A. 
Land development. Any proposed commercial establishment shall be considered a land development as defined by this chapter and shall comply with all the requirements for plan submission and content for land developments contained therein, as well as the information which follows. The Borough may also require any additional information, studies or reports as it deems necessary to meet the intent of this and other Borough ordinances.
(1) 
A traffic and pedestrian exhibit showing circulation patterns from the public right-of-way and within the confines of the development.
(2) 
Location and dimensions of vehicular drives, entrances, exits, acceleration, and deceleration lanes.
(3) 
Location, arrangement, and dimensions of automobile parking space, width of aisles, width of bays, angle of parking.
(4) 
Location, arrangement, and dimensions of truck loading and unloading spaces and docks.
(5) 
Location and dimensions of pedestrian entrances, exits, walks.
(6) 
Location, height, and materials of walls, fences, screen plantings, and other landscaped areas.
(7) 
Preliminary drawings for all buildings.
(8) 
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 § 390-80B 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 Borough. This shall be accomplished by:
(1) 
Siting buildings, parking areas and other facilities and improvements based upon the 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 storm water, 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 Borough.
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 Borough.
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 § 390-46 with respect to conservation areas and development sites. The applicant shall demonstrate to the Borough 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 Borough evidence of said ownership and/or control.
Wherever possible, commercial, and industrial parcels shall include enough 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 access drives shall not be permitted, and interior service roads shall be required.
Roads in commercial and industrial developments shall comply with the requirements of § 390-51 and shall be constructed to a minimum of collector road standards as required by this chapter.