[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.
3. 
Boundary Interpretation. See Part 3, § 27-303 of this chapter for regulations for zoning district boundary interpretation.
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:
(1) 
When that use generates more than 1,000 Average Daily Traffic (ADT) volume. ADT shall be determined in accordance with § 27-706, Subsection 3B, of this chapter.
These permitted uses shall be considered as a conditional use, and subject to the requirements set forth in § 27-407, Subsection 2, of this chapter.
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.
(1) 
The EP buffer yard as required in Subsection 2D shall be landscaped in accordance with §§ 27-602 and 27-603 of this chapter.
(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.
C. 
Buffer Yard Landscaping Requirements. See §§ 27-602 and 27-603 of this chapter.
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:
(1) 
Compliance with the site plan review procedures set forth in § 27-708.
(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.
Environmental impact of all development shall comply with the general performance requirements set forth in § 27-705 and the general environmental protection requirements set forth in Part 6 of this chapter.
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.
I. 
A description of any proposed use in sufficient detail to permit the Commission to determine compliance with the performance and traffic impact requirements set forth in § 27-706, Subsection 3A, and the flood prone area requirements of § 27-606, Environmental and Flood Protection Requirements.
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.