A. Market area study:

(1) A description of the commercial establishment(s) proposed, the approximate number of employees anticipated for each establishment and the sales volumes anticipated for each establishment.

(2) A delineation of the proposed neighborhood market area.

(3) An estimate of the population and number of households existing now and anticipated in the future within the defined neighborhood market area.

(4) Per capita or household estimates of the demand for the goods and services proposed for the development and estimates of the total existing and anticipated demand within the defined neighborhood market area for each proposed good and service.

(5) The location and size of commercial establishments within or near the defined neighborhood market area that could compete with the proposed development.

(6) Estimates of net customer buying power or net demand for each commercial establishment in the proposed development.

(7) The market impact shall include a fiscal impact component which must detail the immediate postconstruction financial benefit or loss to the Township, school district and county that can be expected from the proposed development.
 

(a) At the discretion of the Board of Supervisors, it may be required that the fiscal impact provide a five-year detail of financial benefit or loss to the Township, school district and county.

B. Neighborhood impact analysis:

(1) The conformance of the proposed development with the Comprehensive Plan of Upper Providence Township and its compatibility with existing and proposed land uses adjacent to the site.

(2) The impact on any existing floodplains, heavily wooded areas, rock outcroppings, steep slopes and other sensitive natural features, if any.

(3) The impact on the Township and regional transportation system and the ability of adjacent streets and intersections to efficiently and safely handle the traffic generated by the proposed development.

(4) The impact on public utilities, including but not limited to sewage disposal, garbage and rubbish disposal, water supply, storm drainage and electrical utilities.

(5) The impact on the provision of police and fire protection for the proposed development.

(6) The impact upon the character of the surrounding neighborhood. The applicant must show that the proposed development will not adversely affect the neighborhood by reason of noise, odors, smoke, glare or vibration.