Developments classified as "land developments" under the Pennsylvania Municipalities Planning Code[1] are subject to regulation under this chapter. The design and construction standards in this chapter are applicable to land development, as such standards are appropriate. Land developments must meet all applicable standards for subdivisions contained within this chapter. Specific land development types are covered in subsequent articles.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
A. 
In processing a land development, the three-stage procedure established in this chapter for land subdivisions shall be used: sketch plan (not mandatory), preliminary site plan, and final site plan stages. Unless stated otherwise in standards for particular land developments, the land development shall be processed, and submission requirements shall be the same as that required for a major subdivision. In the event that subdivision and land development activities are concurrent, and the proposed plan can meet all applicable standards, a combined subdivision and land development plan may be submitted.
B. 
Unless otherwise noted, the processing requirements, drawing size, certifications, acknowledgments, number of copies, etc. for submission of land development site plans shall be the same as for a major subdivision, and the final site plan shall be recorded in the Erie County Recorder's office in accordance with § 174-13D of this chapter.
C. 
Exception for minor land development. The Planning Commission may combine the preliminary and final plans for a land development if it meets all of the following:
(1) 
It meets applicable standards for a minor subdivision.
(2) 
It does not involve a development earth disturbance of more than five acres.
(3) 
It does not involve a building of greater than 20,000 square feet gross floor area or in excess of two stories in height.
(4) 
It does not meet the definition of a Mobile Home Park.
In addition to other final plan requirements for a major subdivision, the following items shall be included for final plan review for all land developments, as applicable:
A. 
Site plans, as required in this article, engineering plans detailing the construction of all required improvements, and plans, other data information establishing compliance with the design standards of this article.
B. 
In case of multiowner or multitenant developments, proof of the organization and means for management and maintenance of common open space, parking and other common utilities or improvements. Instruments demonstrating creation of an association or entity or other means of assuring continuing maintenance shall be required.
The developer shall submit a site plan in conformance with this article. For land developments of a total development area of less than 15,000 square feet, the site plan shall be prepared at a scale of one inch equals 50 feet. Where the total development area is less than five acres, the site plan shall be prepared at a scale of one inch equals 100 feet. Where the total development area is greater than five acres, the site plan shall be prepared at a scale of one inch equals 200 feet. Where it is planned that building and parking lot development will cover an area in excess of 50,000 square feet, combined topographic data at two-foot contour intervals shall be required. In addition to the other requirements for preliminary and final subdivision and land development plans set forth, as applicable, each land development site plan shall, through one or more pages, show:
A. 
Existing site conditions (topography, as needed, drainage, tree clusters, buildings, utility, streets, and nearby properties).
B. 
Proposed developments, parking, vehicular and pedestrian access areas, storm drainage, landscaping, utility location and size.
C. 
Architectural plans and building elevations, while not required, are strongly encouraged as a part of plan submissions.
Land developments shall meet the following design requirements. It is recognized by Girard Township that the design process should be somewhat flexible, pursuant to Section 503(5) of the Pennsylvania Municipalities Planning Code.[1] Unless stated otherwise in land development regulations, for specific types of land development, the following standards shall be met:
A. 
Vehicular access connections to the surrounding existing street network shall be safe, shall have adequate sight distances, and shall have the capacity to handle the projected traffic.
B. 
The developer shall make satisfactory provision for the improvements necessary to the proper functioning of the development, including but not limited to street access signs, water supply facilities, sewage disposal facilities and stormwater management devices.
C. 
The development plan shall provide for adequate privacy, light, air and protection from noise through building design, street layout, screening, plantings and special siting of buildings.
D. 
Streets in commercial, industrial, and multifamily residential land developments may be planned for dedication to the public or may be planned as private streets to be maintained by the developer or other association or entity. Private streets shall meet Township standards regarding subgrade preparation, base and surfacing construction. Off-street parking areas may be integrated with public street design and construction providing maintenance responsibilities are mutually agreed upon.
E. 
Service and waste storage and disposal areas for the land development shall be planned and constructed such that they are not visible from adjacent uses.
F. 
Building locations and areas and roadways and driveways shall be sufficient for reasonably anticipated vehicular traffic, use and circulation.
G. 
A parking and access plan shall be submitted along with estimated traffic flows. The developer shall demonstrate that the proposed parking/access layout is adequate for the proposed development, based upon standard parking capacity measurements, including number of spaces per anticipated development type. Parking standards shall be tied to the intensity, size, and specific use of the proposed land development. The number of off-street parking spaces required in Chapter 200, Zoning, shall represent a minimum standard. Additional spaces may be required if warranted by the potential for changes in development type, traffic studies, or other objective information. Where more than one use is proposed for a land development, parking regulations for each use must be met, unless it can be shown that peak times will differ.
H. 
Stormwater control. Land developments with lot coverage of greater than 20,000 square feet shall meet the following standard for stormwater management:
(1) 
Minimum planting strips of 15 feet between the buildings, parking lot and all lot lines, and all parking areas streets and service drives to be planted with one hardwood or coniferous tree per each four or 40 lineal feet of boundary.
(2) 
Trees that die shall be replaced annually.
(3) 
At time of planting, trees shall be a minimum of six feet in height and of species recognized as hardy for urban use.
(4) 
Eight percent of the total interior space shall be devoted to interior planting strips to be maintained in trees, shrubbery, annual plants or similar pervious dust- and mud-free material.
(5) 
Curbing may be designed to promote the flow of runoff into planted areas, provided that long-term standing water will not be the result.
(6) 
These standards may be combined with § 174-39 along with the development perimeter.
I. 
For multibuilding land developments, a complete landscaping plan shall be submitted that includes the site in addition to any required landscaped transition to adjoining properties or stormwater and screening plantings. Landscape treatment shall be provided to enhance architectural features, manage stormwater runoff, strengthen vistas and important axis, or provide shade.
J. 
For multibuilding land developments, a complete pedestrian circulation plan shall be submitted by all developers indicating the safe and efficient movement of people within and through the site. All traffic, parking and pedestrian plans shall be completed using such standard resource criteria as provided by the American Planning Association or the Institute for Traffic Engineers.
K. 
Exterior lighting, when used, shall be of a design and size compatible with adjacent areas and in accordance with the standards of the Illuminating Engineer Society. Generally, lighting shall be designed to minimize glare to adjoining properties, especially residential areas.
L. 
Water and sanitary sewer service shall be provided by the respective water and sewer providers in accordance with local standards and requirements.
M. 
Gas, electric, telephone and cable utilities shall be located in land developments in accordance with utility company standards and requirements. All such utilities shall be underground.
N. 
All land developments required to submit plans for approval by the Pennsylvania Department of Labor and Industry shall show evidence of approval by the Department.
O. 
All land developments shall submit a safety plan, showing access for emergency vehicles, fire lands, and fire suppression systems. The Planning Commission may seek the counsel of Fire Department or other safety personnel in reviewing these plans.
[1]
Editor's Note: See 53 P.S. § 10503(5).
A. 
Acceptance of improvements. Insofar as the land development involves the lease or rental of buildings and/or space on the site and site improvements (such as streets, parking areas and stormwater drainage devices), which are to be privately maintained or maintained by a private (nonpublic) organization or entity created by the developer, there is no need for municipal acceptance of the site improvements. However, in these instances, streets and stormwater drainage shall be designed and built to the standards established in this chapter, and the Township shall ascertain that these improvements are, in fact, built to such standards.
B. 
Maintenance of improvements. Where the developer does not intend to maintain the improvement and where a homeowners' association or similar organization will not be organized for these responsibilities, the developer will submit a plan for maintenance of such facilities. This document will be legally enforceable, one clearly establishing maintenance responsibility. Any proposed improvement to be offered for public declaration will follow the requirements as specified by these regulations. Among other remedies to enforce this section, the Township may refuse to issue building permits.
A. 
Application. All commercial and industrial subdivisions or land developments shall conform with the provisions of this section.
B. 
Street system.
(1) 
Traffic movements in and out of commercial and industrial areas should not interfere with external traffic, nor should it create hazards for adjacent residential areas.
(2) 
The design of streets, service drives and pedestrianways should provide for safe and hazard-free internal circulation.
C. 
Utilities. Where possible, commercial and industrial subdivisions should be located close to public utilities. In any case, subdivisions should be provided with such utilities as are necessary to maintain adequate health standards, and to dispose of commercial and industrial wastes.
D. 
Off-street parking areas shall maintain a planting strip of at least five feet between all lot lines and the parking lot. Such planting strip shall be suitably landscaped and maintained. At a minimum, such a planting shall consist of one hardwood or coniferous tree per each four parking spaces, or any combination thereof. The balance of the planting strip may be maintained in annual plants, shrubbery or perennial grasses or similar pervious, mud- and dust-free material. Parking lots of more than 20,000 square feet of impervious surface shall devote an additional 8% of total surface area to interior planting strips.
E. 
Parking areas in excess of 20,000 square feet shall maintain easements to connect to existing or potential future lots on all sides which do not abut a public street. Such easements shall be at least 25 feet in width.
A. 
Application. This section shall apply to the placement of multiple dwelling units on a single lot, whether in a single building or multiple buildings.
B. 
Exception. As authorized by the Pennsylvania Municipalities Planning Code, the conversion of an existing single-family, detached dwelling into not more than three residential units (unless such units are intended to be a condominium) shall be exempt from the requirements of this article. The placement of two or more mobile homes on one lot shall be regulated by Article VII of this chapter.
C. 
Minor land development. For the purpose of this article, a multifamily dwelling development involving not more than three dwelling units shall be considered a minor land development. Four or more dwelling units shall be considered a major land development.
D. 
Density. All multiple-family dwelling land developments shall comply with all standards of Chapter 200, Zoning.