[Ord. 250, 10/12/2010]
1.
The standards outlined in this Part shall be applied by the Township in evaluating land development proposals. These standards shall be considered minimum standards. The Township 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 § 22-205. (See also § 22-602, below.)
2.
All land development proposals shall also meet the design and construction standards outlined in Part 4 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 § 22-304 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 Old Lycoming Township Zoning Ordinance [Chapter 27 of the Township Code of Ordinances], 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 Old Lycoming Township does
not absolve the developer from his responsibilities to meet such other
requirements as may be applicable.
[Ord. 250, 10/12/2010; as amended by Ord. 267, 12/10/2013, Art. 2]
1.
The land development requirements set forth in this Part shall be applied as provided below. (See §§ 22-604 — 22-608 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 structural and nonstructural
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 conversion or change from one nonresidential use to another
nonresidential use involving structural alterations (including commercial,
industrial, and institutional uses); i.e., the conversion or change
of use from a beauty shop to a restaurant or the conversion or change
in use from medical offices to a personal care or nursing home.
(3)
The conversion or change in use of one non-structural use to
another nonstructural use; i.e., parking lots, athletic fields, parks
or playgrounds or other nonstructural 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 total number of full-time 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 semi-detached 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 section, 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.)
(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.
(4)
The addition to or alteration of a nonresidential building that
does not meet the criteria established in Paragraph B, above.
[Ord. 250, 10/12/2010]
1.
The following site planning requirements shall be utilized in the
design of all proposed land developments as may be applicable:
A.
Pedestrian Circulation.
(1)
Pedestrian walkways shall be provided within all multi-family
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. Further, 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 the construction
of buildings and/or parking lots. (Developers are also encouraged
to consult the Pennsylvania Stormwater Best Management Practices Manual
for additional techniques that may be used to reduce the amount of
impervious surface on a site.)
(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
§ 22-403.1.D of this chapter.)
D.
Buffering and Screen Planting.
(2)
Screen plantings shall be provided in the following instances and shall be accomplished in accordance with the standards set forth in Part 5 of the Township Zoning Ordinance [Chapter 27]:
G.
Street and Outdoor Lighting.
(1)
Where street lights 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 street lights are initially installed, the developer shall be
responsible for providing utility easements for future street lighting
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 mounted and shielded to effectively
eliminate direct glare on adjacent properties or on public streets.
[Ord. 250, 10/12/2010]
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 non-condominium 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, single-family attached or multi-family dwelling structures (townhouse structures or apartment buildings), multi-family housing developments, residential cluster developments, mobile home parks and other similar types of residential developments. (See also Part 7 of this chapter for standards pertaining to mobile home parks.) The following standards shall apply to the design of residential land developments:
A.
Single-Family Attached or Multi-Family Dwelling Structures (Townhouse Structures or Apartment Buildings). Single-family attached and multi-family dwelling structures may only be located in those zoning districts of the Township as specified in Part 3, "District Regulations," of the Township Zoning Ordinance [Chapter 27]. Further, the minimum area and maximum density standards, and open space requirements contained in Part 4, "Supplementary Use Regulations," of 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.
(a)
All single-family attached and multi-family dwelling residential land development plans shall be prepared in accordance with the plan requirements contained in § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in § 22-403. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 22-304 of this chapter.
(b)
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 § 22-603 above shall be applied in the design of single-family attached or multi-family 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 liveable
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 §§ 22-408 and 22-409.)
(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 firefighting 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 site preservation through adaptation to topography.
In no case, however, shall the distance exceed 250 feet.
(4)
Yards. Yards shall assure adequate privacy, 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 single-family attached and multi-family residential developments shall meet the design and construction standards contained in § 22-403 of this chapter, as well as the provisions set forth in Part 8 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 §§ 22-405 and 22-406 of this chapter. All single-family attached and multi-family dwelling residential developments shall be served by a public or community sewerage system or a private package sewage treatment facility and a public or Township 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 PA 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 § 22-404 of this chapter for open space/recreation area requirements.)
B.
Residential Cluster Developments and Planned Residential Developments (PRD's). See standards set forth in Part 4 of the Township Zoning Ordinance [Chapter 27] for residential cluster developments and for planned residential developments. In addition, the site planning requirements of § 22-603 of this chapter shall apply to the design of these developments.
[Ord. 250, 10/12/2010]
1.
The placement of one or more commercial buildings on a lot, regardless of the number of occupants or tenure, shall be considered 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 Part 3 of 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 § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in § 22-403. In addition, all requirements established in Part 4, "Supplementary Use Regulations," of the Township Zoning Ordinance [Chapter 27], 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 § 22-304 of this chapter.
B.
Design Standards. All site planning requirements contained in § 22-603 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, off-street 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. Exit lanes shall be separated from entrance lanes by dividers or planting islands. In addition, all such points of ingress and egress shall meet all applicable PennDOT requirements where State routes are involved and all local driveway permit requirements for accesses proposed to intersect local or Township streets. (See also Part 8 of the Township Zoning Ordinance (Chapter 27].)
(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
PA DEP prior to granting approval.
[Ord. 250, 10/12/2010]
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 Part 3 of the 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 § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in § 22-403. In addition, all requirements established in Part 4, "Supplementary Use Regulations," of the Township Zoning Ordinance [Chapter 27], 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 § 22-304 of this chapter.
[Ord. 250, 10/12/2010]
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 recreational 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 in Part 3 of the 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 § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in § 22-403. In addition, all requirements established in Part 4, "Supplementary Use Regulations," of the Township Zoning Ordinance [Chapter 27] 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 § 22-304 of this chapter.
B.
Design Standards. The standards set forth in § 22-605.B,
above shall be met in the design of all recreational land developments,
where applicable.
[Ord. 250, 10/12/2010]
1.
The placement of one or more institutional buildings op 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; Township buildings; fire stations; schools; and similar facilities. (See also the district regulations in Part 3 of the 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 § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in § 22-403. In addition, all requirements established in Part 4, "Supplementary Use Regulations," of the Township Zoning Ordinance [Chapter 27], 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 § 22-304 of this chapter.
B.
Design Standards. All standards set forth in § 22-605.B,
above, shall be met in the design of all institutional land developments,
where applicable.
[Ord. 250, 10/12/2010]
Plans for other types of land development not specifically listed shall be prepared in accordance with the plan requirements contained in § 22-205 of this chapter and shall also comply with all applicable design and construction standards outlined in Part 4. In addition, all requirements established in Part 3, "District Regulations," and Part 4, "Supplementary Use Regulations," of the Township Zoning Ordinance [Chapter 27], 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 § 22-304 of this chapter.
