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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
(A) A recreational and seasonal land development includes the improvement and development of land for seasonal and/or leisure-time activities.
(B) Such developments are for temporary occupancy and are not intended now or in the future for year-round dwelling purposes, and may include travel trailers, motor homes, campers, lots intended for tents and land intended for various other outdoor recreational activities such as hunting and fishing; however, developments comprised of cottages, cabins, second homes, other permanent and fixed dwelling structures and any recreational and seasonal lots for sale are excluded from this subchapter and are viewed as residential subdivisions in relation to this chapter.
(1) Classification. Whenever any land development is proposed, before any contract is made for the sale or lease of any part thereof, and before any permit for development in such proposed land development shall be granted, the owner or his or her agent shall apply for and secure approval of such proposed land development in accordance with the following procedures for development, which includes a maximum of two steps for a minor and three steps for a major land development as follows:
(a) Minor development: includes ten or fewer campsites for recreational and/or seasonal use.
1. Sketch plan (optional); and
2. Final plan.
(b) Major development: includes 11 or more campsites for recreational and/or seasonal use.
1. Sketch plan (optional);
2. Preliminary plan; and
3. Final plan.
(2) Pre-application consultation. Prior to filing an application for approval of a land development within the township, the owner or his or her authorized agent shall meet with the Township Board of Supervisors for an official classification of his or her proposed land development. The Township Board of Supervisors shall determine whether the proposal shall be classified as a minor development or a major land development. At this time, the Township Board of Supervisors shall advise the owner or his or her authorized agent as to which of the procedures contained herein must be followed.
(3) Official filing date. For the purpose of these regulations, the official filing date shall be the date of the regular meeting of the Township Board of Supervisors next following the date the application and plans are received at the township building, provided that said regular meeting shall occur more than 30 days following the submission of the application, the official filing date shall be the thirtieth day following the day the application has been submitted. On receipt of an application for land development approval, the Township Board of Supervisors shall affix to the application both the date of submittal and the official filing date.
(4) County Planning Commission review. All plans shall be submitted to and reviewed by the County Planning Commission in accordance with its then prevailing rules and regulations. The township shall forward to the applicant a copy of any report of the County Planning Commission. The township shall not approve an application until the county report is received or until the expiration of 30 days from the date the application was forwarded to the county.
(Ord. 2-2011, passed 10-6-2011)
The submission and review of the optional sketch plan for land developments shall follow the procedures outlined in § 155.026.
(Ord. 2-2011, passed 10-6-2011)
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