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.
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.
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.
