Jurisdiction: developments classified as land developments under the Pennsylvania Municipalities Planning Code[1] and are subject to regulation under this chapter. The design and construction standards in this chapter are applicable to land development, as such standards are appropriate. In land development, there is not necessarily a division of land typical of land subdivision actions, although buildings and/or use areas may be sold at the time of development or at some future time. Land developments must meet all applicable standards for subdivisions contained within this chapter. In addition, it shall be unlawful for an applicant to construct land developments as defined herein without complying with these additional requirements. Specific land development types are covered in subsequent articles.
[1]
Editor’s Note: See 53 P.S. § 10101 et seq.
A. 
In processing a land development, the three-stage procedure established in this chapter for land subdivisions shall be used: sketch plan (not mandatory), preliminary site plan, and final site plan stages. Unless stated otherwise in standards for particular land developments, the land development shall be processed, and submission requirements shall be the same as that required for a major subdivision. In the event that subdivision and land development activities are concurrent, and the proposed plan can meet all applicable standards, a combined subdivision and land development plan may be submitted.
B. 
Unless otherwise noted, the processing requirements, drawing size, certifications, acknowledgments, number of copies, etc., for submission of land development site plans shall be the same as for a major subdivision, and the final site plan shall be recorded in the Huntingdon County Recorder's office in accordance with § 240-13D of this chapter.
C. 
Exception for minor land development. The approval body may combine the preliminary and final plans for a land development if:
(1) 
It meets applicable standards for a minor subdivision.
(2) 
It does not involve a development earth disturbance of more than five acres.
(3) 
It does not involve a building of greater than 20,000 square feet gross floor area or in excess of two stories in height.
(4) 
It does not meet the definition of a “mobile home park,” “recreational development,” “mining operation” or “confined animal feeding operation.”
In addition to other final plan requirements for a major subdivision, the following items shall be included for final plan review for all land developments, as applicable:
A. 
Site plans, as required in this article, engineering plans detailing the construction of all required improvements, and plans and other data information establishing compliance with the design standards of this article.
B. 
In case of multi-owner or multi-tenant developments, proof of the organization and means for management and maintenance of common open space, parking and other common utilities or improvements. Instruments demonstrating creation of an association or entity or other means of assuring continuing maintenance shall be required.
The developer shall submit a site plan in conformance with this article. For land developments of a total development area of less than 15,000 square feet, the site plan shall be prepared at a scale of one inch equals 50 feet. Where the total development area is less than five acres, the site plan shall be prepared at a scale of one inch equals 100 feet. Where the total development area is greater than five acres, the site plan shall be prepared at a scale of one inch equals 200 feet. Where it is planned that building and parking lot development will cover an area in excess of 50,000 square feet, combined topographic data at two-foot contour intervals shall be required. In addition to the other requirements for preliminary and final subdivision and land development plans set forth, as applicable, each land development site plan shall, through one or more pages, show:
A. 
Existing site conditions (topography, as needed, drainage, tree clusters, buildings, utility, streets, and nearby properties).
B. 
Proposed developments, parking, vehicular and pedestrian access areas, storm drainage, landscaping, utility location and size.
C. 
Architectural plans and building elevations, while not required, are strongly encouraged as a part of plan submissions.
Land developments shall meet the following design requirements. It is recognized by Shirley Township that the design process should be somewhat flexible, pursuant to Section 503.2(5) of the Pennsylvania Municipalities Planning Code.[1] Unless stated otherwise in land development regulations, for specific types of land development, the following standards shall be met:
A. 
Vehicular access connections to the surrounding existing street network shall be safe, shall have adequate sight distances, and shall have the capacity to handle the projected traffic.
B. 
The developer shall make satisfactory provision for the improvements necessary to the proper functioning of the development, including but not limited to street access signs, water supply facilities, sewage disposal facilities and stormwater management devices.
C. 
The development plan shall provide for adequate privacy, light, air and protection from noise through building design, street layout, screening, plantings and special siting of buildings.
D. 
Streets may be planned for dedication to the public or may be planned as private streets to be maintained by the developer or other association or entity. Private streets shall meet Township standards regarding subgrade preparation, base and surfacing construction. Off-street parking areas may be integrated with public street design and construction providing maintenance responsibilities are mutually agreed upon.
E. 
Service and waste storage and disposal areas for the land development shall be planned and constructed such that they are not visible from adjacent uses.
F. 
Building locations and areas and roadways and driveways shall be sufficient for reasonably anticipated vehicular traffic, use and circulation. Road and parking design shall conform to the standards found in § 240-26 unless otherwise stated.
G. 
A parking and access plan shall be submitted along with estimated traffic flows. The developer shall demonstrate that the proposed parking/access layout is adequate for the proposed development, based upon standard parking capacity measurements, including number of spaces per anticipated development type. Parking standards shall be tied to the intensity, size, and specific use of the proposed land development. The number of off-street parking spaces required is set forth below. Where the use of the premises is not specifically listed, requirements for similar uses shall apply. If no similar uses are mentioned, the parking requirements shall be one space for each two proposed patrons and/or occupants of that structure. Where more than one use exists on a lot, parking regulations for each use must be met, unless it can be shown that peak times will differ.
Parking Requirements
Use of Land Development
Required Parking
1.
Auto sales and service
1 for each 200 square feet GFA
2.
Service stations
1 for each 200 square feet GFA
3.
Single-family dwelling and duplex
2.0 per dwelling unit
4.
Multifamily dwelling
2.5 per dwelling unit*
5.
Mobile home parks
2.0 per each space
6.
Hotels and motels
1 per guest room**
7.
Funeral home and mortuaries
25 for the first parlor; 10 for each additional parlor
8.
Hospitals
1 per each bed**
9.
Nursing homes
1 per each 3 beds**
10.
Churches
1 per each 4 seats
11.
Schools
1 per each teacher and staff; 1 for each 4 classrooms plus 1 for each 4 high school students
12.
Sports arenas, stadiums, theaters, auditoriums, assembly halls
1 per each 3 seats
13.
Community buildings, social halls, dance halls, clubs and lodges
1 space for each 60 square feet of public floor area
14.
Roller rinks
1 space for each 200 square feet GFA
15.
Bowling alleys
5 per alley
16.
Banks and offices
1 for each 250 square feet GFA
17.
Medical office and clinics
8 spaces per doctor
18.
Dental offices
5 spaces per doctor
19.
Retail stores
1 per each 200 square feet GFA
20.
Fast-food/drive-through restaurants
1 per each 2 patron seats**
21.
Furniture stores
1 per each 400 square feet GFA
22.
Food supermarkets
1 per each 200 square feet GFA
23.
Trailer and monument sales
1 per each 2,500 square feet of lot area
24.
Restaurants, taverns and nightclubs
1 for each 2.5 patron seats
25.
Industrial and manufacturing establishments, warehouses, wholesale and truck terminals
1 space per employee, on the largest shift, plus 1 space for each 10,000 square feet for visitors
26.
Commercial recreation (not otherwise covered)
1 space for every 3 persons permitted in maximum occupancy
*
Multifamily units devoted to the elderly shall only be required to provide one parking space per unit. Such uses must supply adequate proof they will be dedicated to elderly tenants and shall be required to follow normal parking standards if they revert to nonelderly use.
**
Plus one space per employee and staff on major shift.
NOTE: “GFA” means gross floor area.
H. 
Size and access. Each off-street parking space shall have a uniform area of 180 square feet, being at least 10 feet wide and 18 feet long. These uniform sizes shall be exclusive of access drives or aisles, and shall be in usable shape and condition. Except in the case of single-family dwellings, no parking area shall contain less than three spaces. Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets. Where an existing lot does not abut on a public or private street, alley or easement of access, there shall be provided an access drive leading to the parking or storage areas or loading spaces. Such access drive shall be consistent with requirements for private streets. Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along a street.
I. 
Stormwater control. Land developments with lot coverage of greater than 40,000 square feet shall meet the following standard for stormwater management:
(1) 
Minimum planting strips of 10 feet between the parking lot and all lot lines to be planted with one hardwood or coniferous tree per each four parking spaces or combination thereof. Trees that die shall be replaced annually. At time of planting, trees shall be a minimum of six feet in height and of a species recognized as hardy for urban use. Eight percent of the total interior space shall be devoted to interior planting strips to be maintained in trees, shrubbery, annual plants or similar pervious dust- and mud-free material. Curbing shall be designed to promote the flow of runoff into planted areas.
(2) 
A stormwater management plan meeting the requirements of the Pennsylvania Stormwater Management Act[2] and any local stormwater management ordinance or standards shall be submitted and implemented.
[2]
Editor’s Note: See 32 P.S. § 680.1 et seq.
J. 
For multibuilding land developments, a complete landscaping plan shall be submitted that includes a complete landscape plan for the site in addition to any required landscaped transition to adjoining properties or stormwater and screening plantings. Landscape treatment shall be provided to enhance architectural features, manage stormwater runoff, strengthen vistas and important axis, or provide shade.
K. 
For multibuilding land developments, a complete pedestrian circulation plan shall be submitted by all developers indicating the safe and efficient movement of people within and through the site. All traffic, parking and pedestrian plans shall be completed using such standard resource criteria as provided by the American Planning Association or the Institute for Traffic Engineers.
L. 
Exterior lighting, when used, shall be of a design and size compatible with adjacent areas and in accordance with the standards of the Illuminating Engineer Society. Generally, lighting shall be designed to minimize glare to adjoining properties, especially residential areas.
M. 
Water and sanitary sewer service shall be provided by the respective water and sewer providers in accordance with local standards and requirements.
N. 
Gas, electric, telephone and cable utilities shall be located in land developments in accordance with utility company standards and requirements. All such utilities shall be underground.
O. 
All land developments required to submit plans for approval by the Pennsylvania Department of Labor and Industry shall show evidence of approval by the Department.
[1]
Editor’s Note: See 53 P.S. § 10503.
A. 
Acceptance of improvements. Insofar as the land development involves the lease or rental of buildings and/or space on the site and site improvements (such as streets, parking areas and stormwater drainage devices), which are to be privately maintained or maintained by a private (nonpublic) organization or entity created by the developer, there is no need for municipal acceptance of the site improvements. However, in these instances, streets and stormwater drainage shall be designed and built to the standards established in this chapter, and the Township shall ascertain that these improvements are, in fact, built to such standards.
B. 
Maintenance of improvements. Where the developer does not intend to maintain the improvement and where a homeowners' association or similar organization will not be organized for these responsibilities, the developer will submit a plan for maintenance of such facilities. This document will be legally enforceable, one clearly establishing maintenance responsibility. Any proposed improvement to be offered for public declaration will follow the requirements as specified by these regulations. Among other remedies to enforce this section, the Township may refuse to issue building permits.
A. 
Application. All commercial and industrial subdivisions shall conform with the provisions of this section.
B. 
Size. No commercial or land development shall occur on a lot smaller than that authorized by § 240-21 of this chapter, following the site calculations authorized by that section. Approval of lot or parcel size will be determined by the following factors:
(1) 
The total area shall be sufficient to provide adequate space for off-street parking and loading, landscaping, and other facilities.
C. 
Street system.
(1) 
Traffic movements in and out of commercial and industrial areas should not interfere with external traffic, nor should it create hazards for adjacent residential areas.
(2) 
The design of streets, service drives and pedestrian ways should provide for safe and hazard-free internal circulation.
(3) 
Roads and parking areas shall meet the design standards in § 240-26 for a Type III subdivision.
D. 
Front yard. Building setback lines shall be as specified by the local zoning ordinance. If no such ordinance is in force, setback lines shall be not less than 40 feet.
E. 
Side yard. Building setback lines shall be as specified by the local zoning ordinance. If no such ordinance is in force, setback lines shall be not less than 40 feet. Setback lines shall increase three for every 1,000 square feet gross leasable area (GLA) above 20,000 square feet.
F. 
Rear yard. Building setback lines shall be as specified by the local zoning ordinance. If no such ordinance is in force, setback lines shall be not less than 40 feet.
G. 
Utilities. Where possible, commercial and industrial subdivisions should be located close to public utilities. In any case, subdivisions should be provided with such utilities as are necessary to maintain adequate health standards, and to dispose of commercial and industrial wastes.
H. 
Location/screening.
(1) 
In general, commercial and industrial facilities should be located adjacent or close to major highways and transportation facilities.
(2) 
Commercial and industrial subdivisions should not be located in predominantly residential areas or areas that are better suited to residential development provided that a commercial parcel designed as an integral part of a residential subdivision will be permitted and provided that said site shall be in conformance with any zoning ordinance adopted by the Township.
(3) 
Based upon size, commercial or industrial land developments which abut preexisting residential development or platted residential lots shall employ the following screening:
(a) 
Type I screening (land developments of zero acres to 10 acres or zero square feet to 40,000 square feet): to consist of a triple row of spruces planted at oblique lines to one another so that a continuous screen is provided. All trees shall be a minimum of six feet at the time of planting. Trees which die shall be replaced within six months. As an alternative to the triple row of Norway spruces, the developer shall maintain a fifty-foot buffer yard of natural vegetation sufficient for screening. This buffer area shall not be used for parking or other uses. This buffer yard should maintain natural vegetation unless such vegetation is considered insufficient for shade screening, stormwater management or erosion control. In such case, the planting standards shall be 28 conifer and eight deciduous trees per each 100 lineal feet of yard area. Trees shall be a minimum of six feet at planting and replaced within six months of death.
(b) 
Type II (land developments of ten-plus acres or 40,000 square feet):
[1] 
A fifty-foot buffer yard of vegetation sufficient to provide opaque screening during six months of the year. This buffer yard shall maintain the existing natural vegetation unless insufficient for screening or of species generally recognized as inferior for shade, erosion control, or screening. If deemed so, the developer shall maintain a planting standard of eight deciduous trees and 28 coniferous trees per each 100 lineal feet of buffer yard. This buffer yard shall be in addition to any other yard requirements listed.
[2] 
A screening yard of Norway spruces, planted to the following standards: an initial row of trees to follow a lineal center line with additional rows planted at oblique angles on each side of the center-line row, sufficient to provide complete and constant opaque screening from the time of planting. This screen of plantings shall be situated at the interior edge of the natural vegetation buffer yard and may be included in calculations of required yard areas.
[3] 
To further provide for the natural management of stormwater runoff, 50% of all hardwood trees of a minimum caliper of four inches, which do not lie in buildable lot footprints or parking areas, shall be preserved.
(c) 
Type III (land developments of a hazardous nature including quarries, junkyards, outside storage, towers, fuel storage or similar industrial activities). A Type III screen shall consist of:
[1] 
An opaque fence at least eight feet in height.
[2] 
A barrier fence at least 10 feet in height.
[3] 
On the outside perimeter of the fence, a ten-foot plant strip shall be maintained at a planting standard of 10 coniferous and 10 deciduous trees per 100 feet. Trees shall be a minimum of six feet tall at planting and replaced within six months of death.
I. 
Off-street parking areas shall maintain a planting strip of at least five feet between all lot lines and the parking lot. Such planting strip shall be suitably landscaped and maintained. At a minimum, such a planting shall consist of one hardwood or coniferous tree per each four parking spaces, or any combination thereof. The balance of the planting strip may be maintained in annual plants, shrubbery or perennial grasses or similar pervious, mud- and dust-free material. Parking lots of more than 20,000 square feet of impervious surface shall devote an additional 8% of total surface area to interior planting strips.
J. 
Parking areas in excess of 20,000 square feet shall maintain easements to connect to existing or potential future lots.
A. 
Application. All recreational developments and campgrounds shall conform to the provisions of this section. Such developments shall also conform with any zoning ordinance or master plan adopted by the Shirley Township Planning Commission which is in effect at the time of submission of the preliminary plan.
B. 
Size. The total area of any recreational campground shall be sufficient to provide adequate facilities for the use contemplated and, in particular, to provide adequate space for off-street parking.
C. 
Street system.
(1) 
Traffic movements in and out of recreational developments and subdivisions should not interfere with external traffic, nor should they create hazards for adjacent residential areas.
(2) 
The design of streets, service drives and pedestrian ways should provide for safe and hazard-free internal circulation.
(3) 
Campground roads shall meet the standards of § 240-26 for a Type I subdivision.
D. 
Yards.
(1) 
Front yard. Man-made structure setback lines shall be as specified by the local zoning ordinance. If no such ordinance is in force, setback lines shall be not less than 100 feet.
(2) 
Side yard. No building shall be closer than 50 feet to the nearest lot line of the unrelated property. No man-made structure or installation of any type shall be located nearer than 50 feet to a lot line of unrelated property.
(3) 
Rear yard. The yard requirement shall be the same as for side yards.
E. 
Utilities and sanitary facilities.
(1) 
Any recreational development or subdivision shall include such utilities and sanitary facilities as are necessary for the health, safety and welfare of those persons using the recreational development or subdivision.
(2) 
Where possible, recreational developments and subdivisions should be located so as to make maximum use of existing public utilities and sanitary facilities. Where this is not possible, the developer must provide adequate utilities and sanitary facilities to maintain adequate health and safety standards.
F. 
Recreational campgrounds. Campgrounds shall be designed and constructed in conformance with this section and applicable state regulations. Campgrounds shall meet the following requirements:
(1) 
No campground shall have an area of less than 10 acres.
(2) 
Each campsite shall have an area of at least 1,500 square feet exclusive of roadways and parking areas, and shall have parking for one automobile in addition to a tent or trailer site.
(3) 
At a minimum, campgrounds shall provide: back-in parking, central sanitary dump stations, central water facilities, toilets and shower facilities.
(4) 
No campsite shall be placed closer than 100 feet to an adjacent property.
(5) 
No less than 20% of the gross area of the park must be improved for recreational activity of the residents of the campgrounds.
G. 
Location.
(1) 
Recreational developments which are expected to generate large traffic volumes should be located adjacent or close to major traffic streets and highways. Where this is not possible, the developer must include in his or her plan sufficient major traffic streets to provide access to the development or subdivision.
(2) 
The location of a recreational development must be in accord with any zoning ordinance or master plan existing at the time of filing of the preliminary plan.
A. 
Application. This section shall apply to the placement of multiple-dwelling units on a single lot, whether in a single building or multiple buildings.
B. 
Exception. As authorized by the Pennsylvania Municipalities Planning Code,[1] the conversion of an existing single-family, detached dwelling into not more than three residential units (unless such units are intended to be a condominium) shall be exempt from the requirements of this article. The placement of two or more mobile homes on one lot shall be regulated by Article VI, Mobile Home Parks, of this chapter.
[1]
Editor’s Note: See 53 P.S. § 10101 et seq.
C. 
Minor land development. For the purpose of this article, a multifamily dwelling development involving not more than three dwelling units shall be considered a minor land development. Four or more dwelling units shall be considered a major land development.
D. 
Density. All multiple-family dwelling land developments shall comply with all standards of §§ 240-20 and 240-21 of this chapter.
E. 
Setback. Multiple-family dwellings shall increase all side and rear yard sizes by three feet per unit.
A. 
Application. Intensive agriculture shall be considered a land development if it involves new building or construction or the expansion of existing buildings and meets applicable state or federal definitions of a confined animal feeding operation or confined animal operation. Intensive agriculture facilities including barns, feed lots, runs, commercial stables, and pens shall meet the requirements of this section.
B. 
Intensive agricultural uses shall be located on a parcel of at least 100 acres.
C. 
The intensive agriculture facility must have and be in compliance with both a conservation plan and nutrient management plan, which shall be submitted along with land development plans.
D. 
Intensive agricultural facilities described in § 240-44A shall observe the following setbacks:
(1) 
One thousand feet from a dwelling not owned by the owner of the intensive agriculture facility.
(2) 
Five hundred feet from a property line.
(3) 
Two hundred feet from a stream.
(4) 
Five hundred feet from a well not owned by the owner of the intensive agriculture facility.
E. 
Adequate access shall be provided to facilitate safe movement of trucks and farm vehicles.
F. 
The intensive agriculture facility shall be sited on the best possible location on the property with regard to the dispersal of odors and minimizing impacts on neighboring properties.
G. 
The applicant shall certify the available quality and quantity of water available to serve the agricultural facility.
H. 
Intensive agriculture facilities shall meet the requirements of all local and state ordinances including, but not limited to, Township zoning ordinances, the Pennsylvania Nutrient Management Act,[1] and the Clean Streams Act.[2]
[1]
Editor's Note: Said Act was repealed 7-6-2005 by P.L. 112, No. 38. See now 3 Pa.C.S.A. § 501 et seq.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq.
A. 
All mineral extraction requiring a permit from the Pennsylvania Department of Environmental Protection shall be considered a land development.
B. 
These land developments shall meet the screening requirements of § 240-41H(3) of this chapter.
C. 
Adequate access shall be provided to facilitate safe movement of trucks and other vehicles.
D. 
Provide a plan to deal with dust and noise abatement.
E. 
Mineral extraction facilities described in § 240-45A shall show evidence of compliance with all applicable state or federal regulatory setbacks; in the absence of such setbacks, they shall observe the following setbacks:
(1) 
Five hundred feet from a dwelling not owned by the owner of the facility.
(2) 
Five hundred feet from a property line.
(3) 
Two hundred feet from a stream.
(4) 
Three hundred feet from a well not owned by the owner of the facility.