[Ord. No. 12-12-2006,
12/12/2006, § 700]
1.
The standards outlined in this Part 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 Part as well as all other applicable provisions of this chapter, including § 22-305. (See also § 22-702.)
2.
All land development proposals shall also meet the design and construction standards outlined in Part 5 of this chapter, unless otherwise noted. Proposals for land developments not specifically listed in this Part shall be submitted to the Township for review and action in accordance with the procedures contained in § 22-404 of this chapter.
3.
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.
4.
All proposed land developments shall conform to the provisions of the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], or as may hereafter be amended.
5.
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 Hemlock Township does not absolve
the developer from his responsibilities to meet such other requirements
as may be applicable.
[Ord. No. 12-12-2006,
12/12/2006, § 701]
1.
The land development requirements set forth in this chapter shall be applied as provided below: (See §§ 22-704 — 22-708 for specific standards for various types of land developments.)
A.
Conversions or 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.
(3)
The conversion or change from one nonresidential use to another
nonresidential use involving structural alterations (including commercial,
industrial, and institutional uses).
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 number of full- or part-time employees by 25% or
more.
(3)
Increase the volume of anticipated truck, employee and customer
traffic by 25% or more.
C.
Exemptions by Definition. As established by § 503(1.1)
of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10503(1.1),
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.
(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 paragraph, 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.
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 [Chapter 27] and all other applicable federal, state or local statutes and/or regulations.)
[Ord. No. 12-12-2006,
12/12/2006, § 702]
1.
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 all 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.
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. In fact, developers are encouraged to consider the use of: (a) extensive or intensive "green roofs" or vegetative roof covers to replace vegetative surfaces that will be destroyed to accommodate building construction, and, (b) porous pavement, such as porous asphalt or pervious concrete, to slow runoff generated by building or parking area construction. (See also §§ 22-508 and 22-509 of this chapter for grading and stormwater management requirements.)
D.
Buffering and Screen Planting.
(1)
Buffer yards shall be provided in accordance with the requirements set forth in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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.
(c)
Around all open sides of commercial or industrial storage, service
or other unsightly areas.
E.
Off-Street Parking. Off-street parking spaces shall be provided in accordance with the requirements of the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], or as may hereafter be amended.
F.
Off-Street Loading. Off-street loading spaces shall be provided in accordance with the requirements of the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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.
[Ord. No. 12-12-2006,
12/12/2006, § 703]
1.
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.)
2.
Residential developments shall include, but need not be limited to,
townhouse structures or apartment buildings, multifamily housing developments,
residential cluster developments, mobile home parks and other similar
types of residential developments. (See also Part 8 for standards
pertaining to mobile home parks.) The following standards shall apply
to the design of residential land developments.
A.
Townhouse Structures or Apartment Buildings. Townhouse structures or apartment buildings may only be located in those zoning districts of the Township as specified in the district regulations of the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], or as may hereafter be amended. Further, the minimum area and maximum density standards, and open space requirements contained in the Township Zoning Ordinance [Chapter 27] shall be applied in evaluating plans for such dwelling structures. The following standards shall also be met.
(1)
General Requirements. All townhouse or apartment residential land development plans shall be prepared in accordance with the plan requirements contained in § 22-303 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5, including the standards for streets and driveways contained in § 22-503. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 22-404 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 § 22-703 above shall be applied in the design of townhouse or apartment residential 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 §§ 22-508 and 22-509.)
(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.
(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 townhouse or apartment residential developments shall meet the design and construction standards contained in § 22-503 of this chapter, as well as the provisions set forth in all applicable sections of the Township Zoning Ordinance [Chapter 27].
(6)
Sewage and Water Facilities. Proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §§ 22-505 and 22-506 of this chapter. All townhouse or apartment residential developments shall be served by a public or community sewerage system or a private package sewage treatment facility and a public or municipal water supply, or a private water supply system designed to provide water service for the development.
(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 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 development 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, 68 Pa.C.S.A. § 3101 et seq., will be met where individual units are to be conveyed independent of any land area. (See also § 22-504 for open space/recreation area requirements.)
[Ord. No. 12-12-2006,
12/12/2006, § 704]
1.
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 repair garages, business or professional offices, and other personal service activities. (See also the district regulations for the General Commercial and Interchange Commercial Zoning Districts in the Township Zoning Ordinance [Chapter 27].) 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 § 22-305 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5, including the standards for streets and driveways contained in § 22-503. In addition, all requirements established in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 § 22-404 of this chapter.
B.
Design Standards. All site planning requirements contained in § 22-703 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 entrance 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 Driveway Ordinance, Ord. No. 5-95 [Chapter 21, Part 2], 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.
(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 meet the design and construction standards for
a minor collector street as set forth in Tables 22-1 and 22-2 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.
(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 approval.
[Ord. No. 12-12-2006,
12/12/2006, § 705]
1.
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.
2.
Industrial developments shall include, but need not be limited to, enclosed manufacturing, processing, assembly or packing operations; research and development facilities; and warehousing or enclosed storage facilities (See also the district regulations for the Industrial Zoning District in the Hemlock Township Zoning Ordinance [Chapter 27] for various industrial uses.) 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 § 22-305 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5, including the standards for streets and driveways contained in § 22-503. In addition, all requirements established in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 § 22-404 of this chapter.
[Ord. No. 12-12-2006,
12/12/2006, § 706]
1.
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.
2.
Recreational developments shall include, but need not be limited to, campgrounds or recreational vehicle parks; seasonal dwellings or hunting camps; outdoor commercial recreation uses; golf courses; public or private parks or playgrounds; and similar facilities. (See also the district regulations for the Agricultural District and other zones in the Hemlock Township Zoning Ordinance [Chapter 27] 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 § 22-305 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5, including the standards for streets and driveways contained in § 22-503. In addition, all requirements established in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 § 22-404 of this chapter.
B.
Design Standards. The standards set forth in § 22-705, Subsection 1B, 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 minimum
gross area equal to the minimum lot size required for the district
in which it is to be located.
(2)
Campsite Lot Requirements.
(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 § 22-503 of this chapter. In addition, the Township may require additional surfacing requirements for such streets where the campground exceeds 10 lots or campsites.
(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 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.
[Ord. No. 12-12-2006,
12/12/2006, § 707]
1.
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, medical or dental offices or clinics; nursing or personal care homes; churches or places of worship; cemeteries; municipal buildings; fire stations; schools; and similar facilities. (See also the district regulations in the Hemlock Township Zoning Ordinance [Chapter 27] for various institutional uses.) 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 § 22-305 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5, including the standards for streets and driveways contained in § 22-503. In addition, all requirements established in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 § 22-404 of this chapter.
[Ord. No. 12-12-2006,
12/12/2006, § 708]
Plans for other types of land development not specifically listed shall be prepared in accordance with the plan requirements contained in § 22-305 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 5. In addition, all requirements established in the Hemlock Township Zoning Ordinance of 2005 [Chapter 27], 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 § 22-404 of this chapter.
