A. 
The standards outlined in this article 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 article as well as all other applicable provisions of this chapter, including § 415-17. (See also § 415-43 for exemptions.)
B. 
All land development proposals shall also meet the design and construction standards outlined in Article VI of this chapter, unless otherwise noted. Proposals for land developments not specifically listed in this article shall be submitted to the Township for review and action in accordance with the procedures contained in § 415-21 of this chapter.
C. 
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.
D. 
All proposed land developments shall conform to the provisions of Chapter 490, Zoning, or as may hereafter be amended.
E. 
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 Porter Township does not absolve the developer from his responsibilities to meet such other requirements as may be applicable.
As established by Section 503(1.1) of the PA Municipalities Planning Code,[1] the following activities shall be exempt from the land development requirements of this chapter.
A. 
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;
B. 
The addition of an accessory building, including farm buildings, on a lot(s) subordinate to an existing principal residential building or agricultural use; or
C. 
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 subsection, 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.
[1]
Editor's Note: See 53 P.S. § 10503(1.1).
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.
(1) 
Structure sites shall be clustered whenever possible to ensure the largest, most usable tracts of open space are preserved.
(2) 
All buildings shall be situated so as to assure that the sight distance required for driveways set forth in Table 3 of this chapter[1] can be met.
[1]
Editor's Note: See § 415-32J.
(3) 
Commercial structures should be located in reasonable proximity to their parking areas in order to minimize required walking distance for safety and convenience.
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. (See also §§ 415-37 and 415-38 of this chapter.)
(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 § 415-32I(4) of this chapter.]
(3) 
All sites shall be landscaped in accordance with the requirements set forth in Chapter 490, Zoning, or as may hereafter be amended.
D. 
Buffering and screen planting.
(1) 
Buffer yards shall be provided in accordance with the requirements set forth in Chapter 490, Zoning, 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 Chapter 490, Zoning, 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 arterial highways, including reverse frontage lots;
(c) 
Around all open sides of commercial or industrial storage, service or other unsightly areas; and
(d) 
Any other location determined necessary by the Township, or as set forth in Chapter 490, Zoning, or as may hereafter be amended.
E. 
Off-street parking. Off-street parking spaces shall be provided in accordance with the requirements of Chapter 490, Zoning, or as may hereafter be amended.
F. 
Off-street loading. Off-street loading berths shall be provided in accordance with the requirements of Chapter 490, Zoning, 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 Chapter 490, Zoning, 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.
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.) Residential developments shall include, but need not be limited to, multifamily dwellings (apartment buildings or townhouses) or developments, residential cluster developments, mobile home parks and other similar types of residential developments. (See also Article VIII for standards pertaining to mobile home parks.) The following standards shall apply to the design of residential land developments:
A. 
Multifamily dwellings (apartment buildings or townhouses). Multifamily dwelling structures may only be located in those zoning districts of the Township as specified in the district regulations of Chapter 490, Zoning, or as may hereafter be amended. Further, the minimum area and density standards, and open space requirements contained in Chapter 490, Zoning, shall be applied in evaluating plans for multifamily dwelling structures. The following standards shall also be met.
(1) 
General requirements.
(a) 
All multifamily dwelling land development plans shall be prepared in accordance with the plan requirements contained in § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 415-21 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 § 415-44 above shall be applied in the design of multifamily dwelling 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 §§ 415-37 and 415-38.)
(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.
(d) 
The maximum length of any single-family attached dwelling structure shall be 150 feet.
(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 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 multifamily residential developments shall meet the design and construction standards contained in § 415-32 of this chapter, as well as the provisions set forth in all applicable sections of Chapter 490, Zoning.
(6) 
Sewage and water facilities. Proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §§ 415-34 and 415-35 of this chapter. All multifamily housing developments shall be served by a public or community sewer system and a public or municipal water supply.
(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 their 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 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 PA Uniform Condominium Act[1] will be met where individual units are to be conveyed independent of any land area.
[1]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
B. 
Residential cluster developments. The purpose of the following standards is to permit the clustering or grouping of single-family, two-family, and multifamily residential structures on a single tract of ground to maximize the amount of open space that can be preserved. (Clustering may be permitted only in those zoning districts as specified in the district regulations of Chapter 490, Zoning, as amended. Further, the type and density of residential units permitted shall be as set forth in Chapter 490, Zoning.)
(1) 
General requirements.
(a) 
All residential cluster development plans shall be prepared in accordance with the plan requirements contained in § 415-17 of this chapter, and shall comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in § 415-21 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 § 415-44 above shall be applied to residential cluster developments.
(2) 
Minimum tract area requirements. Each residential cluster development shall contain a minimum tract area of 25 contiguous acres of land, or such other area as may be designated in Chapter 490, Zoning. All areas exceeding 15% shall be exempted from the calculation of minimum tract size, and shall not exceed 25% of the tract's identified open space area. [See also Subsection B(6) below.]
(3) 
Maximum density standards. For the purposes of this chapter, residential cluster developments shall be limited to single-family detached or two-family dwellings. The maximum number of lots or dwelling units permitted in the cluster development shall be no more than the gross density set forth in Chapter 490, Zoning, for the zoning district in which the development is to be located; that is, in the Agricultural District, the maximum allowable tract density shall not exceed 1.45 dwelling units per acre for single-family detached dwellings and two dwelling units per acre for two-family dwellings.
(4) 
Permitted lot reductions. The minimum lot area requirements for single-family detached dwellings may be reduced up to 50% from the minimum established in the zoning district in which the development is to be located, and up to 25% for two-family dwellings.
(5) 
Design standards. The site planning requirements and design standards set forth in §§ 415-44 and 415-45, Subsection A(2) through (7), respectively, shall also be applied in the planning and layout of all residential cluster developments.
(6) 
Open space requirements. A minimum of 50% of the gross area of the cluster development shall be reserved as common open space for the use of all residents of the development. Such open space shall include areas of land or water, but shall exclude all roads, parking areas, structures or service lanes. Applications for cluster developments shall include a proposal which provides for the ultimate ownership and maintenance of all open space areas. Where such open space is not dedicated to the Township or where such dedication is not accepted by the Township, an agreement which assigns the maintenance responsibilities of the open space shall be submitted by the developer, approved by the Township, recorded with the final plan, and referenced in the deeds for each parcel or dwelling unit in the development.
(7) 
Criteria for approving cluster developments. In addition to all other standards set forth in this chapter for land development applications, the following criteria shall be utilized in reviewing applications for cluster developments:
(a) 
The proposed cluster development shall be in harmony with the general goals, objectives, purposes, and standards of this chapter and Chapter 490, Zoning;
(b) 
The proposed cluster development shall not have substantial or undue adverse effects, as compared to standard development permitted by this chapter, upon adjacent property, the character of the area or neighborhood, traffic conditions, parking, utility facilities, safety and general welfare;
(c) 
The proposed cluster development shall be served by essential public utilities, facilities and services, such as highways, streets, parking areas, drainage structures, solid waste collection services, sanitary sewers or a community sewerage system, and a public water supply; and
(d) 
The proposed cluster development shall not result in destruction, loss or damage of any natural, scenic, or historic features of significant importance.
C. 
Mobile home parks. See Article VIII of this chapter for specific standards pertaining to the design of mobile home parks.
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 sales facilities, business and professional offices, and other personal service activities. (See also the district regulations for the Neighborhood Commercial and Commercial-Industrial Zoning Districts in Chapter 490, Zoning.) 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 § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. In addition, all requirements established in Chapter 490, Zoning, 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 § 415-21 of this chapter.
B. 
Design standards. All site planning requirements contained in § 415-44 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.
(2) 
Painted lines, arrows and 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.
(3) 
Drives providing vehicular access to such land developments shall be designed and constructed in accordance with the requirements established in Chapter 490, Zoning, and Table 3 of this chapter.[1]
[1]
Editor's Note: See § 415-32J.
(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 to meet the design and construction standards for a minor collector street as set forth in Tables 1 and 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.
(6) 
Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§ 415-34 and 415-35 of this chapter.
(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 their approval.
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. Industrial developments shall include, but need not be limited to, specified industrial uses, such as, light manufacturing or assembly operations; research or testing laboratories; and warehousing facilities (See also the district regulations for the Commercial-Industrial Zoning District and other zones in Chapter 490, Zoning, 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 § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. In addition, all requirements established in Chapter 490, Zoning, as 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 § 415-21 of this chapter.
B. 
Design standards. All site planning requirements contained in § 415-44 above shall be applied in the design of industrial 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 be met:
(1) 
Access to public streets shall be limited to well-defined, well-marked entrance and exit lanes.
(2) 
Painted lines, arrows and dividers shall be provided to control parking and vehicular circulation. To the extent possible, visitor parking and circulation shall be separated from delivery service drives and loading areas.
(3) 
Drives providing vehicular access to such land developments shall be designed and constructed in accordance with the requirements established in Chapter 490, Zoning, and Table 3 of this chapter.[1]
[1]
Editor's Note: See § 415-32J.
(4) 
Where a street is proposed to provide serve multiple industries in an industrial park or other industrial development, the Township may require such a street to meet the design and construction standards for a minor collector street as set forth in Tables 1 and 2 of this chapter.[2]
[2]
Editor's Note: Said tables are included as attachments to this chapter.
(5) 
Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§ 415-34 and 415-35 of this chapter.
(6) 
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 their approval.
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. Recreational developments shall include, but need not be limited to, campgrounds or recreational vehicle parks; vacation home developments; outdoor commercial recreation uses; playgrounds; and similar facilities. (See also Chapter 490, Zoning, district regulations 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 § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. In addition, all requirements established in Chapter 490, Zoning, 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 § 415-21 of this chapter.
B. 
Design standards. All applicable site planning requirements contained in § 415-44 above shall be applied in the design of recreational land developments, and in addition, the following standards shall be met:
(1) 
Access to public streets shall be limited to well-defined, well-marked entrance and exit lanes.
(2) 
Drives providing vehicular access to such land developments shall be designed and constructed in accordance with the requirements established in Chapter 490, Zoning, and in Table 3 of this chapter.[1]
[1]
Editor's Note: See § 415-32J.
(3) 
Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§ 415-34 and 415-35 of this chapter.
(4) 
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 subdivision or development plan submission. Where determined appropriate, the Township may request review of the proposed arrangements by the PA DEP prior to granting their approval.
C. 
Campgrounds. See Chapter 490, Zoning, or as may hereafter be amended, for specific standards pertaining to the design of campgrounds or recreational vehicle parks.
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, public and private schools, churches and places of worship, municipal buildings, fire stations, personal care or nursing homes, and cultural facilities. (See also Chapter 490, Zoning, district regulations 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 § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI, including the standards for streets and driveways contained in § 415-32. In addition, all requirements established in Chapter 490, Zoning, 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 § 415-21 of this chapter.
B. 
Design standards. All site planning requirements contained in § 415-44 above shall be applied in the design of institutional land developments, and in addition, the following standards shall be met:
(1) 
Access to public streets shall be limited to well-defined, well-marked entrance and exit lanes.
(2) 
Painted lines, arrows and dividers shall be provided to control parking and vehicular circulation. To the extent possible, visitor parking and circulation shall be separated from delivery service drives and loading areas.
(3) 
Drives providing vehicular access to such land developments shall be designed and constructed in accordance with the requirements established in Chapter 490, Zoning, and in Table 3 of this chapter.[1]
[1]
Editor's Note: See § 415-32J.
(4) 
Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§ 415-34 and 415-35 of this chapter.
(5) 
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 subdivision or development plan submission. Where determined appropriate, the Township may request review of the proposed arrangements by the PA DEP prior to granting their approval.
Plans for other types of land development not specifically listed shall be prepared in accordance with the plan requirements contained in § 415-17 of this chapter and shall also comply with all applicable design and construction standards outlined in Article VI. In addition, all requirements established in Chapter 490, Zoning, 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 § 415-21 of this chapter.