A. 
Land development. Any proposed commercial establishment shall be considered a land development as defined by the Pennsylvania Municipalities Planning Code[1] and this chapter and shall comply in all respects with all the requirements for plan submission and content for land developments contained therein, as well as the information which follows. The Township may also require any additional information, studies or reports as it deems necessary to meet the intent of this and other Township ordinances.
(1) 
Location, widths, and names of all existing or prior platted streets and utility rights-of-way, parks, and other public open spaces, permanent buildings and structures, houses or permanent easements, and zoning and municipal boundary lines, within 500 feet of the tract.
(2) 
A traffic and pedestrian flow chart showing circulation patterns from the public right-of-way and within the confines of the development.
(3) 
Location and dimensions of vehicular drives, entrances, exits, acceleration and deceleration lanes.
(4) 
Location, arrangement, and dimensions of automobile parking space, width of aisles, width of bays, angle of parking.
(5) 
Location, arrangement, and dimensions of truck loading and unloading spaces and docks.
(6) 
Location and dimensions of pedestrian entrances, exits, walks.
(7) 
Location, height, and materials of walls, fences, screen plantings, and other landscaped areas.
(8) 
Preliminary drawings for all buildings.
(9) 
Location, size, height, and orientation of all signs other than signs flat on building facades.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Design of commercial establishments and nonresidential uses. It is the intent of this Subsection B 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 Township. This shall be accomplished by:
(1) 
Siting buildings, parking areas and other facilities and improvements based upon the particular 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 stormwater, 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 Township.
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 Township.
D. 
(Reserved)[2]
[2]
Editor's Note: Former Subsection D, Four-step design, was repealed 7-5-2023 by Ord. No. 151-2023.
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 Township evidence of said ownership and/or control.
Each lot or area plotted for commercial and/or industrial use shall provide, inside of the required yards, an area at least equal to the projected horizontal area of the proposed building, plus such additional area as is required for parking in conformance with Chapter 400, Zoning. Such area shall have an average slope not greater than 10% and shall be accessible from the existing or proposed road by means of adequately and properly designed service drives having a maximum grade of 12%. In the case of lots using an on-lot sewage disposal system, in addition to such area, there shall be sufficient area, separate and apart from parking areas, for the sewage disposal field, and sufficient area for a replacement field, tested and approved in accord with Department of Environmental Protection regulations.
Wherever possible, commercial and industrial parcels shall include sufficient 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 driveways shall not be permitted and interior service roads shall be required.
Roads in commercial and industrial developments shall comply with the requirements of § 355-49 and shall be constructed to collector road standards as required by this chapter.