Township of Mahoning, PA Article VII Land Developments

§ 211-42 General requirements.

A. The standards outlined in this article shall be applied by the Township Planning Commission in evaluating land development proposals. These standards shall be considered minimum standards. The Supervisors may require more restrictive standards be met by the applicant in those circumstances that they determine appropriate or upon recommendation of the Township Planning Commission. Plans for land development proposals shall comply with the requirements of this article as well as all other applicable provisions of this chapter, including § 211-17. (See also § 211-43.)

B. All land development proposals shall also meet the design and construction standards outlined in Article V of this chapter, unless otherwise noted. Proposals for land developments not specifically listed in this article shall be submitted to the Township for review and action in accordance with the procedures contained in § 211-21 of this chapter.

C. Innovative design techniques which will provide for all foreseeable problems and which will enhance the character of the Township may be permitted and will be encouraged. The criteria for review will be the quality of the design and the proposed development.

D. All proposed land developments shall conform to the provisions of the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.[1]

[1] Editor's Note: See Ch. 250, Zoning.

E. In addition to the requirements outlined below, land development proposals shall also comply with all state and federal laws and regulations. Approval of a land development plan by Mahoning Township does not absolve the developer from his responsibilities to meet such other requirements as may be applicable.

§ 211-43 Application of land development requirements.

The land development requirements set forth in this chapter shall be applied as provided below. (See §§ 211-45 through 211-49 for specific standards for various types of land developments.)

A. Conversions of changes of use. Land development approval shall be required for the following types of proposed conversions or changes of use regardless if a change in ownership is involved:

(1) The conversion or change of a residential use to a commercial use;

(2) The change from one home occupation to another home occupation where the business operation exceeds 25% of the gross floor area of the residence; or

(3) The conversion or change from one nonresidential use to another nonresidential use (including commercial, industrial and institutional uses), e.g., the conversion or change of use from a beauty shop to a restaurant or the conversion or change of use from medical offices to a personal care or nursing home.

B. Nonresidential building additions or renovations. Land development approval shall be required where nonresidential building additions or renovations will result in or are intended to:

(1) Expand the gross floor area of an existing nonresidential building by a cumulative total of 25% or more as of the effective date of this chapter;

(2) Increase the total number of full-time or part-time employees by 25% or more; or

(3) Increase the volume of anticipated truck, employee and customer traffic by 25% or more.

C. Exemptions by definition. As established by Section 503 (1.1) of the Pennsylvania Municipalities Planning Code,[1] the following activities shall be exempt from the land development requirements of this chapter:

(1) The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be a condominium;

(2) The addition of an accessory building, including farm buildings, on a lot(s) subordinate to an existing principal residential building or agricultural use; or

(3) The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For purposes of this subsection, an amusement park is defined as a tract or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until plans for the expanded area have been approved by proper authorities.

[1] Editor's Note: See 53 P.S. § 10101 et seq.

D. Exceptions. For the purposes of this chapter, land development approval shall not be required for the following types of proposals or activities: (This exemption shall not, however, relieve the applicant from complying with the requirements of the Township Zoning Ordinance and all other applicable federal, state or local statutes and/or regulations.)

(1) The use of temporary construction trailers (to be placed on a site for one-year or less);

(2) The change of ownership of a nonresidential building involving no change or alteration of use;

(3) The change from one home occupation to another home occupation that does not meet the criteria established in § 211-43A(2) above; or

(4) The addition to or alteration of a nonresidential building that does not meet the criteria established in § 211-43B above.

§ 211-44 Site planning requirements.

The following site planning requirements shall be utilized in the design of all proposed land developments, as they may be applicable.

A. Pedestrian circulation.

(1) Pedestrian walkways shall be provided within all multifamily residential developments, commercial, industrial and institutional developments or in other circumstances which may be deemed appropriate by the Township in order to promote safe pedestrian circulation throughout the developed area. Width, alignment and gradient of walkways shall provide for the safety and convenience of the intended users.

(2) Pedestrian walkways shall be physically separated from streets and, where possible, from vehicle circulation ways within nonresidential developments.

(3) Parking lots shall be designed to minimize the necessity for pedestrians to walk within and across vehicle circulation areas.

(4) Where possible, common open space areas and other residential service areas should be located at the interior of development sites to minimize the necessity for pedestrians to cross streets. Other safety precautions as deemed appropriate by the Township may be required.

B. Structure orientation.

(1) Structure sites shall be clustered whenever possible to ensure the largest, most usable tracts of open space are preserved.

(2) All buildings shall be situated so as to assure that the sight distance required for driveways set forth in the Township Driveway and Access Drive Ordinance[1] can be met.

[1] Editor's Note: See Ch. 207, Streets and Sidewalks, Art. IV, Driveways and Access Drives.

(3) Commercial structures should be located in reasonable proximity to their parking areas in order to minimize required walking distance for safety and convenience.

C. Landscaping.

(1) Development shall be planned to minimize the removal of existing trees, shrubs and ground cover and to minimize the percentage of each site covered with structures, paved parking areas, and other impermeable surfaces. (See also §§ 211-31 and 211-32 of this chapter.)

(2) New street trees may be provided in development areas to absorb traffic noise; provide shade; reduce the visual impacts of development; mitigate air pollution; and improve community appearance. [See also § 211-26I(4) of this chapter.]

(3) All sites shall be landscaped in accordance with the requirements set forth in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.[2]

[2] Editor's Note: See Ch. 250, Zoning.

D. Buffering and screen planting.

(1) Buffer yards shall be provided in accordance with the requirements set forth in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.

(2) Screen plantings shall be provided in the following instances and shall be accomplished in accordance with the standards set forth in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.

(a) Where commercial and industrial districts abut and where such zones abut residential districts or uses.

(b) Where residential developments abut major collector streets or arterial highways, including reverse frontage lots. (See Appendix A for roadway functional classifications.[3])

[3] Editor's Note: Appendix A is included at the end of this chapter.

(c) Around all open sides of commercial or industrial storage, service or other unsightly areas.

(d) Any other location determined necessary by the Township, or as set forth in the Mahoning Township Zoning Ordinance.

E. Off-street parking. Off-street parking spaces shall be provided in accordance with the requirements of the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.

F. Off-street loading. Off-street loading spaces or berths shall be provided in accordance with the requirements of the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended.

G. Street and outdoor lighting.

(1) Where streetlights are required by the Township, the developer shall be responsible for making the necessary arrangements with the public utility company involved; provided, however that, whether or not streetlights are initially installed, the developer shall be responsible for providing utility easements for future streetlighting installations upon consultation with the applicable utility company.

(2) All on-premises types of outdoor lighting being provided as part of a development proposal shall be provided in accordance with the requirements of the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended. At a minimum, all such lighting shall be mounted and shielded to effectively eliminate direct glare on adjacent properties or on public streets.

§ 211-45 Residential developments.

The placement of two or more residential buildings on a lot or tract of land or the division or allocation of space in a single residential structure for the purpose of creating additional residential dwelling units within the building (except the conversion of an existing single-family dwelling into not more than three noncondominium residential units) shall be considered residential land development. (For the purposes of this chapter, the placement of a single two-family dwelling on a lot shall not be considered a land development.) Residential developments shall include, but need not be limited to, single-family attached or multifamily dwelling structures (townhouses or apartment buildings), multifamily housing developments, mobile home parks and other similar types of residential developments. The following standards shall apply to the design of residential land developments. (See also Article VIII for mobile home park standards.)

A. Single-family attached or multifamily dwelling structures (townhouses or apartment buildings). Single-family attached and multifamily dwelling structures may only be located in those zoning districts of the Township as specified in the district regulations of the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended. Further, the minimum area and density standards, and open space requirements contained in the Township Zoning Ordinance[1] shall be applied in evaluating plans for such dwelling structures. The following standards shall also be met:

(1) General requirements. All single-family attached and multifamily dwelling land development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter. Along with all appropriate development plans, the developer shall submit a written description of the type of housing proposed and shall indicate the total number of dwelling units being proposed per structure. In addition, the site planning requirements of § 211-44 above shall be applied in the design of single-family attached and multifamily dwelling developments.

(2) Arrangement of buildings and facilities.

(a) All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property, and the type and size of the proposed buildings in order to produce a livable and economic land use pattern.

(b) Buildings shall be arranged in favorable relation to the natural topography, existing desirable trees, views within and beyond the site, and exposure to the sun and other buildings on the site. Grading around the buildings shall be designed to be in harmony with the natural topography, at the same time assuring adequate drainage and safe and convenient access. (See also §§ 211-31 and 211-32.)

(c) Adequate provision shall be made for light, air and privacy in the arrangement of buildings to each other. Each dwelling unit shall have a minimum of two exterior exposures.

(d) The maximum length of any single-family attached dwelling structure shall be 200 feet.

(3) Access and circulation.

(a) Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be safe, adequate and convenient for the occupants.

(b) Access and circulation for fire-fighting equipment, furniture-moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and maintenance.

(c) Walking distance from the main entrance of a building to a street, driveway or parking area shall be designed to be less than 100 feet. Any exceptions to this standard shall be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case, however, shall the distance exceed 250 feet.

(4) Yards. Yards shall assure adequate privacy, desirable views, adequate natural light and ventilation, convenient access to and around the dwelling and other essential facilities or uses.

(5) Streets and access drives. All streets and/or access drives within multifamily residential developments shall meet the design and construction standards contained in § 211-26 of this chapter, as well as the provisions set forth in all applicable sections of the Township Zoning Ordinance.[2]

[2] Editor's Note: See Ch. 250, Zoning.

(6) Sewage and water facilities. Proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §§ 211-28 and 211-29 of this chapter. All single-family attached and multifamily housing developments shall be served by a public or community sewer system and a public or municipal water supply.

(7) Solid waste collection, storage and disposal. Arrangements for the collection, storage and disposal of solid wastes generated by the proposed development shall be made by the developer and submitted to the Township for approval as part of his development plan submission. Where determined appropriate, the Township may request review of the proposed arrangements by the Pennsylvania DEP prior to granting its approval.

(8) Facility and open space maintenance. A proposal for the maintenance of all facilities and/or open space areas which are to be shared by the residents of the development shall be provided by the developer as a part of his plan submission. Where the developer proposes to subdivide and/or convey individual dwelling units of a single structure, i.e., townhouse or condominium units, an agreement which assigns maintenance responsibilities for commonly owned or used facilities or open space shall be submitted with the development plan, recorded with the final plan and referenced in the deed for each conveyance. In addition, the developer shall demonstrate to the Township that all other requirements of the Pennsylvania Uniform Condominium Act will be met where individual units are to be conveyed independent of any land area. (See also § 211-27 for open space/recreation area requirements.)

[1] Editor's Note: See Ch. 250, Zoning.

B. Residential cluster developments. The purpose of the following standards is to permit the clustering or grouping of residential structures on a single tract of ground to maximize the amount of open space that can be preserved. (Clustering may be permitted only in those zoning districts as specified in the district regulations of the Township Zoning Ordinance of 2004, or as may hereafter be amended. Further, the type and density of residential units permitted to be clustered shall be as set forth in the Township Zoning Ordinance.[3])

(1) General requirements. All residential cluster development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter. Along with all appropriate development plans, the developer shall submit a written description of the type of housing proposed and shall indicate the total number of dwelling units being proposed per structure. In addition, the site planning requirements of § 211-44 above shall be applied to residential cluster developments.

(2) Minimum tract area requirements. Residential cluster developments situated in the Rural Residential District (RR) shall contain a minimum tract area of 25 contiguous acres of land. In the High Density Residential District (HR), such developments shall contain a minimum gross tract area of 10 contiguous acres of land. All areas exceeding a slope of 20% and all areas situated within a wetland or one-hundred-year floodplain shall be exempted from the calculation of minimum tract size. While these physical features may be included within the tract of a cluster development, the land area occupied by the features shall not be included in calculating the required tract size.

(3) Permitted dwelling types. The type of dwelling units permitted in any cluster development shall be as set forth in the district regulations of the Township Zoning Ordinance for the zoning district in which the development is to be located; that is: in the RR Zone, only single-family detached dwellings may be clustered, and in the HR District, single-family detached, two-family and single-family attached dwelling structures and multifamily dwelling structures may be included in the cluster development.

(4) Maximum density standards. All residential cluster developments shall be designed in accordance with the standards of this section, except that the maximum gross density set forth in the district regulations of the Township Zoning Ordinance for the zoning district in which the development is to be located shall not be exceeded; that is:

(a) RR District. In the RR District, the maximum allowable tract density shall not exceed one dwelling unit per acre.

(b) HR District. The maximum allowable gross tract density in the HR District shall not exceed: 1) single-family detached dwelling units: 5.45 dwelling units per acre; 2) two-family dwellings: 6.70 dwelling units per acre; 3) single-family attached dwelling units: 12 dwelling units per acre; 4) multifamily dwelling units: 12 dwelling units per acre. The maximum number of dwelling units per structure for single-family attached and multifamily dwelling structures shall be as set forth in §§ 250-28 and 250-29 of the Township Zoning Ordinance, or as may hereafter be amended. Further, no more than 50% of the dwellings within a residential cluster development may be single-family attached or multifamily units.

(5) Permitted lot area reductions. The minimum lot area requirements for single-family detached and two-family dwellings may be reduced up to 50% from the minimum established in the zoning district in which the development is to be located. The minimum gross lot area requirement for single-family attached dwellings may be reduced to the area of the dwelling unit, and for multifamily dwellings, the minimum gross lot area may be reduced to the area of the dwelling structure.

(6) Minimum lot width requirements. The minimum lot width required for single-family detached dwellings shall be 100 feet in the RR District and 60 feet in the HR Zone. Width requirements for two-family dwellings in the HR District shall be the same as those required for single-family detached dwellings in that zone. For single-family attached dwelling structures, a minimum lot width of 15 feet shall be provided for each dwelling unit in the structure (plus applicable side yard requirements), and for multifamily dwelling structures, a minimum lot width of 80 feet shall be provided.

(7) Minimum yard requirements.

(a) RR District. Minimum yard requirements for the RR District shall be:

[1] Front yard: 30 feet from edge of adjoining street right-of-way.

[2] Side yards: 15 feet each side.

[3] Rear yard: 30 feet.

(b) HR District. In the HR District, the minimum yard requirements shall be: 1) front yard: 20 feet from edge or adjoining street right-of-way; 2) side yards: five feet each side; 3) rear yard: 10 feet. In addition to the yard requirements set forth above, a twenty-five-foot buffer yard shall be provided around the entire perimeter of the development site. The area of this buffer may be included as part of the development's required open space; however, where such buffer is included as part of the required open space, it shall not be included as part of any required yard area. If the area of the buffer is not included as part of the required open space, then the area may be included as part of the required lot area. [See also Subsection B(11) below.]

(8) Habitable floor area requirements. Each dwelling unit in a residential cluster development shall meet the habitable floor area requirements set forth in § 250-26G of the Township Zoning Ordinance, or as may hereafter be amended.

(9) Maximum building coverage. The maximum building coverage for a residential cluster developments shall be 35% and shall apply to the entire development tract rather than to individual lots.

(10) Design standards. The site planning requirements and design standards set forth in §§ 211-44 and 211-45A(2) through A(7), respectively, shall also be applied in the planning and layout of all residential cluster developments.

(11) Open space requirements.

(a) Size and physical requirements.

[1] A minimum of 50% of the gross area of the cluster development shall be reserved as common open space for the use of all residents of the development. Such open space may include areas of land or water, but shall exclude all roads, parking areas, structures or service lanes. The area shall also be easily accessible to all units in the development and shall be free of safety and health hazards. Portions of the area to be used for recreational purposes shall have suitable physical characteristics, including well-drained soils, gentle topography, and suitable shape and size.

[2] No more than 50% of the open space may be wetlands, floodplains or areas with slope exceeding 20%.

(b) Use standards.

[1] Open space required and provided as part of a residential cluster development shall not be subdivided nor conveyed unless approved as part of the original site development plan.

[2] Required open space may be used for agricultural, woodland conservation, or recreation purposes.

[3] Only structures that enhance the use of the required open space may be permitted. There shall be no residential or commercial use of such structures, nor shall more than a total of 2% of the open space be devoted to structures.

(c) Ownership and maintenance responsibilities. Applications for cluster developments shall include a proposal which provides for the ultimate ownership and maintenance of all open space areas. Where such open space is not dedicated to the Township or where such dedication is not accepted by the Township, an agreement which assigns the maintenance responsibilities of the open space and/or recreation facilities shall be submitted by the developer, approved by the Township, recorded with the final plan, and referenced in the deeds for each parcel or dwelling unit in the development. At a minimum, covenants in the agreement shall:

[1] Obligate the purchasers to participate in a homeowners' association and to support maintenance of the open space by paying assessments to the association sufficient to cover the cost of such maintenance and subjecting their properties to a lien for enforcement of payment of the respective assessments. (The Township may, at its discretion, participate as an at-large nonvoting member of the association to ensure continued maintenance of the open space.)

[2] Obligate such an association to maintain the open space areas as well as any other private streets and utilities which may have been approved within the development.

[3] Empower the purchasers of lots or dwelling units in the development to enforce the covenants in the event of failure of compliance.

[4] Provide that the developer shall be responsible for the formation of the homeowners' association, of which the developer (or owner, if other than the developer) shall remain a member of the association until all lots in the development are sold. (Other equivalent provisions to assure adequate perpetual maintenance may be considered and approved by the Township.)

[5] Guarantee that the homeowners' association formed to own and maintain the open space will not be dissolved without the consent of the Township.

(12) Criteria for approving cluster developments. In addition to all other standards set forth in this chapter for land development applications, the following criteria shall be utilized in reviewing applications for cluster developments.

(a) The proposed cluster development shall be in harmony with the general goals, objectives, purposes and standards of this chapter and the Mahoning Township Zoning Ordinance;[4]

[4] Editor's Note: See Ch. 250, Zoning.

(b) The proposed cluster development shall not have substantial or undue adverse effects, as compared to standard development permitted by this chapter, upon adjacent property, the character of the area or neighborhood, traffic conditions, parking, utility facilities, safety and general welfare;

(c) The proposed cluster development shall be served by essential public utilities, facilities and services, such as highways, streets, parking areas, drainage structures, solid waste collection services, sanitary sewers or a community sewerage system, and a public water supply; and

(d) The proposed cluster development shall not result in destruction, loss or damage of any natural, scenic or historic features of significant importance.

[3] Editor's Note: See Ch. 250, Zoning.

C. Mobile home parks. See Article VIII of this chapter for specific standards pertaining to the design of mobile home parks.

§ 211-46 Commercial developments.

The placement of one or more commercial buildings on a lot, regardless of the number of occupants or tenure, shall be considered a commercial land development. Commercial developments shall include, but need not be limited to, retail stores or shopping areas, lodging facilities, restaurants, public entertainment facilities, automotive service stations and sales facilities, business or professional offices, and other personal service activities. (See also the district regulations for the Commercial-Office and Commercial-Highway Zoning Districts in the Township Zoning Ordinance.[1]) The following standards shall apply to the design of all such developments.

A. General requirements. All commercial land development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. In addition, all requirements established in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended, regarding such developments shall apply. Plans for commercial developments shall be submitted to the Township for review and action pursuant to the procedures set forth in § 211-21 of this chapter.

B. Design standards. All site planning requirements contained in § 211-44 above shall be applied in the design of commercial land developments, and all plans required to meet such standards shall be prepared by the developer and submitted to the Township as part of the development submission process, including plans for landscaping, buffering and screening, lighting, parking and loading. In addition, the following standards shall also be met.

(1) Access to public streets shall be limited to well-defined, well-marked entrance and exit lanes. The Township may require exit lanes to be separated from entrance lanes by dividers or planting islands where traffic volumes in entrances are expected to exceed 25 vehicles per hour for any part of the day. In addition, all such points of ingress and egress shall meet all applicable PennDOT and Township requirements.

(2) Appropriate directional signage, pavement markings and/or dividers shall be provided to control parking and vehicular circulation. To the extent possible, customer parking and circulation shall be separated from delivery service drives and loading areas.

(3) Drives providing vehicular access to such land developments shall be designed and constructed in accordance with the requirements established in the Township Driveway and Access Drive Ordinance.[2]

[2] Editor's Note: See Ch. 207, Streets and Sidewalks, Art. IV, Driveways and Access Drives.

(4) Where a street is proposed to serve multiple commercial establishments in a shopping center or other retail development, the Township may require such a street to meet the design and construction standards for a minor collector street as set forth in Tables 1 and 2 of this chapter.

(5) Where determined appropriate or necessary by the Township, bumper guards or curbing may be required along the perimeter of the commercial site.

(6) Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§ 211-28 and 211-29 of this chapter.

(7) Arrangements for the collection, storage and disposal of solid wastes generated by the proposed development shall be made by the developer and submitted to the Township for approval as part of the subdivision or development plan submission. Where determined appropriate, the Township may request review of the proposed arrangements by the Pennsylvania DEP prior to granting its approval.

[1] Editor's Note: See Ch. 250, Zoning.

§ 211-47 Industrial developments.

The placement of one or more industrial buildings on a lot, regardless of the number of occupants or tenure, shall be considered an industrial land development. Industrial developments shall include, but need not be limited to, specified industrial uses, such as enclosed manufacturing, processing or assembly operations; research and development facilities; and warehousing facilities. (See also the district regulations for the Industrial Development Zoning District and other zones in the Mahoning Township Zoning Ordinance for various industrial uses.[1]) The following standards shall apply to the design of all such developments.

A. General requirements. All industrial land development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. In addition, all requirements established in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended, regarding such developments shall apply. Plans for industrial developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter.

B. Design standards. The standards set forth in § 211-46B above shall be met in the design of all industrial land developments.

[1] Editor's Note: See Ch. 250, Zoning.

§ 211-48 Recreational developments.

The division or allocation of space on a lot or tract of land for intermittent recreational use; the placement of two or more recreational buildings or dwelling units on a lot; or the creation of a recreational complex or facility, whether public or private, shall be considered a recreational land development. Recreational developments shall include, but need not be limited to, campgrounds or recreational vehicle parks; camps, cabins or vacation home developments; outdoor commercial recreation uses; golf courses; public or private parks; and similar facilities. (See also the district regulations for the Recreation/Open Space District and other zones in the Mahoning Township Zoning Ordinance for various recreational uses.) The following standards shall apply to the design of all such developments.

A. General requirements. All recreational land development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. In addition, all requirements established in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended, regarding such developments shall apply. Plans for recreational developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter.

B. Design standards. The standards set forth in § 211-46B above shall be met in the design of all recreational land developments, where applicable.

C. Campgrounds or recreational vehicle parks.

(1) Minimum campground area. All campgrounds shall have a gross area equal to the minimum lot size required for the district in which it is to be located.

(2) Campsite lot requirements.

(a) Gross density. The maximum number of campsites within each campground shall be no more than 15 per acre.

(b) Minimum campsite size. A minimum of 2,000 square feet shall be provided for each campsite within the campground. No such lot shall have a width less than 30 feet.

(3) Occupancy. There shall be no more than one camper or recreational vehicle placed on any one campsite in the campground, nor shall year-round occupancy of any unit be permitted.

(4) Accessory structures. No accessory structures, including sheds, storage buildings, porches, privies, etc., shall be placed on campsites located within any identified floodplain area.

(5) Off-street parking requirements. A minimum of one off-street parking spaces shall be provided for each campsite, plus one additional space for every five campsites shall be provided within the campground. A common parking area shall be provided for tent campers within 250 feet of campsites set aside for tent campers.

(6) Internal streets and lot access.

(a) All lots or campsites shall abut on a street in the campground street system. No campsite shall access directly onto a public street.

(b) All campground streets shall be designed and constructed in accordance with the standards for public and private streets set forth in § 211-26 of this chapter. In addition, the Township may require additional surfacing requirements for such streets where the campground exceeds 10 lots or campsites.

(7) Sewage and water facilities. Proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §§ 211-28 and 211-29 of this chapter.

(8) Other utility systems. Where electric or other utilities are to be provided, plans shall be provided by the developer and approved by the Township and the utility company.

(9) Solid waste collection, storage and disposal. Arrangements for the collection, storage and disposal of solid wastes generated by the proposed development shall be made by the developer and submitted to the Township for approval as part of his development plan submission. Where determined appropriate, the Township may request review of the proposed arrangements by the Pennsylvania DEP prior to granting its approval.

(10) Open space recreation requirements. Where an open space/recreation area is provided as part of the campground, the Township may consider a reduction in required campsite area. Such open space or recreation areas shall be located so as to be easily and safely accessible from all areas of the development and shall be free of safety and health hazards. Portions of the area to be used for recreational purposes shall have suitable physical characteristics for varied recreational use, including well-drained soils, gentle topography, and suitable shape and size. A proposal for the maintenance of all facilities and/or open space areas shall be provided by the developer as a part of the development submission.

§ 211-49 Institutional developments.

The placement of one or more institutional buildings on a lot, regardless of the number of occupants or tenure, shall be considered an institutional land development. Institutional developments shall include, but need not be limited to, hospitals, medical centers or clinics; medical office buildings; nursing or convalescent homes; churches or places of worship; cemeteries; municipal buildings; fire stations; group homes or institutional residences; and similar facilities. (See also the district regulations for the Institutional District and other zones in the Mahoning Township Zoning Ordinance for various institutional uses.[1]) The following standards shall apply to the design of all such developments.

A. General requirements. All institutional land development plans shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V, including the standards for streets and driveways contained in § 211-26. In addition, all requirements established in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended, regarding such developments shall apply. Plans for institutional developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter.

B. Design standards. All standards set forth in § 211-46B above shall be met in the design of all institutional land developments, where applicable.

[1] Editor's Note: See Ch. 250, Zoning.

§ 211-50 Other land developments.

Plans for other types of land development not specifically listed shall be prepared in accordance with the plan requirements contained in § 211-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article V. In addition, all requirements established in the Mahoning Township Zoning Ordinance of 2004, or as may hereafter be amended, regarding such developments shall apply. Plans for such developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 211-21 of this chapter.