[Amended 11-9-1994 by Ord. No. 79; 5-18-2004 by Ord. No. 115]
A.
The Board of Supervisors may allow or deny conditional uses pursuant
to public notice and hearing and after receiving recommendations from
the Nockamixon Township Planning Commission pursuant to the standards
set forth in this chapter. In allowing a conditional use, the Board
of Supervisors may attach such reasonable conditions and safeguards,
in addition to those expressed in this chapter, as it may deem necessary
to implement the purposes of this chapter. Written notification of
the date, time and place of a conditional use hearing, together with
a concise statement of the nature of the approval requested shall
be given to all property owners located within 500 feet of the property
boundary of the applicant's property within not less than seven
days of the date of the hearing.
B.
General considerations.
(1)
The Board shall determine that access to the site is safe and may
refuse to permit a conditional use where insufficient distance between
a curb cut and a street intersection is provided or require combining
of access with an adjoining land use. The Board may require off-site
traffic improvements where a hazardous condition would otherwise be
created.
(2)
The Board shall require that the proposed use be made compatible
with the surrounding existing uses. Conditions controlling planting
of shade trees, evergreen buffers and planted berms may be imposed
to create a buffer beyond the normal requirements of this chapter.
(3)
The Board shall impose conditions on lighting and signs to insure
that glare does not disrupt residential areas, distract motorists
or intrude in the background near traffic lights.
(4)
The Board shall make favorable findings on all of the following:
(a)
That the proposal is appropriate to the tract in question and
will not disrupt or destroy the character of stable residential neighborhoods
or nonresidential areas;
(b)
That the proposal provides for adequate access to public roads,
without creating hazardous conditions at intersections or areas of
poor road alignment and without creating undue congestion.
(c)
That the proposal conforms to all applicable requirements of
this chapter.
(d)
That the proposed water supply and sanitation systems are adequate
to prevent disease, contamination and unsanitary conditions. A certificate
of adequacy of sewage and water facilities shall be provided.
(e)
That the effects of the proposed change will result in the most
appropriate use of land; the conservation of the value of buildings;
safety from fire, panic and other dangers; adequacy of light and air;
the prevention of overcrowding of land and congestion of population;
and the adequacy of public and community services.
C.
The Board of Supervisors shall commence, conduct and complete the required hearing in the manner provided in § 234-80 of this chapter and § 908(1.2) of the Pennsylvania Municipalities Planning Code. The Board of Supervisors shall render a written decision on the application and communicate it to the applicant in the manner provided in § 234-80.K of this chapter and § 913.2(b)(1) of the Pennsylvania Municipalities Planning Code. Where the Board of Supervisors fails to render the decision within the period required by this subsection or fails to commence, conduct or complete the required hearing as provided in this subsection, the decision shall be deemed to have been rendered in favor of the applicant unless the applicant has agreed in writing or on the record to an extension of time. When a decision has been rendered in favor of the applicant because of the failure of the Board of Supervisors to meet or render a decision as hereinabove provided, the Board of Supervisors shall give public notice of the decision within 10 days from the last day it could have met to render a decision in the same manner as required by § 234-80.A of this chapter. If the Board of Supervisors shall fail to provide such notice, the applicant may do so.
No conditional use permit requesting permission to use a property
for the establishment of a solid waste facility shall be approved
without the preparation and filing of an Environmental Impact Assessment
in accordance with the guidelines below.
A.
The impact on the environment generated by solid waste facilities
requires a comprehensive analysis of the variety of problems that
may result and the actions that can be taken to minimize these problems.
(1)
In order to effectively evaluate the environmental consequences or
effects of such projects proposed in the Township, an Environmental
Impact Assessment (EIA) report shall be submitted with applications
for conditional use approval requesting establishment of a solid waste
facility and an updated environmental impact assessment report shall
be submitted with any application for preliminary and/or final plan
approval for land development or subdivision requesting authority
to establish a solid waste facility.
(2)
In order to encourage the thorough preparation of an EIA report,
the applicant may use the components of the EIA report to satisfy
the reporting requirements of the Township subdivision and land development
ordinance; provided, however, that a list of the sections of the Subdivision
and Land Development Ordinance that are proposed to be satisfied by
the EIA report shall be submitted with the EIA report.
B.
ADVERSE ENVIRONMENTAL IMPACTS
ALTERNATIVES
BENEFICIAL EFFECTS
BIOLOGICAL RESOURCES
COMMUNITY FACILITIES
CULTURAL ENVIRONMENT
DEMOGRAPHIC CHARACTERISTICS
DEVELOPMENT
ECONOMIC AND FISCAL CHARACTERISTICS
ENVIRONMENT
ENVIRONMENTAL IMPACT ASSESSMENT REPORT
HISTORIC RESOURCES
IMPACT
INFRASTRUCTURE
LONG-TERM EFFECTS
MITIGATION
NATURAL ENVIRONMENT
PHYSICAL RESOURCES
PRIMARY EFFECTS
PROJECT
SECONDARY EFFECTS
SHORT-TERM EFFECTS
VISUAL RESOURCES
Definitions. For the purpose of an EIA, the following definitions
shall apply:
An impact which contributes to a harmful or degraded condition
and/or produces an environmental harm or degradation. Adverse environmental
impacts may include a negative impact on surrounding land uses; negative
impacts which are contrary to the Comprehensive Plan for the Township
and the intent of this chapter; negative impacts which may create
a threat to the public health, safety and general welfare; and negative
impacts on physical and biological resources.
Choices between or among two or more plans, layouts, approaches,
solutions or results.
Results contributing to an improvement in condition and/or
producing a favorable result such as making a use more compatible
with the intent of this chapter and the goals of the Comprehensive
Plan and promoting the public health, safety and general welfare.
Characteristics of the natural environment manifest in its
flora and fauna. The disposition of these characteristics is typically
expressed in vegetation and/or wildlife units such as field and meadow;
tree, woodland or forest stands and related understory and ground
cover growth; and aquatic and terrestrial wildlife and/or their habitats.
The services which provide for various community health,
education, safety, leisure and like needs and the locations at which
these services are provided. Typical community facilities include
schools, parks and recreation areas; libraries; hospitals and other
health-care facilities; fire protection; police; ambulance and rescue
services; and postal services.
A representation of man's influence on land and/or water
through the use, organization, adornment and maintenance of property
and structures.
Characteristics related to the distribution, density and
vital statistics of populations.
Any man-made change to improved or unimproved real estate,
including but not limited to the construction or alteration to buildings
or other structures, the placement of mobile homes, streets or other
paving, utilities, filling, grading, regrading, excavation, mining,
dredging or drilling operations; provided, however, the following
shall not be considered as development: routine maintenance; incidental
grading related to gardening, cultivation and the like and minor structure
alterations to a building.
Characteristics related to the expenditure and revenues in
conjunction with the management of income of a household, private
business, community, association and/or government.
The conditions, resources and/or characteristics which exist
within and surround the area to be affected by a proposed project,
including but not limited to natural elements such as land, water,
air, minerals, natural flora and natural fauna; and man-made components
such as objects of historic or aesthetic significance, infrastructure
and man-related attributes of a social and economic nature.
An assessment which objectively describes, analyzes and documents both the beneficial and adverse environmental and cultural effects of a proposed project and the measures to be undertaken to mitigate adverse effects in accordance with the provisions set forth in this chapter and Chapter 196, the Nockamixon Township Subdivision and Land Development Ordinance.
Sites, areas, structures, trails and/or routes which are
valued due to their significance as examples and/or locations of events,
customs, skills and/or arts of the past.
The power of an event or condition to produce changes in
other conditions. In the context of impact exerted on the environment,
changes which affect existing conditions and/or quality are of greatest
concern.
The basic installations and facilities on which the continuance
and growth of a community depend such as roads, schools, electrical
transmission facilities, transportation and communication systems
and sewer and water systems.
Results which are manifest for or extending over a period
of greater than two years.
The act of precluding a potentially adverse effect and/or
making a potentially adverse effect less severe through measures which
will improve a condition and/or lessen the impact.
A composition of land, water and/or air represented by its
inherent physical and biological resources.
Characteristics of the natural environment manifest in its
land forms, soils, geological structure of surface and/or subsurface
rock, minerals, natural bodies of water and/or man-made impoundments,
watercourses, groundwater and the like. The disposition of these characteristics
is typically expressed in physiographic, topographic and/or hydrologic
units such as rock formations, slope elevations, soil types, watersheds,
surface water types, wetlands, floodplains, aquifers or aquifer recharge
areas and the like.
Results of a direct nature which have a principal influence
on a particular condition.
A subdivision, land development or other development involving
the construction or alteration of buildings or other structures or
the grading of land to accommodate use of property as a solid waste
facility.
Results of an indirect nature which have an influence on
a particular condition or state derived from a primary effect.
Results which are manifest for or extending over a period
of two years or less.
Characteristics of the natural and/or cultural environment
which are visible. The visual resources of a particular area are typically
expressed in terms of their visibility, character and/or attractiveness
relative to their amenity value and/or quality.
C.
An updated EIA report shall accompany and form a part of a final
land development or subdivision plan as required herein.
D.
Ten copies of the EIA report shall be submitted with the Conditional
Use Permit Application and applications for Preliminary or Final Plan
approval. Within the EIA report, specific emphasis shall be directed
toward the proposed project's effects on and relationship to
applicable site, neighborhood (including areas in adjacent municipalities
where applicable) and Township-wide resources, conditions or characteristics.
The EIA report shall include text, tables, maps and analyses for the
purpose of describing the project site, proposed use(s), environmental
characteristics and the environmental effects of the proposal as follows:
(1)
Overview: Indicate the purpose and scope of the proposed project.
Enumerate the benefits to the public which will result from the proposed
project and describe the suitability of the site for the intended
use. A description of the proposed project shall be presented to indicate
the extent to which the site must be altered, the kinds of facilities
to be constructed, how they are to be constructed and the uses intended.
The resident population, working population and visitor population
shall be projected. The basis of the projections shall be clearly
stated in the report.
(2)
Compatibility: The compatibility or incompatibility of the proposed
project shall be described in relation to the following:
(a)
Township Comprehensive Plan, especially the land use and open
space elements.
(b)
Comprehensive Plan of adjacent municipalities whenever a project
is located along or within 2,000 feet of the municipal boundaries.
(c)
Bucks County Comprehensive Plan.
(d)
Regional and state planning guides.
(e)
Other pertinent planning documents.
(3)
Location. An identification of the site location and area through
the use of a location map drawn at a scale of not more than 2,000
feet to the inch. The location map shall depict all street, adjoining
properties, zoning district boundaries and municipal boundaries within
2,500 feet of any part of the tract. In the case of development of
only a portion of the entire tract, the location map shall also show
the relationship of the section to the entire tract.
(4)
Photographs. An identification of the character and appearance of
the site through the presentation of black and white photographs or
copies thereof. Such photographs shall provide a representation of
what the site looks like from ground level. Photographs should be
properly identified or captioned and shall be keyed to a map of the
site.
(5)
Description of the project. An identification of the nature of the
proposal through the presentation of the following:
(a)
A site development plan including notes pertaining to the type
of solid waste proposed to be handled, processed, stored or disposed
of at the facility, including the quantities to be handled on an average
daily, monthly and yearly basis.
(b)
A statement indicating the existing and proposed ownership of
the tract.
(c)
A statement indicating the proposed staging or phasing of the
project and a map depicting the boundaries of each stage or phase
of the project. Such boundaries shall be superimposed on a version
of the site development plan.
(6)
Physical resources inventory. An identification of physical resources
associated with the natural environment of the tract including such
features as geology, topography, soils, hydrology and the like. The
identification of physical resources shall include a narrative description
of the qualitative aspects of each of the resources mentioned above.
In addition, these resources shall be mapped at a scale of not smaller
than 100 feet to the inch as specified below and may be either incorporated
into the EIA report or submitted as attachments to the report.
(a)
A map depicting the geological characteristics of the tract.
Such map shall define the location and boundaries of the rock formations
at or influencing the tract and features such as faults and/or fractures.
(b)
A map depicting the topographical characteristics of the tract.
Such map shall contain contours with at least two-foot intervals and
shall depict slopes ranging from 0% to 15%, 15% to 25%, and greater
than 25%.
(c)
A map depicting the soil characteristics of the tract. Such
map shall depict all soil types and shall include a table identifying
soil characteristics pertinent to the proposed project such as prime
agricultural soils, depth to bedrock, depth of water table, flood
hazard potential and limitations for septic tank filter fields. List
and describe each soil type located on the site. If applicable, provide
percolation data. Where the proposed area of land disturbance will
involved soils with moderate or severe limitations (as per the Soil
Survey of Bucks and Philadelphia Counties, U.S. Soil Conservation
Service) relative to the type of project proposed, a complete mapping
of all soil types on the site shall be required indicating where those
moderate and severe limitations exist.
(d)
A map depicting the hydrological characteristics of the tract.
Such map shall depict surface water resources, their drainage characteristics,
watershed and floodplains and groundwater resources. Surface water
resources include features such as creeks, runs and other streams,
ponds, lakes and other natural bodies of water, springs, wetlands
and any man-made impoundments. Groundwater resources include features
such as aquifers and aquifer recharge areas.
(7)
Biological resources inventory. An identification of biological resources
associated with the natural environment of the tract including such
features as vegetation and wildlife. The identification of biological
resources shall include a narrative description of each of the resources
mentioned above. In addition, these resources shall be mapped at a
scale of not smaller than 100 feet to the inch as specified below
and may be either incorporated into the EIA report or submitted as
attachments to the report.
(a)
A map depicting the vegetation characteristics of the tract.
Such map shall define the locations and boundaries of the woodland
and forest areas of the tract and shall note the types of vegetation
associations which exist in terms of their species and sizes. In addition,
all trees 12 inches in caliper or greater shall be accurately located
and identified on the map whether they are freestanding trees or tree
masses.
(b)
A map depicting characteristics associated with wildlife habitats.
Such map may draw upon vegetation, hydrology and soil maps in order
to express habitat characteristics associated with terrestrial and
aquatic wildlife on the tract and the relationship of the overall
habitat(s).
(8)
Land use inventory. An identification of the land use conditions
and characteristics associated with the tract, such as current and
past use, land cover and encumbrances; and the relationship of these
to adjacent tracts. The identification of land use conditions and
characteristics shall include a narrative description of the above.
In addition, the following maps drawn at a scale not smaller than
100 feet to the inch shall be incorporated into the EIA report or
submitted as attachments to it.
(a)
A map depicting the land cover characteristics of the tract.
Such map shall define existing features, including paved or other
impervious surfaces, woodland and forest areas, cultivated areas,
pasture, old fields, lawns and landscaped areas and the like.
(b)
A map depicting any encumbrances to the tract. Such map shall
define easements and other areas where certain use privileges exist.
(c)
A map depicting the land uses within 500 feet of the proposed
tract. Such map may be at the same scale as the location map.
(9)
Surface water inventory. Describe existing watercourses and water
bodies that are partially or totally on the site and their relationship
to the area of land disturbance. Calculate existing surface runoff
from the site and the associated watershed, including the potential
development of the remainder of the watershed. When the natural drainage
pattern will be significantly altered, an analysis shall be conducted
which will investigate flow, depth, capacity and water quality of
the receiving waters. When required, floodplain areas will be mapped
in consultation with the Department of Environmental Protection. Existing
drainage structures shall be mapped and the capacity of the drainage
network shall be determined. Additionally, wetland areas as defined
by the Department of Environmental Protection and the U.S. Army Corps
of Engineers shall be delineated.
(10)
Subsurface water inventory. Describe the subsurface water conditions
on the site both in terms of depth to groundwater and water supply
capabilities of the site. Where existing conditions warrant, provide
detailed information regarding existing wells within 1,000 feet of
the site relative to depth, capacity and water quality. Discuss the
water supply capabilities of the adjacent areas and the recharge capabilities
of the site.
(11)
Existing features inventory. Describe any existing features
on the site that are not considered to be part of the natural environment.
This may include, but not necessarily be limited to, roads, housing
units, accessory structures, utility lines, etc.
(12)
Historic resources inventory. An identification of the man-made
resources associated with or within 500 feet of the tract which are
older than 50 years. Areas, structures and/or routes and trails included
on the National Register of Historic Places, the Pennsylvania Inventory
of Historic Places, the Historic American Building Survey, the Bucks
County Conservancy and any which may be identified in the Comprehensive
Plan shall be identified. The identification of historic resources
shall include a narrative description of the above. In addition, a
map drawn at a scale of not smaller than 100 feet to the inch depicting
historic resources shall be incorporated into the EIA report or submitted
as an attachment to the report.
(13)
Visual resources inventory. An identification of the visual
resources associated with the tract such as areas which have a particular
amenity value and areas which offer interest in viewing the tract.
The identification of visual resources shall include a narrative description
of the above. In addition, a map drawn at a scale of not smaller than
100 feet to the inch depicting visual resources shall be incorporated
into the EIA report or submitted as an attachment to the report.
(14)
Community need inventory. An identification of the community
facility needs associated with the users of the proposed project.
The community facility needs assessment shall indicate in narrative
form the type of services which will be in demand. Where applicable,
community facilities (such as schools, parks and recreation areas,
libraries, hospitals and other health care facilities, fire protection,
police protection, ambulance and rescue service and postal service)
shall be discussed in terms of the ability of the existing facilities
and services to accommodate the demands of future users and/or residents
of the lots and/or tract and the need for additional or expanded community
facilities.
(15)
Utility needs inventory. An identification of the utility needs
associated with the users of the proposed project. The utility needs
assessment shall indicate in narrative form the type of installations
which will be in demand. Utilities shall be discussed in terms of
the ability of existing utility installations to accommodate the demands
of the future users; the needs for additional or expanded utility
installations; the ability to achieve an adequate potable quantity
of water whenever individual wells are proposed; the ability to achieve
an adequate system for on-site sewage disposal whenever such a system
is proposed; and the ability to achieve an adequate system for storm
drainage and stormwater management. Certificates from the utilities
confirming that adequate capacity exists to serve the proposed development
shall be included.
(16)
Transportation system inventory. An identification of the relationship
of the transportation and circulation system needs of the proposed
project to the existing street or highway network. A discussion of
this relationship shall be in narrative form and shall indicate factors
such as methods to be used for traffic control within the tract and
at points of ingress to and egress from it; and expected traffic volumes
generated from the project, including their relationship to existing
traffic volumes on existing streets for both peak hour and nonpeak
hour traffic conditions. In addition, there shall be a discussion
of the physical condition of existing streets which will service the
proposed project and what improvements are proposed to remedy any
physical deficiencies.
(17)
Fiscal impact. An identification of the economic and fiscal
characteristics related to the proposed project. The characteristics
which shall be presented in narrative form shall include a profile
of the Township, county and school district revenues which the proposed
use may generate and the Township, county and school district costs
it will create. Such information shall be related to initial and completed
project conditions.
(18)
Existing conditions. An identification of characteristics and
conditions associated with existing, construction related and future
air and water quality and noise levels, vibration, toxic materials,
electrical interference, odor, glare and heat, fire and explosion,
smoke, dust, fumes, vapors and gases and/or radioactive materials.
(19)
Licenses and permits. An identification of all licenses, permits
or other approvals required by law for the development and the status
of each.
(20)
Environmental controls. An identification of compliance with
the floodplain regulations provided by this chapter.
(21)
Impacts inventory. The implications of the proposed project in terms of the type of beneficial or adverse effects which may result from it; and the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed project to the resources, conditions and characteristics described in Subsection D(5) through (21) above. In addition to a narrative presentation of implications, the applicant shall display where the project adversely affects the tract's resources, conditions or characteristics through the use of a map drawn at a scale of not smaller than 100 feet to the inch, wherein the area adversely affected from proposed development are highlighted. Such map may be either incorporated into the EIA report or submitted as an attachment to the report. Further, the applicant must demonstrate and specify in the EIA report how and where the findings in the EIA report and its attachments are reflected in the project.
(22)
Alternative analysis. Alternatives within the project which
would preclude, reduce or lessen potential adverse impact or produce
beneficial effects. To indicate such alternatives, the applicant shall
submit exhibits or diagrams which will depict the type or alternatives
described in narrative forms. The applicant shall comment on how alternatives
such as revised location, redesign, layout or siting of buildings,
roads and other structures and the reduction in the size of the proposed
structures or number of structures would affect the impacts or effects
of the project.
(23)
Adverse impacts.
(a)
Probable adverse impacts which cannot be precluded, including:
[1]
Water quality and quantity.
[2]
Air quality.
[3]
Noise.
[4]
Undesirable land use patterns.
[5]
Damage or destruction of significant plant of wildlife systems.
[6]
Aesthetic values.
[7]
Destruction of natural resources.
[8]
Displacement of people and business.
[9]
Displacement of viable farms.
[10]
Employment and property tax.
[11]
Destruction of man-made resources.
[12]
Disruption of desirable community and regional
growth.
[13]
Health, safety and well-being of the public.
(b)
In indicating such effects, a discussion shall be presented
regarding whether they will have primary or secondary implications,
that is, whether the adverse effects will have direct or indirect
influence on a particular resources, condition or characteristic.
(24)
Mitigation measures. Measures to mitigate adverse effects. To
indicate such measures, the applicant shall submit exhibits or diagrams
which will depict the type of remedial, protective and mitigative
measures described in narrative form. These measures shall include
those required through existing procedures and standards and those
unique to a specific project, as follows:
(a)
Mitigation measures which pertain to existing procedures and
standards are those related to current requirements of the state,
county and/or Township for remedial or protective actions such as
sedimentation and erosion control, stormwater runoff control, water
quality control and air quality control.
(b)
Mitigation measures related to impacts which may be unique to
a specific project are those related to efforts such as revegetation,
screening, fencing, emission control, traffic control, noise control,
relocation of people and/or businesses and land acquisition.
(25)
Irreversible impacts. Any irreversible environmental changes
which would occur due to the proposed project, should it be implemented.
To indicate such changes, the use of nonrenewable resources during
the initial and continued phases of the project shall be discussed.
Further, the loss of environmental resources shall be indicated through
a presentation of the quantity of loss and related qualitative effects.
E.
In making its evaluation, the Board of Supervisors and/or the Planning
Commission may request any additional information it deems necessary
to adequately assess potential environmental impacts. Whenever any
information required in this section is assumed not directly applicable
to the proposed project, the applicant shall indicate such assumed
inapplicability in the narrative of the EIA report and state why such
information is considered to be inapplicable in the case of the particular
project in question.
F.
The EIA report shall be prepared by a planner certified by the American
Institute of Certified Planners or its equivalent, in collaboration
with other licensed professionals. All persons who participate in
preparing the report shall be identified and their qualifications
stated. All sources of information shall be identified when presented
and a bibliography shall be attached to the report. All work in the
report shall be in conformity with recognized engineering, architectural
and planning practices and principles. The Township may retain its
own expert to evaluate the EIA report. The cost of the expert shall
be the cost of the review of the project which shall be borne by the
applicant.
A.
Application fee. All applications for conditional use approval for
any solid waste facility shall be accompanied by a nonrefundable fee
and such escrow as may be required pursuant to a fee resolution duly
adopted by the Board of Supervisors.
B.
Host municipality benefit fee. There shall be a host municipality
benefit fee charged in accordance with the provisions of Act 101,
Section 1301, of $2 per ton of daily capacity of the facility when
operating at its designed operating capacity, to be paid quarterly
by the 20th of the month, with a 1% discount for early payments and
interest at the prime bank rate plus 2% plus a penalty of 5% per month
for late payments up to a penalty of 25% for late payment.
C.
Indication of acceptability. All applications for conditional use
approval for any solid waste facility shall be accompanied by plans,
reports and other documents as herein described to indicate that the
proposed use will be acceptable to the Township as follows:
(1)
Consistent with the Township Comprehensive Plan;
(2)
Conform to all requirements of Chapter 196, the Township Subdivision and Land Development Ordinance, and all other ordinances, codes, permit conditions and regulations;
(3)
Will not adversely affect the health, safety and general welfare
of the residents of the Township and of surrounding municipalities;
(4)
Promotes the harmonious and orderly development of the zoning district
involved;
(5)
Compatible with the character and type of development existing in
the area which surrounds the site in terms of size, scale, height
and bulk of the proposed uses and the size, shape and placement of
the buildings and other structures;
(6)
Will not detract from or cause harm to neighboring properties;
(7)
Compatible with the uses permitted in the surrounding area in terms
of the density and/or intensity of land use;
(8)
Reflects effective site planning and design in terms of energy efficiency
and environmental protection;
(9)
Reflects sound engineering and land development design and construction
principles, practices and techniques.
(10)
Consistent with the logical, efficient and cost-effective extension
of public services and utilities and will not adversely affect the
public services and utilities of surrounding properties and of the
Township as a whole, in terms of public water supply, wastewater treatment,
police, fire protection and hospital and health services;
(11)
Includes proposals for the effective disposal of residues and
unprocessable solid waste;
(12)
Provides safe and efficient access to roads and will not create
traffic congestion, hazardous traffic conditions or excess traffic
volumes;
(13)
Limits the number of access points along major public streets
and generally provides development of the frontage of buildings on
access roads which are parallel or perpendicular to major public streets;
(14)
Provides improvements needed to guarantee compatibility with
adjoining roads and properties;
(15)
Provides continuity of existing circulation systems including
roads, sidewalks, trails and other walkways;
(16)
Provides adequate off-street parking and loading areas which
will be minimally visible and audible from adjoining public streets
and neighboring properties;
(17)
Utilizes effective stormwater management techniques and soil
erosion and sedimentation control techniques which are in character
with and complimentary to the proposed site grading and landscaping;
(18)
Preserves, to the maximum extent possible, woodlands and other
trees existing on the site;
(19)
Will not be disruptive to existing topography, surface water
resources and groundwater resources;
(20)
Includes landscaping, in addition to that around the buildings
and structures, in areas which are highly visible to the public such
as entrances, along roads, trails and walkways, where the use of trees,
shrubs, flowers and ground cover would be both functional and decorative;
(21)
Provides that all buildings shall be permanent and the buildings
and grounds taxable if privately owned;
(22)
Will not result in appreciable harmful effects to the environment;
(23)
Has been designed and conceived with a view toward the protection
of resources; and
(24)
Will not, individually or collectively, place a disproportionate
or excessive demand upon the total resources available for such proposal
and for any future proposals.
