Robinson Township City Zoning Code
ARTICLE X
Conditional Uses
§ 300-94 Applicability.
Applications for conditional uses, when listed as authorized uses by the district regulations, shall be approved or denied by the Board of Commissioners after review by the Planning Commission and public hearing pursuant to public notice to determine compliance with the standards and criteria of this article, the zoning district regulations, and other applicable provisions of this chapter.
§ 300-95 Application and approval procedures.
A.
The applicant for a conditional use shall submit to the Zoning Officer a completed application on a form to be provided by Robinson Township, the required application fee and a plot plan which contains all of the information listed in § 300-19B of this chapter. Upon receipt, the Zoning Officer shall forward the application to the Planning Commission.
B.
The Planning Commission shall review all applications and forward its comments in writing to the Board of Commissioners within 30 days of receipt of the application. Within 60 days of receipt of the application, the Board of Commissioners shall hold a public hearing, pursuant to public notice, on the application. The Board shall approve or deny an application for conditional use within 45 days of the close of the hearing and shall send the applicant a written communication stating the reasons for approval or denial of the application within 10 days of the date of the decision.
§ 300-96 Revocation of approval.
The approval of a conditional use application shall be valid for a period of 12 months from the date of approval. If within this period the building permit has not been applied for and construction/development begun, then the conditional use approval shall be revoked and the applicant must reapply for approval. One extension of up to six months may be granted by the approving body where the applicant can show good cause for the delay.
§ 300-97 General standards and criteria for evaluating conditional uses.
A.
Before approving a conditional use application, the Board of Commissioners shall determine that the proposed use will not alter the established character and use of the neighborhood or district in which it is located, and that it will not substantially impair the use or development of adjacent properties.
B.
The following general standards, among other things, shall be used in evaluating the application. These standards shall be in addition to any other specific requirements in this article or other section of this chapter for a particular type of use.
(1)
The proposed use complies with all applicable provisions and requirements for that type of use contained in this chapter, unless a variance to any provision has been granted by the Zoning Hearing Board, and with other applicable local, county and commonwealth and federal ordinances, laws and regulations. The proposed use shall obtain applicable permits, licenses, approvals from Robinson Township, Allegheny County, Pennsylvania and federal agencies before final approval of the conditional use or special exception application shall be granted.
(2)
The proposed use is compatible with the surrounding land uses. It does not have a negative impact on the existing neighborhood or development in terms of air and water quality, noise, illumination and glare, restrictions to natural light and air circulation, or other hazardous conditions that could endanger surrounding residents or impair the use of surrounding properties. The proposed use shall comply with the performance standards of § 300-63 of this chapter.
(3)
The proposed site for the conditional use is suitable in terms of topography, soils conditions and size, based on number of projected users and the frequency of use of the proposed use, as demonstrated by compliance with applicable laws and ordinances and reports and certifications of appropriate professionals.
(4)
The proposed use and site provides for safe, adequate vehicular and pedestrian access. It has access from a street capable of handling the traffic generated by the proposed use, and it will not result in undue traffic congestion and hazardous conditions on adjacent streets. The use provides for safe, efficient internal circulation and sufficient off-street parking and loading. Conclusions as to safety and adequacy shall be documented with traffic studies as required by this chapter.
(5)
The proposed use complies with all applicable standards and requirements for providing sanitary sewage disposal, water supply, storm drainage, solid and toxic waste storage and disposal.
(6)
The proposed use provides screening or buffer areas as required by this chapter.
(7)
The proposed use/development conforms to the scale, character and exterior appearance of existing structures and uses in the neighborhood in which it is located.
§ 300-98 Specific criteria for conditional uses.
A.
The following shall apply to the specific types of uses listed in this section:
(1)
Adult bookstore/video store, adult theater or adult live theater.
(a)
The site shall have frontage on and direct access to an arterial or collector street, as defined herein.
(b)
No adult bookstore/video store, adult theater or adult live theater shall be located within 1,000 feet of any property which is zoned residential.
(c)
No adult bookstore/video store, adult theater or adult live theater shall be located within 500 feet of any other existing or proposed adult bookstore/video store, adult theater or adult live theater.
(d)
No adult bookstore/video store, adult theater or adult live theater shall be located within 500 feet of any existing school, hospital, nursing or convalescent home, group home, group care facility, park, place of worship or establishment which is licensed to serve and/or sell alcoholic beverages.
(e)
Persons or owners who intend to operate an adult bookstore/video store, adult theater or adult live theater shall obtain a license to operate from Robinson Township and shall pay an investigation fee of $500 to Robinson Township. In addition, such persons or owners shall supply to Robinson Township detailed information regarding the ownership and financing of the proposed business as required on the licensing application. Applications for licensing shall be filed with the Robinson Township Zoning Officer.
(f)
An adult bookstore/video store, adult theater or adult live theater shall be initially licensed when it has met the requirements of this section. The license shall be valid through December 31 of the year in which the license is initially issued. For each year thereafter that the business intends to continue, the owner or operator shall seek a renewal of the license. The application for renewal shall be submitted to the Robinson Township Zoning Officer by November 1 of the year preceding the year for which the license renewal is sought. The lack of a license or failure to renew such license in a timely fashion shall be grounds for Robinson Township to deny or revoke an occupancy permit for an adult bookstore/video store, adult theater or adult live theater.
(2)
Ale house/winery/meadery.
(a)
Any and all odors generated as part of an ale house/winery/meadery operation shall be in conformance standards of this chapter.
(b)
Hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
(c)
The establishment shall not be located within 500 feet, measured property line to property line, from a school, child or adult day-care center, family day-care home, recreational facility, place of worship, hospital, public building or other similar uses where children regularly gather.
(d)
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids stored and/or used on site shall be available on request.
(3)
Automobile rental.
(a)
No more than 30 rental vehicles shall be permitted on the site at any time.
(b)
All rental and other vehicles shall be stored within an enclosed building or shall be screened from adjacent properties and public rights-of-way with a six-foot-high opaque fence.
(c)
If a car wash or vehicle repair garage is an accessory use, all conditions required herein for said uses shall be met.
(4)
Automobile repair garage.
(a)
If an automobile repair garage also includes fuel and/or other petroleum sales, all criteria for an automobile service station shall be met.
(b)
All repair work shall be done within an enclosed building.
(c)
All activities shall be conducted in accordance with the performance standards contained in § 300-63 of this chapter.
(d)
No more than four damaged or other vehicles waiting for repair shall be parked outdoors on the premises at any time. Automobile parts, dismantled vehicles, excess vehicles waiting for repair over four in number and other similar articles shall be stored within a building or totally screened from view by a solid or privacy fence as approved by Robinson Township.
(e)
All debris, used tires and other garbage must be stored in an enclosed container, emptied periodically, or in such a manner that it is not visible from adjacent properties or roadways.
(5)
Automobile sales and service.
(a)
The property shall have access directly onto an arterial or collector street with sufficient capacity to handle traffic generated by the proposed use.
(b)
The business shall include a permanent building on site for offices, display and/or repair. A trailer shall not meet this requirement.
(c)
Areas for vehicular display and customer parking shall be paved or otherwise improved and shall maintain at least a five-foot landscaped setback from all property lines.
(d)
No strings of lights, flags, flashers or any other display paraphernalia shall be permitted. Lighting from spot- or floodlights shall be oriented away from adjacent highways and properties.
(e)
No vehicle shall be displayed or offered for sale outdoors which does not have all mechanical and body components necessary for safe and lawful operation in the state.
(f)
Any outdoor display area for new or used vehicle sales shall be adequately secured by a fence in accordance with § 300-74 of this chapter.
(g)
All outdoor display areas adjacent to a residence or residential zoning district shall have exterior lighting reduced to 50% luminosity after 11:00 p.m.
(h)
The use of outdoor loudspeakers shall not be permitted on properties which adjoin residential use or zoning classification.
(i)
Paved areas devoted to outside vehicle storage shall be landscaped in accordance with the requirements of § 300-71 of this chapter.
(j)
The maximum height of a pole supporting site lighting shall be 40 feet. Site lighting shall comply with the performance standards of § 300-63 of this chapter.
(k)
All automobile parts and accessories, dismantled vehicles and similar materials shall be stored within a completely enclosed building.
(l)
All fuel, oil and other flammable substances shall be stored at least 20 feet from any property line.
(m)
Hazardous fluids shall be disposed of in accordance with regulations of appropriate regulatory agencies.
(6)
Automobile service station.
(a)
The property shall have access directly onto an arterial or collector street with sufficient capacity to handle traffic generated by the proposed use.
(b)
The location of entrances and exits shall be clearly marked with on-lot circulation delineated by on-premises directional signs or pavement markings.
(c)
Only minor repairs and service such as state inspections, lubrication, oil changes, tire changes and similar work shall be permitted at an automobile service station. Major repair work, including paint-spraying, body or fender work shall not be permitted.
(d)
No repair work, washing, waxing, lubrication, or other work shall be performed outdoors.
(e)
Pumps, underground storage tanks and other such devices shall be located a minimum of 25 feet from any public right-of-way or lot lines.
(f)
A canopy covering the pumps is permitted, provided it is no closer than 10 feet from any lot line or public right-of-way. The maximum height of the canopy shall not exceed 20 feet.
(g)
All bulk storage of flammable liquids shall occur in underground tanks, subject to approval by the County Fire Marshal or other regulatory agency which shall inspect and approve tank installations and other safety requirements as a condition of occupancy.
(h)
No more than four damaged vehicles or other vehicles awaiting repair shall be parked outdoors at any time. Automobile parts, dismantled vehicles, excess vehicles waiting for repair over four in number and other similar articles shall be stored within a building or totally screened from view by a solid or privacy fence.
(i)
All debris, used tires and other garbage shall be stored in an enclosed container, emptied periodically, or in such a manner that it is not visible from adjacent properties or roadways.
(j)
If accessory uses such as van or truck rental are present, parking for these accessory uses shall be provided in addition to that normally required by the parking regulations herein.
(k)
Vehicles not in running condition, as defined herein, shall not be stored on the premises.
(7)
Billboards. Billboards shall not be permitted in any R or S-1 Zoning Districts or in any C-1, C-3, C-4, C-5, P or I-1 Districts. Billboards shall be permitted as a conditional use and may be an accessory or principal use on property located in the C-2 or I-2 Districts, following approval by the Board of Commissioners. Notwithstanding bulk and area requirements in the zoning district, if a billboard is a sole principal use, the minimum lot size shall be that necessary to meet the setback requirements for structures in the zoning district in which it is located. After review by the Planning Commission the following criteria shall be the requirements for approval of the conditional use:
(a)
Location. Billboards shall only be permitted within 400 feet off the center line (measured horizontally) of the street from which they are intended to be viewed, and must comply with all bulk and area requirements of the zoning district they are located in, provided that all of the following additional requirements are met:
[1]
Billboards shall not be erected within 500 feet of the property line of any public or private school, place or worship or cemetery, said 500 feet being measured along the same roadway frontage from the centermost point of the billboard structure along a line extending from the centermost point of the billboard which is parallel to the center line of the roadway to which the billboard is oriented. This limitation does not apply to side streets off of the roadway to which the billboard is oriented, nor shall it apply to any uses listed above where the advertising copy cannot be seen from the exterior of the principal structure on the lot. The billboard installation shall comply with all setback and side yard standards in the respective zoning districts.
[2]
Billboards shall maintain a lateral minimum spacing between any existing or proposed billboard structure of 2,500 feet. Required spacing shall be measured along both sides of the same roadway frontage from the centermost point of the billboard structure along a line extending from the centermost point of the billboard which is parallel to the center line of the roadway to which the billboard is oriented.
[3]
The minimum front, side, and rear yard requirements applying to principal use as set forth within the zoning district in which the billboard is to be located shall apply from the edge of each billboard structure, except as noted in Subsection A(7)(a)[7] below.
[4]
The maximum lot coverage specified in the zoning district shall apply to any lot upon which a billboard structure is located and shall be cumulative, including any other structures and buildings on the same lot therewith.
[5]
No billboard shall be erected with a clearance height of less than eight feet from the ground level to the bottom of the sign face.
[6]
No billboard shall be constructed within the clear sight triangle, as defined in § 300-12, of the public street or road on which it is situated and shall not in any case obstruct or impede traffic safety.
[7]
No billboard structure shall be erected over any public sidewalk or public right-of-way; provided, however, a sign panel may encroach into the yard area of a lot no more than a maximum of 50% of the yard area required in the zoning district it is located in.
(b)
Size and height. A billboard shall have a maximum allowable gross surface area of 300 square feet per sign face. This gross surface area shall be permitted, provided all of the following additional requirements are met:
[1]
A billboard shall have no more than two sign faces per billboard structure.
[2]
The billboard structure may have sign faces placed back to back or in a V-shaped configuration on a single billboard structure, but shall have a minimum of a thirty-degree angle at the V of the sign structure.
[3]
The dimensions of the gross surface area of the billboard's sign face shall not exceed 12 feet in total height or 25 feet in total length.
[4]
Notwithstanding the height limitation in the underlying district, the top of the billboard sign face and all structural components and attachments shall have a maximum height above the curve of the roadway from which it is intended to be viewed of 40 feet.
(c)
Construction methods. Billboards shall be constructed in accordance with applicable provisions of the Uniform Construction Code (UCC) and/or the International Commercial Code (ICC) as referenced in § 300-84O and shall meet all of the following additional requirements:
[1]
A billboard structure shall have a maximum of one vertical support being a maximum of three feet in diameter or width and without bracing or vertical supports.
[2]
The entire base of the billboard structure parallel to the sign face shall be permanently landscaped with suitable shrubbery and/or bushes consistent with the landscaping requirements in the respective zoning districts. A landscaping plan shall be submitted at the time that the application is submitted to Robinson Township and it shall be reviewed by the Planning Commission.
[3]
Landscaping shall be maintained by the sign owner in an attractive and healthy manner in accordance with accepted conservation practices.
[4]
Permanent landscaping shall form a base and/or backdrop to the billboard sign when practical in the opinion of the Zoning Officer and the landscape plan shall be submitted with the conditional use application to the Planning Commission.
[5]
No bare cuts are permitted on a hillside.
[6]
All cuts or fills are to be permanently seeded or planted.
[7]
A billboard with display lighting or an electronic sign panel shall be constructed so that it does not glare upon adjoining property. All measurements of light intensity from a billboard shall be taken at a height of six feet at the yard setback line on parcels that adjoin the parcel where the billboard is located or at a building on parcels that adjoin the parcel where the billboard is located, if a then-existing building is closer to the deed line than the yard setback identified in that particular zoning district. When the lot where the billboard is located adjoins commercial or industrial zoning districts, the light intensity, at its brightest, shall not exceed 3.0 footcandles at the measuring point. When the lot where the billboard is located adjoins a residential zoning district, the light intensity, at its brightest, shall not exceed 1.0 footcandle at the measuring point.
[8]
Display lighting and electronic panel signs may operate 24 hours per day.
[9]
All billboards and/or display lighting shall operate according to the following standards:
[a]
All messages/displays shall remain unchanged for a minimum of six seconds.
[b]
The time interval used to change from one complete message/display to the next completed message/display shall be a maximum of one second.
[c]
There shall be no appearance of visual dissolve or fading in which any part of one electronic message/display appears simultaneously with any part of a second electronic message/display.
[d]
There shall be no appearance of flashing or sudden bursts of light, and no appearance of animation, movement, or flow of the message/display.
[e]
Any illumination intensity or contrast of light level shall remain constant.
[10]
For an electronic sign panel, the following additional requirements shall apply:
[a]
Duration. The full electronic sign panel image or any portion thereof must have a minimum duration of six seconds and must be a static display.
[b]
Transition. The time interval to change from one message/display to another message or display shall not exceed one second.
[c]
Dimmer control. No electronic sign panel shall be erected without an ambient light detector/photocell, a schedule dimming timer, or a manual control by which the sign's brightness can be dimmed or brightened when ambient light conditions change.
[d]
Functionality. All illumination must be maintained in proper working order. Each electronic sign panel must have an electronic monitoring system which reports any change in status or malfunction immediately to its off-site operator and all malfunctions must be addressed within 48 hours of its report.
(d)
Maintenance. All billboards shall be maintained in accordance with § 300-84C of this chapter.
[1]
The surface coating of a billboard structure shall be inspected annually by Robinson Township and where there is peeling or deteriorated coatings they will be promptly repaired by the owner. The annual inspection fee shall be $300 for each sign or as established by resolution of the Board of Commissioners.
[2]
Every three years the owner of the billboard shall have a structural inspection made of the billboard by a qualified Pennsylvania registered engineer and shall provide to Robinson Township a certificate from the engineer certifying that the billboard is structurally sound.
[3]
Billboards found to be in violation of this chapter shall be brought into compliance or removed within 30 days upon proper notification by Robinson Township.
[4]
Billboards using removable paper or other materials shall be maintained in such condition as to eliminate loose or frayed material protruding or hanging from the structure. All paper and other waste materials shall be removed from the site and disposed of properly whenever any sign face is changed.
(e)
Liability insurance. The applicant for a sign permit to erect a billboard shall provide a certificate of insurance for public liability and property damage which holds Robinson Township harmless, in an amount of $1,000,000 each for personal injury and property damage. Such insurance shall not be canceled or reduced without first giving 10 days' notice to Robinson Township.
(f)
Permits.
[1]
Conditional use approval shall be consistent with § 300-84G of this chapter and shall be valid for one year from the date of action by the Board of Commissioners granting the conditional use. If the applicant fails to obtain a sign permit for the approved billboard within the one-year period, conditional use approval shall expire automatically, without written notice to the applicant.
[2]
The issuance of a sign permit for a billboard which has been granted conditional use approval shall be conditioned upon the approval of the Pennsylvania Department of Transportation (PennDOT) for billboards along state highways. If the applicant fails to submit evidence of the required PennDOT approval within 90 days of the issuance of the conditional sign permit, the sign permit shall be revoked by Robinson Township Building Inspector, who shall provide written notice to the applicant.
[3]
The applicant may reapply for the required sign permit upon submission of evidence of PennDOT approval, without payment of any additional sign permit fee, provided the application is filed within the one-year period during which the conditional use approval is valid.
[4]
The applicant shall be subject to the prevailing fee for replacement signs, excluding electronic side panels, whenever the face of the billboard is changed.
(8)
Brew-pub.
(a)
Hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
(b)
The establishment shall not be located within 500 feet, measured property line to property line, from a school, child or adult day-care center, family day-care home, recreational facility, place of worship, hospital, public building or other similar uses where children regularly gather.
(c)
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids stored and/or used on site shall be available on request.
(9)
Car wash.
(a)
All operations, including brushing, steaming and polishing, shall take place in an enclosed building. Final spot wiping may be done as the cars exit the wash.
(b)
All access drives and waiting areas shall be paved and shall be large enough to accommodate all traffic at peak operating periods so that the operation shall not conflict with normal street operation. Design plans shall be accompanied by a traffic study, as defined by this chapter, showing projected peak operating capacity in relation to driveway and waiting area design.
(c)
Access shall be from an arterial or collector street.
(10)
Collection and recycling facilities.
(a)
Operations shall be regulated so that nuisances such as visual blight, noise, odors, blowing debris and dust shall not be created.
(b)
Materials shall be stored in such a manner as to discourage the presence of rodents and other disease-carrying animals. If after operations commence the Zoning Officer determines that a vector problem exists, the operator shall be responsible for taking whatever measures are necessary to rid the premises of said nuisances.
(c)
Adequate off-street loading areas shall be provided for loading and unloading of recyclable materials. Under no circumstances shall loading vehicles or other business vehicles be parked on a public right-of-way.
(d)
All materials shall be stored within a completely enclosed building or screened from adjacent properties and public rights-of-way with an eight-foot-high opaque fence.
(e)
Access shall be directly onto a collector or arterial street with sufficient capacity to handle traffic generated by the facility.
(f)
The Board of Commissioners may impose restrictions on access to the facility, the hours of operation or other such matters as it deems necessary to ensure that there is no adverse impact upon the functioning of the district or adjacent parcels.
(11)
Commercial recreation.
(a)
No lighting, noise or other aspect of a commercial recreation development shall result in a nuisance to adjacent properties. The use shall comply with the performance standards of § 300-63 of this chapter.
(b)
Adjacent public streets shall have adequate capacity to serve the traffic volumes anticipated to be generated by the proposed use.
(c)
Bufferyards, where required, shall be provided in accordance with the provisions of § 300-72 of this chapter.
(d)
The Board of Commissioners may impose restrictions on access to the facility, hours of operation or other such matters as it deems necessary to ensure that there is no adverse impact upon the functioning of the district or adjacent parcels.
(12)
Commercial school.
(a)
Required off-street parking for the school shall be clearly designed and shall be located within 300 feet of the entrance to the school.
(b)
All buildings shall be set back at least 15 feet from any adjoining residential land uses.
(c)
Enrollment shall be defined as the largest number of students of the site at any one time during a seven-day period.
(d)
Access drives shall be located to take maximum advantage of sight distances for motorists.
(13)
Conference or training center.
(a)
Required off-street parking shall be clearly designed and shall be located within 300 feet of the entrance to the center.
(b)
The building shall be set back at least 15 feet from any adjoining residential land uses.
(c)
The facility shall have its principal traffic access to a public street with sufficient capacity to handle the traffic generated by the proposed use.
(16)
Golf courses and country clubs.
(a)
All property lines adjoining a residential use or zoning district shall be screened by Bufferyard C, as defined in § 300-72 of this chapter.
(b)
All structures, including, but not limited to, pools, bath houses, restaurants and clubhouses, shall be set back at least 100 feet from the front property line and at least 50 feet from all other property lines.
(c)
Outdoor lighting for buildings and facilities may be approved, provided it is directed away from adjacent residential uses and public rights-of-way.
(d)
Activities which will produce objectionable levels of noise to surrounding residential properties, as determined by the performance standards specified in § 300-63 of this chapter, shall not be permitted.
(e)
The Board of Commissioners may impose restrictions on access to the facility, hours of operation or other such matters as it deems necessary to ensure that there is no adverse impact upon the functioning of the district or adjacent parcels.
(17)
Hospitals.
(a)
The institution shall be licensed by the Commonwealth of Pennsylvania and shall have the required approvals of other regulatory agencies and accreditation organizations.
(b)
The minimum lot area for a hospital shall not be less than five acres.
(c)
The property shall have its principal traffic access to an arterial or collector street with sufficient capacity to handle the traffic generated by the proposed use.
(d)
No structure shall be located within 100 feet of any property boundary or street right-of-way.
(e)
Adequate fire lanes shall be provided between structures and approved by the County Fire Marshal. Building construction shall meet all applicable health and safety codes of the county, state and federal governments.
(f)
Ambulance and delivery areas shall be obscured from view of all residential properties by fencing, decorative walls or planted screening, as approved by Robinson Township.
(g)
A buffer area of at least 30 feet in width shall be provided and maintained along all side and rear property lines in accordance with § 300-72 of this chapter, and a landscaped area at least 30 feet in depth shall be provided along the entire front property line, except for approved entrances.
(h)
If a hospital includes a helipad as an accessory use, the provisions specified in § 300-103A(9) of this chapter shall be met.
(18)
Hotel/motel.
(a)
When located within MOD-C, the hotel/motel's front yard shall abut Campbells Run Road.
(19)
Limited distillery.
(a)
Any and all odors generated as part of a limited distillery operation shall be in conformance standards of this chapter.
(b)
Hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
(c)
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids stored and/or used on site shall be available on request.
(20)
Live-work unit.
(a)
Off-street parking must be located on the lot and provide one space for the resident, one space per each nonresident employee staffed during peak shift per each establishment, and at least one additional parking space per establishment for a client or customer.
(b)
No living quarters shall be located on the ground floor or basement of the building.
(c)
Objectionable noise, vibration, smoke, dust, electrical disturbance, odors, heat, or glare shall not be produced. The use shall comply with the performance standards of this chapter.
(21)
Manufacturing, heavy.
(a)
Heavy manufacturing operations shall be authorized, subject to a review of the impacts of the proposed activity on surrounding properties and land uses. The following factors shall be considered at a minimum:
(b)
All heavy manufacturing operations shall comply with the performance standards of § 300-63 of this chapter.
(c)
The size of the site and its relationship to surrounding uses shall be evaluated by the Zoning Hearing Board to determine the appropriateness of the proposed activity at the location proposed.
(d)
Adequate public utilities shall be available to meet the requirements of the proposed manufacturing processes.
(e)
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids stored and/or used on site shall be available on request.
(22)
Medical marijuana dispensary.
(a)
A medical marijuana dispensary must be legally registered in the commonwealth and possess a current valid medical marijuana permit from the Pennsylvania Department of Health.
(b)
A medical marijuana dispensary may only dispense medical marijuana in an indoor, enclosed, permanent, and secure building and shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(c)
A medical marijuana dispensary may not operate on the same site as a facility used for growing and processing medical marijuana.
(d)
Medical marijuana dispensaries shall have a single secure public entrance and shall implement appropriate security measures to deter and prevent the theft of marijuana and unauthorized entrance into areas containing medical marijuana.
(e)
Permitted hours of operation of a medical marijuana dispensary shall be between the hours of 8:00 a.m. and 7:00 p.m. of any calendar day.
(f)
A medical marijuana dispensary shall be a maximum of 3,000 gross square feet, of which no more than 500 square feet shall be used for secure storage of product, and shall have an interior customer waiting area equal to a minimum of 25% of the gross floor area.
(h)
A medical marijuana dispensary may dispense only medical marijuana to certified patients and caregivers and shall comply with all lawful, applicable health regulations.
(i)
A medical marijuana dispensary may not be located within 1,000 feet of the property line of a school or a day-care center. This distance shall be measured in a straight line from the closest exterior wall of the building or portion thereof in which the business is conducted or proposed to be conducted, to the closest property line of the protected use, regardless of municipality in which it is located.
(j)
A medical marijuana dispensary shall be a minimum distance of 1,000 feet from the next nearest medical marijuana dispensary. This distance shall be measured in a straight line from the closest exterior walls of the buildings or portions thereof in which the businesses are conducted or proposed to be conducted, regardless of municipality in which it is located.
(k)
All external lighting serving a medical marijuana dispensary must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(23)
Medical marijuana grower/processor.
(a)
A medical marijuana grower/processor shall only grow medical marijuana in an indoor, enclosed, and secure building which includes electronic locking systems, electronic surveillance and other features required by the Pennsylvania Department of Health. The grower/processor facility shall not be located in a trailer, cargo container, mobile or modular unit, mobile home, recreational vehicle or other motor vehicle.
(b)
The floor area of a medical marijuana grower/processor shall include sufficient space for production, secure storage of marijuana seed, related finished product cultivation, and marijuana-related materials and equipment used in production and cultivation or for required laboratory testing.
(c)
There shall be no emission of dust, fumes, vapors, odors, or waste into the environment from any facility where medical marijuana growing, processing or testing occurs.
(d)
Marijuana remnants and byproducts shall be secured and properly disposed of in accordance with the Pennsylvania Department of Health Policy and shall not be placed within any unsecure exterior refuse containers.
(e)
The grower/processor shall provide only wholesale products to other medical marijuana facilities. Retail sales and dispensing of medical marijuana and related products is prohibited at medical marijuana grower/processor facilities.
(f)
Grower/processors may not locate within 1,000 feet of the property line of a school or day-care center.
(g)
All external lighting serving a medical marijuana grower/processor must be shielded in such a manner to not allow light to be emitted skyward or onto adjoining properties.
(24)
Microbrewery.
(a)
Hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
(b)
The establishment shall not be located within 500 feet, measured property line to property line, from a school, child or adult day-care center, family day-care home, recreational facility, place of worship, hospital, public building or other similar uses where children regularly gather.
(c)
Outdoor storage of materials shall not be permitted.
(d)
An inventory of toxic, corrosive, flammable, carcinogenic or explosive materials, chemicals, liquids, gases or solids stored and/or used on site shall be available on request.
(25)
Multiple-family dwelling, multiple-family garden apartment dwelling.
(26)
Multiple-family low-rise apartment dwelling.
(a)
Parking shall be provided on the same lot upon which the dwelling unit is located and be no more than 300 feet from any one unit.
(27)
Nursery or greenhouse, retail.
(a)
Outdoor storage of materials shall not be permitted unless said materials are being advertised for sale or are plants and their respective containers.
(28)
Nursing or convalescent home.
(a)
A minimum lot area of two acres or 1,000 square feet per resident shall be required, whichever is greater.
(b)
The facility shall have its principal traffic access to a public street with sufficient capacity to handle the traffic generated by the proposed use.
(c)
Adequate fire lanes shall be provided between structures and approved by the County Fire Marshal. Building construction shall comply with all applicable health and safety codes of the county, state and federal governments.
(d)
Ambulance, delivery and service areas shall be obscured from the view of all residential properties by fencing, decorative walls or planted screening, as approved by Robinson Township.
(29)
Personal care home.
(a)
A full or provisional license from the Commonwealth of Pennsylvania is necessary for initial and continued approval. Suspension or revocation of the license automatically revokes Robinson Township certificate of occupancy and special exception authorization.
(b)
Change of ownership, sponsorship or of any other condition contained in the original approval of the home shall constitute a new use, and the procedure for obtaining special exception approval of a new facility shall be executed.
(c)
No personal care home shall be located within a two-thousand-six-hundred-foot radius of another personal care or group care facility.
(d)
The facility shall comply with local, county and state building, fire, health or other safety codes. An automatic fire-suppression system shall be required in any personal care home having an occupant load of six or more persons. The system shall be installed according to applicable Uniform Construction Code requirements (most recent edition). Smoke detectors shall be installed in or in the immediate vicinity of each bedroom or sleeping area of the home and in the basement or cellar, if there is one. When activated, the detector shall provide an alarm suitable to warn the occupants within the individual unit. When more than one detector is required to be installed within the personal care home, the detectors shall be wired so that the activation of one alarm will activate all the alarms in the home.
(e)
Parking shall be provided in accordance with the requirements specified in § 300-79E of this chapter.
(f)
Only those signs permitted in the zoning district in which the facility is located shall be permitted.
(g)
No exterior changes shall be permitted to an existing single-family structure or property in a residential district which would alter the residential character of the dwelling or lot.
(30)
Place of worship.
(a)
If a residential facility (i.e., convent, monastery) is erected as part of a religious complex within an R-1 or R-2 District or in a mobility overlay district, it shall not house more than 10 persons.
(b)
The place of worship shall have direct access to a public street with sufficient capacity to handle the traffic generated by the proposed use.
(31)
Planned commercial center.
(a)
A planned commercial center shall only be permitted as a conditional use within the C-5 District.
(b)
The minimum site required shall be 25 acres.
(c)
The minimum gross floor area of a planned commercial center shall be 100,000 square feet.
(d)
The planned commercial center shall include at least one principal use with a minimum gross floor area of 25,000 square feet and may include one or more other principal uses.
(e)
The planned commercial center may include any existing principal use which is an authorized permitted use in the C-5 District, even though it is not an authorized use in a planned commercial center. The Board of Commissioners, following recommendation of the Planning Commission, may require a bufferyard in accordance with § 300-72 between any existing use and the proposed uses in a planned commercial center. In determining the requirement of a bufferyard, the Board of Commissioners and the Planning Commission shall consider, at a minimum, the visual and environmental impacts of the existing and proposed uses, the land use compatibility of the existing and proposed uses, and the existing physical features on the site.
(f)
The bufferyards required by § 300-72F for commercial developments shall be required around the perimeter of a planned commercial center. Bufferyards shall not be required between lots within the planned commercial center site unless the Board of Commissioners, following the recommendation of the Planning Commission, determines that the bufferyard is necessary to minimize impacts between adjacent incompatible uses.
(g)
The minimum front yard setback required along the frontage of all streets adjoining the perimeter property lines of the planned commercial center site shall be 35 feet. The minimum required side or rear yard setback measured from the perimeter property lines of the planned commercial center site shall be 50 feet.
(h)
There shall be no minimum front, side or rear yard setback requirements for lots interior to the planned commercial center site; however, the interior yard setback requirements shown in an application for a planned commercial center shall be subject to approval by the Board of Commissioners, following recommendation of the Planning Commission, provided adequate provisions are made to guarantee the public health, safety and welfare and the requested yards promote a harmonious, efficient and attractive development. In any event, where parallel walls of detached buildings adjoin each other, whether on the same lot or on adjoining lots, a minimum of 20 feet shall be provided between those parallel building walls. Attached buildings, as defined herein, may be subdivided by a common property line along or between common vertical walls.
(i)
There shall be no minimum lot size required for lots within a planned commercial center, provided the proposed development meets all other applicable area and bulk, parking and bufferyard requirements of this article. In determining the feasibility of the lot sizes proposed within the planned commercial development, the Planning Commission and Board of Commissioners shall consider the amount and location of common open space proposed within the plan, if any; the proposed use of lots; and the ability of the lots to meet all applicable zoning requirements.
(j)
Parking for each use in the planned commercial center shall be provided in accordance with the requirements of Article VIII on the site of the planned commercial center; however, parking for each use need not be located on the same lot with the use it is intended to serve, provided the proposed parking meets the requirements of § 300-79D for off-site parking, and the necessary cross-easements or other legal instruments acceptable to the Robinson Township Solicitor are submitted with the application.
(k)
The parking ratios specified by § 300-79E for each listed use shall be provided, unless common parking on the same lot is proposed for several uses in the planned commercial center. The minimum parking requirement for multiple uses in a planned commercial center which proposes common parking on the same lot shall be five spaces per 1,000 square feet of gross floor area of building.
(l)
A master sign plan shall be submitted in accordance with the requirements of § 300-90 of this chapter.
(m)
The planned commercial center shall be designed with a common architectural theme and shall provide vehicular and pedestrian circulation, signage, lighting, building layout and design and other site amenities which reflect a harmonious and integrated design.
(n)
A minimum of 5% of the total area of the site of a planned commercial center shall be devoted to common open space, and restrictive covenants shall be recorded which preserve the common open space in perpetuity. Landscaping and common facilities shall be provided in the common open space, consistent with the proposed use of the planned commercial center, subject to approval by Robinson Township.
(o)
Any common open space in the planned commercial center shall be privately owned and maintained by the developer or a landowners' or tenants' organization and shall not be dedicated to Robinson Township.
(p)
No facilities or improvements within the site of a planned commercial center shall be dedicated to or accepted by Robinson Township, including, but not limited to, stormwater management facilities, roadways, utilities, lighting and common facilities.
(q)
The Board of Commissioners' decision granting conditional use approval of the planned commercial center shall be in writing and shall specify all of the conditions attached to approval of the planned commercial center, as well as the specific interior lot sizes and interior setbacks shown on the approved plan.
(r)
Any resubdivision of an approved and recorded planned commercial center which conforms to the conditions and specifications of the written decision of the Board of Commissioners granting conditional use approval to the planned commercial center shall be processed in accordance with the requirements of Robinson Township Subdivision and Land Development Ordinance (Chapter 250).
(s)
Any resubdivision of an approved and recorded planned commercial center which does not conform to the conditions and specifications of the written decision of the Board of Commissioners granting conditional use approval to the planned commercial center shall require conditional use approval of the proposed revisions of the planned commercial center prior to or concurrent with processing the resubdivision in accordance with the requirements of Robinson Township Subdivision and Land Development Ordinance (Chapter 250).
(t)
Any proposed change in the planned commercial center which involves any material change, as determined by the Board of Commissioners following recommendation by Robinson Township Engineer, in the total gross floor area of buildings, or the total number of parking spaces, or the means of ingress and egress or interior traffic circulation shown on the approved plan shall require conditional use approval of the proposed revision to the planned commercial center prior to or concurrent with processing of the revised land development plan in accordance with Robinson Township Subdivision and Land Development Ordinance (Chapter 250).
(32)
Planned residential development.
(a)
When located in MOD - C, a planned unit development may include any uses and conditional uses permitted in an underlying or abutting zone. The standards of these uses governing area, density, off-street parking, or other requirements shall be guided by the standards of the zone that most nearly portrays the character of the zone in which the planned unit development is proposed.
(33)
Public building or use.
(a)
The minimum site required shall be one acre.
(b)
Public buildings or uses shall be screened from adjacent residential uses or zoning districts with Bufferyard C, as defined in § 300-72 of this chapter.
(c)
Adjacent public streets shall have adequate capacity to serve the traffic volumes anticipated to be generated by the proposed use.
(34)
Recreational facilities, public or nonprofit.
(a)
In any residential district, all principal structures, such as pools, bath houses, or clubhouses, must be set back at least 100 feet from the front property line and 50 feet from other property lines.
(b)
Restaurants proposed as an accessory use and other places serving food or beverages may be permitted but may only be open when the recreational facilities are operating.
(c)
All equipment storage shall be indoors.
(d)
The maximum height for any structure is two stories or 35 feet.
(e)
Outdoor lighting for buildings and facilities may be approved, provided it is directed away from residential uses and public rights-of-way.
(f)
Adequate off-street parking, as regulated herein, shall be provided.
(g)
Activities which produce an objectionable level of noise to surrounding residential properties may be prohibited.
(35)
Research and development facility handling hazardous or toxic substances.
(a)
All activities shall be conducted within an enclosed building.
(c)
The facility shall comply with all applicable federal, state and county and local laws and regulations regarding the handling of hazardous or toxic substances. Suspension of any required permits from other governmental agencies shall result in the suspension of the certificate of occupancy and shall be considered a violation of this chapter.
(d)
A written description of all materials stored or distributed by the proposed facility shall be submitted with the application. Robinson Township Emergency Management Coordinator and Fire Chief and the County Fire Marshal shall be notified of the types of substances typically stored or transported at the facility. This listing shall be updated by March 1 of each year and resubmitted to all parties; failure to do so may result in the certificate of occupancy being revoked.
(36)
Restaurant, conventional.
(a)
Required off-street parking for the restaurant shall be clearly designated and shall be located within 300 feet of the entrance to the restaurant.
(b)
Dumpster and service areas shall be screened from the public right-of-way and not conflict with off-street parking associated with the use. No dumpsters and/or service areas shall be located between the front lot line of the lot and the front facade of the principal structure in which it is located.
(c)
Outdoor storage of materials shall not be permitted.
(37)
Restaurant, fast-food.
(a)
Required off-street parking for the restaurant shall be clearly designated and shall be located within 300 feet of the entrance to the restaurant.
(b)
Dumpster and service areas shall be screened from the public right-of-way and not conflict with off-street parking associated with the use. No dumpsters and/or service areas shall be located between the front lot line of the lot and the front facade of the principal structure in which it is located.
(c)
Outdoor storage of materials shall not be permitted.
(38)
Schools.
(a)
The property shall have direct access to a public street with sufficient capacity to handle the traffic generated by the proposed use.
(b)
Parking areas for more than 10 cars shall be screened in accordance with § 300-71E and § 300-79B(9) of this chapter.
(c)
Any recreational facilities or areas on the property shall be no closer than 50 feet to any property line, and 10 feet of that distance shall be screened with Bufferyard C, as defined in § 300-72 of this chapter.
(d)
If the school is located in a residential district, the school's course of instruction or other activities on the property shall not create noise, dust, glare, dirt or other nuisances affecting adjacent residences; all activities shall comply with the environmental performance standards in § 300-63 of this chapter.
(e)
If the located within MOD - C, the school's front yard shall abut Steubenville Pike.
(39)
Shopping center.
(a)
See conditional use requirements for unified commercial development (UCD) or shopping center, § 300-98A(43).
(40)
Smoke shop/tobacco store.
(a)
The establishment shall not be located within 500 feet, measured property line to property line, from a school, child or adult day-care center, family day-care home, recreational facility, place of worship, hospital, public building or other similar uses where children regularly gather.
(b)
Smoke shops and tobacco stores shall not be located within 500 feet, measured property line to property line, from another smoke shop and tobacco store.
(c)
It is unlawful for a smoke shop and tobacco store to knowingly allow or permit a minor, not accompanied by his or her parent or legal guardian, to enter or remain within any smoke shop and tobacco store.
(d)
Smoke shops and tobacco stores shall post clear signage stating that minors may not enter the premises unless accompanied by a parent or legal guardian. At least one such sign shall be placed in a conspicuous location near each public entrance to the smoke shop and tobacco store. It shall be unlawful for a smoke shop and tobacco store to fail to display and maintain, or fail to cause to be displayed or maintained, such signage.
(41)
Tavern/bar.
(a)
Hours of operation and activities must be appropriately scheduled to protect surrounding residential neighborhoods from detrimental noise, disturbance or interruption.
(b)
The establishment shall not be located within 500 feet, measured property line to property line, from a school, child or adult day-care center, family day-care home, recreational facility, place of worship, hospital, public building or other similar uses where children regularly gather.
(43)
Unified commercial development (UCD) or shopping center.
(a)
Minimum lot area. All UCDs and shopping centers shall have a minimum of two acres.
(b)
Authorized use. Authorized uses may include all those allowed in the commercial district in which the UCD or shopping center is located. The Board of Commissioners shall authorize, by conditional use, only those uses or combination of uses which will:
[1]
Form a compatible and harmonious group of uses of the buildings as well as building design.
[2]
Be suited to the capacity of existing and proposed community facilities.
[3]
Reflect a unitary design consistent with the protection of public health, welfare and safety.
[4]
Afford minimum standards for protection in terms of traffic safety.
(c)
Yard, height and lot coverage requirements. The yard, height and lot coverage requirement shall be the same as those which are required in the commercial zone in which development is located.
(d)
Curb cuts/driveways/parking lots. All UCDs and shopping centers shall be designed to limit the number of access driveways and curb cuts. The UCD or shopping center shall be designed to utilize common driveways.
[1]
All access driveways shall meet the minimum sight distance requirements as specified in the "ITE Guidelines for Driveway Design and Location" dated November 1985. The minimum sight distance from any proposed commercial driveway to points in the left and in the right traveling lanes shall be measured from a point 10 feet back from the pavement. The developer is responsible for having sight distance information certified by a registered professional engineer or surveyor or, if the developer does not provide such information, shall reimburse Robinson Township for the cost of obtaining all necessary information.
[2]
No driveway shall be closer than 50 feet from any other driveway.
[3]
All UCDs and shopping centers shall have no more than one driveway for each 125 feet of lot frontage.
[4]
Parking areas shall not be permitted within 10 feet of the road right-of-way. This setback area shall be landscaped with suitable plants, such as juniperus coferta or myrtle, or other decorative landscape materials which will be resistant to damage from road deicing chemicals.
[5]
The general siting of buildings and location of any service roads and common driveways of all UCDs and shopping centers shall be designed to enable adjacent properties the opportunity to connect into the circulation system of the UCD or shopping center should future development occur.
(e)
Subdivision of UCDs. Subdivision of UCDs into lots not less than 1/2 acre is permitted, provided all the requirements of this section are met for the entire UCD site. In addition, the following special standards shall be required:
[1]
The location, size, right of access and other pertinent features of the lots, driveways, parking areas and all common areas shall be described and included in deed restrictions or other suitable legal instruments prepared by the developer and submitted to Robinson Township for approval.
[2]
For driveways and curb cuts, the developer shall prepare a negative easement along the site frontage which will restrict the location, size and number of driveways as specified in the approved site plan. The negative easement will run with the land and be in favor of Robinson Township and shall be recorded in the deed. It will be submitted to Robinson Township for approval.
[3]
Individual lots subdivided under this section shall be reviewed as separate land development plans. Each lot shall meet the applicable zoning standards for the zoning district in which it is located. This includes, but is not limited to:
[a]
Off-street parking as required by this chapter.
[b]
Bulk, area, height, lot coverage and other standards specified in this chapter for the respective district in which the UCD is located. However, side and front yard setbacks shall be measured only from the outside or perimeter lot lines of the UCD development; spacing between buildings and interior lot side yards shall be determined during site land development plan review by the Planning Commission. No side yards shall be required where buildings have common or party walls and share common side yard lot lines.
[4]
Sight distance requirements specified for all UCDs shall be met for any commercial use to be developed individual lot within a UCD.
(44)
Unified Commercial Development (UCD) qualifying as a regional shopping center or regional lifestyle center.
(a)
If a UCD satisfies the requirements applicable to a regional shopping center or a regional lifestyle center as set forth in Subsection A(20)(a) of this subsection (S-1), then the provisions of this subsection (S-1) shall apply to such UCD instead of the provisions of Subsection A(19) of this section and instead of the provisions of § 300-42C and § 300-42F and all references in this subsection (S-1) to a UCD shall be deemed to refer to a UCD that qualifies as a regional shopping center or a regional lifestyle center.
(b)
Authorized use. Authorized uses may include all those allowed in the commercial district in which the UCD is located. The Board of Commissioners shall authorize, by conditional use, only those uses or combination of uses, which will:
[1]
Form a compatible and harmonious group of uses of the buildings as well as building design.
[2]
Be suited to the capacity of existing and proposed community facilities. Reflect a unitary design consistent with the protection of public health, welfare and safety.
[3]
Afford minimum standards for protection in terms of traffic safety.
(c)
Curb cuts/driveways/parking lots. The UCD shall be designed to limit the number of access driveways and curb cuts. The UCD shall be designed to utilize common driveways.
[1]
All access driveways shall meet the minimum sight distance requirements as specified in the "ITE Guidelines for Driveway Design and Location" dated November 1985. The minimum sight distance from any proposed commercial driveway to points in the left and in the right traveling lanes shall be measured from a point 10 feet back from the pavement. The developer is responsible for having sight distance information certified by a registered professional engineer or surveyor or, if the developer does not provide such information, shall reimburse Robinson Township for the cost of obtaining all necessary information.
[2]
No driveway shall be closer than 50 feet from any other driveway.
[3]
The UCD shall have not more than one driveway for each 125 feet of lot frontage.
[4]
Parking areas shall not be permitted within five feet of the road right-of-way.
(d)
The bufferyards required by § 300-72F for commercial developments shall be required around the perimeter of a UCD only. Bufferyards shall not be required between lots within the UCD unless the Board of Commissioners, following recommendation of the Planning Commission, determines that the bufferyard is necessary to minimize impacts between adjacent incompatible uses.
(e)
The minimum building setback required along the frontage of all public streets in or adjoining the UCD shall be:
(f)
There shall be no minimum front, side or rear yard setback requirements for lots interior to the UCD site; however, the interior yard setback requirements shown in an application for a UCD shall be subject to approval by the Board of Commissioners, following recommendation of the Planning Commission, provided that adequate provisions are made to guarantee the public health, safety and welfare and the requested yards promote a harmonious, efficient and attractive development. In any event, where parallel walls of detached buildings adjoin each other, whether on the same lot or on adjoining lots, a minimum of 20 feet shall be provided between those parallel building walls of a regional shopping center and a minimum of 10 feet shall be provided between those parallel building walls of a regional lifestyle center. Attached buildings, as defined herein, may be subdivided by a common property line along or between common vertical walls.
(g)
There shall be no minimum lot size required for lots within a UCD, provided the UCD meets all other applicable area and bulk, parking and bufferyard requirements. In the UCD, the Planning Commission and Board of Commissioners shall consider the amount and location of common open space proposed within the plan, if any; the proposed use of the lots; and ability of the lots to meet all applicable zoning requirements.
(h)
Maximum building coverage shall be 40% as applied to the entire UCD (and not individual lots).
(i)
All principal structures shall have a maximum height of 90 feet and a maximum of seven stories. Accessory structures shall have a maximum height of 35 feet. However, the height restriction for parking structures shall not exceed three levels.
(j)
Parking for each use in the UCD shall be provided in accordance with the requirements in Article VIII on the site of the UCD; however, parking for each use need not be located on the same lot with the use it is intended to serve, provided that the proposed parking meets the requirements of § 300-79D for off-site parking and the necessary cross-easements or other legal instruments acceptable to the Robinson Township Solicitor are submitted with the application. Notwithstanding the provisions of § 300-79B, each required off-street parking space shall be at least nine feet wide by 18 feet long and maneuvering aisles (parking space angle 90°) shall have a minimum aisle width of 24 feet. The provisions of § 300-79B(9) shall not apply to the UCD. Notwithstanding the provisions of § 300-79E, the minimum number of parking spaces for the UCD shall be four spaces per 1,000 square feet of gross leasable area.
(l)
No facilities or improvements within the site of a UCD shall be dedicated to or accepted by Robinson Township, including, but not limited to, stormwater management facilities, roadways, utilities, lighting and common facilities, except as agreed to in writing by Robinson Township.
(m)
The Board of Commissioners' decision granting conditional use approval of the UCD shall be in writing and shall specify all of the conditions attached to approval of the UCD, as well as the specific interior lot sizes and interior setbacks shown on the approved plan.
(n)
Any resubdivision of an approved UCD which conforms to the conditions and specifications of the written decision of the Board of Commissioners granting conditional use approval to the UCD shall proceed in accordance with the requirements of Robinson Township Subdivision and Land Development Ordinance (Chapter 250). Any resubdivision of an approved UCD which does not conform to the conditions and specifications of the written decision of the Board of Commissioners granting conditional use approval to the UCD shall require conditional use approval of the proposed revisions to the UCD prior to or concurrent with processing the resubdivision in accordance with the requirements of Robinson Township Subdivision and Land Development Ordinance (Chapter 250).
(o)
Any proposed change in the UCD which involves any material change, as determined by the Board of Commissioners following recommendations by Robinson Township's Planning Commission, in the total gross floor area of buildings or the total number of parking spaces or the means of ingress and egress or interior traffic circulation shown on the approved plan shall require conditional use approval of the proposed revision to the UCD prior to or concurrent with processing of the revised land development plan in accordance with Robinson Township Subdivision and Land Development Ordinance (Chapter 250).
(p)
In granting approval of a UCD that qualifies as a regional shopping center or a regional lifestyle center, the Board of Commissioners, following the recommendation of the Planning Commission and taking into account the community development objectives set forth in § 300-10 of this chapter, shall have the power and authority to supplant the requirements of § 300-42F(2) (driveways); § 300-61 (steep slope areas/landslide- prone soils/fill areas); § 300-71 (landscaping); Article IX (signs); and § 300-80 (off-street loading facilities) of the Code.
(q)
A unified commercial development qualifying as a regional shopping center shall be permitted as a conditional use in accordance with this chapter in a C-3 Zoning District.
(r)
A unified commercial development qualifying as a regional lifestyle center shall be permitted as a conditional use in accordance with this chapter in the C-2 and C-3 Zoning Districts.
(45)
Veterinary office, animal hospitals and/or kennels.