[Added 4-19-2001 by Ord. No. 1279]
A. 
In evaluating an application before the Borough Council for a conditional use or before the Zoning Hearing Board for a special exception, the Council and the Board shall require the applicant to provide reports, maps, plans and other related papers to ensure that the proposal:
(1) 
Will be consistent with any community development objectives articulated in this chapter (pursuant to Section 606 of the Municipalities Planning Code[1]);
[1]
Editor's Note: See 53 P.S. § 10606.
(2) 
Will be consistent with the statement of purpose articulated for the district in which the use is proposed;
(3) 
Will be consistent with the Borough Comprehensive Plan and, in particular, the plans for land use, community facilities, utilities, and the map depicting areas of environmental concern;
(4) 
Will conform to all requirements of the Borough Subdivision and Land Development Ordinance and all other applicable ordinances, codes, and regulations;
(5) 
Will not adversely affect the health, safety, and general welfare of the surrounding area and the Borough;
(6) 
Will promote the harmonious and orderly development of the zoning district involved;
(7) 
Will be compatible with the character and type of development existing in the area which surrounds the site in terms of the size, scale, height, and bulk of the proposed uses and the size, shape, and placement of buildings and other structures;
(8) 
Will not detract from or cause harm to neighboring properties by creating a negative impact on the aesthetic character of the community;
(9) 
Will be compatible with the uses permitted in the surrounding area in terms of the density and/or intensity of land use;
(10) 
Will reflect effective site planning and design in terms of energy efficiency, environmental protection and aesthetics;
(11) 
Will be reflective of sound engineering and land development design and construction principles, practices, and techniques;
(12) 
Will be consistent with the logical, efficient, and cost-effective extension of public services and will not adversely affect the public services and utilities of surrounding properties of the Borough, as a whole, in terms of public water, sewers, police, and fire protection and schools;
(13) 
Will include proposals for the effective disposal of solid waste;
(14) 
Will provide safe and efficient access to roads and will not create traffic congestion, hazardous traffic conditions or excessive traffic volumes;
(15) 
Will be developed so as to limit the number of access points along a major public street and to develop frontage of buildings on access roads which are parallel or perpendicular to a major public street;
(16) 
Will provide any improvements needed to guarantee compatibility with adjoining roads;
(17) 
Will provide continuity of existing circulation systems including sidewalks, trails, and other walkways;
(18) 
Will provide adequate off-street parking and loading which will be minimally visible from adjoining public streets;
(19) 
Will utilize effective stormwater management techniques and soil erosion and sedimentation control techniques which are in character with and complementary to the proposed site grading and landscaping;
(20) 
Will provide for adequate environmental controls and performance standards to minimize noise, vibration, glare, heat, odor, smoke, dust, fumes, vapors, gases, air emissions, water emissions, and outdoor storage;
(21) 
Will preserve, to the maximum extent possible, woodlands and other trees existing at the site;
(22) 
Will not be disruptive to existing topography, surface water resources or groundwater resources;
(23) 
Will include proposals for effective mitigation of potential adverse environmental impacts through a satisfactory environmental impact assessment report;
(24) 
Will provide landscaping to buffer and screen the use from surrounding properties, to complement buildings and other structures on the site and to enhance the overall character of the development;
(25) 
Will include proposed landscaping, in addition to that required as stated above, in areas such as the entrance, along property boundaries, in the areas which are highly visible such as along roads, walks, trails, and in other places where the use of trees, shrubs, and ground cover would be functional and appropriate;
(26) 
Will provide fencing, walls, berms, terraces, walkways, and other site improvement features to complement the proposed landscaping; or
(27) 
Will provide effective, subdued lighting using light posts and fixtures complementary to the proposed architecture and the character of the surrounding properties.
B. 
The Borough Council and the Zoning Hearing Board may attach such conditions and safeguards, in addition to those already required by this article, as they may deem necessary to implement the purposes of the Municipalities Planning Code[2] and this article and to protect the public welfare, which conditions and safeguards may relate to, but are not limited to, design of buildings, roads and parking areas, landscaping and its maintenance as a sight or sound screen, lighting, noise, safety and the prevention of noxious, offensive or hazardous conditions.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
C. 
Conditional uses or special exceptions related to the Floodplain Conservation District, Steep Slope Conservation District, or other districts shall also be evaluated in accordance with additional standards and criteria set forth in the provisions for the respective districts.
A. 
The Zoning Hearing Board shall be governed by the provisions of the Pennsylvania Municipalities Planning Code, Act 247, as amended,[1] and Articles II and III of this chapter.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
In the case of an application for conditional use, the Planning Commission shall perform a review and provide counsel to the Borough Council concerning the grant of approval or disapproval of the proposed use. Such review shall be conducted and a written recommendation submitted to the Borough Council within 45 days after the application has been filed. The Planning Commission shall discuss the application at at least one of its regularly scheduled public meetings during the review period.
C. 
The Borough Council shall, in the case of an application for conditional use, schedule a hearing for public review and comment pursuant to public notice within 60 days of applicant's request. Should the Borough Council deem it necessary, subsequent public hearings shall be held, at which time the public record may be enlarged.
D. 
The Planning Commission and the Borough Council shall be responsible for providing notification to the applicant no less than 20 days prior to the occurrence of any hearing at which testimony will be heard and/or action taken upon approval or disapproval in order that he or she may present his or her case at such hearing. Subsequent to the receipt of such notification, the applicant shall be responsible for notifying, no less than 10 days prior to such hearing, all abutting property owners.
E. 
Proof of proper notification shall be required as a precondition before any formal action on the application.
F. 
Within 45 days after the last public hearing, the Borough Council shall render a written decision approving or disapproving the conditional use. Where an application is contested or denied, decisions shall be accompanied by findings of fact and conclusions based thereon, together with any reasons therefor. Conclusions based upon the Pennsylvania Municipalities Planning Code,[2] or of any ordinance, rule or regulation shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found. In the event of disapproval, the applicant may file a new application for conditional use or for subdivision and/or land development for another use of the subject property.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
G. 
In the event of conditional use approval, should the applicant fail to obtain all the necessary final plan approval and building and related permits within 12 months of notification or, having obtained the necessary approvals and permits, fail to commence work thereunder within six additional months, it shall be conclusively presumed that the applicant has waived, withdrawn, or abandoned his or her appeal or application, and all provisions, conditional use(s) and permits granted to him or her shall be deemed automatically rescinded by the Borough Council. If the Borough Council finds that a good reason exists for the failure to comply with the time periods specified above, an extension may be granted.
H. 
The grant of approval by the Borough Council for a conditional use shall in no way release the applicant from his or her obligation to comply with the applicable provisions of this article, the Subdivision and Land Development Ordinance, or any other applicable Borough, state, and federal regulations.
I. 
All notices, hearings, and orders shall be made or shall occur in conformance with the provisions of this article and the Pennsylvania Municipalities Planning Code, Act 247, as amended.[3]
[3]
Editor's Note: See 53 P.S. § 10101 et seq.