The following procedures shall apply to all applicants for approval
of a conditional use or use by special exception in all zoning districts.
In addition to the specific standards and criteria listed for each use in §
280-102 below, all applications for conditional uses and uses by special exception listed in each zoning district shall demonstrate compliance with all of the following general standards and criteria:
A. The use shall not endanger the public health, safety or welfare nor
deteriorate the environment as a result of being located on the property
where it is proposed.
B. The use shall comply with the performance standards of §
280-104.
C. The use shall comply with all applicable requirements of Article
XVIII, governing parking and loading; Article
XIX, governing signs; §
280-105, governing screening and landscaping; §
280-106, governing steep slopes and §
280-112, governing storage.
D. Ingress, egress and traffic circulation on the property shall be
designed to ensure safety and access by emergency vehicles and to
minimize congestion and the impact on local streets.
E. Outdoor lighting, if proposed, shall be shielded and reflected away
from residential properties and public streets.
F. For all uses which are subject to the requirements of the Americans
with Disabilities Act (ADA), the applicant shall certify that all
applicable ADA requirements have been met in the design.
G. Impact study requirements. Any multifamily and/or nonresidential
use generating 200 or more vehicle trips per day as indicated by the
most recent edition of the ITE Trip Generation Manual shall be required
to submit an impact study. The submission of transit and traffic impact
studies shall be mandatory; however, the submission of the other impact
studies, as set forth herein, shall be at the sole discretion of the
Township's Board of Supervisors.
[Added 5-12-2008 by Ord.
No. 2008-4; 11-9-2015 by Ord. No. 2015-03]
(1)
Types of impact studies:
(a)
Transportation and traffic impacts.
(c)
Community impact analysis.
(2)
Standards for the above-listed impact analysis shall conform
to the following provisions:
(a)
The transportation and traffic impact analysis shall contain
the following:
[1]
A description of the transportation and traffic impact area,
including its major roads and potential traffic-generation rates,
to be determined by current acceptable traffic-generation references.
The impact area shall incorporate all roads as required by the Pennsylvania
Department of Transportation and, in other situations, as required
by the Township's Engineer.
[2]
Existing twenty-four-hour and peak-hour traffic volume data
will be provided for all streets that provide access to the proposed
facility, and for all the collector and arterial streets that will
serve the facility, as well as any major intersections within the
impact area. The designation of the impact area, intersections and
roads that are to be a part of the study shall be subject to review
and approval by the Planning Commission.
[3]
Estimates of the total number of vehicle trips to be generated
by the proposed use for a typical twenty-four-hour period, typical
A.M. and P .M. peak periods, and maximum twenty-four-hour and peak-hour
periods.
[4]
Assignment of future twenty-four-hour and peak-hour volumes
to the road network and other streets that will serve the proposed
facility based upon the projection of increased traffic volumes within
the impact area.
[5]
Projected twenty-four-hour and peak-hour turning movements for
all access points to the proposed facility at any major intersection
used by traffic originating or destined for the proposed facility.
[6]
A capacity and level of service analysis on the major intersections
and roadways that will be impacted by the additional volumes generated
by the proposed use.
[7]
Accident analysis of all intersections and roadways within the
impact area, categorized by accident type at each location.
[8]
Structural analysis of intersections and roadways that will
be used by traffic originating at or destined for the proposed facility,
including designation of areas of inferior design, inadequate maintenance,
and the ability of the existing roads to carry traffic of the volumes
and weights that will be using the roadway for access to or from the
proposed facility.
[9]
A description of any street or road improvements that would
be required in order to avoid problems or traffic congestion, traffic
safety or deterioration to existing streets and roads because of increased
traffic volume or weight of traffic.
[10] The cost estimates for any proposed improvements
that may be required.
[11] Description of any action proposed or offered
by the applicant to correct or alleviate the impact of the proposed
facility on the transportation network.
[12] The report shall contain the source of the standards
used, a description of the procedures and analysis undertaken, and
the recommendations and conclusions of the professionals who prepared
the report.
[13] Should the applicant's transportation system
include non-road systems, the report shall contain the above analysis
for said systems.
(b)
Environmental impact study. An environmental impact study shall
be prepared and submitted with the application. The environmental
impact study shall describe, identify and analyze all environmental
aspects of the site and of neighboring properties that may be affected
by the proposed operations or the ultimate use proposed to be conducted
on the site. The limits of the impact area to be studied shall be
reviewed and approved by the Planning Commission. The environmental
impact study shall include, but not be limited to:
[1]
Underlying geology and soils, including depth locations, types,
characteristics and permeability or rock and soil types. All Class
1 soil types shall be mapped and identified.
[2]
Existing surface water, including ponds and streams, shall be
mapped and identified. The analysis shall include sources and destinations
of surface water runoff, pre- and post-development runoff volumes
and rates, analysis of chemical additives, erosion and sedimentation
control plans, and stormwater management facilities for the two-,
five-, ten-, twenty-five-, and 100-year frequency storms to prevent
any increase in runoff volumes or rates.
[3]
Existing and proposed impervious ground cover and the extent
and type of existing and proposed vegetative ground cover.
[4]
Existing wetlands and the changes or steps proposed that would
modify or protect the existing wetlands and their continued viability.
[5]
Existing and proposed elevations and contours, areas of slope
in excess of 15%, and proposals to prevent erosion and damage to such
steep slope areas.
[6]
Existing and proposed potable water and sanitary or industrial
sewage disposal and/or treatment facilities.
[7]
An analysis of the impact of the proposed facility on existing
plant and marine species, animal species, wildfowl and other birds,
drainage and runoff, groundwater and surface water quantity and quality,
wetlands, and historic, cultural or archeological sites.
[8]
The study shall identify all critical impact areas on or off
site that may be impacted by the proposed or ultimate use of the facility,
including the impact on the critical areas, the protective measures
and procedures to protect the critical areas from damage, and the
actions to be taken to minimize environmental damage to the critical
areas on the site and surrounding areas during and after completion
of the operation. Critical impact areas include, but are not limited
to, stream corridors, streams, wetlands, slopes in excess of 15%,
Class 1 agricultural lands, highly acidic or erodible soils, carbonate
or highly fractured bedrock, aquifer recharge and discharge areas,
areas of unique or protected vegetation, wildlife habitat, and areas
of historic, cultural and/or archaeological significance.
(c)
Community impact study. A community impact study shall be prepared
and submitted with the application. The study shall be prepared by
a planner acceptable to the municipality. The study shall evaluate
the impact of the proposed use upon existing community facilities
and services with an emphasis upon recreation and open space, land
uses with an emphasis upon preserving valuable agricultural lands,
historic and cultural sites, scenic views and vistas, and emergency
services and facilities with an emphasis upon police, fire and ambulance
services, and, if applicable, any of the previously listed impacts
on adjoining municipalities. The study shall, at a minimum, identify
the following:
[1]
Any potential increased use of the above-listed community assets.
[2]
Any potential increased cost to the Township to provide additional
facilities and services due to the impact of the proposed use.
[3]
An estimate of the amount of revenue to the Township generated
by the proposed use.
[4]
Any proposed measures to mitigate impacts upon the above-listed
community assets.
[5]
Any impact on fire, police, and/or emergency services.
H. All required county, state and federal requirements, permits and
licenses shall be obtained prior to granting of conditional approval.
[Added 5-12-2008 by Ord. No. 2008-4; 11-9-2015 by Ord. No. 2015-03]
I. The site shall be served by a municipal water supply and sanitary
sewage system.
[Added 5-12-2008 by Ord. No. 2008-4; 11-9-2015 by Ord. No. 2015-03]