All nonresidential land developments and commercial and industrial subdivisions shall comply with the applicable requirements of this chapter unless otherwise specified in this Article IX.
A. 
Land development. Any proposed commercial establishment shall be considered a land development as defined by the Pennsylvania Municipalities Planning Code
and this chapter and shall comply in all respects with all the requirements for plan submission and content for land developments contained therein, as well as the information which follows. The Township may also require any additional information, studies or reports as it deems necessary to meet the intent of this and other Township ordinances.
(1) 
Location, widths and names of all existing or prior platted streets and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, houses or permanent easements, and zoning and municipal boundary lines within 500 feet of the tract.
(2) 
A traffic and pedestrian flow chart showing circulation patterns from the public right-of-way and within the confines of the development.
(3) 
Location and dimensions of vehicular drives, entrances, exits, acceleration and deceleration lanes.
(4) 
Location, arrangement and dimensions of automobile parking space, width of aisles, width of bays, angle of parking.
(5) 
Location, arrangement and dimensions of truck loading and unloading spaces and docks.
(6) 
Location and dimensions of pedestrian entrances, exits, walks.
(7) 
Location, height, and materials of walls, fences, screen plantings, and other landscaped areas.
(8) 
Preliminary drawings for all buildings.
(9) 
Location, size, height and orientation of all signs other than signs flat on building facades.
B. 
Design of commercial establishments and nonresidential uses. It is the intent of this § 345-902B to provide standards for the design of commercial establishments and nonresidential uses (referred to as "commercial establishments") to assure the compatibility of the nonresidential development with the surrounding character of the Township. This shall be accomplished by:
(1) 
Siting buildings, parking areas and other facilities and improvements based upon the particular topography of development site;
(2) 
Providing safe and convenient access for vehicles and pedestrians from the public right-of-way and to adjacent development based on the existing area-wide traffic circulation pattern and the expected traffic generated by the proposed use;
(3) 
Designing parking areas to complement patterns of traffic and pedestrian flow and to provide adequate off-street parking for patrons;
(4) 
Maintaining to the greatest extent possible natural vegetation and provide landscaping as an integral part of the overall design of the proposed use and parking areas;
(5) 
Considering the impact of stormwater, noise, traffic and lighting on surrounding land uses and providing buffers to minimize adverse impacts; and
(6) 
Being consistent with any design guidelines adopted by the Township.
C. 
Design considerations. The design shall, to the greatest extent possible, ensure:
(1) 
Desirable land utilization and aesthetics.
(2) 
Convenient traffic circulation and parking. Turning movement diagrams shall be provided to demonstrate that the largest truck or emergency vehicle servicing the development can safely and conveniently navigate the proposed roads, drives and parking and loading areas, but in any event for not less than a WB-50 truck.
(3) 
Adequate service, delivery and pickup.
(4) 
Design coordination with adjacent parcels of land.
(5) 
The site, when developed, shall be served by an approved water supply system and an approved sanitary sewer system.
(6) 
Adequate storm drainage facilities shall be provided. Where applicable, detention basins or other stormwater control methods may be required by the Township.
D. 
Four-step design. All land developments and all commercial and industrial subdivisions shall be designed in accord with the four-step design process in § 345-602 with respect to conservation areas and development sites. The applicant shall demonstrate to the Township by the submission of the necessary land development site plans that the commercial establishment has been designed as follows:
(1) 
Mapping of primary and secondary conservation areas to identify all areas of the site which will remain undisturbed, along with noting site development practices which will be used to assure non-disturbance.
(2) 
Locating the building site.
(3) 
Locating required buffers.
(4) 
Laying out street access, parking/loading areas, and other required or proposed improvements.
E. 
Ownership. The site proposed for any multiple occupant commercial establishment shall be held in single ownership or in unified control, and the applicant shall provide to the Township evidence of said ownership and/or control.
Each lot shall contain a minimum area within the required yards equal to the footprint area of the proposed buildings and parking areas.
A. 
Such areas shall have an average natural or existing slope of not greater than 10%.
B. 
In the case of lots which utilize on-lot subsurface sewage disposal systems, there shall be sufficient area for a sewage absorption area in addition to the above requirements. Such areas for sewage absorption must be determined to be suitable by appropriate testing.
Wherever possible, commercial and industrial parcels shall include sufficient land to provide for a group of commercial and industrial establishments, planned, developed, and operated as a unit. In no case will narrow, highway ribbon developments be approved. Individual driveways shall not be permitted and interior service roads shall be required.
Roads in commercial and industrial developments shall comply with the requirements of § 345-607 and shall be constructed to a minimum of collector road standards as required by this chapter.