[Amended 3-5-1991 by Ord. No. 177]
Planned Industrial Park Districts are designed
primarily to provide for selected modern laboratory, light manufacturing
and regional office establishments located in attractive large-site
low-lot-coverage development in areas where traditional development
would be inappropriate and which are compatible with the character
of surrounding areas. PIP Districts may be established and developed
only in accordance with the special provisions and subject to the
regulations of this article and any other pertinent provisions of
the Zoning Ordinance.
[Amended 3-5-1991 by Ord. No. 177; 10-7-1997 by Ord. No.
218; 6-6-2000 by Ord. No. 246]
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 except those allowed on special exception, provided that such building or use does not create any substantial amount of noise, vibration, smoke, dust, odors, heat, glare or other objectional influences, and provided that the demolition of or special exception or conditional use for a historic resource shown on the Historic Resources Map or any subdivision, land development or construction activity within 300 feet of a historic resource shown on the Historic Resources Map shall be subject to the provisions of Article XIXA relating to historic preservation.
A.
Uses by right.
(1)
Hotel, motel or inn.
(2)
Conference facility.
(3)
Restaurant.
(4)
Retail shops and services of 65,000 square feet
or less; however, such uses shall not be permitted at a distance in
excess of 2,000 feet from U.S. Route 1 and PA Route 322.
(5)
Bank or financial institution.
(6)
Office building or buildings; offices for administrative,
executive, professional or similar use.
(7)
Governmental or public service corporation building,
grounds, or facility, or any other similar use, including utility
office.
(8)
Health center, health club or juvenile or adult
day-care facility.
(9)
Light industrial uses permitted by right in the LI Light Industry District pursuant to § 210-152A of the Township Code, Zoning; provided, however, that all such light industrial uses shall be set back at least 600 feet from U.S. Route 1 and PA Route 322, except for the office uses provided for in § 210-162A(6).
(10)
Parking structures which are accessory to the
principal use or uses of the property.
B.
Uses by special exception.
(1)
Any nonresidential use of the same character
as any of the uses hereinbefore specifically permitted.
(2)
Outside treatment or storage of materials or
waste products, where such materials are adequately enclosed by a
fence erected of substantial materials conforming to the design of
the building, and where such use is accessory to a permitted use.
C.
Conditional uses. Subject to the provisions of Article XXVII.
(1)
Indoor or outdoor place of amusement, recreation
or assembly (not including drive-in theater).
(2)
Commercial greenhouse or nursery.
(3)
Motor vehicle sales/rental.
(4)
Cellular towers.
(5)
Drive-through restaurants.
(7)
Religious institution.
(8)
Educational institution use.
(9)
Retail shops and services in excess of 65,000 square feet. Retail shops and services in excess of 65,000 square feet shall utilize a Main Street lifestyle center design as set forth below and shall be governed exclusively by the area, bulk and design requirements as set forth in § 210-170.1 below, with no other area, bulk and/or design regulations being applied. In the event of any conflict between the requirements of § 210-170.1 and any other ordinance provision, the requirements of § 210-170.1 shall supercede, govern and control. A Main Street lifestyle center shall consist of five or more of the following uses:
[Amended 1-4-2006 by Ord. No. 297]
(a)
Retail shops;
(b)
Retail services;
(c)
Restaurants (including outdoor seating, but
excluding drive-through services, with outdoor seating permitted only
by special exception);
(d)
Bank or other financial institution;
(e)
Offices;
(f)
Health club or juvenile or adult-care facility
by special exception only;
(g)
Only one motor vehicle repair shop and/or motor
vehicle parts and accessories store, not to exceed 9,500 square feet
total gross floor area, with no vehicle sales and with all temporary
outdoor storage of vehicles visually screened;
(h)
Civic or municipal facilities;
(i)
Hotel or inn, with or without conference facilities;
(j)
Accessory uses customarily incidental to the
uses listed above; and
(10)
Any establishment that receives a transfer of
a liquor license.
[Added 1-2-2007 by Ord. No. 309]
A.
Tract area. The minimum size of tract for which the
PIP District may be used shall be 40 acres.
B.
Lot area and lot width. Every lot on which a building
or combination of buildings is hereafter erected or used shall have
a lot area of not less than five acres, and such lot shall be not
less than 300 feet in width at the building line.
C.
Building area coverage. Not more than 30% of the area
of any lot may be occupied by buildings, and a total of not more than
60% of the area of any lot may be occupied by buildings and parking
area.
D.
Minimum structure setback.
(1)
Front yard: 150 feet from each street right-of-way
on which the tract abuts.
(2)
Side yards: 75 feet, except that no building
or other permanent structure and no parking, loading or service area
shall be within 150 feet of a property or zoning boundary line of
a residential district.
(3)
Rear yard: 75 feet, except that no building
or other permanent structure and no parking, loading or service area
shall be within 150 feet of a property of a zoning boundary line of
a residential district.
E.
Maximum height. No building shall exceed 40 feet in
height; except that the building setback from the right-of-way line
of a street shall be increased by four feet for every one foot of
building height above 40 feet up to a maximum height of 84 feet.
[Amended 6-6-2000 by Ord. No. 246]
A.
No highly flammable or explosive liquids, solids or
gases shall be stored in bulk above ground, except tanks or drums
of fuel directly connecting with energy devices, heating devices or
appliances located and operated on the same lot as the tanks or drums
of fuel.
B.
All outdoor storage facilities for fuel, raw materials
and products and all fuel, raw materials and products stored outdoors
shall be enclosed by an approved safety fence and visual screen and
shall conform to all yard requirements imposed upon the main buildings
in this district.
C.
No materials or wastes shall be deposited upon a lot
in such form or manner that they may be transferred off the lot by
natural causes or forces, nor shall any substance which can contaminate
a stream or watercourse or otherwise render such stream or watercourse
undesirable as a source of water supply or recreation or which will
destroy aquatic life be allowed to enter any stream or watercourse.
D.
All materials or wastes which might cause fumes or
dust or which constitute a fire hazard or which may be edible or otherwise
attractive to rodents or insects shall be stored outdoors only if
enclosed in containers which are adequate to eliminate such hazards.
E.
All applicable state and county regulations pertaining
to sanitary landfill must be complied with.
A.
Each building shall be designed so as to minimize
its industrial appearance and shall, insofar as practicable, afford
minimum external evidence of the operation conducted therein.
B.
All buildings shall be arranged in a group or groups
of buildings, and the distance, at the closest point between any two
buildings or groups of attached buildings, shall be not less than
25 feet except where such auxiliary building shall be used for housing
a transformer or tanks or to be used as a hose house or other items
which are to be used within the main building.
C.
No products or goods shall be publicly displayed on
the exterior of the premises.
D.
A planting area shall be provided along each property or right-of-way line that is opposite or adjacent to a residential zoning district boundary line of a type and width as specified in Article XXI, § 210-193A(1) and (2).
E.
Any part or portion of a site which is not used for
buildings, other structures, loading and parking spaces and aisles,
sidewalks and designated storage areas shall be planted with an all-season
ground cover and shall be landscaped according to an overall plan.
Maximum advantage shall be taken of natural woods in landscaping.
G.
The proposed development shall abut two or more major
or secondary streets as defined in the Township Subdivision and Land
Development Ordinance,[1] and ingress and egress shall not be permitted from or
to residential streets. Exceptions may be approved by the Township
Board of Supervisors in such cases where the requirement of this subsection
is clearly impractical.
[Amended 3-5-1991 by Ord. No. 177]
H.
On all mechanical equipment not enclosed in a structure, regulations given in Article XXI, § 210-193A(3), shall be followed.
I.
Water towers, storage tanks, processing equipment,
stand fans, skylights, cooling towers, communication towers, vents
and any other structures or equipment which rise above the roofline
shall be architecturally compatible or effectively shielded from view
from any public or private dedicated street by an architecturally
sound method to be submitted by the developer, which shall be approved,
in writing, by the Township Board of Supervisors before construction
or erection of said structures or equipment.
J.
All spaces between buildings and all parking, loading
and unloading, access and service areas shall be adequately illuminated
at night. Such illumination, including sign lighting, shall be arranged
so as to protect the surrounding streets and adjoining property from
direct glare or hazardous interference of any kind.
K.
Traffic survey.
(1)
Where a development abuts a state highway, a
traffic survey shall be conducted and provisions shall be made for
appropriate automatic traffic control signal and acceleration and
deceleration lanes if required by the Township of Concord and approved
by the Pennsylvania Department of Transportation. Such a report and
plans for access roads, after approval by the Pennsylvania Department
of Transportation, will then be submitted to the Board of Supervisors.
(2)
All accessways to any public street shall be
located at least 300 feet from the intersection of any other public
street lines and shall be designed in a manner conducive to safe ingress
and egress. Where possible, exits shall be located on service streets
and minor highways rather than directly on major streets or highways.
(3)
No accessways shall be permitted to extend more
than 50 feet in width as measured from the curb cuts. An accessway
shall be assigned to accommodate two-way traffic and shall not be
less than 30 feet in width.
L.
Interior circulation. Interior drives providing access
to each lot within the park shall be designed with a minimum paved
width of 26 feet and a right-of-way of 50 feet and with curvatures
so as to prevent blockage of vehicles entering or leaving the site.
M.
Lighting. All spaces between buildings and all parking,
loading and unloading, access and service areas shall be adequately
illuminated at night. Such illumination, including sign lighting,
shall be arranged so as to protect the surrounding street and adjoining
property from direct glare or hazardous interference of any kind.[2]
[2]
Editor's Note: Original Subsection 3106.N,
which immediately followed this subsection, regarding fire protection,
as amended 3-5-1991 by Ord. No. 177, was deleted 1-5-1998 by Ord.
No. 221.
N.
Sewage disposal.
(1)
Industrial sewage pretreatment facilities shall
be permitted as required by state regulations. Secondary and tertiary
treatment facilities shall be permitted where essential to an appropriate
site plan. However, septic systems using on-lot drainage fields shall
be prohibited.
(2)
All industries intending to discharge liquid
wastes into any reaches of the creeks or drainageways flowing through
or indirectly draining areas of the Township shall provide such levels
of treatment described above as are required to maintain the quality
and composition of such discharge at the levels specified in the Water
Quality Criteria of the Pennsylvania Clean Streams Law of 1937, as
amended, for the Brandywine Creek and tributaries (Zone 01.102) and
shall obtain approval and a permit to discharge from the State Sanitary
Water Board. Proof of such permit shall be submitted to the Board
of Supervisors before approval shall be given to occupy and use the
buildings or waste treatment facilities.
See Article XXI.
See Article XXIII.
See Article XXII.
See the Subdivision and Land Development Ordinance.[1]
[Added 1-4-2006 by Ord. No. 297]
The requirements herein shall control the development
of retail shops and services in excess of 65,000 square feet.
A.
Yard and area regulations.
(1)
Tract area: the minimum size of a tract shall
be 40 acres.
(2)
Minimum tract frontage on U.S. Route 1 or Pennsylvania
Route 322: 1,000 feet.
(3)
Maximum building coverage: not more than 30%
of the tract area within a Main Street lifestyle center may be occupied
by buildings.
(4)
Maximum impervious surface coverage: not more
than 70% of the tract area within a Main Street lifestyle center may
consist of impervious surface coverage.
(6)
Minimum setback requirements for buildings and
parking structures, measured from the tract perimeter: any building
or parking structure shall be set back at least 35 feet from the tract
boundary; except where the tract boundary abuts an existing residential
use which is residentially zoned (excluding overlay district zoning),
in which case the building or parking structure setback requirement
shall be increased to 150 feet.
(7)
Minimum setback requirements for surface parking
areas and interior roads, measured from the tract perimeter: any surface
parking area or interior road (excluding a loop road constructed to
divert traffic from a major intersection) shall be set back at least
10 feet from the tract boundary; except where the tract boundary abuts
an existing residential use which is residentially zoned (excluding
overlay district zoning), in which case the setback requirement for
any surface parking area or interior road (excluding a loop road constructed
to divert traffic from a major intersection) shall be increased to
100 feet.
(8)
Minimum distance between buildings. All buildings
shall be arranged in a group or groups of buildings, and the distance,
at the closest point between any two buildings or groups of attached
buildings, shall be not less than 25 feet, except where such auxiliary
building shall be used for housing a transformer(s), tank(s) or is
to be used as a hose house or for other items which are to be used
within the building it serves.
(9)
Maximum heights: No building shall exceed 40
feet in height; except that the building setback from the right-of-way
line of a street shall be increased by four feet for every one foot
of building height above 40 feet, up to a maximum height of 84 feet.
E.
Landscaping regulations. The landscaping needs associated
with any given Main Street lifestyle center may vary substantially
depending upon the site design, topography and other factors, thus
landscaping requirements need to be determined on a case-by-case basis.
Applicant shall submit a detailed landscape plan during land development
review, which shall follow applicant's submission of a conceptual
landscape plan as part of the conditional use hearing. The detailed
landscape plan shall be substantially consistent with the conceptual
landscape plan, as approved at the conditional use hearing.
F.
Screening and buffering. As with landscaping in general,
the screening and buffering needs associated with any given Main Street
lifestyle center may vary substantially depending upon the site design,
topography and other factors, thus requiring design on a case-by-case
basis. Applicant shall submit a detailed screening and buffering plan
during land development review, which shall follow applicant's submission
of a conceptual screening and buffering plan as part of the conditional
use hearing. The detailed plan submitted at land development review
shall be substantially consistent with the conceptual plan approved
at the conditional use hearing.
G.
Lighting. Lighting shall be generally consistent with
that which is required in the PBPD District, with a specific lighting
plan to be approved as a condition of final plan approval.
H.
Permitted signs.
(1)
Entrance signs: No more than one entrance sign
identifying the name of the development(s), developer(s), owner(s),
operator(s) or tenants shall be permitted at each intersection of
an entrance drive and a principal arterial street or public collector
street, provided that the following regulations are met:
(a)
The maximum surface display area of the sign
shall not exceed 150 square feet on any one face; however, the Board
of Supervisors shall have discretion to increase the surface display
area to 225 feet if, upon review, such sign size is deemed necessary
or otherwise in the Township's best interest.
(b)
The maximum height shall not exceed 24 feet.
(c)
In no event shall the sign overhang any parking
area, drive or pedestrian walkway or be closer than five feet to a
public street right-of-way or be installed in sight triangles necessary
for the clear view of traffic.
(d)
Notwithstanding the foregoing, a second entrance
sign shall be permitted at the intersection of an entrance drive and
a principal arterial street or public collector street, subject to
the criteria listed above, if the entrance serves as access to another
use which does not have existing road frontage along a principal arterial
street or public collector street.
(2)
A Main Street lifestyle center identification
sign shall be permitted subject to the following regulations:
(3)
Wall signs: Signs mounted on the walls or facades
of a building shall be permitted, provided that the following regulations
are met:
(a)
The total area of all wall signs may not exceed
one square foot of sign area per linear foot of primary facade, including
windows, doors, and cornices; and 0.5 square feet of sign area per
linear feet for all other facades, including windows, doors, and cornices.
Buildings along the Main Street corridor which maintain one entrance
along the Main Street corridor and one entrance opening to the parking
fields shall be considered to have a primary facade at each entrance.
(b)
Wall-mounted signs shall be installed parallel
to the supporting wall and project no more than 18 inches from the
face of such wall and shall not extend above the roofline of such
building. Chimneys, spires, towers, elevator penthouses and similar
projections shall be considered above the roofline of buildings.
(4)
Under-canopy signs: Under-canopy signs not to
exceed 10 square feet in aggregate sign area per tenancy or occupancy
shall be permitted.
(5)
Parking structure signs: No exterior signs identifying
or advertising the name of the building, the name of the development,
owner, operator or principal user of the building shall be permitted
on any parking structure, excepting directional signs for traffic
control.
(6)
Directory signs: At each of the major entrances
to the tract and/or parking areas signs for the direction of traffic
to or identification of individual buildings or tenants within the
development shall be permitted, provided that the following regulations
are met:
(a)
The maximum surface display area of each sign
shall not exceed 40 square feet on any one face.
(b)
The maximum height shall not exceed 12 feet.
(c)
Each sign shall be set back a minimum of five
feet from the curbline or edge of paving of any public or private
drive or collector drive, measured from the vertical plane established
by the leading edge of the sign. In no event shall the sign overhang
any parking area, public right-of-way or pedestrian walkway or be
installed in sight triangle necessary for the clear view of traffic.
(d)
Any directory sign may identify only the development's
subarea name, building name and/or tenants.
(7)
Traffic-control and directional signs: Signs
for the control of vehicular traffic shall be permitted, provided
that the area of each sign shall not exceed four square feet in size.
Except for street signs approved for use on public streets by the
Pennsylvania Department of Transportation, no sign shall exceed three
feet in height.
(8)
Flags: Flags of the United States of America,
other sovereign nations, the Commonwealth of Pennsylvania, Delaware
County, Concord Township and the corporate flags of the Main Street
lifestyle center or its tenants shall be permitted, provided that
the total number and location of such flags shall be subject to the
review and approval of the Board of Supervisors, and that the square
footage be no greater that 96 square feet.
(9)
Calculation of sign area: For the purposes of
this section, "surface display area" or "sign area" shall mean the
entire area within a continuous perimeter formed by straight lines
joined at right angles which encloses the extreme limits of the writing,
background, representation or display of the sign face. The supports,
uprights or structure on which any sign is supported shall not be
included in determining the surface display area unless such supports,
uprights or structure are designed in such a manner as to form an
integral background of the display or convey meaning.
(10)
All signage for individual tenants shall be
reviewed and approved by the Board of Supervisors on a case-by-case
basis prior to issuance of building permit.
(11)
Signage along entrance locations: At each of the major entrances to the tract known as Evergreen Drive and in addition to the directory signs of § 210-170.1H(6), signs for the identification of developments directly adjacent to the shared tract shall be permitted, provided that the following regulations are met:
[Added 8-25-2015 by Ord.
No. 367]
(a)
Such signs shall share a common structure or be adjoining along
their length.
(b)
The maximum total surface display area of each sign shall not
exceed 20 square feet on any one face.
(c)
The maximum total surface display of each individual development
shall not exceed 20 square feet.
(d)
The maximum height, above ground surface, shall not exceed eight
feet.
(e)
Each sign shall be set back a minimum of five feet from the
curbline or edge of paving of any public or private drive or collector
drive, measured from the vertical plane established by the leading
edge of the sign. In no event shall the sign overhang any parking
area, public right-of-way or pedestrian walkway or be installed in
sight triangle necessary for the clear view of traffic.
(f)
Any individual development sign may identify only the development's
name.
(12)
Temporary signage: temporary signage related to sites bordering
Evergreen Drive may be placed along the tract's perimeter areas
abutting along Routes 1 and 322, provided the following regulations
are met:
[Added 8-25-2015 by Ord.
No. 367]
(a)
One portable temporary sign advertising a special event, not
exceeding 32 square feet in total structure area, may be erected,
provided.
(b)
The maximum height may not exceed 12 feet.
(c)
Such sign may be displayed a maximum of 60 days display period
in one year.
(d)
Such sign must be so located as not to cause a hazard to pedestrian
or vehicular traffic.
(e)
Mobile or movable signs with removable-type frontages shall
have enclosed, locked covers to prevent unauthorized access and must
be well secured. Displays that are illuminated, flashing, animated,
etc., shall not be permitted.
(f)
Any temporary sign may identify only the development's
name and/or building name.
(13)
All signage for qualified individual developments and/or occupancies
shall be reviewed and approved by the Board of Supervisors on a case-by-case
basis prior to issuance of building permit.
[Added 8-25-2015 by Ord.
No. 367]
I.
Off-street parking and loading requirements.
(1)
In Main Street lifestyle centers under 400,000 square feet gross floor area, the parking requirements of Article XXII shall apply. For Main Street lifestyle centers in excess of 400,000 square feet, all uses shall be parked at 4.5 spaces for each 1,000 square feet of gross floor area, except as set forth below:
(a)
Retail sales and service uses: 4.5 spaces for
each 1,000 square feet of gross floor area, excluding accessory outdoor
retail areas such as sidewalk displays and kiosks.
(b)
Restaurant uses: 4.5 for each 1,000 square feet
of gross floor area, provided that the gross floor area of all restaurants
in the Main Street lifestyle center does not exceed 10% of the total
gross floor area. If the gross floor area of all restaurants in the
Main Street lifestyle center exceeds 10% of the total gross floor
area, the gross floor area in excess of 10% shall be parked at 15
spaces for each 1,000 square feet of gross floor area. Because Main
Street lifestyle centers necessarily provide for shared and overflow
parking, outdoor seating area shall not be counted as gross floor
area for purposes of determining the number of required parking spaces.
If a restaurant use includes outdoor dining (which is by special exception
only), then such use shall be parked at 4.75 spaces per 1,000 square
feet of gross floor area.
(c)
Hotel uses: 1.1 spaces for each rental room
or suite. If a restaurant in connection with such a use is open to
the public, the off-street parking facilities for such restaurant
shall not be less than those required for a restaurant.
(2)
Each surface parking space shall consist of
a rectangular area having dimensions not less than nine feet in width
and 18 feet in length. Aisles serving such surface parking areas shall
have a minimum width of 24 feet for two-way traffic and 15 feet for
one-way traffic. Parking lot striping shall conform to existing Township
regulations.
(3)
In addition to the required off-street parking
areas, there shall be provided off-street areas for the loading and
unloading of delivery trucks and for the servicing of the buildings
by refuse collection, fuel and other service vehicles, which areas
shall be located at the side or rear of the building, shall be adequate
in size and shall be so arranged that each may be used without blockage
or obstruction of accessways or the automobile parking facilities.
J.
Special development regulations.
(1)
Unified plan. Any development plan hereunder
shall consist of a unified, harmonious grouping of buildings, service
and parking areas and landscaped spaces, planned and designed as an
integrated unit.
(2)
Ownership. The tract of land to be developed
shall be in single ownership or shall be the subject of an application
filed jointly by the owners of the entire tract in which it shall
be agreed that the tract will be developed under single direction
in accordance with an approved master development plan.
(3)
Further subdivision of tract. After the Board of Supervisors approves a final development plan for a lot containing approval for the construction of more than one building, the subsequent division of that lot into a separate lot for each building for purposes of financing and/or conveyancing shall be permitted and is exempted from additional plan review requirements and/or the lot design criteria requirements of the Concord Township Code, Chapter 160, Subdivision and Land Development, provided that the deeds conveying such separate lots for each building depicted on said final development plan contain covenants requiring the purchasers to, at all times, operate and maintain such lots in good order and repair and in a clean and sanitary condition; that cross-easements for parking areas and all appurtenant ways, pedestrian access and utilities shall be maintained between such lots; and that such covenants shall be subject to the approval of the Township Solicitor. The purchaser of any such lot shall so covenant and agree thereby to be bound by such conditions as set forth herein.
K.
Bus shelters. Bus shelter(s) shall be provided at
location(s) consistent with area bus routes and subject to approval
during final plan review.
L.
Utilities. All buildings within the Main Street lifestyle
center shall be served by public water and public sewage services.
All utility lines servicing a Main Street lifestyle center shall be
underground. Applicant shall propose design criteria for all new traffic
signal poles and other poles, which shall be subject to Township review
at final plan approval, unless such design is otherwise prescribed
by the Pennsylvania Department of Transportation.
M.
Stormwater management. As part of the conditional
use application, the applicant for a Main Street lifestyle center
shall provide plans showing that the tract will be provided with a
unified stormwater management plan. The plan shall show the proposed
locations and general design of stormwater detention basins; however,
detailed stormwater engineering and calculations shall not be required
until subdivision/land development plans are submitted.
N.
Traffic. A traffic impact study shall be required
and submitted as part of the conditional use application. The applicant
shall provide credible evidence that the Main Street lifestyle center
will include sufficient road improvements to mitigate the traffic
impacts of the development on public streets and will avoid significant
increased traffic safety hazards consistent with the provisions of
the Pennsylvania Municipalities Planning Code.
O.
Design guidelines. Applicant shall submit design guidelines
for the Main Street lifestyle center to the Township during the conditional
use hearing, which shall be reviewed and approved by the Township
as part of the conditional use application, if such application is
approved. The design guidelines shall include, but not necessarily
be limited to, the following:
(1)
A centrally located pedestrian plaza of not
less than 6,500 square feet, which includes trees, planters, benches
and/or similar elements, plus plaza surfacing of brick, flagstone
or other unit pavers.
(2)
Architectural design guidelines for all of the
main buildings, such guidelines providing for facade ornamentation,
building offsets, window treatments, variations of roofline and other
elements designed to reduce the horizontal mass of the buildings.
(3)
Pedestrian linkages to provide for the safe
passageway of pedestrians throughout the Main Street lifestyle center.
P.
Amendments to approved conditional use plan. The Board
of Supervisors may, with the consent of the applicant, modify one
of more of the design elements or conditions of conditional use approval,
without resort to an amended or new conditional use application, provided
that the amendment is in the best interest of the Township.
