[Ord. 1998-5, 7/20/1998, § 7.100]
Stroud Township establishes the following two types of Enterprise
Park Zoning districts: Enterprise Park Zone - I (EP-1), and Enterprise
Park Zone - II (EP-2). The location and boundaries of these Enterprise
Park Zoning Districts are shown on the attached revised Zoning Map
of Stroud Township.
The Enterprise Park Zoning Districts are established as overlay
districts. The overlay zoning districts are special districts with
a set of additional regulations that are applied to these geographic
areas based on specific attributes of each area and the type of use
proposed. A property owner is at liberty to proceed under the basic
district requirements or under the EP District requirements.
[Ord. 1998-5, 7/20/1998, § 7.200]
1.
Overlay Concept.
A.
The Enterprise Park Districts (EP-1 and EP-2) described above shall
be overlays to the existing underlying districts as shown on the Official
Zoning Ordinance Map, and as such, the provisions for the Enterprise
Park Districts shall replace the underlying district provisions, when
the developer elects the EP overlay option.
B.
Where a lot owner selects the EP overlay Enterprise Park District
the entire parcel must be developed in accordance with this Part.
2.
Zoning Map. The boundaries of the Enterprise Park Districts are established
as shown on the Official Zoning Ordinance Map of Stroud Township which
is declared to be a part of this chapter and which shall be kept at
the Stroud Township Municipal Offices.
4.
District Boundary Changes. The delineation of any of the Enterprise
Park Districts may be revised by Stroud Township in accordance with
this chapter and the Municipalities Planning Code, 53 P.S. § 10101
et seq.
[Ord. 1998-5, 7/20/1998, § 7.300]
1.
The primary purpose of the Enterprise Park Zoning Districts (EP-1
and EP-2) is to provide areas in Stroud Township for new economic
development and limited housing development which shall be designed
and built to be in harmony with the existing environment including
the natural and human environment. The specific intent of the Enterprise
Park Zoning Districts is stated as follows:
A.
To provide space for office-and-service-oriented, limited retail
commercial, and selected manufacturing type of economic development
that is "campus-like" and/or in a clustered pattern.
B.
To encourage the growth of the desired type of economic development
set forth in this chapter while maintaining the high quality of living
environment and attractive aesthetic quality in Stroud Township.
C.
To provide a transitional area between high intensity land use activities
(such as retail commercial and industrial uses) and residential areas
in order to minimize potential conflicts between the incompatible
land uses or their adverse impact upon one another.
D.
To require that all uses in the EP-1 and EP-2 Zones be developed
in a "campus-like" and/or clustered pattern that preserves 50% or
more of the land in open space.
E.
To require that a substantial (150 feet for R-2 and to 200 feet for
R-1) buffer strip be created adjacent to any existing homes (in an
R, S, or O Zoning District) located along the border of a proposed
EP development.
F.
The intent of EP-1 is to serve finance, insurance, real estate services,
service uses (SIC 73 and SIC 80 to SIC 87) public administration,
limited retail trade uses, and selected construction and manufacturing
uses.
G.
The intent of EP-2 is to serve many of the same uses as EP-1 plus
transportation, communications, electric, gas, sanitary services,
wholesale trade, and a broader representation of construction and
manufacturing uses. Retail trade uses are generally not included in
the EP-2.
[Ord. 1998-5, 7/20/1998, § 7.400; as amended by
Ord. 2003-3, 5/5/2003, § 7]
1.
Regulations Governing the Use of Land. Schedule 27-VII lists the
Standard Industrial Classification (SIC) divisions and major groups
which are classified as permitted or conditional uses in EP-1 and
EP-2 Zoning Districts. (See Attachment 27-A at the end of this chapter
for Schedule 27-V.)
A.
Permitted Uses. Includes uses in Schedule 27-V that are listed under
the EP-1 or EP-2 column heading with a "P" for permitted. Permitted
uses require no special action by the Zoning Hearing Board nor of
the Township Board of Supervisors. A permitted use shall become a
conditional use "P/C" in Schedule 27-V when that use is likely to
meet the traffic volume thresholds defined below in Subsection 1B.
B.
Conditional Uses. Includes uses in Schedule 27-V that are listed
under the EP-1 or EP-2 column heading with a "C" for conditional use.
In addition, any permitted use in EP-1 or EP-2 shall become a conditional
use as follows:
2.
Regulations Governing the Size of Lots, Yards and Buildings for Permitted
Uses.
A.
Minimum lot size: five acres for each lot.
B.
Maximum building coverage, the percent of a lot that is covered by
the buildings: 25%.
C.
Maximum Impervious Surface Ratio. A measure of the intensity of land
use that is determined by dividing the total area of all impervious
surfaces on the site by the lot area of the site or lot: 40%. At least
50% of the remaining green space shall be clustered and at least 75%
of the remaining green space shall be contiguous.
D.
Minimum Setbacks for Yards.
(1)
Front yard: 100 feet.
(2)
Side yard: 50 feet.
(3)
Rear yard: 100 feet.
(4)
Buffer Yard.
(a)
EP buffer yard along the inside of an EP District boundary line-100
feet when an EP Zone abuts an R-3 District; 150 feet when an EP abuts
an R-2 District; 200 feet when an EP abuts an R-1, S-1 or O-1 District.
Against all other lot lines, the minimum buffer yard shall be 30 feet.
(b)
The buffer yard shall be measured from the district boundary line
or lot line. This applies to any yard that is along the outside boundary
of an Enterprise Park District even for nonconforming lots.
E.
Maximum building height: 40 feet.
F.
Enterprise District Required Utility Connection. Connection to a
central water and sanitary sewer system is required for any development
in an EP District.
G.
Retail Trade Use Condition. The maximum building floor area for retail
commercial uses shall be 10% of the total development building floor
area. The retail trade uses permitted are identified in Schedule 27-V,
Division G. Retail trade conditional uses will only be permitted as
part of a multi-use development. No sole purpose retail commercial
development will be permitted in an EP District.
3.
Buffer Yard Requirements. Buffer yards shall comply with the following:
A.
Width of Buffer Yard.
(2)
Buffer yards shall be measured from the lot boundary line or
from the near street right-of-way line where a street serves as the
lot boundary line. Buffer yards may not be part of an existing or
future street right-of-way, but shall be in addition to that right-of-way.
(3)
The buffer yard may be combined with required side, or rear
yards, and in case of conflict, the larger yard (buffer or building
set back requirement, whichever is greater) requirements shall apply.
B.
Use Prohibited in Buffer Yard. Except for a directional sign at each driveway, the buffer yard shall be a landscaped area free of structures, manufacturing or processing activity, materials storage and vehicular parking. All directional signs shall be subject to the requirements set forth in § 27-506 of this chapter. No driveways or streets shall be permitted in the buffer yards except at points of ingress or egress.
4.
Off-Street Parking and Loading Requirements. Refer to Part 8 of this chapter for off-street parking and loading requirements.
A.
An occupancy permit shall not be issued by the Township until all work related to the required parking and/or loading facilities is completed. An exception may be permitted by the Township under the provisions of the Township Subdivision and Land Development Ordinance [Chapter 22] where an applicant executes a developer's agreement with the Township that provides for the installation of parking lot paving within 45 days of the beginning of the next paving season as established by PennDOT.
B.
Planting Requirements for Off-Street Parking Lot.
(1)
Off-street parking lots shall have landscape screening along their
external boundaries when they abut or are located adjacent to a residential
district or are adjacent to major collector and arterial streets.
(2)
The amount of interior parking lot landscaping shall comply with
the following requirements:
|
Total Area of Parking Lot*
(square feet)
|
Percent of the Total Area of Parking Lot That Must Be
an Interior Planting Area
|
|---|---|
|
7,000 to 49,999
|
5%
|
|
50,000 to 149,999
|
8%
|
|
150,000 or larger
|
10%
|
|
(*All areas within the parking lot's perimeter are counted,
including the planting islands, parking spaces, and all interior driveways
and aisles except those with no parking spaces located on either side.
Landscaped areas outside the parking lot may not be used to meet the
interior planting requirement).
|
[Ord. 1998-5, 7/20/1998, § 7.500]
1.
All new uses or conversions in the Enterprise Park Districts shall be subject to the regulations set forth in Part 6, § 27-604 of this chapter. In addition, the uses or conversions shall comply with all the following additional performance standards. A variety of methods may be used to achieve these performance standards including increasing the buffer yard, landscaping around the buildings, special building design, and lighting design etc.
A.
Noise Control.
(1)
No use shall cause the sound level which exceeds the limits
set forth for the receiving land use category in the following table
when measured at the property boundary.
|
Continuous Sound Levels by Receiving Land Use
| |||
|---|---|---|---|
|
Receiving Land Use Category*
|
Time
|
Sound Level Limit
| |
|
Residential, Public Space, Open Space, Agricultural or Institutional
|
1
|
7:00 a.m. - 9:00 p.m.
|
60 dBA
|
|
2
|
9:00 p.m. - 7:00 a.m. plus Sundays and Legal Holidays
|
50 dBA
| |
|
Commercial or Business
|
1
|
7:00 a.m. - 9:00 p.m.
|
65 dBA
|
|
2
|
9:00 p.m. - 7:00 a.m. plus Sundays and Legal Holidays
|
60 dBA
| |
|
Industrial
|
At all times
|
65 dBA
| |
|
Note: *Sending land use is the land use that generates noise.
Receiving land use is the land use that would be affected by the sound
from the sending land use.
|
(2)
If the sound source in question is a pure tone, the maximum
sound level limits set forth in the above table shall be reduced by
5 dBA. If the sound source in question emits a non-repetitive impulsive
sound, the maximum sound pressure level shall not exceed 20 dBA over
the sound pressure limit set forth in the above table, regardless
of time of day or night or receiving land use, using the "fast" meter
characteristic of a Type II meter, meeting the ANSI specifications
S1.4-1971.
(3)
The maximum permissible sound levels by the receiving land use
category as listed in the previous table shall not apply to any of
the following noise sources:
(a)
The emission of sound for the purpose of alerting persons to
the existence of an emergency.
(b)
Emergency work to provide electricity, water, or other public
utilities when public health or safety are involved.
(c)
Domestic (normal homeowner) power tools, between sunrise and
sunset.
(d)
Explosives and construction operations, between the hours of
8:00 a.m. and 6:00 p.m.
(e)
Agriculture.
(f)
Public celebrations specifically authorized by the Township.
(g)
Surface carriers engaged in commerce by railroad.
(h)
The unamplified human voice.
(i)
Periodic outdoor sports or entertainment activities approved
by the Township.
B.
Vibration Control. No use shall produce physical vibrations which
is above the vibration perception threshold of an individual at or
beyond the property boundary of the source if on private property,
or at 50 feet from the source if on a public space or public right-of-way.
For the purposes of this section, "vibration perception threshold"
means the minimum ground-or-structure-borne vibrational motion necessary
to cause a normal person to be aware of the vibration by such direct
means as, but not limited to, sensation by touch or visual observation
of moving objects.
C.
Outdoor Storage Control.
(1)
No flammable or explosive liquids, solids, or gases shall be
stored in bulk above the ground except for 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.
(2)
All outdoor storage facilities for fuel, raw materials, and finished products, including those permitted in Subsection 1C(1) above, shall be enclosed by a fence of a type, construction and size as shall be adequate to protect and conceal the facilities from any adjacent properties. All National Office of Safety and Health Administration (O.S.H.A.) regulations shall be met.
(3)
No materials or wastes shall be deposited upon a lot in such
form or manner that they may be transported off 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. Applicable Department
of Environmental Protection regulations shall apply.
(4)
All materials or wastes which might cause fumes or dust, or
which constitute a fire hazards, or which may be edible or otherwise
attractive to rodents or insects, shall be stored outdoors only if
enclosed in containers adequate to eliminate such hazards. Applicable
Pennsylvania regulations and National O.S.H.A. regulations shall apply.
D.
Sewage Waste Treatment and Disposal Control. All methods of sewage
and waste treatment and disposal shall be approved by the Pennsylvania
Department of Environmental Protection and in accordance with the
sewage plan for the Township and any standards of its Township Authority.
E.
Dust, Smoke, Fumes, Gases, and Odors. No use shall emit dust, smoke,
fumes, gas, odor, or the like which can cause any spoiling, staining,
irritation, damage or injury to persons or property at any point beyond
the property line of the use creating the emission.
The air pollution control regulations promulgated by the State
Air Pollution Control Act of January 9, 1960, 35 P.S. § 4001
et seq., as amended, shall be used to control the emissions of dust,
dirt, smoke, vapors, gases, odors, glare and heat in the Township.
The regulations are part of Title 25 Pa. Code, Rules and Regulations,
Department of Environmental Protection, Subpart C; Protection of Natural
Resources, Article III, Air Resources.
F.
Glare Control. No use shall utilize lighting in any manner which
produces glare onto public streets or other lots of land. Glare shall
be defined as illumination from the proposed use in excess of 0.5
footcandle on adjacent properties zoned for commercial use and streets,
and 0.2 footcandle on properties zoned for residential or rural residential
use, measured at five feet from the property producing the illumination.
G.
Electric, Diesel, Gas or Other Power. Every use requiring power shall
be so operated that any service lines, substation, etc. shall conform
to the highest applicable safety requirements, shall be constructed,
installed, etc. so that they will be an integral part of the architectural
features of the plant, or if visible from abutting residential properties,
shall be concealed by evergreen planting and/or architectural fencing.
H.
Control of Radioactivity or Electrical Emissions or Electrical Disturbances.
Activities which may emit radioactivity beyond enclosed areas shall
comply with the codes of the Pennsylvania Department of Environmental
Protection Division of Radiology. The Federal Nuclear Regulatory Commission
shall also regulate the control of radioactive material associated
with any activity in the Township. No electrical disturbances (except
from domestic household appliances) shall be permitted to adversely
affect any equipment at any time other than the equipment creating
the disturbance.
[Ord. 1998-5, 7/20/1998, § 7.600; as amended by
Ord. 2000-5, 4/17/2000, § 1]
1.
Conditional uses shall comply with all the requirements set forth in this section as well as § 27-407 of this chapter. The Planning Commission should encourage comments from the neighborhood and community affected by the proposed development.
2.
In addition, applications for development approval shall include studies that set forth the projected traffic and environmental impact. A fiscal impact analysis shall be required for Planned Enterprise Unit Developments (PEUD) set forth in § 27-707. Infrastructure extensions should be completed and/or constructed by the developer according to the needs identified by the foregoing studies.
3.
Traffic Impact Analysis. All development projects will be evaluated
by the Township Engineer to determine the level of traffic impact
on the Township. This will apply to all new projects or uses proposed
or to any expansion of an existing development which is proposed after
the effective date of this chapter.
A.
Major Traffic Impact Study Requirements. All projects which have
an estimated average daily traffic (ADT) exceeding 1,000 vehicles
per day shall be required to submit a Traffic Impact Study prepared
by a competent authority. A major traffic impact study shall include
at least the following:
(1)
Identification of all major roads and intersections serving
and substantially impacted by the project.
(2)
An analysis of how the proposed project users or residents will
use these major roads.
(3)
Existing traffic conditions (without the proposed project) including
traffic volumes (ADT) and peak hour volumes on the identified major
roads, based on PennDOT information, surveys and trip generation rates.
(In addition, commercial projects shall provide weekend traffic volume
data at peak hours.)
(4)
Projected traffic conditions (without the proposed project)
based on trends in growth of traffic for ADT and peak hour volumes,
including weekends if appropriate. (In addition, commercial projects
shall provide weekend traffic volume data at peak hours. Origin-destination
studies may be required for developments with an impact upon US Route
611, 209, 191 and 447.)
(5)
Estimates of traffic volumes (ADT) weekday peak hour volumes
and weekend peak hour volumes after development of all stages of the
project.
(6)
Highway and intersection traffic capacities and levels of service
as defined by the Highway Capacity Manual must be calculated.
(7)
Identification of existing and projected traffic problems on
roads serving the project or substantially impacted by the project,
including highway capacity deficiencies for the various roads and
intersections involved.
(8)
Analysis of parking requirements and needs and the extent to
which these needs are met by the project.
(9)
Solutions proposed by the developer to alleviate the identified
problems and deficiencies and the proposed cost of these improvements.
(10)
Evaluation of impact of project on adjoining residential neighborhood
areas.
(11)
Identification and analysis of high accident areas located in
proximity to the project, as identified by the Township and the effect
which the proposed project will have on the high accident areas and
locations.
(12)
The "competent authority" responsible for preparing the major
traffic impact study shall certify to the following:
(a)
In the preparation of the study that the applicable Comprehensive
Plan and any pertinent Township or other traffic or transportation
plan or study, as identified by the Township, has been considered
in the preparation of the Major Impact Study.
(b)
The competent authority has consulted with and received information
pertaining to the streets and traffic data and projections from PennDOT
and from the Monroe County Planning Commission.
(c)
In the professional opinion of the competent authority the completed
major traffic impact study is a true and accurate study which has
given adequate consideration to available information and includes
reasonable projections and analysis to the factors considered and
that the study represents the best opinion of the competent authority
on the traffic and parking impact of the proposed development.
(d)
If it has not been possible to fully analyze all relevant factors,
then those factors not analyzed shall be identified, together with
the reasons for their exclusion from the study.
The major traffic impact study shall be reviewed by the Planning
Commission and a recommendation made to the Township Supervisors in
accordance with the "conditional use" review procedures and requirements
established herein. The Planning Commission and/or the Township Supervisors
may request additional data or information to clarify the findings
set forth in said study. The Township Supervisors shall not approve
any such "conditional use" if they determine that any traffic or parking
problem to be created by the proposed development cannot be adequately
alleviated by the developer.
B.
Determination of Major Traffic Impact. The level of traffic impact
will be based on the estimated "trip ends" generated by the proposed
project uses. "Trip ends" are defined as the total number of trips
entering and leaving a specific land use or uses located in a project
per day. These "trip ends" will be based on the estimated "trip generation
rates" for various types of land uses based on the latest edition
of the publication entitled "Trip Generation, An Informational Report,"
published by the Institute of Transportation Engineers.
The total number of average daily "trip ends" shall also mean
"average daily traffic (ADT)." The developer or the Township shall
use the above publication for estimating the "trip ends per day" for
the specific uses proposed. However, for conditional uses, the Township
Supervisors, after recommendation from the Planning Commission shall
make the final determination or interpretation as to the specific
uses in the publication which are most comparable to the proposed
use.
Any development which has an estimated ADT (or daily trip ends
per day) in excess of 1,000 shall be considered to have a "major traffic
impact."
In the event that a project is to be phased over a period of
time, not exceeding 10 years, the total traffic impact for the entire
period of phasing shall be used in determining the traffic impact.
C.
Requirements for Projects Having a Major Traffic Impact. All projects
which are determined to have a major traffic impact shall comply with
the following:
(2)
All such projects shall have direct access to an arterial road or to a collector road in the Township as identified in the Comprehensive Plan. In lieu of such access, the developer shall provide a project road or upgrade an existing road (subject to PennDOT approval pertaining to state roads and Township Supervisors for Township roads) which is capable of handling the level of traffic to be generated and which is proposed for development by the developer to collector road standards, as set forth in the Township Subdivision and Land Development Ordinance [Chapter 22], from the project site to the closest existing collector, connector or arterial road.
(3)
All such projects shall comply with the parking and loading
requirements set forth in Part 8.
(4)
The applicant will be responsible for the guarantee of payment
for the proportionate share of all traffic control devices or for
the construction of public facilities applicable to the proposed development,
which are required as a result of the traffic impact generated by
the proposed development project.
4.
Environmental Impact Assessment. The applicant for a conditional
use shall prepare an environmental impact assessment (EIA) as part
of the site plan. The Township Supervisors shall consider the EIA
prior to issuing an approval. The purpose of the EIA is to evaluate
a proposed land use in a specific location and to identify any impacts
of the proposed use on both on-site and immediate off-site natural
and human environment, especially on those environmentally sensitive
areas, including floodplains, wetlands, streams and lakes, steep slopes,
wildlife habitats, significant historical or archeological sites,
as well as impacts on adjacent neighborhood or land use. The environmental
impact assessment shall include at least the following elements:
A.
Describe current on-site conditions and surrounding context.
B.
Identify alternative means of accomplishing the objective.
C.
Enumerate the likely impacts of each alternative.
D.
Identify the preferred alternative and the method used to select
it.
E.
Describe the impact of the selected alternative in detail.
F.
List possible measures or actions to minimize negative impact of
the selected alternative.
|
The EIA requirements shall also apply to any Planned Enterprise
Unit Development (PEUD) or other large-scale (over 20 acres) development.
|
5.
Retail Trade Use Condition. Maximum building floor area for retail
commercial use shall be 10% of the total development building floor
area. The retail trade uses permitted are identified in Schedule 27-V,
Division G. Retail trade conditional land uses will only be permitted
as part of a multi-use development. No sole purpose retail commercial
development will be permitted in an EP District.
A.
Certain Retail Trade Exceptions. Notwithstanding the limitations set forth in Subsection 5, building materials, hardware, and garden supply (major group 52), general merchandise stores (major group 53) food stores (major group 54), apparel and accessory stores (major group 56), home furniture, furnishings, and equipment stores (major group 57), and miscellaneous retail (major group 59), shall be allowed within an EP-1 Enterprise Park approved prior to the effective date of this chapter, provided that mobile home dealers (group 5271), used merchandise stores (group 5932), gift, novelty and souvenir shops (group 5947), nonstore retailers (group 596), fuel dealers (group 598), retail stores, not elsewhere classified (group 599), shall not be allowed pursuant to this subsection, and provided further that junkyard or salvage yard, scrap and waste materials (group 5093), petroleum and petroleum products (group 5171 and 5172), adult bookstores or similar facilities, funeral service and crematories (group 7261), miscellaneous personal services, not elsewhere classified, massage parlors (group 7299), auto repair, services, and parking (group 75), motion-picture theaters, adult theaters (group 7832), miscellaneous amusement and recreation services, gambling/OTB/OTW (group 799) and facilities support management services, correctional facilities, jails (privately operated) (group 8744) uses shall not be allowed pursuant to this subsection.
[Ord. 1998-5, 7/20/1998, § 7.700]
1.
General Provision. Planned Enterprise Unit Developments shall be
allowed and may include a combination of permitted and conditional
uses permitted by the Township Supervisors and shall conform with
the provisions of this section.
2.
Purpose. The provisions herein pertaining to Planned Enterprise Unit
Development are designed to provide flexibility in development standards
to encourage creativity of design, and a greater diversity in arrangement
of land use activities, building types, open space and other aspects
of land use planning while, at the same time, maintaining high quality
of design and protecting public safety, health, and general welfare.
3.
PEUD Requirements. All Planned Enterprise Unit Developments in an
EP Zoning District shall comply with the following requirements:
A.
Permitted Uses. Planned Enterprise Unit Development may include the
following land uses:
(1)
All uses that are classified as permitted and conditional uses
in Schedule 27-V, entitled, "Schedule of Land Uses for Enterprise
Park Zoning Districts."
(2)
Clustered townhouse, condominium apartment may be permitted
only at a certain percentage of entire PEUD. The maximum allowable
percentage of residential development of a PEUD shall be the percentage
at which the total fiscal impact of the project on Stroud Township
and the Stroudsburg Area School District will be positive.
B.
Maximum Land Coverage. Planned Enterprise Unit Development shall have a maximum land coverage by total impervious surface of 50% for all buildings, parking lots, loading areas, paved plazas, patios, and streets or driveways. Special landscaping is required for a PEUD. Either 40% of the open space area shall be landscaped as per buffer yard landscaping requirements in § 27-704, Subsection 3C, or a landscape and/or water feature focal point shall be offered as a substitute amenity subject to Township Supervisor approval.
The natural landscape mature trees on a lot should be preserved and incorporated. Upon review, and recommendation of the Township Engineer, the Township Supervisors may reduce the total buffer yard planting requirement if existing vegetation, berms, fences and/or walls accomplish the purpose § 27-704, Subsection 3C, above.
C.
Site Plan Review Requirement. The site plan review procedure and submission requirements set forth in § 27-708 of this chapter shall apply to PEUD.
D.
Fiscal Impact Analysis. A fiscal impact analysis (FIA) shall be required
for PEUD type developments.
A fiscal impact analysis compares the public costs and public
revenues associated with a land use and growth. If costs exceed revenues,
a deficit is incurred; if revenues exceed expenditures, a surplus
is generated. The purpose of the FIA is to ensure that new PEUD development
in the Enterprise Park Districts will result in a positive fiscal
impact to the Township and School District.
The applicant for a PEUD shall submit a fiscal impact analysis
(FIA) prepared by a competent authority. The FIA shall involve the
following four basic elements:
(1)
Determine the population generated by the proposed development-residents,
school-age children, and employees.
(2)
Translate this population into consequent public service costs.
(3)
Project the revenues induced by the proposed development.
(4)
Compare development-induced costs to revenues.
The FIA should be conducted using the procedure and multiplier
factors provided in Fiscal Impact Analysis and Model of Future Growth
in Monroe County prepared by Burchell-Listokin & Associates (1994).
[Ord. 1998-5, 7/20/1998, § 7.800]
1.
Purpose and Procedure. The submission of a site plan is required
for all EP use applications. The following procedure shall be followed
to ensure that the application provides for the safe and efficient
movement of traffic, ensures adequate drainage and connection to utilities,
complies with other applicable regulations and promotes the development
of an attractive and well-planned Township, enhances sound site planning
and serves the best interests of public health, safety and general
welfare and the objectives of this chapter.
2.
Sketch Site Plan Review Procedure. The applicant may submit an optional sketch site plan, containing less information than required by Subsection 3, for unofficial review by the Township Planning Commission and the Township Supervisors. The applicant's sketch plan shall meet the requirements of a sketch plan as defined in the Stroud Township Subdivision and Land Development Ordinance [Chapter 22].
The sketch plan application shall be for the purpose of establishing
in advance the overall objectives of the applicant, the extent to
which the proposed plan conforms with the provisions of this chapter.
The Commission shall act on the sketch plan application and discrepancies
or deviations from the chapter shall be communicated within 30 days,
with a copy to the Board of Supervisors.
3.
Site Plan Requirements. The applicant shall submit 10 complete sets
of site plans certified by a registered engineer or surveyor to the
Township Zoning Officer. The official site plan shall include the
following information:
A.
A statement as to the proposed use of the building or land.
B.
A site layout drawn to a scale of not less than one inch equals 100
feet showing the location, dimensions and area of the lot, the location,
dimensions and height of proposed buildings, structures, streets,
roads, and any existing buildings in relation to property and street
lines. If the application relates to property which is scheduled to
be developed in successive stages, such plans shall show the relationship
of the portion scheduled for initial development to the proposed layout
of the entire property.
C.
The location, dimensions and arrangements of all open spaces and
yards, landscaping, fences and buffer yards, including methods and
materials to be employed for screening. When existing vegetation is
to be retained and substituted for new buffer plantings, then each
existing plant to be used for this purpose shall be shown on the site
plan.
D.
The location, size, arrangement and capacity of all areas to be used
for motor vehicle access, off-street parking, off-street loading and
unloading, and provisions to be made for lighting such areas.
E.
The dimensions, location and methods of illumination for signs and
exterior lighting.
F.
The location and dimensions of sidewalks and all other areas to be
devoted to pedestrian use.
G.
Sanitary and stormwater facilities and connections. Provisions to
be made for treatment and disposal of sewage and industrial wastes,
water supply and storm drainage. Submission of a stormwater management
plan with supporting calculations shall be required.
H.
The capacity and arrangement of all buildings used or intended to
be used for dwelling purposes, including information on total land
area, area to be reserved in common open space, density, maximum building
coverage, total area to be covered with impervious surfaces and other
information which will assist the Commission in determining compliance
with this chapter.
J.
Site topographic contours at a two-foot interval shall be provided
for all areas to be developed, altered and improved. The contour mapping
should extend at least 50 feet beyond any area to be developed, altered
or improved. A minimum five-foot interval contour shall be provided
for all areas in the lot that are not to be developed, altered or
improved.
K.
All proposed site grading; drainage provisions; road, driveway and
parking lot construction and proposals.
L.
A key map showing the entire project and its relation to surrounding
properties and existing buildings thereon. Surrounding properties
include adjoining properties and properties across the street within
300 feet from the project lot.
M.
Soils, slopes and floodplain delineations.
N.
Certification by engineer or surveyor.
O.
Certification of ownership and acknowledgment of plan by owner and
developer, if other than owner.
