In accordance with the definition of this chapter, as per the Pennsylvania Municipalities Planning Code (MPC),[1] land development may include various types of development and subdivision of land. In this regard, Articles V and VI delineate design standards and construction requirements which are intended to apply to all types of development, while Article VIII 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 articles alone. This article 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 article to supplement and not replace any of the standards and requirements of the above-referenced previous articles.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
The submission and review procedures contained in Article III and Article IV shall be required for all land development proposals, as noted in each applicable section of the above-referenced articles. In addition, the following shall be required for all proposals for commercial, retail and professional office development in excess of 5,000 square feet of floor space, for all proposals for manufacturing uses, and for major residential subdivisions and land developments in excess of 25 lots or dwelling units:
A. 
A traffic study analyzing the capacity of area streets, roads, and intersections impacted by the development, at the discretion of 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.
B. 
A landscape plan for the site prepared by a landscape design or site planning professional.
C. 
A sewer and water study of the proposed development as directed by the Township Engineer.
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 51 feet shall be provided for 45° (diagonal) parking, with a one-way thru lane having a minimum width of 15 feet.
(b) 
A minimum parking bay width of 60 feet shall be provided for 90° (head-in) parking with a two-way thru lane having a minimum width of 24 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 Chapter 338, Stormwater Management.
(3) 
Parking areas shall be designed so that vehicles need not back out onto a public right-of-way.
B. 
Commercial land developments within the scope of these regulations shall provide paved parking areas. The minimum number of nine-foot-by-eighteen-foot parking spaces to be provided will vary depending upon use and/or interior and/or gross square footage area as summarized below:
Assembly/finishing operations
1 per 800 square feet GFA
Bar
1 per 2 seats
Bowling alley
4 per alley
Car wash
4 per washing stall
Church/synagogue
1 per 3 seats
Convenience stores
1 per 200 square feet GFA
Fiduciary institutions
1 per 300 square feet GFA
Hotel/motel
1.5 per room
Industrial/manufacturing
1 per 800 square feet GFA
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
Receiving/shipping
1 per 5,000 square feet GFA
Restaurant
1 per 3 seats
Quick-food establishments
1 per 50 square feet GFA
Retail store
1 per 200 square feet GFA
Schools
Elementary
2 per classroom; but not less than 1 per teacher and staff
Intermediate
1.5 per classroom; but not less than 1 per teacher and staff
Secondary
2.5 per classroom; but not less than 1 per teacher and staff
Service station
4 per bay and work area
Shopping center
1 per 250 square feet GFA
Supermarket/grocery
1 per 250 square feet GFA
Storage areas
1 per 5,000 square feet GLA
Theater
1 per 3 seats
In shopping center
1 per 4 seats
Warehouse
1 per 5,000 square feet GFA
GFA = Gross Floor Area
GLA = Gross Leasable Area
(1) 
For uses not classified above, the minimum number of parking stalls shall be as determined by a parking study prepared by a registered professional engineer and accepted by the Township Engineer.
(2) 
In addition, truck loading, unloading and maneuvering shall be accommodated within the paved areas outside public rights-of-way.
C. 
Industrial developments within the scope of these regulations shall provide a minimum of paved off-street parking in the ratio of one parking space for every employee anticipated during the peak work shift. In addition, paved truck loading areas shall be provided such that all truck loading, unloading, and maneuvering can be accommodated within the property lines.
D. 
In addition to the requirements for commercial and industrial parking areas noted in Subsections B and C above, parking facilities provided shall also include the following:
(1) 
Illumination. All parking areas shall be illuminated by light standards with a maximum height of 40 feet, with sharp cutoff shields on the fixtures to allow the direction of lighting on the lot and to avoid glare above the lot and on adjacent properties.
(2) 
Interior landscaping. All parking areas shall include interior landscaping of at least 10% of the area of the parking lot, exclusive of any buffer areas provided under Article VI, § 350-45H. The interior of the parking area includes that area between the frontage or buffer yard and any paved walkways or the structure, when a walkway is not necessary.
(3) 
Sidewalks. The principal access point for commercial, service, and industrial establishments abutting the parking lot shall have a paved walkway with a minimum width of five feet.
(4) 
Access drives. Each parking area shall include adequately sized access drives having a minimum width of 12 feet when separate exit and entrance lanes are provided, and 20 feet when combined exit and entrance lanes are provided.
(5) 
Special access designation. Fire lanes and handicap parking stalls appropriately located in relation to the structure shall be designated by signage and pavement markings.
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) 
No portion of any driveway access shall be located outside the property frontage boundary (side property) line.
(3) 
The maximum width of driveways shall be as specified by PennDOT Title 67, Chapter 441.
(4) 
The intersection of any private drive and a public right-of-way shall provide for proper sight distance visibility.
(5) 
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 fifty-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.