A.
Application requirements.
(1)
A potential applicant for a conditional use permit shall request
a conference with the Zoning Officer prior to application submission.
The Zoning Officer may recommend that the applicant request a conference
with the Planning Commission prior to application submission.
(2)
A preapplication conference shall not be regarded as a formal application
for the proposed conditional use. The filing of any report, sketch
plan, plat or map prior to or at such conference shall not constitute
submission of a plan or application for conditional use, nor shall
such materials be binding on subsequent submissions by the applicant.
(3)
An application for conditional use shall meet all content requirements
of a preliminary land development plan. In addition, the applicant
shall provide a copy of all proposed, pending and/or approved federal
or state permits necessary for the conduct of operations. The municipality
may require additional site-specific information necessary for a thorough
review of the application.
(4)
The required filing fee for conditional use application review and
hearing will be specified by municipal resolution. This fee may from
time to time be amended by municipal resolution.
B.
Application procedures.
(1)
Following the required preapplication conference, the applicant shall
present to the municipality a complete application submission as per
the guidelines set forth in the application requirements section above
and shall appear before the municipal governing body to request that
a public hearing be set on the application. Upon this request, the
municipal governing body shall establish the date, time and place
for a public hearing. The public hearing shall be held no later than
60 days following the meeting at which the municipal governing body
receives the request, unless the applicant has agreed, in writing,
to an extension of time.
(2)
The Planning Commission shall review the application at the next
legally advertised regular meeting following the receipt of the application
from the municipal governing body or at a meeting specially called
for this purpose and shall make a recommendation to the municipal
governing body prior to the public hearing.
(3)
The applicant shall provide public notice, as defined by the Pennsylvania
Municipalities Planning Code, concerning the public hearing for the
proposed use.
(4)
In addition to the public hearing notice, the applicant shall provide,
via certified mail, a written notice to the owners of all property
within 1,500 feet of the site proposed for conditional use. Copies
of the certified mail return receipts shall be provided to the municipality
by the applicant.
(5)
The municipal governing body shall render a written decision on the
application within 45 days after the last hearing before the municipal
governing body. The municipal governing body may approve the request
for a conditional use permit or may deny the request for a conditional
use permit with a specific list of reasons for such denial. The municipality
shall mail written notification of the governing body's action, including
the specific list of reasons for denial, if applicable, to the applicant
within five days of said action by the governing body.
A.
Intent. The following conditions are intended to provide for the
siting and operating of communications towers within the Nittany Valley
Region while providing reasonable protection to the municipality and
to the neighborhood in which the facility will be located against
possible detrimental effects. Further, these regulations are intended
to achieve the following:
(1)
To provide a competitive and wide range of communications services
while minimizing the impacts of the communications infrastructure.
(2)
To require the shared use of existing communication towers, buildings
and structures.
(3)
To ensure that new towers will be safe, placed in suitable locations,
and blend into the environment to the greatest extent practicable.
(4)
Legally preexisting towers and antennas will not be required to meet
the following requirements unless specifically indicated.
B.
General site requirements.
(1)
Maximum height of communications towers shall be 200 feet, measured
from the average natural grade of the approved facility area to the
top point of the tower or antenna, whichever is greater, except for
locations above elevation 1,400 feet as shown on United States Geological
Survey Topographic Quadrangle mapping, in which case the maximum height
shall be 50 feet or the average height of the trees within a two-hundred-foot
radius of the proposed location of the tower, measured from the average
natural grade of the approved facility area to the top point of the
tower or antenna, whichever is greater.
(2)
The tower and/or antenna must be of a concealed, camouflaged or stealth
design that blends into the natural environment. This includes tree
poles or architecturally screened antennas that can be attached to
existing structures other than towers. Except as required by the Federal
Aviation Administration (FAA), lighting shall be prohibited from these
concealed towers and/or antennas.
(3)
Minimum setback of communications towers shall be as required in
the applicable zoning district, except for the following: No communications
tower shall be located closer than 200 feet or 110% of the proposed
communications tower height, whichever is greater, from any existing
residential lot line, regardless of the zoning district in which the
tower and associated buildings are located. No new residential structures
shall be built within this setback area after the cell tower has been
approved and the plan recorded. In cases where this includes adjacent
property, an easement shall be obtained from the property owner limiting
residential development within the setback area as long as the tower
is in existence.
(4)
No minimum lot, lease area and/or license area size is required for
a communications facility; however, the setbacks of the parent tract
perimeter boundaries shall apply.
(5)
Applicants shall submit to the municipality evidence of the need
for the communications tower in the proposed location and that the
applicant has exhausted all alternatives to locate on an existing
tower or structure. Applicants shall also demonstrate via written
evidence from a qualified, licensed and professional engineer that,
in terms of location and construction, there are no existing towers,
communications towers, buildings, structures, elevated tanks or similar
uses able to provide the platform for the communications antenna within
a one-mile radius of the chosen location.
(6)
In order for the applicant to demonstrate that co-location is not
a practicable alternative, coverage diagrams and technical reports
shall be submitted to the municipality which demonstrate that:
(a)
Co-location on existing communications towers is not technically
possible in order to serve the need;
(b)
Planned equipment would exceed the structure capacity of existing
communications towers within the municipality, considering existing
and planned use of the communications tower;
(c)
Existing communications towers cannot be reinforced to accommodate
planned or equivalent equipment at a reasonable cost;
(d)
Planned equipment will cause radio frequency (RF) interference
with other existing or planned equipment for that communications tower,
and the interference cannot be prevented at a reasonable cost; or
planned equipment can be placed so it can function effectively and
at least in parity with existing or approved communications towers
which do not have the space on which other similar equipment is in
place or planned; or
(e)
Other reasons make it impractical to place the equipment planned
by the applicant on existing and approved communications towers.
(7)
Communications antennas may be attached to any building or structure
in all zoning districts, including, but not limited to, a church,
a municipal or governmental building or facility, an agricultural
building, a building owned by a utility, communications tower, water
tank and major electrical transmission lines, pursuant to the following:
(8)
Any proposed communications tower shall be designed, structurally,
electrically and in all respects, to accommodate both the applicant's
antennas and comparable antennas for at least two additional users
if the tower is over 100 feet in height, or for at least one additional
user if the tower is over 60 feet but less than 100 feet in height.
Towers must be designed to allow for future rearrangement of antennas
upon the tower and to accept antennas mounted at varying heights.
(9)
A communications tower may not be located on a lot that is listed
on a historic register or in an officially designated state or federal
historic district.
(10)
The applicant shall present documentation that the communications
tower is designed in accordance with all applicable state and federal
regulations.
(11)
Guy wires, if utilized, must be anchored no closer than 25 feet
from any property line. Guy wires shall not cross or encroach on any
utility rights-of-way.
(12)
Except as required by the Federal Aviation Administration, no
communications tower may use artificial lighting or strobe lighting
at night.
(13)
Upon request, the applicant shall provide to the municipality,
not more than once per year, information indicating that the approved
communications tower or antenna remains structurally sound. The applicant
shall bear the costs of any inspection necessary to determine the
structural soundness of a communications tower or antenna.
(14)
All federal, state and local environmental regulations regarding
the placement and operation of communications facilities must be followed
in the design, review and construction, and operation processes.
(15)
All federal, state and local permits required for the siting
and operation of communications towers, antennas and facilities shall
be provided to the municipality for review.
(16)
Communications facilities shall be fully automated and unattended
on a daily basis. The site shall be visited only for necessary observation
and maintenance.
(17)
Fencing and screening of facilities shall be required. A security
fence (including security wiring), of approved design, shall not exceed
eight feet in height and shall completely enclose the communications
facility and the anchored locations of guy wires, if used.
(18)
No signs displaying commercial advertisement shall be permitted
on the communications tower or antenna.
(19)
The applicant must demonstrate on the land development plan
that parked vehicles at the facility will not impede traffic on the
adjoining cartways.
(20)
Communications facilities that cease to operate for 12 consecutive
months shall be determined to have terminated operation and must be
removed within 90 days at the expense of the facility and/or property
owners.
(21)
Site-specific conditions. The municipal governing body may impose
other conditions not listed above as are shown to be necessary and
appropriate to protect the public health, safety and welfare, provided
that those conditions do not preclude the reasonable conduct of communications
tower and antenna siting and operations within the Nittany Valley
Region.
A.
Intent. The following conditions are intended to provide for the
reasonable development of minerals within the Nittany Valley Region
while providing reasonable protection to the municipality and to the
neighborhood in which the mining or quarrying operation will occur
against possible detrimental effects of the mining operations.
B.
Buffer requirements. Mining and quarrying sites shall be located
and buffered in such a manner as to minimize the noise-related impacts
associated with the operation. The options set forth below allow flexibility
for the applicant to select criteria best suited for a given operation
while providing the municipality with the opportunity to ensure a
reasonable level of protection against possible negative impacts.
An applicant for a conditional use permit shall employ either set
of the following conditions:
(1)
Option 1. The buffer requirement of Option 1 consists of a landscaped
soil berm.
(a)
The required berm shall have a total height of not less than
six feet.
(b)
Where there is a difference in elevation on opposite sides of
the berm, the height shall be measured from the highest elevation.
(c)
To accommodate the required landscaping, the berm shall be constructed
of earthen materials, shall be a minimum of 25 feet in width, and
shall be stabilized with topsoil and grass and/or other suitable vegetative
ground cover.
(d)
The top of the berm shall be landscaped to provide additional
noise attenuation. The landscaping shall consist of the following:
[1]
A minimum of one row of coniferous trees shall be planted. The
required trees shall be spaced no less than 10 feet and no more than
15 feet apart on center. The trees shall be a minimum of six feet
in height at the time of planting. Due to varying tree spread patterns
and hardiness in the local environment, the required trees shall be
a variety of spruce or fir to ensure that the noise-attenuation effects
are maximized.
[2]
One row of evergreen shrubs shall be planted and shall be spaced
at an interval of not more than five feet, though not evenly spaced
across as screen width. The shrubs shall be at least three feet tall
at the time of planting.
(e)
The berm requirements may be modified or waived by the municipality
for that portion of the site which has natural geologic conditions,
features and resources which would serve the same objectives as the
soil berm and which, in the opinion of the Municipal Engineer, should
not be disturbed by the berm construction.
(f)
In combination with the above berming requirements, the following
setback distance requirements shall apply:
[1]
Mining or quarrying activities shall not occur within 100 feet
of land zoned or used other than HI Heavy Industrial.
[2]
Mining or quarrying activities shall not occur within 100 feet
of a public road right-of-way.
[3]
Mining or quarrying activities shall not occur within 300 feet
of any residential dwelling unit unless the applicant obtains written
permission of the property owner(s) consenting to the operation.
[4]
Mining or quarrying activities shall not occur within 500 feet
of any public building, public park or other public institution unless
the governing body having jurisdiction over the site has consented
to the operation.
[5]
Mining or quarrying activities shall not occur within 750 feet
of any structure listed on the National Register of Historic Places.
[6]
Mixing plants, crushers and other processing mechanisms on the
site shall not be located within 1,000 feet of any residential dwelling
unit unless the applicant obtains written permission of the property
owner(s) consenting to operation. In order to minimize noise and traffic
impacts, processing mechanisms shall, if practicable, be located on
the site. All processing mechanisms shall be located at the lowest
practicable site elevation.
(2)
Option 2. The criteria set forth in Option 2 are designed to be utilized
in the instance where the applicant for a conditional use permit elects
against the berming provisions included in Option 1 above or if, for
any other reason, the berming provisions included in Option 1 above
are not employed. The conditions outlined in Option 2 consist of a
dense vegetative buffer.
(a)
Series of trees.
[1]
The required buffer will consist of a series of coniferous trees
and deciduous canopy trees to be planted within a thirty-foot-wide
buffer area according to the following schedule:
|
Required Plant Units per 100 Feet
| ||
|---|---|---|
|
Type
|
Number
| |
|
Coniferous
|
24
| |
|
Canopy
|
10
| |
[2]
Twenty percent of the coniferous trees shall be a minimum of
eight feet in height at the time of planting. The remainder of the
coniferous trees shall be a minimum of six feet in height at the time
of planting. All canopy trees shall be a minimum of six feet in height
at the time of planting.
(b)
Due to varying tree spread patterns and hardiness in the local
environment, the required coniferous trees shall be a variety of spruce
or fir to ensure that the noise attenuation effects are maximized.
(c)
In combination with the above landscape buffer requirements,
the following distance requirements shall apply:
[1]
Mining or quarrying activities shall not occur within 200 feet
of land zoned or used other than HI Heavy Industrial.
[2]
Mining or quarrying activities shall not occur within 200 feet
of a public road right-of-way.
[3]
Mining or quarrying activities shall not occur within 1,500
feet of any residential dwelling unit unless the applicant obtains
written permission of the property owner(s) consenting to the operation.
[4]
Mining or quarrying activities shall not occur within 1,500
feet of any public building, public park or other public institution
unless the governing body having jurisdiction over the site has consented
to the operation.
[5]
Mining or quarrying activities shall not occur within 1,500
feet of any structure listed on the National Register of Historic
Places.
[6]
Mixing plants, crushers and other processing mechanisms on the
site shall not be located within 1,500 feet of any residential dwelling
unit unless the applicant obtains written permission of the property
owner(s) consenting to operation. In order to minimize noise and traffic
impacts, processing mechanisms shall, if practicable, be located on
the site. All processing mechanisms shall be located at the lowest
practicable site elevation.
(3)
The following conditions shall apply to both Option 1 and Option
2:
(a)
Installation and maintenance along perimeter.
[1]
At a minimum, the operator shall install and/or maintain the
required buffer along the perimeter of the visible portion of the
area to be operated. This portion shall be defined as any part of
the site visible from any adjacent parcel or any adjacent public right-of-way.
An exception to this requirement may, at the request of the applicant,
be granted by the municipal governing body when the following apply:
[2]
In order to maintain the integrity of the buffer, if such a
request is approved, the buffering requirements shall extend to the
entirety of the existing site.
(b)
In order to maximize noise attenuation, the buffer shall, to
the greatest extent practicable, be located within a fifty-foot zone
nearest to the adjacent property or public right-of-way from which
the specified distance requirements have been measured.
(c)
Prior to planting of any required landscaping, the applicant
shall provide evidence of a soils test to determine soil suitability
to sustain the required landscaping and to determine any necessary
soil supplements or remedies.
(d)
Alternative designs for buffering may be approved if the applicant
can show, through the submission of a comprehensive noise study, that
the alternative designs are at least as effective in controlling noise-related
impacts.
(e)
All required buffering shall be installed prior to commencement
of operations.
(f)
Adequacy of the buffer shall be determined by the Zoning Officer
and the Municipal Engineer.
(g)
Site-specific exceptions to the buffering requirement shall
be available for vehicular access, public and other infrastructure
improvements (including drainage systems), maintenance requirements
and safety considerations. The nature and location of such exceptions
shall be approved by the Zoning Officer and the Municipal Engineer.
(h)
The operator shall provide a bond or other acceptable security
in the amount of 100% of the cost of improvements for approved buffering,
which will be returned after the improvements have been satisfactorily
installed and have been in place for one year. Acceptability shall
be determined on advice of the Municipal Solicitor. Adequacy as to
amount shall be determined by the Municipal Engineer.
C.
Reclamation.
(1)
All proposed, pending and/or approved reclamation plans required
by any governing body or regulatory agency shall be submitted to the
municipality for review and consideration prior to issuance of a conditional
use permit.
(2)
The operator will provide a bond or other acceptable security to
ensure that land will be reclaimed in accordance with the approved
reclamation plan.
(3)
In order to minimize additional adverse impacts to adjacent properties,
when any mining or quarrying operation (including legally nonconforming
operations) expands into an area governed by the provisions set forth
in this chapter, efforts should be made by the operator, to the greatest
extent practicable, to commence reclamation activities on the existing
mined or quarried portion of the site. Completed areas should be resurfaced
and restored in accordance with approved reclamation plans prior to
or concurrent with the commencement of extraction activities in an
undisturbed area.
(4)
The applicant shall provide a bond or other acceptable surety, in
an amount determined to be acceptable by the Municipal Engineer, to
cover the costs of repairs to any municipal roads to be used by the
applicant or by other haulers to and from the site. The amount of
said bond or surety shall be reviewed annually, and any unused portion
shall be returned to the applicant within one year after the site
is no longer in use.
D.
Monitoring.
(1)
Timing. Unless the uses and conditions prescribed in a conditional
use permit are implemented within a maximum period of two years of
the issuance of all permits required by any federal or state agency
having regulatory authority over the conduct of such uses, the conditional
use permit shall expire. Evidence of receipt of all necessary permits
shall be provided to the municipality. The municipal governing body
may grant a maximum extension of one year under exceptional circumstances.
(2)
Discontinuation of use. Discontinuation of any nonconforming operation
for a period of more than one year shall result in the loss of vested
status for that operation. "Discontinuation" is defined as the cessation
of excavation or processing of material.
(3)
Inspection. The municipality shall conduct an annual inspection to
ensure compliance with all approved conditions. An inspection fee
may be set by the municipal governing body by resolution.
(4)
Blast notification. The applicant shall maintain a blast notification
list for anyone who requests notification and who owns, resides on
or has a business interest in property located within, at a minimum,
a radius of one mile around the site. Notification shall be provided
at least 24 hours prior to blasting. The applicant shall provide an
up-to-date blast notification list for municipal review at the time
of annual inspection.
(5)
Preblast survey. Prior to the issuance of a conditional use permit,
the applicant shall provide documentation of the condition of buildings,
structures, wells, infrastructure, protected and unique natural resources
and historic sites located within 1,500 feet of the proposed site.
Adequacy of the survey shall be determined by the Municipal Engineer.
Any preblast surveys required by any federal or state agency subsequent
to the issuance of a conditional use permit shall be provided to the
municipality.
(6)
Explosives storage. No explosive materials may be produced or stored
on site in any manner that is potentially endangering to surrounding
properties.
(7)
Landscaping. The municipality shall require that the applicant submit
an annual survey of the health of all required landscaping. This survey
shall be required in each of the first two years after planting. The
applicant shall replace any trees not surviving as of the date of
each survey.
(8)
Modification of conditions. No approved conditional use shall be
modified or expanded in ground area unless the plan is amended and
approved in accordance with procedures applicable to initial approval
of the conditional use permit.
E.
Other conditions.
(1)
Operational conditions. To further protect the health, safety and
welfare of adjacent property owners, the following conditions shall
also apply:
(a)
Hours of operation. The hours of operation at any site may be
limited as the municipal governing body deems advisable.
(b)
Dust mitigation. A dust-mitigation plan shall be provided. Dust
and debris from any mining and quarrying operation shall not be permitted
to accumulate within the right-of-way of any public road. Adequate
applicable technology shall be employed on the site to prevent any
dust and/or materials from being washed and/or blown from the site.
Adequacy of the dust-mitigation plan shall be determined by the Municipal
Engineer.
(c)
Environmental impact analysis. The applicant shall provide an
environmental impact analysis to address the following: watershed
impacts, surface water and/or groundwater resource impacts, air quality
impacts and erosion, sedimentation and stormwater impacts. Adequacy
of the analysis shall be determined by the Municipal Engineer. The
applicant shall provide any environmental impact reports, statements
or analyses that are required by any federal, state or county governing
body or regulatory agency having jurisdiction over the conduct of
mining and quarrying operations. The applicant will be required to
demonstrate that the proposed project will not substantially injure
or detract from the lawful existing or permitted uses of neighboring
properties, will not injure any water supply sources, and will not
adversely affect any fragile environmental system of particular significance.
(d)
Stockpiles. No material stockpiles shall be located within 200
feet of the property line nor within 300 feet of a public right-of-way.
Any materials or wastes deposited on any stockpile shall be prevented
from washing, blowing or otherwise transferring off the premises.
Such stockpiles shall contain extracted material from the on-site
mining operation only.
(2)
Site-specific conditions. The municipal governing body may impose
other conditions not listed above as are shown to be necessary and
appropriate to protect the public health, safety and welfare, provided
that those conditions do not preclude the reasonable development of
minerals within the Nittany Valley Region. Such conditions may include,
but are not limited to:
(a)
Development phasing schedule. The municipal governing body may
impose conditions related to the phasing of mining and quarrying activities
as it deems necessary to protect public health, safety and welfare.
(b)
Open space dedication. The municipal governing body may impose
conditions related to the provision of open space in order to implement
the land use goals of the Nittany Valley Regional Comprehensive Plan.
(c)
Fencing and screening. The applicant shall provide details showing
any fencing and/or screening proposed to be located on the site. The
municipal governing body may impose fencing and/or screening conditions
as it deems necessary to protect public health, safety and welfare.
At a minimum, the applicant shall provide a fence at least six feet
in height around the perimeter of the mining operation.
(d)
Lighting. The applicant shall provide details showing the height,
number, types and location of any fixtures proposed to be located
on the site. All lighting shall be directed away from adjacent properties
and/or adjacent streets. The municipal governing body may further
impose lighting conditions as it deems necessary to protect public
health, safety and welfare.
(e)
Public facilities and services. The applicant shall provide
evidence that the proposed project will not adversely affect the logical,
efficient and economical extension of public facilities and services
throughout the municipality and the Nittany Valley Region.
A.
Intent. The following conditions are intended to provide for the
siting and operating of solid waste disposal and/or recycling facilities
within the Nittany Valley Region while providing reasonable protection
to the municipality and to the neighborhood in which the facility
will be located against possible detrimental effects.
B.
Buffer requirements. The following buffer requirements apply to all
solid waste disposal sites, incinerators and/or recycling facilities.
The buffer requirements are applicable to all roads, dwelling units,
and/or structures in existence at the time that application has been
made to the municipality.
(1)
All sites shall be screened from all adjacent streets and all adjacent
property by a sight-obscuring fence or wall of no less than seven
feet in height.
(2)
No portion of any parcel of land on which any solid waste disposal
facility, incinerator or recycling facility is sited may be closer
than:
(a)
Two thousand five hundred feet from any public or private school
or hospital;
(b)
Two thousand feet from any public or private water well which
is used for human or animal consumption;
(c)
One thousand five hundred feet from any church, public library,
public park or trail, or any other public facility;
(d)
One thousand five hundred feet from any surface water body;
(e)
Two thousand feet from any residential dwelling unit; and
(f)
Five hundred feet from any public road.
C.
Traffic impact analysis. The applicant shall submit a traffic impact
study prepared by a qualified professional. The scope of said study
shall be determined by concurrence between the Municipal Engineer
and the Zoning Officer and shall include, at a minimum, the following:
(1)
Analysis and description of existing conditions and traffic volumes
for the external road network serving the site.
(2)
A base condition analysis shall be prepared to establish existing
levels of service followed by analysis and description of projected
traffic conditions based on the land uses proposed within the development.
Trip generation rates for project peak hours shall be prepared, as
well as the internal/external trip distribution and intersection analysis.
(3)
The analysis shall address the traffic impacts of the proposed development
along with surrounding traffic-generating land uses in the area, including
land use changes. The analysis will demonstrate the adequacy of the
area road network and identify access and traffic control measure
improvements impacted by the proposed development and surrounding
land uses.
(4)
The analysis shall contain recommended internal and off-site road
improvements. These recommended improvements should be specific as
to location and scope of work required along with a phased schedule
for possible implementation.
(5)
Utilization of alternate modes of transportation (e.g., rail) shall
be a component of the traffic impact analysis. Evaluation of traffic-mitigation
measures as it relates to alternative transportation and future site
development should also be addressed.
D.
General site requirements.
(1)
The applicant shall provide a bond or other acceptable surety, in
an amount determined to be acceptable by the Municipal Engineer, to
cover the costs of repairs to any municipal roads to be used by the
applicant or by other haulers to and from the site. The amount of
said bond or surety shall be reviewed annually, and any unused portion
shall be returned to the applicant within one year after the site
is no longer in use.
(2)
An environmental assessment plan shall be provided to identify and
mitigate impacts of the proposed development on the environment, public
health, and public safety, including, but not limited to, aesthetics,
air quality, water quality, stream flow, fish and wildlife, nuisance
management, dust control, litter control, plants, aquatic habitat,
threatened or endangered species, water uses, and land use. Proof
of environmental impairment liability insurance may be required. Consideration
should be given to the minimization of land disturbance activities
within an exceptional value (EV) or high quality (HQ) subwatershed
or other areas of environmental concern.
(3)
A mitigation plan shall be submitted to identify procedures for the
removal of any mud, dust or debris on any public road from the traffic
entering or exiting the site. All mud, dust or debris shall be kept
off the public road and adjoining lands.
(4)
An illumination plan shall be required. Lighting on the site shall
use full cutoff fixtures with shielding in appropriate areas to limit
spillover onto adjacent properties.
(5)
A site security plan shall be required.
(6)
The applicant shall be required to secure all necessary federal,
state and/or local permits. All materials, including but not limited
to those associated with permits, submitted to any federal, state
or local governing body or regulatory agency shall also be submitted
to the municipality for review, comment and, if applicable, approval.
(7)
Any suspension or revocation of any necessary federal or state permit
shall constitute an automatic suspension or revocation of the conditional
use permit.
(8)
Inspection. All solid waste disposal, recycling or incinerator establishments
shall permit code enforcement officers to inspect the premises at
any time without advance notice during normal business hours.
(9)
The municipal governing body may impose other site-specific conditions
as it deems necessary to protect public health, safety and welfare.
