Each application for construction or land disturbance within the Steep Slope Conservation Overlay District shall be submitted in accordance with § 320-94E below.

Any area of the Steep Slope Conservation Overlay District that falls within the parcel shall be shown on the site plan.

Where an interpretation is needed as to the exact location of the boundaries of the district in relation to a given parcel, an initial determination shall be made by the Township Zoning Officer, who may engage the assistance of the Township Engineer. Any person seeking such a determination shall submit a topographic survey of the property with steep slopes delineated. The Township Engineer shall make a written report of the results of his initial determination, a copy of which shall be provided to the Board of Supervisors. The cost of these determinations shall be borne by the applicant.

Any person aggrieved by any such determination of the Township Engineer or other decision under this section may appeal to the Zoning Hearing Board.

Parks and outdoor recreational uses.

Logging and woodcutting, where such activity is limited to selective removal of trees and when conducted in conformity with conservation practices approved by the US Department of Agriculture NRCS or the County Conservation District. No clear-cutting will be permitted.

Agricultural uses when conducted in conformity with conservation practices, including minimum tillage methods, approved by the US Department of Agriculture NRCS or the County Conservation District.

Grading for the minimum portion of a driveway necessary to access a single-family dwelling when it can be demonstrated that no other routing that avoids slopes exceeding 25% is feasible.

Yard areas of any permitted building, so long as such building is itself not within the Steep Slope Conservation Overlay District, except where permitted by special exception.

Single-family detached dwelling, subject to the provisions of § 320-131.

Any road necessary to provide primary or emergency access to a use permitted by this section, when no practical alternative exists in an area of lesser slope, subject to the provisions of § 320-131.

Sealed public water supply wells, where approved by all regulatory agencies, subject to the provisions of § 320-131.

Sanitary or storm sewers where approved by all regulatory agencies, subject to the provisions of § 320-131.

Terracing to provide for agricultural uses, provided that side slopes are permanently stabilized.

An earthmoving plan which indicates existing grades with field run or aerial contour lines at two-foot intervals and proposed grades within the area of any proposed activity, disturbance or construction. All areas within the Steep Slope Conservation Overlay District shall be shaded accordingly.

A site plan indicating existing and proposed structures, impervious surfaces, storm drainage facilities and retaining walls. The site plan shall also locate and identify existing vegetation and ground cover within the Steep Slope Conservation Overlay District, as well as proposed landscaping material.

Architectural plans, elevations and sections.

A statement, signed and sealed by a registered architect or engineer, explaining the building methods to be used in overcoming foundation and other structural problems created by steep slope conditions, and which shall also indicate how and by what means watersheds will be preserved and how and by what means soil erosion and excessive surface water runoff shall be curtailed.

Plan, profile and typical cross sections of any proposed street, emergency access or driveway, with the seal of a registered professional engineer thereon.

Setbacks. Unless otherwise approved by the Board of Supervisors upon recommendation of the Township Planning Commission, the applicant shall demonstrate that the setbacks for surface land uses affiliated with transmission pipelines and all supporting equipment and structures from any property line or right-of-way shall be consistent with the minimum setback in the underlying zoning district. In addition, surface land uses affiliated with transmission pipelines and all supporting equipment and structures shall be set back a minimum of 750 feet from residential buildings and all commercial, industrial and institutional uses or a minimum of 500 feet from the nearest lot line, whichever is greater. Setbacks may be increased by the Township pursuant to the type of material being managed at the surface land use affiliated with transmission pipelines and whether the use is adjacent to areas of high on-site population. The Township shall, on a case-by-case basis, determine whether increased setbacks are warranted consistent with the "potential impact radius" (PIR), defined by the relationship between the diameter of the adjacent pipeline (and appurtenances) and its maximum operating pressure [see Potential Impact Radius (PIR) and Pipeline Class Locations graph below], whether high on-site populations are in proximity, and whether more than one transmission pipeline (such as coupled lines) will be managed at the surface land use affiliated thereto. The PIR approach is applicable only to surface land uses affiliated with gas or petroleum gas transmission pipelines as defined by 49 CFR 192.3. Surface land uses affiliated with transmission pipelines carrying "hazardous liquids," as defined by 49 CFR 195.2, shall adhere to the setback standards contained in this subsection.

Landscaping. The applicant shall provide a plan prepared by a landscape architect licensed in Pennsylvania showing landscaping proposed to be installed to screen and buffer surface land uses affiliated with transmission pipelines. The landscape plan shall incorporate the use of an eight-foot decorative fence surrounded by a mix of native vegetation, including evergreens, shrubbery and trees, which shall not be less than the height of the fence at installation and shall be of sufficient density to screen the facility. Existing vegetation in proximity to surface land uses affiliated with transmission pipelines shall be preserved to the greatest extent possible. All proposed landscaping shall comply with the requirements of Chapter 240, Subdivision and Land Development. Applicants shall submit a visual survey from mutually agreed-upon vantage points in order to support the proposed landscaping plan's mitigation of visual impacts.

Noise. Sound produced by the surface land use affiliated with transmission pipelines shall not result in noise or vibration clearly exceeding the unrelated average intensity of noise or vibration otherwise occurring from other causes at the property line; in no case shall the sound pressure level exceed 60 dB(A) (according to the American National Standards Institute A-weighted scale) at the property line closest to the land use.

Odors. Odor, vapors or particulate matter produced by the surface land use affiliated with transmission pipelines shall not exceed the unrelated average emission of such substances occurring from other causes at the property line. Specific contaminants shall be regulated by 25 Pa. Code, Environmental Protection, Part 1, Subpart C, Article III, Air Resources.

Signage. All signs, other than utility identification signs, appropriate warning signs, or owner identification signs, shall be prohibited. There shall be no antennas, advertising, or other items or material affixed to or otherwise placed on surface land uses affiliated with transmission pipelines, except as permitted by the Township.

Parking. If the surface land use affiliated with a transmission pipeline is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of parking spaces shall be equal to the number of people on the largest shift. Parking spaces shall be located within the decorative fence and landscape buffer area so that they are substantially concealed when viewed from surrounding properties.

Lighting. No surface land use affiliated with a transmission pipeline shall be artificially lighted except as required for emergency night time access. Any such lights shall be shielded so as to prevent intrusion upon nearby properties and shall be oriented downward to eliminate skyglow.

Engineered drawing submission. Applications for a surface land use affiliated with a transmission pipeline shall be accompanied by engineering drawings prepared by an engineer licensed in Pennsylvania. The applicant shall show that all applicable Commonwealth of Pennsylvania and U.S. standards for the construction, operation, and maintenance of the proposed facility have been met.

Design. The applicant proposing a surface land use affiliated with transmission pipelines must demonstrate that the structure has been designed to blend in with or mimic existing structures in the landscape such as residential outbuildings, farm structures, or other uses permitted in the underlying districts.

Visual impact. Any surface land use affiliated with a transmission pipeline shall be designed and constructed so as to mitigate the visual impact from public roads and nearby uses. In addition, the color and other visual features of the land use affiliated with a transmission pipeline shall be designed and installed in such a manner so as to create the least visual impact practicable. The applicant shall demonstrate compliance with this section, by among other things, providing photographic perspectives of the proposed surface development from all sides of the property and from adjacent roads and neighboring properties (with permission of the owners).

Need. The applicant for a surface land use affiliated with a transmission pipeline is required to demonstrate, using scientific and technological evidence, that the facility must be located where it is proposed in order to satisfy its function in the applicant's pipeline system and demonstrate that there is a need for this facility at the location where it is proposed.

State and federal regulation. All applicants, whether commercial pipeline companies or otherwise, must demonstrate the submission of sufficient filings and/or receive sufficient approvals, as required, through the Federal Energy Regulatory Commission, the Pipeline and Hazardous Materials Safety Administration, and the Commonwealth of Pennsylvania and/or the Pennsylvania Public Utilities Commission. Such documentation is not required as part of the initial application to the Township, but must be included with a final as-built plan submitted upon request by the Township.

Removal of surface land uses affiliated with transmission pipelines. Any surface land use affiliated with a transmission pipeline that is no longer licensed and active shall be removed and the site restored to its preconstruction condition at the owner's expense within 60 days of the last date that the facility was licensed by the Pennsylvania Department of Environmental Protection and Federal Energy Regulatory Commission. A bond or escrow account shall be posted with the Township in an amount sufficient to ensure such removal and site restoration prior to the construction of the facility. The applicant shall have prepared and submit to the Township to accompany the bond or escrow account an estimate of the cost necessary to remove the surface land use facility associated with the pipeline and restore the site to its preconstruction condition.