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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)
The submission and review of the official preliminary plan shall follow the procedures outlined in § 155.029. Prior to the review and approval of the preliminary plan, the applicant must make application and meet all requirements of the State Department of Environmental Protection Regulations, 25 Pa. Code Chapter 191, regarding organized camps and campgrounds, as well as any other state government regulations which may apply.
(Ord. 2-2011, passed 10-6-2011)
The recording of the final plan shall follow the procedures outlined in § 155.033.
(Ord. 2-2011, passed 10-6-2011)
The submission of required performance guaranties shall follow the procedures outlined in § 155.030(A).
(Ord. 2-2011, passed 10-6-2011)
(2) Section 155.068: blocks;
(3) Section 155.069: lots;
(4) Section 155.091(C): curbs;
(5) Section 155.091(D): sidewalks; and
(6) Section 155.091(H): off-street parking.
(B) The following design standards apply to recreational and seasonal land developments not covered elsewhere in this chapter.
(1) Streets.
(a) The land development shall be designed to provide an access and internal traffic circulation system adequate to accommodate the type and volume of traffic to be generated and shall be constructed to provide a sound, all-weather driving surface, reasonably smooth, free from mud, dust and/or standing water. All private streets shall be considered to be required improvements. The following minimum standards apply to all private streets.
1. Right-of-way width: 40 feet.
2. Cartway width: 16 feet for two-way roads; ten feet for one-way roads.
3. Cartway construction: six inches of suitable, compacted and graded stone base material to provide a permanent and all-weather surface which will facilitate storm drainage management.
4. Maximum allowable grade: the maximum allowable grade for private roads shall be a 14% slope for distances of no more than 500 feet; however, special drainage measures and considerations will be required on grades exceeding a 6% slope, including special roadway cross-sections, grading, shoulder construction and stabilization, cross-drainage structures and cut-and-fill slopes, as recommended and/or accepted by the Township Engineer.
5. Cul-de-sac minimum standards: while there are no minimum or maximum length requirements, excessively long segments are discouraged due to emergency vehicle access considerations. A turnaround area shall be provided at the terminus of all dead-end and/or cul-de-sac segments having an unobstructed maneuvering area equal to a 50-foot turning radius.
(b) The internal street and roadway system shall be privately owned and appropriately noted on the final plan and provide safe and convenient access to all campsites and facilities. The alignment and gradients of all internal streets and roadways shall be properly adapted to the topography, to the types of anticipated traffic and to the satisfactory control of surface water. Points of connection between the private street and roadway system and the existing public street system shall be designed to avoid congestion and hazardous intersections, in accordance with § 155.067(G), intersections.
(2) Lots. Individual campsites shall be comprised of a minimum area of at least 1,500 square feet, with no more than a total of 15 individual campsites per acre. Each campsite shall be accessible from the private street/roadway system without the necessity to cross any other campsite. In addition, recreation vehicle campsites shall have a minimum width of 40 feet and a minimum depth of 50 feet or 30% longer than the maximum length of the recreational vehicle anticipated to occupy the space.
(3) Parking. Parking spaces shall be provided to accommodate the number and size of vehicles anticipated. Parking spaces for all campsite users shall be on the campsite lot. In addition, a minimum of one parking space for every two campsites shall be provided for visitors. Parking spaces for visitors may be on a common parking area. The parking spaces shall be of a compacted and graded stone base material to provide a permanent and all weather surface and support the types, lengths and weights of vehicles anticipated to use the facility.
(4) Campsites. Individual campsites and accessory buildings shall be designed to be at least 50 feet from any arterial highway or 35 feet from any other type of public right-of-way. Recreational vehicle campsites for trailers, campers and/or motor homes shall contain a stabilized vehicular parking pad of shale, gravel, stone, paving or other suitable material and shall be dimensioned that when any space is occupied, no portion of any camping unit shall be within ten feet of any portion of any other camping unit or accessory building and at least 15 feet from any internal private roadway.
(5) Relationship with adjoining properties. The design of proposed land developments governed by this section shall take into account potential effects and impacts on adjacent properties. A landscaped buffer strip having a minimum width of 20 feet shall be provided along the perimeter of the land development, within which no campsites shall be located.
(6) Minimum acreage. The minimum size for a recreation vehicle park is five acres, of which 10% shall be set aside and developed as common use areas for open and unenclosed recreation facilities, which may include any required buffer areas.
(Ord. 2-2011, passed 10-6-2011)
(A) Streets and access roads, including, where applicable, parking areas, driveways, curb cuts and traffic control devices;
(B) Utilities, including, where applicable, stormwater management facilities, sanitary sewer facilities, water facilities, pumping facilities, gas lines, electrical facilities, telephone and other utility facilities;
(C) Any proposed amenities including recreational facilities, meeting facilities and screening and landscaping;
(D) Any other improvements which may be required for approval; and
(E) Procedures and mechanisms guaranteeing the perpetual private maintenance of all improvements by the owner and/or operator of the facility.
(Ord. 2-2011, passed 10-6-2011)
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