shall comply with the setback requirements in the applicable zoning district regulations.
(b) Ground arrays shall not be permitted in a front yard or between the front facade of the principal building and the street line.
(c) Ground arrays shall not exceed a height of 12 feet.
(d) Ground arrays shall be screened from view from adjacent street(s) upon which the property has frontage and from adjacent properties. Such screening shall screen the supporting infrastructure for the panels and control equipment; the screening shall not be required to screen the solar panels, as reception of sunlight is essential for proper operation thereof.

(7) All rooftop-mounted and ground-mounted solar arrays shall also conform to the following additional requirements:

(a) The design and installation of solar energy systems shall conform to applicable industry standards, including those of ANSI, Underwriters Laboratories (UL), International Standards Organization (ISO) and ASTM, as applicable, and shall comply with applicable building code and fire and safety requirements. The applicant shall submit manufacturer's specifications as part of the application for the building permit when accessory to a single-family dwelling or as part of the application for special exception when accessory to all other uses.
(b) The applicant shall demonstrate that the solar energy system shall be designed and located in order to prevent reflective glare from reaching adjacent properties or streets.
(c) No aerial wiring system shall be employed in transmitting energy generated by a solar energy system. All exterior electrical and/or plumbing lines serving ground-mounted solar energy systems shall be buried below the surface of the ground and placed in a conduit.
(d) The area of a ground-mounted solar energy system shall not be calculated as building coverage and shall be considered impervious. The area of a ground-mounted solar energy system shall be calculated as the dimension of the footprint of the cumulative solar panels.
(e) Solar energy systems in residential zones that include a ground-mounted system and that are built as an accessory use shall not generate in excess of 125% of the estimated energy need of the principal use of the property. The energy generated in excess of the requirements of the principal use of the property may be purchased or acquired by a public utility in accordance with all applicable laws and government regulations.
(f) Solar energy systems shall comply with the area and bulk regulations of the underlying zoning district.
(g) A solar energy system shall be located to ensure solar access without reliance on adjacent properties.

B. Solar energy systems as a principal use.

(1) Ground-mounted solar energy systems shall be permitted as a principal use in all Commercial and Industrial Districts, the Planned Office Park District, the Multipurpose District, the M-S Medical Services District, and the MCX Municipal Complex District by conditional use of the Board of Supervisors subject to compliance with all applicable regulations in Sections A and B.
(2) Safety measures. The solar energy system shall be enclosed by a fence, barrier or other appropriate means to prevent or restrict unauthorized persons or vehicles from entering the property. The specifications and details of the fence or barrier shall be approved by the Board as part of the conditional use approval. Clearly visible warning signs shall be placed on the fence, barrier or at the perimeter of the property to inform individuals of potential voltage hazards.
(3) Screening. Each solar energy system shall be screened by a buffer yard to create a continuous visual screen between the facility and a person standing at ground level on an adjacent lot. Such buffer yard shall be comprised of fencing or landscaping or some combination thereof and shall comply with the provisions in § 84-55A.
(4) Abandonment. The following requirements shall apply and shall be a condition of approval of a conditional use for a solar energy system:

(a) A solar energy system that is out of service for a continuous twelve-month period will be deemed to have been abandoned.
(b) The Zoning Officer may issue a notice of abandonment to the owner, to be sent by regular mail and certified mail, return receipt requested, at the address of record as set forth on the tax duplicate. The owner shall have the right to appeal from such notice to the Zoning Hearing Board and provide evidence to prove that the use was not abandoned.
(c) Any abandoned system shall be removed at the owner's sole expense within six months after the owner receives a notice of abandonment or, in the event of an appeal, within six months after the entry of a final order by either the Zoning Hearing Board or by a reviewing court, as the case may be. Failure to comply with this requirement shall constitute a violation of this chapter subjecting the property owner to the remedies and penalties as set forth in Article XVI: Administration of this chapter.
(d) In granting a conditional use for a solar energy system, the Board may impose a requirement that the property owner post financial security with the Township in an amount sufficient to cover the cost of removal of the solar energy system in the event of abandonment.

(5) Vehicular access. Each solar energy system shall be provided with a means of vehicular access to and from a public or private road.
(6) Land development. The applicant shall obtain land development approval for the solar energy system.

Stadium

Storage sheds

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A storage shed is permitted as an accessory structure to a single-family detached dwelling and semidetached dwellings in the R-2, R-3, R-3A, R-3C and R-4 Districts. The storage shed may be located within the side and/or rear yards of the lot, but not in the front yard or in front of the front facade of the dwelling. The shed must be set back a minimum of six feet from the property line. On lots of one acre or less, a maximum of one storage shed is permitted. On lots greater than one acre, a maximum of two storage sheds are permitted. A storage shed may not exceed 250 square feet in area and 12 feet in height measured at the peak of the roof. For lots within the R-3B District, the regulations in § 84-14.6B(13) shall govern.

Student homes

Living arrangement for at least two students up to a maximum of four students (as defined in this chapter) unrelated by blood, marriage or legal adoption. A student home shall not include dormitories.

Vehicle Parking:
The dwelling unit must contain a minimum of two parking spaces for the dwelling unit and one additional parking space for every additional occupant of the dwelling.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

An applicant seeking a special exception for a student home in the R-4 District must demonstrate compliance with the following mandatory criteria.

A. A student home is only permitted in the R-4 District in a single-family detached dwelling, a single-family attached dwelling and a multifamily dwelling.
B. The dwelling unit must have a floor area of at least 1,000 square feet exclusive of basements, garages and accessory buildings.
C. A student home shall meet the area and bulk requirements for single-family detached dwellings, single-family attached dwellings and multifamily dwellings in the R-4 District, as the case may be.
D. The owner of the student home or the agent or manager of the student home shall annually register the student home with the West Goshen Township Zoning Officer on a form provided by the Township. If the owner of a student home fails to maintain a current registration of the student home, the Zoning Officer shall have the discretion to revoke the zoning permit and rental permit after providing the owner with notice and an opportunity to cure.
E. The dwelling unit must contain a minimum of two parking spaces for the dwelling unit and one additional space for every additional occupant of the dwelling.
F. All owners of student homes which are in existence as of the effective date of this section shall have 45 days from the effective date of this section to register their student homes with the Zoning Officer on a form provided by the Township. Pursuant to Section 613 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10613, the Zoning Officer shall then confirm a list of nonconforming student homes and identify any additional student homes which are lawfully in existence as of the effective date of this section. Such list shall be available for public inspection. Once the Zoning Officer has confirmed that a student home is a lawful nonconforming student home, the owner shall complete a rental registration form and annually register the student home.

Student theater/performing arts

Vehicle Parking:
0.3 parking spaces per seat.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.

(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Student union building

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purpose and intent, see § 84-57.10A.
B. Use regulations. In those zoning districts where educational uses are permitted by conditional use subject to the provisions of this section, a building may be erected, altered or used and a lot may be used for any of the following purposes and for no other when approved as a conditional use, subject to the area and bulk regulations, design standards and other regulations of this section.

(1) Educational facilities, including classrooms, school libraries and administrative offices of a public and private elementary, middle and high school.
(2) Athletic fields.
(3) Stadium.
(4) Gymnasium.

C. Accessory use regulations. The following are permitted accessory uses in those zoning districts where educational uses are permitted by conditional use when approved by the Board of Supervisors as a conditional use in conjunction with either a proposed new educational use permitted by § 84-57.10B, or an educational use existing on the effective date of this amendment, when such accessory uses constitute a component of such educational use.

(1) Cafeteria.
(2) Parking lots.
(3) Geothermal pump house.

D. Existing/future facilities, see § 84-57.10D.
E. Area and bulk regulations. The following area and bulk regulations shall apply to all educational uses.

(1) Ten gross acres.
(2) Lot width at the building line: 300 feet minimum.
(3) Lot width at the street line: 200 feet minimum.
(4) Lot coverage: 35% maximum.
(5) Green area: 35% minimum.
(6) Paved area: 30% maximum.
(7) Building setback line: 100 feet minimum.
(8) Yards, side and rear: 60 feet minimum, except when contiguous to a residential use, which shall be 100 feet minimum, with the 20 contiguous feet nearest the lot line planted and permanently maintained as a buffer area.
(9) Building height: four stories, but not greater than 50 feet.
(10) Parking setback from property lines. The parking setback shall be measured from the nearest edge of the existing street line or as the right-of-way is required to be widened in accordance with the approved traffic study required by § 84-57.10G.

(a) Side or rear yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).
(b) Front yard: 30 feet minimum, except as provided by § 84-57.10F(1) and § 84-57.10F(2).

F. The following design standards shall apply in addition to those specified in § § 84-55: Design standards. Whenever this section applies a more stringent regulation or regulations in addition to or in place of those required by either the sections of this Zoning Chapter cited in this section, any other applicable design standard or general performance standard imposed by the regulations of the zoning district in which the property is located, or other applicable provision of this Zoning Chapter, the more stringent and/or additional regulation(s) specified herein shall apply and shall be considered mandatory. In all other respects, the design standards and general performance standards for the zoning district in which the property is located shall apply.

(1) Sidewalks. A sidewalk not less than five feet in width shall be installed and permanently maintained on the property parallel to each adjacent street abutting the property for the full length of the lot.
(2) Fencing. Unless a sidewalk is not required to be installed per Subsection F(1) above, a wrought iron or equivalent aluminum fence at least six feet in height shall be installed and permanently maintained on the property along the sidewalk (on the property side of the street line) of such use for the full length of the lot.
(3) Screening. In addition to the requirements specified in § 84-55A and § 84-55C, the following regulations shall apply.

(a) A planted landscape bed having a minimum width of 30 feet, within which area the sidewalk and any contiguous green area may be included, shall be required. The landscape bed shall be measured from the property side of the street line and shall be installed and permanently maintained on the property between the sidewalk and any proposed parking lot, parking stalls or other parking areas or, when no parking is proposed in that area, the nearest wall of any building or structure.
(b) Trees shall have a minimum planted height of eight feet at the time of planting. The Board may grant a conditional use to approve an alternate landscape plan not meeting the requirements of § 84-55A if it determines that such completely planted visual barrier is unnecessary to protect adjacent property owners and that the proposed landscape plan creates an adequate landscape enhancement of the project.

(4) Vehicular and street access, see § 84-57.10F(4).
(5) Parking lots/spaces, see § 84-57.10F(5).
(6) Loading, see § 84-57.10F(6).
(7) Landscaping. The applicant shall submit a proposed landscaping plan with the conditional use application. The requirements of § 84-55C, § 84-55E and § 84-55I shall apply, unless otherwise approved by the Board in the conditional use process.
(8) Storage, see § 84-57.10F(8).
(9) Lighting, see § 84-57.10F(9).
(10) Building features.

(a) Light standards shall be permitted along pedestrian sidewalks and along interior streets and driveways on the property, when approved by the Board as part of the conditional use application, subject to compliance with the Lighting Handbook of the Illuminating Engineering Society of North America, 9th Edition, as modified by the Township's Lighting Consultant for the specific application proposed.
(b) At a minimum, an architectural facade of stone, brick or equivalent shall be required in the construction of all buildings and structures.
(c) All HVAC equipment shall be shielded from view, including roof- mounted equipment, by an architectural or landscape barrier approved by the Board.

(11) Required inspections. All educational uses shall be subject to an annual inspection conducted by the Township Fire Marshal to insure compliance with these regulations.

G. Traffic study submission requirement, see § 84-57.10G.

Studio

Swimming pool

A temporary or permanent structure containing a pool of water with a minimum depth of two feet.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Provided that it is located in the rear yard or side yard of the dwelling to which it is accessory and is a minimum of 10 feet from any lot line. On a lot which fronts on two or more streets and on corner lots, a swimming pool may be erected within the building envelope to the rear of the dwelling. A swimming pool shall be enclosed by a minimum four-foot-high continuous barrier.

Township administrative offices, equipment, garages, radio towers and related facilities

Township owned parks and ballfields

Township owned principal and ancillary buildings and structures

Township Police Department offices, equipment, garages, radio towers and related facilities

Township Public Works Department offices, equipment, garages, materials and equipment storage, radio towers and related facilities

Travel center

A facility which provides roadside assistance, travel planning and reservations, insurance sales, and other services incident to travel and transportation. Such use may also include as an accessory use an automobile repair shop.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A travel center with the accessory use of an automobile repair shop shall be permitted in the C-5 District by conditional use of the Board of Supervisors and subject to the regulations in this section.

A. No more than 50% of the total floor area of the building shall be used for automobile repair.
B. No repair of vehicles may be conducted outside of the building. All activity relating to automobile repair shall occur inside the building.
C. There shall be no sale of vehicles on the lot.
D. There shall be no outdoor storage of vehicles for sale or rental on the lot.
E. The overhead doors and windows shall be kept closed at all times when any noise-producing activity relating to automobile repair is being conducted inside the building, with the exception of times when vehicles are entering and exiting the facility.

Truck freight terminal

TRUCK TERMINAL
An area and building for the maintenance and storage of trucks and where cargo is stored and where trucks load and unload cargo on a regular basis.

Undertaking establishment

Unified development of single-family detached dwellings

A building having only one dwelling unit from ground to roof, independent outside access and open on all sides. The term "single-family detached dwelling" shall be deemed to include a modular home which is designed for transportation after fabrication in one or more segments or units and constructed so that it must be assembled on a permanent foundation and be permanently connected to utilities.

Vehicle Parking:
2 parking spaces per dwelling unit.
See § 84-55I(2) for more detailed information on parking.

Development Requirements:

Use regulations.
The following principal uses shall be permitted when authorized as a conditional use, subject to compliance with the terms and conditions of this article and the imposition of such reasonable conditions as the Board shall determine necessary:

A. A unified development of single-family detached dwellings, attached single-family dwellings or any reasonable combination thereof, when planned, designed and constructed in conjunction with and as part of a golf course, with residential units located throughout the course, along and integrated with the course's fairways.
B. Any of the following accessory uses shall be permitted:

(1) Customary residential accessory uses.
(2) Customary golf course accessory uses, including clubhouse, maintenance buildings and structures, recreational uses, such as tennis courts, swimming pool, multipurpose courts, sports field, hiking, walking and bicycle paths, and other active and passive recreational facilities.

C. A unified development of single-family detached dwellings and customary residential accessory uses when designed and developed as a cluster development pursuant to the open space design option regulations of Article XXV: Open Space Design Options of this chapter, when approved by the Board of Supervisors as a conditional use pursuant to § 84-123: Conditional use application requirements. of this Article XXIV: RGC Residential Golf Course District. The R-3 Residential District shall be considered an overlay district on the RGC District for purposes of the applicability of the Article XXV: Open Space Design Options regulations to the use and development permitted by this Subsection C; provided, however, that only the regulations of § 84-124: Purpose through § 84-129: Conditions to approval of Article XXV: Open Space Design Options shall apply to the use and development permitted in the RGC District by this Subsection C. No other uses or development otherwise permitted by the R-3 Residential District regulations shall be permitted in the RGC District. The provisions of § 84-119: Conditions for development, § 84-121: Area and bulk regulations and § 84-122: Design standards of this article shall not apply to a use and development permitted by this Subsection C in the RGC District.

Utility uses

UTILITY USES, FACILITIES AND STRUCTURES
Telephone, electric, cellular, internet, and cable television lines, poles, equipment and structures; water or gas pipes, mains, valves or structures; sewer pipes, valves or structures; pumping stations; telephone exchanges and repeater stations; and all other facilities, equipment and structures necessary for conducting a service by a government or utility service.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Essential utilities, community utilities and governmental utilities, as defined in § 84-8: Definitions, shall be uses permitted by right in all zoning districts, subject to the following regulations:

(1) No such use shall include an office open to the general public, trucking or repair facilities or housing of work crews.
(2) The portion of any such use not located within a building shall be enclosed or adequately screened in such a manner as to not be visible across property lines.
(3) No advertising shall be affixed to any structure.

B. A public utility facility and a gas and liquid pipeline facility, as defined in § 84-8: Definitions, shall be permitted by conditional use of the Board of Supervisors in the I-1, I-2, I-2R, I-3 and I-C Districts subject to the performance standards in this section. Gas and liquid pipeline facilities and hazardous liquid and/or gas pipelines are only permitted in the I-1, I-2, I-2R, I-3 and I-C districts by conditional use and subject to compliance with the following standards:

(1) No obnoxious, toxic or corrosive fumes or gases shall be emitted as a result of the use.
(2) No use shall emit offensive odors which are perceptible at lot lines.
(3) No use shall discharge into the air dust or other particulate matter in a manner or quantity which does not conform to all applicable federal and state laws and implementing regulations.
(4) No use shall emit smoke from operations.
(5) No use shall produce any heat perceptible at or beyond the lot boundaries.
(6) No use shall utilize lighting in a manner which does not conform with the lighting standards in this chapter.
(7) No use shall permit physical vibrations perceptible at or beyond the lot boundaries.
(8) No use shall emit potentially harmful radiation.
(9) No use shall engage in the production or storage of any material designed for use as an explosive.
(10) No use shall engage in the storage of waste materials on the lot for any period beyond five days. Such waste material storage shall be located behind the front building line of the primary building and no closer than 50 feet to any rear or side lot line and shall be completely screened from the view of any street or adjoining property.
(11) No use shall discharge any objectionable and/or potentially dangerous effluent from plant operations.
(12) No industrial lagoons for chemicals or other liquid waste shall be permitted.
(13) The portion of any such use not located within a building shall be enclosed or adequately screened in such a manner as to not be visible across property lines.
(14) All uses shall be conducted in compliance with applicable governmental regulations, including the noise and lighting regulations in this chapter.
(15) No retail activity shall be permitted.
(16) The owner of the public utility facility and gas and liquid pipeline facility shall provide the Township with an emergency liaison that may be reached 24 hours a day, seven days a week, in the event of an emergency.
(17) The public utility facility and gas and liquid pipeline facility shall prepare and file with the Township an emergency response plan which shall be followed in the event of an emergency at the facility.
(18) A public utility facility and gas and liquid pipeline facility that involve hazardous liquid and/or gas pipelines shall be set back from all occupied structures a minimum distance equal to the pipeline impact radius.

Vehicular sales and service agency

The repair, reconditioning and lubrication of motor vehicles and the replacement or installation of motor vehicle parts and accessories when conducted in a repair shop offering a full range of the foregoing services, but not including body and fender repair, collision repair service, spray painting or the sale of new or preowned (used) motor vehicles.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

This use shall be permitted as a conditional use when authorized by the Board of Supervisors, subject to Article XVII: Zoning Hearing Board of this chapter. The area and bulk regulations in § 84-38B of this article and the design standards of § 84-37C shall apply to all uses permitted by conditional use in the Multipurpose District.

(1) Vehicular sales and service agency limited to the sale and/or leasing of new and/or used automobiles, two-axle van-type or two-axle box-type trucks and the operation of an automobile repair shop for such vehicles as an accessory use thereto.

See § 84-96: Use regulations for more information.

Walls

Development Requirements:

(1) Freestanding walls shall not be permitted in the required front yard area. Retaining walls with a height as approved by the Township Engineer may be permitted in the required front yard, provided the following criteria are met:

(a) The height of a retaining wall which is built in the required front yard must be approved by the Township Engineer, provided that the maximum height of a retaining wall in the required front yard is four feet.
(b) The retaining wall is erected in a location which does not obstruct clear site and is located a minimum of 10 feet from the right-of-way.

(2) Freestanding walls and retaining walls may be built in the required side and rear yard, provided that they do not exceed four feet in height unless a height greater than four feet is approved by the Township Engineer. The Township Engineer may approve a freestanding wall or retaining wall which is greater than four feet in height in the required side or rear yard area, provided the wall is necessary for health and safety or must be installed to address issues with regard to the topography of the site.
(3) All freestanding walls and retaining walls which are four feet in height or taller require a building permit pursuant to the procedures set forth in § 84-67: Permits.

Wholesale sales, storage or distribution

A commercial activity involving the sale of commodities in large quantities or in bulk to retailers or jobbers, rather than directly to consumers.

Wind energy systems

A device that is used to produce electricity from wind and all associated equipment, including any base, blade, foundation, nacelle, rotor, tower, transformer, vane, wire, inverter, batteries or other component necessary to fully utilize the wind generator, also referred to as a "wind turbine."

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. A wind energy system shall be permitted as an accessory use in all zoning districts by special exception, subject to compliance with the following requirements:

(1) A minimum lot size of one acre shall be provided.
(2) All wind energy systems shall be set back from all property lines a distance equal to the greater of:

(a) Ten feet plus 100% of the height of the structure measured to the height of the blade at its highest point; or
(b) The applicable yard setback requirements for principal buildings, plus 10 feet, measured to the closest point of the foundation.

(3) Wind energy systems shall not be permitted in a front yard area or between the front facade of the principal building and the adjacent street line.
(4) Wind turbines shall not exceed a height of 30 feet, measured to the height of the blade at its highest point.
(5) No more than one wind energy system shall be permitted per property.
(6) The design and installation of wind energy systems shall conform to applicable industry standards, including those of American National Standards Institute (ANSI), Underwriters Laboratories (UL), International Standards Organization (ISO) and the American Society for Testing and Materials (ASTM), as applicable, and shall comply with applicable building code and fire and safety requirements. The applicant shall submit manufacturer's specifications as part of an application for special exception.
(7) Noise.

(a) Wind energy systems shall not generate noise levels, measured at any property line, which would exceed the following:

[1] Five decibels above pre-existing ambient noise levels during the day; and
[2] The ambient noise level in decibels from 11:00 p.m. to 7:00 a.m.

(b) The applicant shall conduct a three-day ambient noise test to demonstrate compliance with these standards and shall submit proof of such standards to the Zoning Hearing Board at the special exception hearing.

(8) Wind energy systems shall be designed with an automatic brake or other similar device to prevent over-speeding and excessive pressure on the tower structure.
(9) Wind energy systems shall not be artificially lighted.
(10) All ground-mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access.
(11) The tower shall be designed and installed so as not to provide step bolts, a ladder, or other publicly accessible means of climbing the tower for a minimum height of eight feet above the ground.
(12) All moving parts of the wind energy system shall be a minimum of 10 feet above ground level.
(13) The blades on the wind energy system shall be constructed of a corrosion-resistant material.
(14) The surface of the wind energy systems shall be finished with a nonreflective coating.
(15) Guy wires shall not be permitted. All parts of the wind energy system shall be located on the same lot as the energy system.
(16) No aerial wiring system shall be employed in transmitting energy generated by a wind energy system.
(17) Abandonment. The following requirements shall apply and shall be a condition of approval of a special exception for a wind energy system:

(a) A wind energy system that is out of service for a continuous twelve-month period will be deemed to have been abandoned.
(b) The Zoning Officer or Code Enforcement Official may issue a notice of abandonment to the owner, to be sent by regular mail and certified mail, return receipt requested, at the address of record as set forth on the tax duplicate. The owner shall have the right to appeal from such notice to the Zoning Hearing Board, in which event the Township shall have the burden of proving by a preponderance of the evidence that the system has been abandoned, applying the same tests as would apply in the context of an alleged abandonment of a lawful nonconforming use.
(c) Any abandoned wind energy system shall be removed at the owner's sole expense within six months after the owner receives a notice of abandonment or, in the event of an appeal, within six months after the entry of a final order by either the Zoning Hearing Board or by a reviewing court, as the case may be. Failure to comply with this requirement shall constitute a violation of this chapter subjecting the property owner to the remedies and penalties as set forth in Article XVI: Administration of this chapter.
(d) In granting a special exception for a wind energy system, the Zoning Hearing Board may impose a requirement that the property owner post financial security with the Township in an amount sufficient to cover the cost of removal, in the event of abandonment.

(18) Land development approval shall be required for any wind energy system that is accessory to a commercial use.

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.

See § 84-8: Definitions for additional terms associated with wireless communications.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

A. Purposes and findings of fact, see § 84-57.03A for more information.
B. General requirements for all nontower wireless communication facilities, see § 84-57.03B.
C. Nontower wireless communications facilities outside rights-of-way, see § 84-57.03C.
D. Nontower wireless communications facilities in rights-of-way, see § 84-57.03D.
E. General requirements for all tower-based wireless communications facilities, see § 84-57.03E.
F. Tower-based WCFs outside rights-of-way, see § 84-57.03F.
G. Tower-based WCFs in rights-of-way, see § 84-57.03G.
H. Wireless communications facilities in MCX Municipal Complex District, see § 84-57.03H.

I. Police powers. The Township, by granting any permit or taking any other action pursuant to this section, does not waive, reduce, lessen or impair the lawful police powers vested in the Township under applicable federal, state and local laws and regulations.

J. Consistency with state and federal laws and regulations. The provisions contained herein regulating wireless communications facilities are intended to comply with federal and state laws and regulations in effect as of the date of adoption of this section. To the extent that any of the provisions in this section conflict with any federal or state statute or regulations, the federal or state statutes or regulations shall control unless the applicable federal or state statutes or regulations allow for more stringent provisions in local ordinances. In which case, the more stringent provisions of local ordinances shall remain in effect and shall control in such instances.

Women's temporary residential care center

A facility owned and operated by a charitable not-for-profit organization qualified as such under Section 501(c)(3) of the Internal Revenue Code or comparable provision, which provides temporary (no more than five years) housing and support services to women, including their children, temporarily unable to provide shelter and care for themselves. A women's temporary care center may provide accessory child day-care services for not more than six children unrelated to such women occupying a dwelling unit, but is not and shall not be construed or interpreted to be a group home, group day-care home, family day-care home, child day-care center, nursing home, assisted-care facility, treatment center, penal facility, transitional-living facility or halfway house.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 84-55I through J.

Development Requirements:

Area and bulk regulations for women's temporary residential care center:

A. Minimum tract size: two acres minimum.
B. Permitted dwelling types: triplex, fourplex, townhouse, and one-bedroom apartments.
C. Maximum number of dwelling units per acre: six averaged over the development.
D. Minimum building setback from street right-of-way: 50 feet.
E. Maximum height: three stories, not exceeding 35 feet.
F. Minimum distance between buildings: 75 feet.
G. Minimum boundary setback: 50 feet from any property line.
H. Minimum green area: 45%
I. Maximum lot coverage: 35%
J. Maximum paved area: 20%.
K. Maximum building length: 260 feet in any single direction.
L. Minimum off-street parking: 2.5 spaces per dwelling unit in a triplex, fourplex and townhouse; 1.5 spaces per dwelling unit for each one-bedroom apartment unit.
M. Public water service and public sanitary facilities.

See Article VII: C-2 Commercial Shopping Center District for more information.

Township of West Goshen, PA

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