The Enterprise Park Districts (EP-1 and EP-2) described above shall be overlays to the existing underlying districts as shown on the Official Zoning Ordinance Map, and as such, the provisions for the Enterprise Park Districts shall replace the underlying district provisions, when the developer elects the EP overlay option.

Where a lot owner selects the EP overlay Enterprise Park District the entire parcel must be developed in accordance with this Part.

To provide space for office-and-service-oriented, limited retail commercial, and selected manufacturing type of economic development that is "campus-like" and/or in a clustered pattern.

To encourage the growth of the desired type of economic development set forth in this chapter while maintaining the high quality of living environment and attractive aesthetic quality in Stroud Township.

To provide a transitional area between high intensity land use activities (such as retail commercial and industrial uses) and residential areas in order to minimize potential conflicts between the incompatible land uses or their adverse impact upon one another.

To require that all uses in the EP-1 and EP-2 Zones be developed in a "campus-like" and/or clustered pattern that preserves 50% or more of the land in open space.

To require that a substantial (150 feet for R-2 and to 200 feet for R-1) buffer strip be created adjacent to any existing homes (in an R, S, or O Zoning District) located along the border of a proposed EP development.

The intent of EP-1 is to serve finance, insurance, real estate services, service uses (SIC 73 and SIC 80 to SIC 87) public administration, limited retail trade uses, and selected construction and manufacturing uses.

The intent of EP-2 is to serve many of the same uses as EP-1 plus transportation, communications, electric, gas, sanitary services, wholesale trade, and a broader representation of construction and manufacturing uses. Retail trade uses are generally not included in the EP-2.

Permitted Uses. Includes uses in Schedule 27-V that are listed under the EP-1 or EP-2 column heading with a "P" for permitted. Permitted uses require no special action by the Zoning Hearing Board nor of the Township Board of Supervisors. A permitted use shall become a conditional use "P/C" in Schedule 27-V when that use is likely to meet the traffic volume thresholds defined below in Subsection 1B.

Conditional Uses. Includes uses in Schedule 27-V that are listed under the EP-1 or EP-2 column heading with a "C" for conditional use. In addition, any permitted use in EP-1 or EP-2 shall become a conditional use as follows:

Minimum lot size: five acres for each lot.

Maximum building coverage, the percent of a lot that is covered by the buildings: 25%.

Maximum Impervious Surface Ratio. A measure of the intensity of land use that is determined by dividing the total area of all impervious surfaces on the site by the lot area of the site or lot: 40%. At least 50% of the remaining green space shall be clustered and at least 75% of the remaining green space shall be contiguous.

Minimum Setbacks for Yards.

Maximum building height: 40 feet.

Enterprise District Required Utility Connection. Connection to a central water and sanitary sewer system is required for any development in an EP District.

Retail Trade Use Condition. The maximum building floor area for retail commercial uses shall be 10% of the total development building floor area. The retail trade uses permitted are identified in Schedule 27-V, Division G. Retail trade conditional uses will only be permitted as part of a multi-use development. No sole purpose retail commercial development will be permitted in an EP District.

Width of Buffer Yard.

Use Prohibited in Buffer Yard. Except for a directional sign at each driveway, the buffer yard shall be a landscaped area free of structures, manufacturing or processing activity, materials storage and vehicular parking. All directional signs shall be subject to the requirements set forth in § 27-506 of this chapter. No driveways or streets shall be permitted in the buffer yards except at points of ingress or egress.

Buffer Yard Landscaping Requirements. See §§ 27-602 and 27-603 of this chapter.

An occupancy permit shall not be issued by the Township until all work related to the required parking and/or loading facilities is completed. An exception may be permitted by the Township under the provisions of the Township Subdivision and Land Development Ordinance [Chapter 22] where an applicant executes a developer's agreement with the Township that provides for the installation of parking lot paving within 45 days of the beginning of the next paving season as established by PennDOT.

Planting Requirements for Off-Street Parking Lot.

Noise Control.

Vibration Control. No use shall produce physical vibrations which is above the vibration perception threshold of an individual at or beyond the property boundary of the source if on private property, or at 50 feet from the source if on a public space or public right-of-way. For the purposes of this section, "vibration perception threshold" means the minimum ground-or-structure-borne vibrational motion necessary to cause a normal person to be aware of the vibration by such direct means as, but not limited to, sensation by touch or visual observation of moving objects.

Outdoor Storage Control.

Sewage Waste Treatment and Disposal Control. All methods of sewage and waste treatment and disposal shall be approved by the Pennsylvania Department of Environmental Protection and in accordance with the sewage plan for the Township and any standards of its Township Authority.

Dust, Smoke, Fumes, Gases, and Odors. No use shall emit dust, smoke, fumes, gas, odor, or the like which can cause any spoiling, staining, irritation, damage or injury to persons or property at any point beyond the property line of the use creating the emission.

The air pollution control regulations promulgated by the State Air Pollution Control Act of January 9, 1960, 35 P.S. § 4001 et seq., as amended, shall be used to control the emissions of dust, dirt, smoke, vapors, gases, odors, glare and heat in the Township. The regulations are part of Title 25 Pa. Code, Rules and Regulations, Department of Environmental Protection, Subpart C; Protection of Natural Resources, Article III, Air Resources.

Glare Control. No use shall utilize lighting in any manner which produces glare onto public streets or other lots of land. Glare shall be defined as illumination from the proposed use in excess of 0.5 footcandle on adjacent properties zoned for commercial use and streets, and 0.2 footcandle on properties zoned for residential or rural residential use, measured at five feet from the property producing the illumination.

Electric, Diesel, Gas or Other Power. Every use requiring power shall be so operated that any service lines, substation, etc. shall conform to the highest applicable safety requirements, shall be constructed, installed, etc. so that they will be an integral part of the architectural features of the plant, or if visible from abutting residential properties, shall be concealed by evergreen planting and/or architectural fencing.

Control of Radioactivity or Electrical Emissions or Electrical Disturbances. Activities which may emit radioactivity beyond enclosed areas shall comply with the codes of the Pennsylvania Department of Environmental Protection Division of Radiology. The Federal Nuclear Regulatory Commission shall also regulate the control of radioactive material associated with any activity in the Township. No electrical disturbances (except from domestic household appliances) shall be permitted to adversely affect any equipment at any time other than the equipment creating the disturbance.

Major Traffic Impact Study Requirements. All projects which have an estimated average daily traffic (ADT) exceeding 1,000 vehicles per day shall be required to submit a Traffic Impact Study prepared by a competent authority. A major traffic impact study shall include at least the following:

Determination of Major Traffic Impact. The level of traffic impact will be based on the estimated "trip ends" generated by the proposed project uses. "Trip ends" are defined as the total number of trips entering and leaving a specific land use or uses located in a project per day. These "trip ends" will be based on the estimated "trip generation rates" for various types of land uses based on the latest edition of the publication entitled "Trip Generation, An Informational Report," published by the Institute of Transportation Engineers.

The total number of average daily "trip ends" shall also mean "average daily traffic (ADT)." The developer or the Township shall use the above publication for estimating the "trip ends per day" for the specific uses proposed. However, for conditional uses, the Township Supervisors, after recommendation from the Planning Commission shall make the final determination or interpretation as to the specific uses in the publication which are most comparable to the proposed use.

Any development which has an estimated ADT (or daily trip ends per day) in excess of 1,000 shall be considered to have a "major traffic impact."

In the event that a project is to be phased over a period of time, not exceeding 10 years, the total traffic impact for the entire period of phasing shall be used in determining the traffic impact.

Requirements for Projects Having a Major Traffic Impact. All projects which are determined to have a major traffic impact shall comply with the following:

Describe current on-site conditions and surrounding context.

Identify alternative means of accomplishing the objective.

Enumerate the likely impacts of each alternative.

Identify the preferred alternative and the method used to select it.

Describe the impact of the selected alternative in detail.

List possible measures or actions to minimize negative impact of the selected alternative.

Certain Retail Trade Exceptions. Notwithstanding the limitations set forth in Subsection 5, building materials, hardware, and garden supply (major group 52), general merchandise stores (major group 53) food stores (major group 54), apparel and accessory stores (major group 56), home furniture, furnishings, and equipment stores (major group 57), and miscellaneous retail (major group 59), shall be allowed within an EP-1 Enterprise Park approved prior to the effective date of this chapter, provided that mobile home dealers (group 5271), used merchandise stores (group 5932), gift, novelty and souvenir shops (group 5947), nonstore retailers (group 596), fuel dealers (group 598), retail stores, not elsewhere classified (group 599), shall not be allowed pursuant to this subsection, and provided further that junkyard or salvage yard, scrap and waste materials (group 5093), petroleum and petroleum products (group 5171 and 5172), adult bookstores or similar facilities, funeral service and crematories (group 7261), miscellaneous personal services, not elsewhere classified, massage parlors (group 7299), auto repair, services, and parking (group 75), motion-picture theaters, adult theaters (group 7832), miscellaneous amusement and recreation services, gambling/OTB/OTW (group 799) and facilities support management services, correctional facilities, jails (privately operated) (group 8744) uses shall not be allowed pursuant to this subsection.

Permitted Uses. Planned Enterprise Unit Development may include the following land uses:

Maximum Land Coverage. Planned Enterprise Unit Development shall have a maximum land coverage by total impervious surface of 50% for all buildings, parking lots, loading areas, paved plazas, patios, and streets or driveways. Special landscaping is required for a PEUD. Either 40% of the open space area shall be landscaped as per buffer yard landscaping requirements in § 27-704, Subsection 3C, or a landscape and/or water feature focal point shall be offered as a substitute amenity subject to Township Supervisor approval.

The natural landscape mature trees on a lot should be preserved and incorporated. Upon review, and recommendation of the Township Engineer, the Township Supervisors may reduce the total buffer yard planting requirement if existing vegetation, berms, fences and/or walls accomplish the purpose § 27-704, Subsection 3C, above.

Site Plan Review Requirement. The site plan review procedure and submission requirements set forth in § 27-708 of this chapter shall apply to PEUD.

Fiscal Impact Analysis. A fiscal impact analysis (FIA) shall be required for PEUD type developments.

A fiscal impact analysis compares the public costs and public revenues associated with a land use and growth. If costs exceed revenues, a deficit is incurred; if revenues exceed expenditures, a surplus is generated. The purpose of the FIA is to ensure that new PEUD development in the Enterprise Park Districts will result in a positive fiscal impact to the Township and School District.

The applicant for a PEUD shall submit a fiscal impact analysis (FIA) prepared by a competent authority. The FIA shall involve the following four basic elements:

A statement as to the proposed use of the building or land.

A site layout drawn to a scale of not less than one inch equals 100 feet showing the location, dimensions and area of the lot, the location, dimensions and height of proposed buildings, structures, streets, roads, and any existing buildings in relation to property and street lines. If the application relates to property which is scheduled to be developed in successive stages, such plans shall show the relationship of the portion scheduled for initial development to the proposed layout of the entire property.

The location, dimensions and arrangements of all open spaces and yards, landscaping, fences and buffer yards, including methods and materials to be employed for screening. When existing vegetation is to be retained and substituted for new buffer plantings, then each existing plant to be used for this purpose shall be shown on the site plan.

The location, size, arrangement and capacity of all areas to be used for motor vehicle access, off-street parking, off-street loading and unloading, and provisions to be made for lighting such areas.

The dimensions, location and methods of illumination for signs and exterior lighting.

The location and dimensions of sidewalks and all other areas to be devoted to pedestrian use.

Sanitary and stormwater facilities and connections. Provisions to be made for treatment and disposal of sewage and industrial wastes, water supply and storm drainage. Submission of a stormwater management plan with supporting calculations shall be required.

The capacity and arrangement of all buildings used or intended to be used for dwelling purposes, including information on total land area, area to be reserved in common open space, density, maximum building coverage, total area to be covered with impervious surfaces and other information which will assist the Commission in determining compliance with this chapter.

A description of any proposed use in sufficient detail to permit the Commission to determine compliance with the performance and traffic impact requirements set forth in § 27-706, Subsection 3A, and the flood prone area requirements of § 27-606, Environmental and Flood Protection Requirements.

Site topographic contours at a two-foot interval shall be provided for all areas to be developed, altered and improved. The contour mapping should extend at least 50 feet beyond any area to be developed, altered or improved. A minimum five-foot interval contour shall be provided for all areas in the lot that are not to be developed, altered or improved.

All proposed site grading; drainage provisions; road, driveway and parking lot construction and proposals.

A key map showing the entire project and its relation to surrounding properties and existing buildings thereon. Surrounding properties include adjoining properties and properties across the street within 300 feet from the project lot.

Soils, slopes and floodplain delineations.

Certification by engineer or surveyor.

Certification of ownership and acknowledgment of plan by owner and developer, if other than owner.