To accommodate the need for wireless communications, cellular communications and personal communications services towers, cellular and wireless towers, facilities and equipment while regulating their location and number in the Township.

To minimize adverse visual effects of towers, cellular and wireless towers, facilities and equipment through careful design, siting and vegetative screening.

To avoid potential damage to adjacent properties from, among other things, antenna support structure/tower failure and falling ice and debris through engineering and careful siting of antenna support structure/towers.

To maximize the use of any new or existing antenna support structure/towers or other tall structure(s) so as to reduce the number of antenna support structure/towers needed in the future.

Institutional District.

Limited Industrial District.

Municipal District, excluding park land.

Any existing telephone pole owned or operated by a public utility, except when located in a residential zoning district.

Existing tall structures within any zoning district including residential, provided that the antenna shall be affixed to the existing tall structure. This provision shall not include nor permit the erection of an antenna support structure within a residential zoning district.

The minimum setbacks in the underlying zoning district.

One foot of horizontal distance for every one foot of height of the proposed antenna support structure/tower.

The applicant shall demonstrate, using accepted technological evidence, that the antenna and antenna support structure/tower must be located where proposed in order to satisfy its function in the applicant's grid system.

If the applicant proposes to build an antenna support structure/tower, applicant shall provide written evidence that it first contacted the owners of tall structures within a quarter mile radius from the proposed cell site, requested permission to install the antenna on those structures and was denied for reasons other than reasonable economic ones. Tall structures shall include, but not be limited to, smoke stacks, water towers, buildings in excess of six stories, antenna support structure/towers of other wireless communications, cellular communications and personal communications service providers, other communications towers (fire, police, etc.) and other similar tall structures.

The applicant shall demonstrate that the antenna height is the minimum required to function satisfactorily. No antenna height taller than this minimum height shall be approved, unless the applicant provides proof that another provider of wireless, cellular or personal communications services has already agreed to co-locate on the applicant's antenna support structure/tower at a greater height than is required by the applicant.

The applicant shall demonstrate that the proposed antenna and antenna support structure/tower are: safe; that the surrounding properties will not be negatively affected by antenna support structure/tower failure, falling ice or other debris, electromagnetic fields, or radio frequency interference; and that the application will not otherwise be detrimental to the health, safety and welfare of the neighbors and the community. All antenna support structure/towers shall be fitted with anti-climbing devices, as approved by the manufacturers.

In order to reduce the number of antenna support structure/towers needed in the Township in the future, the proposed antenna support structure/tower shall be required to accommodate, where possible, other users, including other wireless communication, cellular communication and personal communication service providers companies, and local police, fire and ambulance companies. Applicants shall provide evidence that all other authorized users have been contacted by the applicant with an offer of co-location on the applicant's proposed antenna support structure/tower. In the event that co-location is not proposed by the applicant, the applicant shall provide stealth alternatives for consideration by the Township, which alternatives are designed to limit the visual impact of the antenna support structure on the Township and community.

The applicant must demonstrate that it is licensed by the Federal Communications Commission, to provide wireless communications, cellular communications and/or personal communications services.

Antenna support structure/towers shall be designed and constructed to all applicable standards of the American National Standards institute and similar standards where such standards are greater than those of this article, or not addressed hereunder.

Antennae and antenna support structure/towers shall be designed to withstand wind gusts of 100 miles per hour.

The proposed use is consistent with the purpose of this article and the overall purpose of this chapter.

The proposed use will satisfy all of the relevant provisions and requirements of the Thornbury Township Subdivision and Land Development Ordinance [Chapter 22] and any other applicable ordinance, code and/or regulation.

The proposed use and its location are consistent with and responsive to the Comprehensive Plan, in particular, the plans for land use, circulation, community facilities, utilities, and the map depicting areas of environmental concern.

The proposed use will not adversely effect the health, safety, morals and general welfare of the Township.

The proposed land use is consistent with the nature of the land uses existing on any immediately adjacent properties; and, it will not detract from or cause harm to neighboring properties and will be properly maintained.

The proposed use is located in an area or areas for which the site is suited.

The proposed use, where applicable, will be served by public water and public sewer where and when available, and will not have a negative effect to the public services and utilities of the surrounding properties.

Proposed construction will be consistent with sound design, engineering and land development practices.

The proposed use will provide safe and adequate access to roads (existing or proposed) and will not result in excessive traffic volumes, and will involve improvements which may be needed to guarantee compatibility with adjacent roads.

The proposed use will provide for effective sanitation.

The proposed use will create the required screening and landscaping as required in this article and the Thornbury Township Subdivision and Land Development Ordinance [Chapter 22].

The proposed use, as depicted in the plans for subdivision and/or land development, includes proposals for landscaping, in addition to that required as stated above, in areas such as the entrance, along property boundaries, in areas which are highly visible, such as along roads, walks or trails and in other places where the use of trees, shrubs and ground cover would be functional and appropriate.

The proposed use will be properly sited, and not be disruptive to streams, ponds, wetlands and vegetation within the Flood Hazard District and the Steep Slope Conservation District.

The proposed use will provide for adequate off-street parking and loading in accordance with this article and this chapter.

The proposed use will be developed using stormwater management techniques, and soil erosion and sedimentation control techniques in accordance with prevailing regulations.

If requested by the Board of Supervisors, the Planning Commission shall perform a review and provide a recommendation to the Board of Supervisors concerning the grant of approval or disapproval of the proposed use. If requested, such review shall be conducted and a written report submitted to the Board of Supervisors within 30 days of the date of the first Planning Commission meeting following the date the plan has been filed. The Planning Commission shall discuss the application at, at least, one of its regularly scheduled public meetings during the review period.

The Board of Supervisors shall schedule and conduct a public hearing(s) on the application within 60 days of the acceptance of the application, unless the applicant has agreed, in writing or on the record, to an extension of time. Within 45 days following the last hearing on the application, the Board of Supervisors, shall render a written decision, or when no decision is called for, make written findings on the application. In cases where the application is contested or denied, each decision shall be accompanied by findings of fact and conclusions of law based thereon, together with any reasons therefore, and shall otherwise be in accordance with the provisions of the Municipalities Planning Code. The Board of Supervisors may attach such reasonable conditions and safeguards, in addition, to those expressed in the article, as it may deem necessary to implement the purpose of this article.