A. The following regulations shall be applicable to all
and
in the EC Overlay District:
(1) All
must be served by public water and sewer service.
(2) All utility lines serving the proposed
must be placed underground from the edge of the
to the place of service.
B. Conditional
applications. All conditional
applications shall be filed and processed in compliance with Article XXV. In addition, applicants shall submit the following information at the time conditional
application is made:
(1) A transportation impact study and parking analysis as provided in § 212-35.1. The study shall set forth the
needed to provide for the safe, efficient and orderly movement of traffic, including ingress and egress to and from the site, and shall be subject to the approval of the Township Engineer.
(2) A community impact analysis shall be submitted containing the following information:
(a) The compatibility of the proposed
with land
that are adjacent to the site.
(b) The impact of the proposed
on sensitive natural areas, including
, steep slopes, woodlands, recreational areas and conservation areas.
(c) The impact of the
on public utilities, including sewage disposal, storm drainage and electrical utilities and the provision of police and fire protection.
(d) Documentation of on-site or off-site
proposed to alleviate any projected negative impacts of the
.
(3) A tentative sketch plan with sufficient data to document compliance with the standards and criteria of the applicable Township codes.
C. Conditional
standards. Applicants shall have the burden to prove the following to the satisfaction of the Board of Commissioners:
(1) That satisfactory provisions will be made to prevent traffic congestion on surrounding
from which access to the site will be gained. Provisions shall be made which will assure the safe and efficient ingress and egress to and from the
.
(2) That the applicant has provided for adequate parking facilities to accommodate 125% of the largest number of anticipated vehicles that will occupy the site at any one time, regardless of the specific provisions of the parking requirements of this chapter. The Board of Commissioners may require a number of spaces equal to 15% of such requirement to be held in reserve for future
, provided such spaces are set forth on applicant's
plan. The location and design of parking areas shall be in harmony with preserving the general appearance and character of the area.
(3) That the
will not generate excessive noise, noxious odors, air pollution, light pollution or glare, or result in pedestrian-vehicular conflict or other safety hazards to people or property. Artificial light shall be directed away from adjacent property,
and
.
facilities shall only be permitted where the noise generated by the
will have a minimal impact on adjacent properties and where no hazards will be caused that will impact adjacent properties.
(4) Outdoor storage, waste disposal and loading areas shall be screened from
and adjacent
. All such activities must be located to the rear of any
on the property.
(5) That the scale, form and appearance of any
on the property and the open space associated with such
will be compatible with the general character of the
in the underlying zoning district.
(6) That no signage or lighting will be permitted which will distract drivers on adjacent
.
(7) That appropriate transit shelters will be provided to integrate with public or private transit services.
(8) That the proposed
of the property will not add to the volume or intensity of stormwater leaving the site.
(9) That an emergency evacuation plan designed by the applicant will be adequate to enable all
who may be using the site at a given time to vacate the property in an orderly manner should a one-hundred-fifty-year-rated storm occur.