A.
In defining the term "land development," the Pennsylvania Municipalities
Planning Code recognizes both subdivisions and other forms of land
development. This article sets forth the standards for these other
land developments.
B.
It shall be unlawful for an applicant to construct land developments,
as defined herein, without complying with standards set forth in this
article. Additional criteria for certain land developments are covered
in subsequent sections in this article.
C.
Land development, for the purpose of this article, means the improvement
of one lot or two or more contiguous lots, tracts, or parcels of land
for any purpose involving a group of two or more residential or nonresidential
buildings, whether proposed initially or cumulatively, or a single
nonresidential building on a lot or lots regardless of the number
of occupants or tenure.
D.
The Pennsylvania Municipalities Planning Code excludes the following
developments from being considered as a land development, and, thus,
they are not subject to this article:
(1)
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.
(2)
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building.
(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 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 initial plans for the expanded area have
been approved by proper authorities.
A.
In lieu of a plot plan, the developer shall submit a site plan. In
processing a land development, the three-stage procedure established
in this chapter for subdivisions shall be used, sketch plan (optional,
not mandatory), preliminary site plan, and final site plan. Each land
development site plan shall, through one or more pages, show:
(1)
Existing site conditions (topography, drainage, tree clusters, buildings,
utilities, streets, and neighboring properties).
(2)
Proposed developments, including building footprints (with frontal
elevation), parking, vehicular and pedestrian access areas, storm
drainage, landscaping, utility location and size.
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 subdivision,
and the final site plan shall be recorded in the Beaver County Recorder's
office.
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 other data information
establishing compliance with the design standards of this article.
B.
Proof of approvals by all appropriate public and governmental authorities
or agencies where applicable, including, but not limited to, permits
for any planned road entrances onto existing roads or highways (PennDOT
or municipal) and permits or approvals from the Department of Environmental
Protection or other state agencies relating to sewage facilities,
water obstructions, air quality, etc., as applicable.
C.
In case of multi-owner or multi-tenant developments, proof of the
status 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.
A.
Land developments shall meet the following design requirements. It
is recognized by the Township of Potter that the design process should
be somewhat flexible, pursuant to the intent of Section 503(5) of
the Pennsylvania Municipalities Planning Code.
B.
Generally, the criteria and design for facilities for transportation
and parking shall be based upon accepted professional publications
and/or resources.
C.
General design.
(1)
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.
(2)
The development plan shall provide for adequate privacy, light, air
and protection from noise through building design, street layout,
screening, plantings, and placement of buildings.
(3)
All land developments required to submit plans for approval pursuant
to the Pennsylvania Uniform Construction Code shall show evidence
of approval by the appropriate agency.
(4)
Where applicable, proof of a highway occupancy permit (PennDOT) or
similar driveway/road access permit shall be required.
D.
Transportation.
(1)
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. The developer shall
follow the access management standards, as set forth by the Township's
Zoning Ordinance.
(2)
Streets 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. Streets shall comply with the standards set forth by Articles V and VI of this chapter and the Public and Private Improvements Code and shall be built to standards appropriate for the traffic load they are to carry.
(3)
For multibuilding land developments, a complete interior 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 of Transportation Engineers (ITE). Copies
of any traffic studies required by the Pennsylvania Department of
Transportation for road access or signalization will be provided to
the Township. That study will be reviewed for completeness using the
most-current publications of the Institute of Transportation Engineers.
If the study does not cover the recommended information of the ITE,
supplemental data will be required.
(4)
Requirements for traffic impact studies. Any development which is
expected to generate a daily traffic volume of 3,000 trips or more
shall prepare a traffic impact study. The study shall follow the recommendations
of the Institute of Transportation Engineers (see Transportation and
Land Development, latest edition, ITE). See also the Township Zoning
Ordinance.[1]
E.
Waste storage and disposal. Waste storage and disposal areas for
the land development shall be planned and constructed in a way that
they are shielded from the public right-of-way or neighboring properties.
Any dumpster shall be in a three-sided structure, enclosed with a
gate.
F.
Parking.
(1)
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.
(2)
Number of parking spaces required. The number of off-street parking
spaces provided shall be based upon standards set forth in the Township
Zoning Ordinance.
(3)
Drainage and stormwater control. All parking and loading areas and
access drives shall have either:
(4)
Location and parking. Required parking spaces shall be located on
the same lot with the principal use.
(5)
Screening, landscaping and setbacks. Off-street parking areas for
more than 35 vehicles and off-street loading areas shall be effectively
screened on any side that adjoins a dwelling, residential district,
or platted residential lots. Ten-foot planting strips between the
parking lot and all lot lines are to be planted with one hardwood
or coniferous tree per each 20 parking spaces or combination thereof.
Eight percent of the total interior space shall be devoted to interior
planting strips to be maintained in trees, shrubbery, and/or annual
plants designed in pervious dust- and mud-free material. Interior
planting strips shall be at least eight feet wide unless protected
by a bumper block set back two feet from the edge of the planter strip.
Drainage plans shall take full advantage of pervious material areas.
In addition, there shall be a planting strip of at least eight feet
between the front lot line and the parking lot. Such planting strips
shall be suitably landscaped and maintained. Any landscaping in the
front planting strip shall not include shrubs higher than three feet
in height. Trees shall be hardwoods, with at least eight feet of cleared
trunk for adequate visibility.
(6)
Parking areas in excess of 20,000 square feet shall maintain easements
to connect to existing or potential future parking lots on the same
or abutting parcels.
G.
Stormwater management. A stormwater management plan meeting the requirements
of the Township and embracing the principle of no net increase in
off-site runoff shall be provided.
H.
Landscaping. For multibuilding land developments, a complete landscaping
plan shall be submitted that includes a complete interior landscape
plan in addition to a landscaped transition to adjoining properties.
Landscape treatment shall be provided to enhance architectural features,
manage stormwater runoff or provide energy conservation through climate
control.
I.
Exterior lighting. Exterior lighting, when used, shall be of a design
and size compatible with adjacent areas and in accordance with the
standards of the Illuminating Engineering Society. Lighting shall
be designed to reduce glare and excessive illumination to surrounding
properties while providing for public safety. Full cutoff fixtures
will be required.
J.
Water and sewer. Water and sanitary sewer service shall be provided
in accordance with the standards and requirements of the providing
authority and this chapter.
K.
Utilities. 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.
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, written assurance
for completion and maintance of improvements must be provided. 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 and agreement for maintenance of such facilities. This document
will be legally enforceable, one clearly establishing maintenance
responsibility, and must be approved by the Township.
A.
Recreation area. Multifamily dwellings shall reserve no less than
10% of total lot area as passive or active recreation space for the
benefit of residents. This land shall be suitable for the purpose
for which it is proposed.
B.
Parking. All required parking shall be on site, with adequate lighting
and paved with walkways to the dwelling units.
