Part 5
Land Developments
§22-501 General Requirements.
1. The standards outlined in this Part shall be applied by the Township Planning Commission and Supervisors in evaluating plans for land development proposals. These standards shall be considered minimum standards. The Township may require more restrictive standards be met by the applicant in those circumstances determined appropriate. Plans for land development proposals shall comply with the requirements of this Part as well as all other applicable provisions of this Chapter, including §22-205.
2. All land development proposals shall also meet the Design and Construction Standards outlined in Part 4, unless otherwise noted. Proposals for land developments not specifically listed in this Part shall be submitted to the Township for review and action in accordance with the procedures contained in §22-304 of this Chapter.
3. Innovative design 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.
4. All proposed land developments shall conform to the provisions of the Wolf Township Zoning Ordinance [Chapter 27], adopted March 13, 1995, or as may hereafter be amended.
5. 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 the Township does not absolve the developer from his responsibilities to meet such other requirements as may be applicable.
(Ord. 96-01-02, 1/2/1996, Article 5, §500)
§22-502 Site Planning Requirements.
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 multi-family residential developments, commercial, industrial and institutional developments, or in those circumstances 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 ways.
(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. Such other safety precautions as deemed appropriate may be required by the Township.
B. Structure Orientation.
(1) Structure sites shall be clustered whenever possible to ensure the largest, most useable tracts of open space are preserved.
(2) All buildings shall be situated so as to assure that the sight distance required for driveways, as set forth in §27-1103 and Table 3 of the Township Zoning Ordinance [Chapter 27], can be met.
(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 §§22-408 and 22-409 of this Chapter.)
(2) Street trees may be provided in residential development areas to absorb traffic noise. (See also §22-403.9.D.)
D. Buffering and Screen Planting.
(1) Buffer yards shall be provided in accordance with the requirements set forth in §27-506 of the Township Zoning Ordinance [Chapter 27].
(2) Screen plantings shall be provided in the following instances and shall be accomplished in accordance with the standards established in §27-507 of the Township Zoning Ordinance [Chapter 27].
(a) Where commercial and industrial districts abut and where such zones abut residential districts.
(b) Where residential developments abut arterial highways, including reverse frontage lots.
(c) Around all open sides of all outdoor storage or display areas.
(d) Any other location determined necessary by the Township or as set forth in the supplementary use regulations of the Township Zoning Ordinance [Chapter 27].
E. Off-Street Parking. Off-street parking spaces shall be provided in accordance with the requirements of §27-1101 and Table 1 of the Township Zoning Ordinance [Chapter 27].
F. Off-Street Loading. Off-street loading berths shall be provided in accordance with the requirements of §27-1102 and Table 2 of the Township Zoning Ordinance [Chapter 27].
G. Street and Outdoor Lighting.
(1) Where street lights 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 street lights are initially installed, the developer shall be responsible for providing utility easements for future street lighting 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 mounted and shielded to effectively eliminate direct glare on adjacent properties or on public streets.
(Ord. 96-01-02, 1/2/1996, Article 5, §501)
§22-503 Residential Developments.
1. 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.)
2. Residential developments shall include, but need not be limited to, multi-family dwellings or developments, cluster developments, mobile home parks and other similar types of residential developments. The following standards shall apply to the design of all such developments.
A. Single-Family Attached and Multi-Family Dwellings. Single-family attached and multi-family dwellings may only be located in those zoning districts of the Township as specified in the district regulations of the Wolf Township Zoning Ordinance [Chapter 27]. Further, the minimum area and density standards, building relationship criteria, and open space requirements contained in §§27-407, 27-408, and 27-409 of the Township Zoning Ordinance [Chapter 27] shall be applied in evaluating plans for single family attached and multi-family dwellings. The following standards shall also be met.
(1) General Requirements.
(a) All single-family and multi-family residential land development plans shall be prepared in accordance with the plan requirements contained in §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in §22-304 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 §22-501 above shall be applied in the design of single family and multi-family residential 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 liveable 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 §§22-408 and 22-409.)
(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 access drives within single family and multi-family residential developments shall meet the minimum design and construction standards contained in §22-403 of this Chapter.
(6) Sewage and Water Facilities. Proposed sewage facilities and water supply systems shall be designed and constructed in accordance with the requirements of §22-405 and 22-406 of this Chapter.
(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 Pennsylvania Department of Environmental Protection 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., townhouses or condominiums, 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 Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. §3101 et seq., will be met where individual units are to be conveyed independent of any land area.
B. Cluster Developments. The purpose of the following standards is to permit the clustering or grouping of detached, semi-detached, attached, and multi-family residential structures on a single tract of ground to maximize the amount of open space that can be preserved. (Clustering may be permitted in any zoning district of the Township which provides for residential land uses. The type and density of residential units permitted however shall be as set forth in the Township Zoning Ordinance [Chapter 27] for the zoning district in which the property is located.)
(1) General Requirements.
(a) All cluster housing development plans shall be prepared in accordance with the plan requirements contained in §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. Plans for these residential land developments shall be submitted to the Township for review and action pursuant to the procedure set forth in §22-304 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 §22-501 and all applicable standards of §22-503.2.A above shall be applied in the design of cluster housing developments.
(2) Minimum Tract Size Requirements. Cluster housing developments situated in the A-R and R-S Zoning Districts shall contain a minimum area of 10 acres. In the R-U District, such developments shall contain a minimum gross lot area of 5 acres. Excluded from the determination of tract size shall be:
(a) All land situated in the 100-year floodplain.
(b) All land with a slope exceeding 15%.
(3) Permitted Dwelling Types. The type of dwelling units permitted in any cluster development shall be as set forth in the Township Zoning Ordinance [Chapter 27] for the zoning district in which the development is to be located; that is, in the A-R Zone, only single-family dwelling detached or two-family dwellings may be permitted; in the R-S Zone, single-family detached, single-family attached, and two-family dwelling units may be clustered; and in the R-U Zone, in addition to single-family detached, single-family attached, and two-family dwelling units, multi-family dwelling units may also be included in a cluster development.
(4) Density Standards. The maximum gross density set forth in the Township Zoning Ordinance [Chapter 27] for the zoning district in which the development is to be located shall not be exceeded; that is:
(a) A-R Zone. The maximum allowable gross density shall not exceed one dwelling per acre for single family dwellings. For two-family dwellings, the maximum allowable gross density shall be two dwelling units per acre.
(b) R-S Zone. For single family detached dwellings, the maximum allowable gross density shall be two dwelling units per acre; for 2 family dwellings the maximum shall not exceed 3 dwelling units per acre; and for single family attached dwelling units, the maximum allowable gross density shall be four and a half dwelling units per acre.
(c) R-U Zone. The maximum allowable gross density shall be two and a half dwelling units per acre for single family detached dwellings; four dwelling units per acre for two-family dwellings; nine dwelling units per acre for single-family attached dwelling units, and ten dwelling units per acre for multi-family units.
(5) Permitted Lot Area Reductions. The minimum lot area requirements for single-family detached and two-family dwellings may be reduced up to 50% from the minimum established for the district in which the cluster development is to be located. The minimum gross lot area requirement for single family attached dwellings may be reduced to the area of the dwelling unit, and for multi-family dwellings, the minimum gross lot area may be reduced to the area of the multi-family dwelling structure.
(6) Minimum Lot Width. The minimum lot width required for single-family detached and two-family dwellings shall be 100 feet in the A-R Zone, 80 feet in the R-S Zone, and 60 feet in the R-U Zone. Width requirements for all other types of dwellings shall be as set forth in the Township Zoning Ordinance [Chapter 27] for the district in which the development is to be located.
(7) Minimum Yard Requirements.
(a) Minimum yard requirements for single-family detached and two-family dwellings in the A-R and R-S Zones shall be:
1) Front Yard: 60 feet from road centerline.
2) Side Yards: 10 feet each side.
3) Rear Yard: 15 feet.
(b) In the R-U Zone, the minimum yard requirements for single family detached and two-family dwellings shall be
1) Front Yard: 60 feet from road centerline.
2) Side Yards: 8 feet each side.
3) Rear Yard: 10 feet.
(c) The minimum yard requirements for all other types of dwellings shall be as set forth in the Township Zoning Ordinance [Chapter 27] for the district in which the development is to be located.
(8) Design Standards. All design standards set forth in §22-503.2.A(2) through (7) of this Chapter shall be also be met.
(9) Open Space Requirements. A minimum of 40% of the gross area of the development shall be reserved as common open space for the use of all residents of the development. Such open space may include areas of land and water, but shall exclude all roads, parking areas, structures or service lanes. In addition, all open space areas shall meet the general requirements of §22-404 of this Chapter. 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 for 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.
(10) Arrangement of Buildings.
(a) Adequate provision shall be made for light, air, emergency access and privacy in the arrangement of buildings to each other. Each dwelling unit shall have a minimum of two exterior exposures.
(b) The maximum length of any single-family attached dwelling structure shall be 160 feet.
(c) The minimum distance between the front or rear of any single-family attached or multi-family dwelling structure and the front or rear of any other such structure shall not, be a least 40 feet. In addition, the side of any such structure shall be at least 30 feet from the side, front or rear of any other such structure.
(d) All dwelling structures shall be set back a minimum of 25 feet from all tract boundary lines and 50 feet from the edge of all streets or public rights-of-way.
(11) Maximum Building Coverage. The maximum permitted building coverage shall be 30% and shall be applied to the entire development tract, rather than to individual lots.
(12) 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 the Wolf Township Background Report and Goals and Objectives Study, this Chapter and the Township Zoning Ordinance [Chapter 27].
(b) The proposed cluster development shall not have substantial or undue adverse effects, as compared to a 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 adequately by essential public facilities and services, such as highways, streets, parking areas, police and fire protection, drainage structures, solid waste services, sanitary sewers or a community sewerage system, a public water supply, and schools.
(d) The proposed cluster development shall not result in the destruction, loss or damage of any natural, scenic or historic features of significant importance.
C. Mobile Home Parks. See §22-601 of this Chapter for specific standards pertaining to the design of mobile home parks.
(Ord. 96-01-02, 1/2/1996, Article 5, §502)
§22-504 Commercial Developments.
1. 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.
2. Commercial developments shall include, but need not be limited to, retail stores or shopping areas, motels, public entertainment facilities, automotive service stations and sales facilities, restaurants, business and professional offices, and other personal service activities. (See also the district regulations for the General Commercial District in the Township Zoning Ordinance [Chapter 27].) 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 §22-205 of this Chapter and shall also comply with all applicable Design and Construction Standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. In addition, all requirements established in the Wolf Township Zoning Ordinance [Chapter 27] regarding such developments shall apply. Plans for commercial developments shall be submitted to the Township for review and action pursuant to the procedure set forth in §22-304 of this Chapter.
B. Design Standards. All site planning requirements contained in §22-502 above shall be applied in the design of commercial land developments and, in addition, the following standards shall be met.
(1) Access to public streets shall be limited to well-defined entrance and exit lanes. Exit lanes shall be separated from entrance lanes by dividers or planting islands.
(2) Painted lines, arrows and dividers shall be provided to control parking and vehicular circulation. 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 §27-1103 and Table 3 of the Township Zoning Ordinance [Chapter 27].
(4) Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§22-405 and 22-406 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 Pennsylvania Department of Environmental Protection prior to granting their approval.
(Ord. 96-01-02, 1/2/1996, Article 5, §502)
§22-505 Industrial Developments.
1. 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.
2. Industrial developments shall include, but need not be limited to, specified industrial uses, such as, light manufacturing or assembly operations; research or testing laboratories; warehousing facilities; lumber yards; and recycling collection centers. (See also the district regulations for the Industrial District in the Township Zoning Ordinance [Chapter 27].) 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 §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. In addition, all requirements established in the Wolf Township Zoning Ordinance [Chapter 27] 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 §22-304 of this Chapter.
B. Design Standards. All site planning requirements contained in §22-501 above shall be applied in the design of industrial land developments, and in addition the following standards shall be met.
(1) Access to public streets shall be limited to well-defined entrance and exit lanes. Exit lanes shall be separated from entrance lanes by dividers or planting islands.
(2) Painted lines, arrows and dividers shall be provided to control parking and vehicular circulation. 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 §27-1103 and Table 3 of the Township Zoning Ordinance [Chapter 27].
(4) Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §22-405 and 22-406 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 Pennsylvania Department of Environmental Protection prior to granting their approval.
(Ord. 96-01-02, 1/2/1996, Article 5, §503)
§22-506 Recreational Developments.
1. 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.
2. Recreational developments shall include, but need not be limited to, campgrounds or recreational vehicle parks; vacation home developments; outdoor commercial recreational or institutional facilities; playgrounds; riding academies or stables. (See also the Township Zoning Ordinance [Chapter 27] 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 §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. In addition, all requirements established in the Wolf Township Zoning Ordinance [Chapter 27] 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 §22-304 of this Chapter.
B. Design Standards. All applicable site planning requirements contained in §22-502 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 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 §27-1103 and Table 3 of the Township Zoning Ordinance [Chapter 27].
(3) Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§22-405 and 22-406 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 Pennsylvania Department of Environmental Protection prior to granting their approval.
C. Campgrounds. See §22-602 of this Chapter for specific standards pertaining to the design of campgrounds or recreational vehicle parks.
(Ord. 96-01-02, 1/2/1996, Article 5, §505)
§22-507 Institutional Developments.
1. 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.
2. 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 the Township Zoning Ordinance [Chapter 27] 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 §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4, including the standards for streets and driveways contained in §22-403. In addition, all requirements established in the Wolf Township Zoning Ordinance [Chapter 27] 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 §22-304 of this Chapter.
B. Design Standards. All site planning requirements contained in §22-501 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 entrance and exit lanes. Exit lanes shall be separated from entrance lanes by dividers or planting islands.
(2) Painted lines, arrows and dividers shall be provided to control parking and vehicular circulation. 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 §27-1103 and Table 3 of the Township Zoning Ordinance [Chapter 27].
(4) Proposed sewage disposal and water supply systems shall be designed and constructed in accordance with the requirements of §§22-405 and 22-406 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 Pennsylvania Department of Environmental Protection prior to granting their approval.
(Ord. 96-01-02, 1/2/1996, Article 5, §506)
§22-508 Other Land Developments.
Plans for other types of land development not specifically listed shall be prepared in accordance with the plan requirements contained in §22-205 of this Chapter and shall also comply with all applicable design and construction standards outlined in Part 4. In addition, all requirements established in the Wolf Township Zoning Ordinance [Chapter 27] 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 §22-304 of this Chapter.
(Ord. 96-01-02, 1/2/1996, Article 5, §507)