All applications for conditional use approval shall demonstrate compliance with the applicable express standards and criteria of this article and the applicable lot and yard requirements or the zoning district in which the use is proposed.

All applications for conditional use shall be submitted to the Zoning Officer, in the form prescribed from time to time by the Zoning Officer, with not fewer than six full-scale copies and 15 half-scale copies of all required maps, and 15 copies of all other application material.

All applications for conditional use approval shall contain the following:

A conditional use application shall not be considered to be administratively complete until all items required by this article, including the filing fee, have been received by the Township. The Zoning Officer shall review the application to determine whether all materials required by this chapter have been submitted by the applicant. If all such materials have not been submitted, the Zoning Officer shall reject the application as being administratively incomplete and shall notify the applicant, in writing, citing the specific deficiencies and the specific requirements of this chapter that have not been met.

Within five days of receipt of an administratively complete application, the Zoning Officer shall submit one copy of the application and any materials submitted therewith to the Township Solicitor, the Township Engineer, each member of the Planning Commission, and each member of the Board of Commissioners.

The Planning Commission shall review the application and forward its recommendation to the Board of Township Commissioners.

The first hearing before the Board or hearing officer shall be commenced within 60 days from the date of receipt of the applicant's administratively complete application, unless the applicant has agreed, in writing, to an extension of time. Each subsequent hearing before the Board or hearing officer shall be held within 45 days of the prior hearing, unless otherwise agreed to by the applicant, in writing or on the record. An applicant shall complete the presentation of his case-in-chief within 100 days of the first hearing. Upon the request of the applicant, the Board or hearing officer shall assure that the applicant receives at least seven hours of hearings within the 100 days, including the first hearing. Persons opposed to the application shall complete the presentation of their opposition to the application within 100 days of the first hearing held after the completion of the applicant's case-in-chief. An applicant may, upon request, be granted additional hearings to complete his case-in-chief, provided the persons opposed to the application are granted an equal number of additional hearings. Persons opposed to the application may, upon the written consent or consent on the record by the applicant and municipality, be granted additional hearings to complete their opposition to the application, provided the applicant is granted an equal number of additional hearings for rebuttal.

The Board of Commissioners shall render a written decision or, when no decision is called for, make written findings on the conditional use application within 45 days after the last hearing before the Board.

Where the application is contested or denied, the Board of Commissioners' decision shall be accompanied by findings of fact or conclusions based thereon, together with any reasons therefor. Conclusions, based on any provisions of this chapter or any other rule, regulation, ordinance or statute, shall contain a reference to the provision relied upon and the reasons why the conclusion is deemed appropriate in light of the facts found.

The Board of Township Commissioners may attach such reasonable conditions and safeguards, other than those related to off-site transportation or road improvements, in addition to those expressed in this chapter, as it may be deemed necessary to implement the purposes of the Municipalities Planning Code[1] and this chapter.

All development, construction and use shall be in accordance with the approved conditional use plan unless a revised conditional use application is submitted, approved and filed. The approved conditional use plan shall consist of the application, as submitted, together with all of its attachments and exhibits, as finally approved by the Township Commissioners, and conditions attached by the Township Commissioners. Any development contrary to the approved conditional use plan shall constitute a violation of this chapter.

Group residences and family boarding homes are allowed as conditional uses only in the zoning districts listed in this chapter.

In order to prevent the concentration of group residences or family boarding homes in a neighborhood and to avoid impacting existing residences, no group residence or family boarding home may be located within the same block or within 1,000 feet, whichever is more, of a similar facility, nursing or convalescent home, or institutional facility.

Off-street parking requirements for a single-family home shall apply, provided that at least one space is provided per resident supervisor or full-time staff member, and one space per two residents where the facility includes residents capable of operating a motor vehicle.

Minimum lot area, yard setback and structural heights shall be as prescribed for single-family dwellings in the district where the property is located, unless otherwise stated in this chapter. The Board of Commissioners may reduce these dimensions when the group residence or family boarding home is to be located in an existing structure.

Change of sponsorship or of any other condition contained in the original approval of the group or family boarding facility shall constitute a new use, and the procedure for obtaining conditional use approval of a new facility shall be executed.

The operator of the group residence or family boarding home shall obtain any required licenses or certifications from the appropriate commonwealth or county agency prior to the conditional use approval. In no case shall an occupancy permit be granted for the facility until proof of such licenses or certifications has been filed with the Township.

The operator of the day-care center or school shall obtain the required licenses and approvals from the appropriate commonwealth agencies prior to approval of the conditional use application and/or the occupancy permit.

The proposed facility shall provide parking in compliance with this chapter, and parking areas, regardless of the number of cars, shall be screened as prescribed by § 675-28B(6) of this chapter.

A manufactured home park shall have principal access from a street or highway capable of handling the traffic generated by the park and providing adequate access for the individual mobile units without impairing the normal traffic operations of the street or highway.

Ten percent of the park's gross site area shall be set aside for common open space, including recreation areas, community buildings, storage facilities for park residents, laundry facilities, management offices for the park, and storage of park maintenance equipment.

All internal roads and parking areas shall be improved with an all-weather, dust-free surface. Internal roads shall be designed to meet anticipated traffic loads and shall have a minimum cartway width of 28 feet.

Screening around the entire perimeter of the mobile home park shall be provided as follows:

The park operator shall obtain required permits and approval from the Pennsylvania Department of Environmental Protection, Allegheny County, and Township agencies for the sanitary sewer and water supply systems.

A park shall have an erosion and sedimentation plan in compliance with Pennsylvania Department of Environmental Protection regulations and reviewed by the Allegheny County Conservation District and approved by the Township Engineer.

Landscaping and planting shall be provided throughout the mobile home park at a ratio of at least two deciduous trees and four deciduous and/or evergreen shrubs per mobile home.

No individual mobile home shall be closer than 20 feet to any street right-of-way or to any property line of the park, nor shall any unit be located within a 100-year floodplain as designated on the Zoning Map.[1]

The following lot area and setback requirements shall apply for individual home lots:

An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure. The hitch which is employed for the normal movement of the unit shall be removed.

No mobile home shall be erected on a mobile home lot except upon a mobile home pad. Each mobile home unit shall have its own separate pad.

Two off-street parking spaces shall be provided for each mobile home lot. Parking areas shall comply with § 675-28 of this chapter.

The design, installation and construction, and maintenance of this storage and handling of liquefied petroleum gases shall conform to the Act of Pennsylvania Legislature 1951, December 27, P.L. 1793, as it may be amended,[2] and to all applicable regulations of the Pennsylvania Department of Labor and Industry.

No video game or amusement arcade, as defined by this chapter, shall be located within 1,000 feet of a public or private school, church, public recreation area, medical building or within 300 feet of the boundary of any R-1 or R-2 Zone. This distance shall be measured from the entrance/exit of the facility in the most direct line or route on, along or across the streets adjacent to the facility, to any school, church, medical building, recreation area or residential zone.

The proposed facility shall comply with all provisions of Township Ordinance No. 417, providing for the regulation and licensing of arcades.

The Board of Commissioners shall review conditional use applications for adult use businesses in light of two major community objectives:

No adult use shall be located within, nor closer than, 1,000 feet of any other adult use business.

No adult use business shall be located within, nor closer than, 500 feet of an existing school, place of worship, public recreational area, public building or facility.

No adult use business shall be located within, nor closer than, 50 feet of the boundary of any residential district.

No adult use business shall be located within, nor closer than, 500 feet of any video game or amusement arcade, as defined by this chapter, or any establishment licensed by the Pennsylvania Liquor Control Board.

An adult use business shall be limited to one exterior sign which shall comply with the size and placement standards contained in § 675-26 of this chapter. Said sign shall not include any depiction, description, illustration of or language relating to any specified sexual activities or specified anatomical areas, as defined by this chapter. This provision shall apply to any display, decoration, sign, show window or other opening which is observable from a public street or any property that is not used as an adult use business. For the purposes of this subsection, distances shall be measured in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as an adult use business to the nearest property line of a premises (e.g., school, park) to which a distance restriction applies under the terms of this subsection.

The proposed equipment would exceed the structural capacity of the existing building, tower or other structure, and its reinforcement cannot be accomplished at a reasonable cost.

The proposed equipment would cause RF (radio frequency) interference with other existing or proposed equipment for that building, tower or other structure, and the interference cannot be prevented at a reasonable cost.

Existing buildings, communications towers or other structures do not have adequate space to accommodate the proposed equipment.

Addition of the proposed equipment would result in NIER (noniodizing electromagnetic radiation) levels which exceed any adopted local, federal or state emission standards.

An economically reasonable agreement could not be reached with owners of such towers or structures.

The number of employees;

The floor area of the building or gross area of the lot devoted to the proposed use;

The type of products, materials and equipment and/or processes involved in the proposed use;

The magnitude of walk-in trade; and

The traffic and environmental impacts and the ability of the proposed use to comply with the performance standards of § 675-65 of this chapter.

Helipads accessory to a hospital shall be limited to use by emergency vehicles and health system personnel.

The helipad shall be located at least 250 feet from any property line or public street.

Evidence of compliance with all applicable regulations of the Federal Aviation Administration (FAA) and the Pennsylvania Department of Transportation Bureau of Aviation shall be submitted.

The helicopter landing pad shall be clearly marked with the insignia commonly recognized to indicate a private use helipad.

The helicopter landing pad shall be paved, level and maintained dirt-free. Rooftop pads shall be free of all loose stone and aggregate.

An application for a helipad on a roof shall be accompanied by a certification by a registered engineer that the loads imposed by the helicopter will be supported by the structure.

Lighting shall be shielded away from adjacent properties and streets.

The applicant shall submit a report from a reputable acoustic or aviation consultant showing the computer prediction model developed by the FAA referred to in 14 CFR A150.103.

The applicant shall submit proof of ownership of helicopter liability insurance in an amount not less than $5,000,000 for any one accident or occurrence.