West Bradford Township
City Zoning Code
City Zoning Code
ARTICLE VI
Traditional Neighborhood Development-1 TND-1/Village Overlay District VOD
§ 450-25 Intended purpose. [1]
The primary purpose of the Traditional Neighborhood Development-1/Village Overlay District is to encourage the continuation of historic land use patterns in the Romansville Village area in a traditional manner consistent with its special character and as enabled by Article VII-A of the Pennsylvania Municipalities Planning Code, entitled "Traditional Neighborhood Development." In Romansville, new development is envisioned to accommodate Township growth in a compact fashion where streetscapes and buildings will be required to reflect traditional village design principles in a manner that creates internal open space in the form of commons, greens and play fields and external open space in the form of a woodland preserve. The intent is to:
A.
Create a variety of residential dwelling types and lot sizes and a limited mix of nonresidential uses in keeping with the character and scale of the traditional village setting.
B.
Require land use designs to preserve natural, scenic and historic values.
C.
Ensure the new village edges are well-defined when adjacent to farmland and woodlands in order to distinguish the village as a unique community.
D.
Ensure compliance with the goals of the Comprehensive Plan and promote innovative designs that contribute to the community character.
E.
Establish a network of open space consistent with the recommendations of the Township Open Space, Recreation and Environmental Protection Plan, complementing the village pattern and promoting pedestrian circulation to reinforce the community character.
F.
Define landscaping, circulation, parking, signage and community facility/service standards that are unique and compatible to the design of the village setting.
G.
Ensure that new development proposals are compatible with the availability of essential services or facilities and that new demands as required by the project are addressed.
§ 450-26 Definitions.
The following definitions apply to the Traditional Neighborhood Development-1 (TND-1)/Village Overlay District (VOD):
The development of a new use for an older building or for a building originally designed for a special or specific purpose.
The lot, building and parking devoted to such uses as educational, religious, community center, cultural facility, and municipal.
The lot, building and parking devoted to such uses as retail shops, personal services, and professional offices.
A dwelling unit in combination with a place of business within the same building, whereby the resident occupant lives above the shop, studio or other place of employment that is located below on the ground floor of the building located in the village core.
Public land on portions of the tract outside the village center that serves as a greenbelt and may consist of environmentally sensitive areas such as steep slopes, floodplains, wetlands and mature woodlands.
Consists of village greens and open space throughout the village, designed to be formal or informal, natural or managed, and owned publicly or by village association.
The lot, building and parking devoted to single-family detached, semidetached (two-family) dwellings, and multifamily dwellings such as townhouses and apartments.
Defines the public space of a village street within which buildings are placed close to the street and all structural features such as dwelling facades, storefronts, street trees, streetlamps, benches, sidewalks, picket fences, porches, awnings and canopies contribute to a cohesive sense of character.
Development on the tract that includes both a compact arrangement of village lots and a traditional pattern and open space.
The activity center of the TND-1/VOD consisting of a mix of residential, commercial, civic and village green.
Public open space land in the form of a park or square generally laid out in a formal managed arrangement.
A village lot used for single-family detached residential dwellings which fronts on a village green and has vehicular access from rear alleys.
Consists of two categories of land: that designated for development (residential, commercial and civic); and that designated as public land (permanent open space) in the form of village greens.
§ 450-27 Qualifying conditions and procedures.
Development under the Traditional Neighborhood Development-1/Village Overlay District is permitted by conditional use, subject to following criteria of eligibility within this article and the procedural requirements of §§ 450-34 and 450-64A of this chapter:
A.
The Traditional Neighborhood Development-1/Village Overlay District shall apply to tracts located within the Village of Romansville as designated on the Township Zoning Map. The overlay shall become affixed to the land as the base zoning for the tract, upon approval of the land development plan by the Board of Supervisors.
B.
The minimum tract size shall be 20 acres.
C.
The maximum density of a Traditional Neighborhood Development-1/Village Overlay District (TND-1/VOD) shall be three dwelling units per acre of net tract area, as defined by this chapter.
[Amended 9-10-2013 by Ord. No. 2013-04]
D.
Any tract of land proposed for TND-1/VOD shall be in one ownership and shall be developed and operated under single direction, control and management.
E.
The TND-1/VOD shall be served by public or community sewer service in accordance with the Township Act 537 Sewage Facilities Plan. All lots within the Village of Romansville shall be served by public water supply.
F.
The applicant shall submit, with the conditional use application for a TND-1/VOD, an environmental impact assessment (EIA) report as described in Appendix A, Environmental Impact Assessment Report, attached to Chapter 385, Subdivision and Land Development, and a traffic impact study as described in § 385-27 of that chapter. The EIA report and traffic impact study are not required to be submitted with the preliminary/final subdivision and land development plan application, unless the plan has been substantially revised in accordance with the decision and order granting condition use approval.
[Amended 9-10-2013 by Ord. No. 2013-04]
G.
The following additional information shall accompany the conditional use application for a TND-1/VOD and an individual lot within the village:
(1)
A narrative describing how the proposed application complies with the intent statements of § 450-25 of this chapter.
(2)
A narrative generally describing the proposed covenants, restrictions and development standards for the property to be developed.
(3)
A narrative description of the existing zoning and land uses on and adjacent to the tract.
(4)
An inventory of historical resources on and adjacent to the tract.
(5)
A survey plan depicting the boundaries of the property, existing topography using two-foot contour intervals, steeply sloped areas, wetlands, identified floodplain areas, soil types, watercourses, vegetation and existing structures.
[Amended 8-8-2017 by Ord. No. 2017-05; 6-12-2018 by Ord. No. 2018-03]
H.
Upon receipt of the decision and order granting conditional use approval, the applicant shall be entitled to submit a preliminary/final subdivision and land development plan in accordance with the conditions of approval and the requirements of §§ 385-21 and 385-22 of Chapter 385, Subdivision and Land Development.
I.
The regulations of this article shall take precedence over other provisions of this chapter and Chapter 385, Subdivision and Land Development to the extent this article specifies additional or modified requirements. Otherwise, all applicable sections of this chapter and Chapter 385, Subdivision and Land Development, shall apply. The provisions herein may be modified by the Board of Supervisors to allow relief whenever modifications to the ordinance are necessary where the applicant has demonstrated to the satisfaction of the Board that modification from these standards results in a better design and a pattern of development more fully in compliance with the objectives of this section, as determined by the Board of Supervisors.
J.
As part of the preliminary/final subdivision and land development plan application, the applicant shall submit detailed plans/drawings of the proposed dwellings and other buildings demonstrating compatibility with the range of dwelling and other building examples found within the Manual of Written and Graphic Design Guidelines, in accordance with § 450-34B to D.[1]
[1]
Editor's Note: The Manual of Written and Graphic Design Guidelines is on file in the Township offices.
§ 450-28 Permitted uses.
The following uses are permitted:
A.
Residential land.
(1)
Residential land includes any of the following uses:
(a)
Single-family detached dwelling;
(b)
Single-family semidetached dwelling;
(d)
Multifamily dwelling;
[Amended 6-9-2020 by Ord. No. 2020-04]
(e)
Dwelling unit on the second or third floor of a shop or office in the village center; and
[Amended 6-9-2020 by Ord. No. 2020-04]
(f)
The following are uses and structures permitted as accessory to the above permitted uses, provided they meet the definition of an accessory use or structure and do not alter the character of any of the foregoing permitted uses in accordance with § 450-65 of this chapter:
(2)
Adaptive reuse of any structure existing prior to January 1, 2004, in accordance with the applicable provisions of this chapter, to accommodate any of the permitted residential uses.
B.
Commercial land.
(1)
Commercial land includes any of the following uses in the village center:
(a)
Retail shop;
(b)
Eating establishment;
(c)
Ice cream parlor, bakery and confectionery;
(d)
Professional office;
(e)
Financial institution;
(f)
Personal service establishment;
(g)
Village inn;
(h)
Health spa or fitness center;
(i)
Medical/dental office;
(j)
Multifamily dwellings on the second floor;
(k)
Live-work unit; and
(2)
Adaptive reuse of any structure existing prior to January 1, 2004, in accordance with the applicable provisions of this chapter.
C.
Civic land.
(1)
Civic land includes any of the following uses in the village center:
(a)
Church or religious use;
(b)
Community center;
(c)
Museum and cultural facility;
(d)
Visual and performance arts facility;
(e)
Library, post office or similar municipal use;
(f)
Community utility;
(g)
Educational use;
(h)
Day-care center, except that the minimum lot size shall be 10,000 square feet; and
(2)
Adaptive reuse of any structure existing prior to January 1, 2004, in accordance with the applicable provisions of this chapter.
§ 450-29 Use allocation.
The following land use allocation shall apply to a traditional neighborhood development in the TND-1 Zone only.
A.
General.
(1)
The buildings in the TND-1 shall relate to the context and fabric of typical Chester County villages. The size and form of buildings shall emulate the historic character of such villages and shall follow principles of appropriateness, as documented in the Manual of Written and Graphic Design Guidelines ("the Manual").[1]
[1]
Editor's Note: The Manual of Written and Graphic Design Guidelines is on file in the Township offices.
(2)
No principal building shall include a flat roof. Roof pitches and variations in rooflines shall be in accordance with the Manual.
(3)
With respect to nonresidential buildings, blank walls shall not be permitted along any exterior wall facing a street, public parking area, or walking area. Exterior walls in these locations shall have architectural treatments that are the same as the front facade, including consistent style, materials, fenestration and details.
(4)
Any phased development shall be fully described and defined on the subdivision or land development plan.
B.
Residential land.
(1)
A minimum of 60% of the total new residential lots of the TND-1 shall be single-family detached dwellings.
(2)
A maximum of 30% of all new residential lots of the TND-1 may be semidetached dwellings. Such semidetached dwellings shall be designed to resemble traditional examples of twins, row homes or carriage houses typical to Chester County as shown in the Manual of Written and Graphic Design Guidelines.[2]
[2]
Editor's Note: The Manual of Written and Graphic Design Guidelines is on file in the Township offices.
(3)
Up to 15% of the single-family detached lots may be on larger lots between 10,000 square feet and 22,000 square feet. Lot sizes greater than 15,000 square feet shall be designed on the periphery of the village.
(4)
A maximum of 40% of the total new residential lots of the TND-1 may be multifamily dwellings. Such dwellings shall be designed either to resemble traditional examples of row homes and carriage houses typical to Chester County or shall be designed to resemble large single-family residences (in the case of a building housing apartments).
(5)
Second-story residential use above ground-level shops and offices is also encouraged in the village center, and shared parking arrangements shall be allowed. A maximum of 5% of the total residential dwellings may be second-story residential units.
C.
Commercial land.
(1)
A maximum of 10% of the gross area of the village center may be designated for commercial land.
(2)
Commercial land shall not occupy more than 10% of the gross area of the village center, or no more than 30,000 square feet of gross floor area of all floors of all buildings, whichever is less, with small retail shops (under 3,500 square feet of gross floor area per shop per floor).
(3)
Commercial land shall adjoin civic land or a village green.
E.
Public land.
(1)
Forty percent of the gross tract area of the TND-1 shall be public land.
(2)
A minimum of 5% of the gross area of the village center shall be permanently allocated to village greens.
(3)
The village center shall contain at least one village green no less than one acre in size that shall be within 500 feet of the geographic center of the village center.
(4)
The remaining public land shall be distributed such that no developed village lot is further than 500 feet from a village green or open space.
(5)
Village greens shall have a minimum of 20% of their perimeter abutting internal street rights-of-ways.
(6)
No more than 20% of the total public land in the TND may be comprised of stormwater management facilities.
(7)
Consideration shall be given to preserving, where appropriate, portions of the tract lying within the wooded open space as identified on the Official Map as of March 9, 2004, and shall be designated as common open space.
(8)
Pedestrian paths shall connect to the sidewalk system and meander through the public land to provide a continuous system for walking.
§ 450-30 Area and bulk requirements.
A.
General.
(1)
All lots shall have frontage along a village street, except for village green court lots, which shall have vehicular access from alleys.
(2)
All buildings, except accessory structures and except for village green court lots, shall have their main entrance face a street.
(3)
Picket fences, arbors, trellises, pergolas, gazebos and/or pavilions should be constructed and maintained to promote the identity of the village.
(4)
Garages for single-family detached and semidetached dwellings shall be located along alleys for all village green court lots and shall otherwise be located in the rear of each lot (facing alleys, where provided, or in the rear or to the side of a dwelling served by a driveway on the side of the dwelling). Garages which may be attached to dwellings shall be located no less than 20 feet behind the facade of the dwelling to reduce their visual impact upon the streetscape.
(5)
Minimum lot widths at the setback line are measured by chord (not arc) for the minimum distance required.
(6)
Required front yard distances shall be measured from the street line.
(7)
In order to promote a streetscape scale and quality that is typical of a village, the maximum horizontal distance between opposing facades of the principal buildings on village lots across a local street shall be from 60 feet to 80 feet. The building separation distance will vary depending upon the width of the street and the landscaped area between the sidewalk and street. On collector streets, the maximum horizontal distance between opposing facades shall be from 75 to 90 feet. If these standards are not achievable due to environmental restrictions or location of a village green, street trees may be used in place of structures to help create the streetscape scale.
(9)
The maximum building height shall not exceed three stories or 35 feet, whichever is less.
B.
Residential land.
(1)
Minimum lot area:
(a)
Lot area shall range from 4,000 square feet to 20,000 square feet for single-family detached dwellings.
(b)
Semidetached dwellings shall have a minimum lot of 2,500 square feet per dwelling unit.
(c)
Lot area shall be 2,000 square feet for single-family attached dwellings, except for single-family attached dwellings designed as condominium ownership, in which case the density shall not exceed eight dwelling units per net acre.
(d)
Lot area for other multifamily uses shall be 10,000 square feet with a maximum density of eight dwelling units per net acre.
(5)
Rear yard:
(a)
Twenty-five feet for single-family detached and semidetached dwellings, except for accessory structures, which shall be eight feet.
(b)
Fifteen feet for single-family attached (end lot) and other multifamily uses, except for accessory structures, which shall be eight feet. Lots shall have their rear lot lines abutting an alley designed per § 450-31B(3).
(6)
Maximum lot coverage: 70%.
(7)
Dwellings shall be detailed to enhance the village character. Gabled roofs facing the street and front porches shall be featured to promote a village setting. Multifamily buildings shall be designed to emulate traditional buildings of this nature in historic villages in Chester County or shall be designed to resemble large single-family residences, as shown in the Manual of Written and Graphic Design Guidelines.[1]
[1]
Editor's Note: The Manual of Written and Graphic Design Guidelines is on file in the Township offices.
C.
Commercial land.
(1)
Lot area shall be 10,000 square feet minimum.
(2)
Minimum lot width at the building line of 50 feet.
(3)
Front and side yards of five feet.
(4)
Rear yard of 20 feet. Lots shall have their rear lot lines abutting an alley designed per § 450-31C(2) of this chapter or another street.
(5)
Maximum lot coverage: 70%.
(6)
New commercial buildings shall be either traditional in their architectural character or be a contemporary expression of traditional styles and forms, replicating the scale, proportion and character of village shops.
(7)
Buildings shall generally be located close together with minimal side yard in order to form a continuous row of shopfronts.
(8)
Landscaping shall be placed around buildings and their parking lots emphasizing low-maintenance long-lived native species of trees, shrubs and flowers. Species should be selected on the basis of their visual interest at different times of the year.
(9)
Commercial land shall meet the following requirements:
(a)
All loading areas and loading docks shall be located to the sides and rears of buildings. Loading docks shall not be visible from public streets. All loading areas and loading docks shall be set back at least 25 feet from residential areas.
(b)
Outdoor storage or display of materials shall not be permitted.
(c)
Trash disposal areas shall be located within buildings or within an opaque screened area that completely hides the trash and is located to the side or rear of the building. All outdoor trash disposal areas shall be set back at least 25 feet from residential property lines.
(d)
Conventional loading docks shall not be permitted.
D.
Civic land.
(2)
Minimum lot width at the building line of 50 feet.
(3)
Front and side yards abutting a street shall maintain the streetscape setback of Subsection A(7) of this section.
(4)
Rear yard of 20 feet.
(5)
Maximum lot coverage: 70%.
(6)
New civic buildings shall be either traditional in their architectural character or be a contemporary expression of traditional styles and forms, replicating the scale, proportion and character of the village.
(7)
Civic land shall meet the following requirements:
(a)
All loading areas and loading docks shall be located to the sides and rears of buildings. Loading docks shall not be visible from public streets. All loading areas and loading docks shall be set back at least 25 feet from residential areas.
(b)
Outdoor storage or display of materials shall not be permitted.
(c)
Trash disposal areas shall be located within buildings or within an opaque screened area that completely hides the trash and is located to the side or rear of the building. All outdoor trash disposal areas shall be set back at least 25 feet from residential property lines.
(d)
Conventional loading docks shall not be permitted.
E.
Public land.
§ 450-31 Streets and alleys.
A.
General streets and alleys.
(1)
New village streets shall be consistent with the Official Map. Streets and alleys shall be interconnected providing access to all lots within the village.
(2)
Streets shall be supplemented with alleys to the rear of village lots, except as provided in § 450-30A(4).
(3)
Streets may have on-street parking on one side or both sides, as described in this section and § 450-32 of this chapter.
(4)
Street trees shall be installed on both sides of village streets at fifty-foot intervals. At the time of installation, all such trees shall be a minimum of 2 1/2 to three inches in caliper. Street trees shall be of species that attain a mature height of at least 50 feet.
(5)
Sidewalks shall be at least 4 1/2 feet in width and shall be provided on both sides of a street (but are not required in alleys) and shall be separated from the edge of the street by a landscaped strip of at least 18 inches in width. Sidewalks shall be constructed of cement, brick pavers, concrete paving blocks, or rectangular flagstones.
(6)
Streetlamps shall be installed on both sides of streets at one-hundred-foot intervals. Streetlamps shall utilize metallic posts that are decorative but not overly ornate, and their style, height, color and brightness shall be approved by the Board of Supervisors.
(7)
Vehicular access to a rear garage shall be used to preserve the streetscape frontage of a lot to the maximum extent possible, except for village green court lots, which shall have alleys. Whenever an alley is not proposed, the lot width shall be sufficient to permit a driveway to service a garage in the rear of the lot or to the backside of the dwelling.
(8)
All public utility lines and similar facilities servicing the improvements shall be installed underground within streets and/or alleys where constructed. Electric transformers shall be installed underground or within the walls of a completely enclosed accessory building.[1]
(9)
Curbs shall be installed and maintained along streets but need not be placed along alleys.
B.
Residential land.
(1)
Residential land shall front on streets with a maximum right-of-way width of 50 feet, consisting of at least two eight-foot-wide travel lanes, seven-foot-wide parallel parking on one side, and four-and-one-half-foot-wide sidewalks on both sides.
(2)
The curb radius shall not exceed 25 feet for single-family detached and semidetached dwellings and 15 feet for single-family attached and other multifamily uses.
(3)
Single-family detached and semidetached dwellings may have their rear lot lines abutting an alley, except for village green court lots, which shall have alleys. Single-family attached and other multifamily uses shall have their rear lot lines abutting an alley. Where constructed, alleys shall contain a right-of-way and cartway 16 feet wide when designed for two-way traffic or a right-of-way and a cartway 10 feet wide when designed for one-way traffic.
C.
Commercial land.
(1)
Commercial land shall front on streets with a maximum right-of-way width of 60 feet, consisting of at least two eleven-foot-wide travel lanes, eight-foot-wide parallel parking on at least one side, and six-foot-wide sidewalks on both sides. The curb radius shall not exceed 15 feet.
(2)
Commercial land shall have its rear lot lines abutting another street or an alley with a right-of-way and cartway 18 feet wide for two-way traffic or with a right-of-way and cartway 12 feet wide for one-way traffic.
D.
Civic land.
(1)
Streets fronting civic land shall be consistent with the requirements for the use on the opposite side of the civic use.
(2)
A civic use lot may have its rear lot lines abutting an alley. Where constructed, alleys shall contain a right-of-way and cartway 16 feet wide for two-way traffic or a right-of-way and a cartway 10 feet wide for one-way traffic.
E.
Public land. Streets fronting public land shall be consistent with the requirements for the use on the opposite side of the public use.
§ 450-32 Parking.
A.
General parking.
(1)
In order to maintain the character of the village and the streetscape, parking may be located on street, parallel to the curbline. On-street parking directly fronting a lot shall not count toward fulfilling the residential parking requirement; however, on-street parking may be counted to fulfill the parking requirements for commercial uses.
(3)
The applicant may reduce the required number of parking spaces by demonstrating the possibility of shared parking.
(4)
Adjacent parking lots shall have vehicular connections internally.
B.
Residential land.
(1)
Parking shall be provided in accordance with § 450-68B of this chapter in addition to the requirements for permitted accessory uses.
(2)
All off-street parking places shall be in the form of a garage located to the side or the rear of the building for single-family detached and semidetached dwellings, except for village green court lots, which shall have alleys. Such garage may be detached from or attached to the dwelling as set forth below. Off-street parking places for single-family attached dwellings and other multifamily use shall be in the form of a garage located to the rear of the building. Garages shall meet one of the following design options listed in the order of preference for the TND-1/VOD:
(a)
For single-family detached and semidetached dwellings:
[1]
The garage is rear-entry and detached from the dwelling, such that garage doors are on the opposite side of the house from the front facade, accessed from an alley.
[2]
The garage is located behind the rear facade of the house. Such garage may be detached from or attached to the dwelling, and the garage doors may face any direction.
[3]
The garage is front-entry and recessed at least 20 feet from the front facade (excluding any porches or decks) of the building. When such garages face the street, the garage shall comprise no more than 25% of the total area of the front facade elevation of a dwelling, measured from ground level to the lower edge of the roof. A garage door facing a street shall not exceed a width of 12 feet.
[4]
The garage is side-entry, such that garage doors are perpendicular or radial to the street that the front facade faces.
(b)
For single-family attached and other multifamily dwellings:
[1]
The garage is rear-entry, such that garage doors are on the opposite side of the house from the front facade, accessed from an alley.
[2]
The garage is located behind the rear facade of the house. Such garage may be detached from or attached to the dwelling, and the garage doors may face any direction.
(3)
Where garages are accessed from an alley and a parking apron is provided perpendicular to the alley, such garage shall be 18 feet from the edge of the alley. Where garages are accessed from an alley and a parking apron is provided parallel to the alley, such garage shall be eight feet from the edge of the alley.
C.
Commercial land.
(1)
Parking shall be provided in accordance with § 450-68C of this chapter, in addition to the requirements for permitted residential uses.
(2)
No less than 75% of the off-street parking places shall be to the side or rear of the building. Access may be through the frontage.
(3)
Parking areas for shops and offices shall generally be located to the rear of the building they serve, but may, in some cases, be located to the side if screened from the street with appropriate walls, fencing or landscaping.
(4)
Parking areas shall be landscaped consistent with § 450-30C(8) of this chapter and buffered where they abut adjoining residential lots.
D.
Civic land.
(1)
The applicant shall demonstrate the provision of adequate parking for the various types of civic buildings in accordance with § 450-68C of this chapter. Shared parking shall be encouraged for civic land.
(2)
No less than 75% of the off-street parking spaces for civic buildings shall be to the side or rear of the building. Access may be through the frontage.
E.
Public land. The applicant shall demonstrate the provision of adequate parking for village greens.
§ 450-33 Manual of Written and Graphic Design Guidelines. [1]
The principles of appropriateness, as documented in the Manual of Written and Graphic Design Guidelines, are to be referenced for the design of any TND or individual lot development within the Romansville Village Overlay District (TND-1/VOD).
[1]
Editor's Note: The Manual of Written and Graphic Design Guidelines is on file in the Township offices.
§ 450-34 Conditional use standards and criteria.
In addition to the conditional use regulations of § 450-64 of this chapter, and in particular § 450-64A(1) through (8), the applicant shall have the burden of proving that the following criteria and conditions are satisfied.
A.
A manual of written and graphic design guidelines shall be prepared and submitted by the applicant and shall be adopted by the Township, in accordance with Section 708-A of the Pennsylvania Municipalities Planning Code.
B.
The applicant shall submit a village concept sketch plan which reflects compliance with all of the design elements required in the Manual of Written and Graphic Design Guidelines.
C.
The applicant shall submit a village concept sketch plan which reflects compliance with all of the requirements in § 450-28, Permitted uses; § 450-29, Use allocation; § 450-30, Area and bulk requirements; § 450-31, Streets and alleys; and § 450-32, Parking. The concept plan shall be in sufficient detail to demonstrate that the design requirements of these sections have been met.
E.
The applicant shall submit plans to depict a trail system within the proposed open space. The trail system shall link to the internal sidewalk network and to existing or proposed trails on adjacent properties if connections to adjacent properties are topographically feasible.
F.
The application for conditional use shall be deemed complete when the Township is in receipt of the accompanying fee and information required in § 450-27F. Upon receipt of a complete application for conditional use, the Board of Supervisors shall forward the application to the Planning Commission for review and recommendation. Upon receipt of the application, the Planning Commission shall begin its review of the conditional use at its next regularly scheduled meeting and offer its recommendation during the course of the public hearing process. The Board of Supervisors shall begin public hearings on the conditional use application within 60 days of the date the complete application is submitted to the Township pursuant to public notice, unless the applicant has authorized an extension. The public hearings shall commence with the applicant presenting testimony demonstrating compliance with the ordinance. Once the applicant has concluded its testimony, the Township shall have 100 days within which to present and conclude its testimony. The Board of Supervisors shall render a written decision within 45 days of the last public hearing.