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SUPPLEMENTARY LAND DEVELOPMENT REQUIREMENTS
In accordance with the definition in this chapter, as per the Pennsylvania Municipalities Planning Code (MPC) (53 P.S. §§ 10101 et seq.), land development may include various types of development and subdivision of land, in this regard, §§ 155.065 through 155.076 and §§ 155.090 through 155.091 delineate design standards and construction requirements which are intended to apply to all types of development, while §§ 155.105 through 155.120 applies standards to the design of mobile home parks. It is recognized by the Board of Supervisors that certain types of land development may have needs and requirements unmet by these subchapters alone. This subchapter provides such supplementary standards for various forms of nonresidential development such as commercial retail, professional offices and manufacturing, uses. It is the intent of this subchapter to supplement and not replace any of the standards and requirements of the above referenced previous subchapters.
(Ord. 2-2011, passed 10-6-2011)
(B) In addition, the following shall be required for all proposals for commercial retail and professional office development in excess of 5,000 square feet and for all proposals for manufacturing uses:
(1) A traffic study analyzing the capacity of area streets, roads and intersections abutting the development, as determined by the Board of Supervisors. The study shall include at a minimum an analysis of the system before development, at each phase of development (if applicable) and at full build-out. The study shall include an analysis of capacities, levels of service and improvements required to maintain acceptable levels of service;
(2) A landscape plan for the site prepared by a landscape design or site planning professional; and
(3) A sewer and water study of the proposed development as directed by the Township Engineer.
(Ord. 2-2011, passed 10-6-2011)
Nonresidential development shall be designed in a manner that maximizes benefits and minimizes conflicts in relation to parking and traffic safety; specific supplementary requirements are as follows.
(A) All nonresidential proposals shall meet the following.
(1) In cases where more than a single row of parking spaces are required due to projected parking demand and/or site conditions, the following design configurations shall be followed.
(a) A minimum parking bay width of 45 feet shall be provided for 45-degree (diagonal) parking, with a one-lane parking lane having a minimum width of 14 feet.
(b) A minimum parking bay width of 61 feet shall be provided for 90-degree (heading) parking with a two-way parking lane having a minimum width of 25 feet.
(2) All parking areas shall be paved with a bituminous surface or with concrete, and include adequate drainage control as accepted by the Township Engineer and/or in accordance with any township stormwater management ordinance (Chapter 53). Pervious pavement and concrete is allowable for private parking areas.
(3) Parking areas shall be designed so that vehicles need not back out onto a public right-of-way.
(B) Commercial land developments.
(1) Commercial land developments within the scope of these regulations shall provide paved parking areas.
(2) The minimum number of parking spaces of nine by 18 feet to be provided will vary depending upon use and/or interior and/or gross square footage area as summarized below:
Bar | 40% of capacity in persons |
Bowling alley | 4 per alley |
Car wash | 4 per washing stall |
Church/synagogue | 1 per 3 seats |
Community buildings | 40% of capacity in persons |
Convenience stores | 1 per 200 square feet GFA |
Fiduciary institutions | 1 per 250 square feet GFA |
Hotel/motel | 1.5 per room |
Industrial/manufacturing | 1.1 per peak shift employee |
Library | 1 per 300 square feet GFA |
Medical center | 1 per 250 square feet GFA |
Nursing/personal care home | 1 per 3 rooming units |
Offices: | |
Under 49,999 square feet GFA | 4.5 per 1,000 square feet GFA |
50,000 to 99,999 square feet GFA | 4 per 1,000 square feet GFA |
100,000+ square feet GFA | 3.5 per 1,000 square feet GFA |
Quick-food establishments | 1 per 50 square feet GFA |
Receiving/shipping | 1 per 5,000 square feet GFA |
Restaurant | 1 per 3 seats |
Retail store | 1 per 200 square feet GFA |
Schools | |
Elementary and middle schools | 2 per classroom; but not less than 1 per teacher and staff |
High school | 4 per classroom; but not less than 2 per teacher and staff |
Service station | 4 per bay and work area |
Shopping center | 1 per 250 square feet GFA |
Storage areas/warehouses | 1 per 5,000 square feet GLA |
Supermarket/grocery | 1 per 250 square feet GFA |
Theater | 1 per 3 seats |
In shopping center | 1 per 4 seats |
GFA = Gross Floor Area GLA = Gross Leasable Area | |
(Ord. 2-2011, passed 10-6-2011)
Nonresidential development shall be designed in a manner that maximizes benefits and minimizes conflicts in relation with public safety; specific supplementary requirements are as follows.
(A) Proposed developments with drive-in facilities shall meet the following standards.
(1) No more than two driveways shall be provided to any one property from a public right-of-way.
(2) Driveways shall be no closer than 30 feet from any adjacent property line.
(3) The maximum width of driveways shall be no wider than 50 feet.
(4) The intersection of any private drive and a public right-of-way shall provide for proper sight distance visibility.
(5) A state highway occupancy permit shall be required from the State Department of Transportation for any driveway access to a state highway, and a township highway occupancy permit shall be required from the Township Board of Supervisors for any driveway access to a township road prior to plan approval.
(6) Gasoline or other fuel pumps shall be no closer than 25 feet to any public right-of-way.
(B) All proposed structures and buildings shall be no closer than 50 feet to any right-of-way line.
(C) Proposals for industrial and/or commerce parks and shopping centers shall meet the following requirements.
(1) A 50-foot buffer shall be provided around the proposed park.
(2) Any internal illumination shall be of the sharp cutoff variety avoiding glare above and onto adjacent properties.
(3) An internal street or traffic circulation system shall be provided.
(4) All plans for individual structures or buildings shall be subject to review under the requirements of this chapter.
(D) Proposals for industrial facilities shall meet the following requirements.
(1) All outdoor storage areas shall be buffered by landscaping or an opaque fence.
(2) Manufacturing buildings may not cover more than 25% of the lot.
(3) Dumpsters shall be placed within an enclosure or hidden within some other means satisfactory to the township.
(Ord. 2-2011, passed 10-6-2011)
RECREATIONAL AND SEASONAL LAND DEVELOPMENT STANDARDS
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