[Ord. No. 376, 7/24/2018]
Rezoning can be initiated to protect the safety, capacity and
efficiency of the Township's existing infrastructure systems; to maintain
fiscal responsibility; and to uphold the objectives of the North Strabane
Township Comprehensive Plan. See also the Pennsylvania Municipalities
Planning Code § 27-609.
[Ord. No. 376, 7/24/2018]
Rezoning applications are completed on the official forms provided
by the Zoning Officer. All applicants submitting rezoning applications
are required to prepare a series of plans, analyses and reports as
enumerated below to demonstrate the compatibility of a rezoning proposal.
[Ord. No. 376, 7/24/2018]
1.
The Zoning Officer:
A.
Will perform a review of the application and packet for completeness.
An incomplete or insufficient application and packet will be returned
to the applicant. A completed application and packet will be forwarded
to the Township Planning Commission for review.
B.
Will provide the applicant a letter within seven business days stating
that the application has been submitted with all required information
attached.
2.
As part of the rezoning approval process, the Township Planning Commission
and Board of Supervisors can consider the motivation and implications
of each plan, analysis and report.
3.
The Township Planning Commission:
A.
Will consider any projected beneficial and/or detrimental effects
on the Township and may hold a public hearing on the application,
if they deem it applicable.
B.
Will submit a written recommendation either in favor or not in favor
of the rezoning proposal including a specific statement as to whether
or not the proposed rezoning is in accordance with the objectives
of the North Strabane Township Comprehensive Plan.
C.
Will forward Township Board of Supervisors a recommendation for the
nature of action regarding rezoning.
4.
The Township Board of Supervisors will hold a public hearing on the
application and compose a brief summary explanation of its decision
and forward the decision and explanation to the applicant. Upon rezoning
approval, the Zoning Officer will update the Zoning Map accordingly.
5.
Washington County Planning Commission shall review such requests
and provide comments, as necessary.
[Ord. No. 376, 7/24/2018]
1.
Application Requirements. The plans and reports that a landowner
and/or developer are to submit shall include:
A.
Conceptual site development plan.
B.
Topographic survey.
C.
Site conditions report.
D.
Estimated infrastructure (sanitary sewer and potable water) demands
(gallons per day).
E.
Off-street parking projections (number of parking spaces) available
on site.
F.
A summary of anticipated impacts on adjoining lots including but
not limited to noise, vibration, night-time lighting, service area
locations and visibility, hours of operation.
G.
Existing zoning of surrounding parcels and closest adjacency of zoning
district identical to request.
H.
Classifications of existing roadways/streets adjacent to and within
300 feet of the perimeter of the proposed site.
I.
Calculation of average daily trips and peak hour trips proposed to
be generated by development on the lot as presented on a proposed
sketch plan as enabled by the PA Municipalities Planning Code. The
most current edition of the Institute of Transportation Engineers'
Trip Generation Manual shall be used as part of said calculation.
J.
Calculation of average daily trips and peak hour trips proposed to
be generated based upon proposed conceptual site development plan.
K.
The percentage of proposed dwelling units and any associated limitations
that are specific to a particular segment of potential residential
demographics/socioeconomics.
L.
Depending upon the location of lot access, infrastructure service/demands
and impacts identified on adjoining lots, the Township may require
a landowner and/or developer to prepare other potential related studies
such as:
2.
The Township will evaluate the proposed development of the proposed
zoning in relationship to the potential development in the existing
zoning. The Township Planning Commission and Township Board of Supervisors
reserve the right to require additional information as part of the
review and approval processes in order to evaluate the applicability
of the rezoning.
