Source: http://www.hampdentownship.us/ordinances/?page_id=161
Timestamp: 2017-09-23 12:58:35
Document Index: 544439911

Matched Legal Cases: ['art 16', '§1500', '§1501', '§1502', '§1503', '§1504', '§1505', '§1506', '§13', '§8', '§1507', '§13', '§1508', '§1509', '§1510', '§1', '§707', '§1512', '§1513', 'art 17', '§1514', '§1', '§1515', '§1516', 'art 20', '§1517', '§13', 'art 19']

Chapter 27 – Part 16 – PRD, Planned Residential Development | Hampden Township Online Codified Ordinances
2. To provide, through the above innovations, greater opportu¬nities for better housing and recreation for existing and potential residents of the Township.
4. To encourage more flexible land development which will respect and conserve natural resources such as streams, lakes, floodpla¬ins, groundwater, wooded areas, steeply sloped areas and areas of unusual beauty or importance to the natural ecosystem.
5. In aid of those purposes, to provide a procedure which can relate the type, design and layout of residential develop¬ment to the particular site and the particular demand for housing existing at the time of development in a manner consistent with the preservation of the property values within existing residential areas and to assure that the increased flexibility of the regulations over land develop¬ment established hereby is carried out pursuant to sound, expeditious and fair administrative standards and proce¬dures.
(Ord. 84 2, 3/29/1984, §1500)
(Ord. 84 2, 3/29/1984, §1501)
1. Prior to the issuance of a planned residential development permit by the Zoning Officer, a plan must be reviewed by the Hampden Township Planning Commission and the Cumberland County Planning Commission and approved by the Hampden Township Board of Commissioners. The County Planning Commission shall be required to report to the Hampden Township Board of Commissioners within 30 days or forfeit the right to review. The Township Planning Commission, as preparatory to review, shall hold at least one public hearing pursuant to public notice and may hold additional public hearings upon such notice as it shall determine advisable. Upon review of the plan and recommendations by the Cumberland County Planning Commission, the Township Planning Commission shall present to the Township Board of Commission¬ers their recommendations and explanatory materials. Before approving the plan, the Board of Commissioners may continue the hearing from time to time and may refer the matter back to the Township Planning Commission for the report provided, however, that, in any event, the public hearings shall be concluded within 60 days after the date of the first public hearing. The Board of Commissioners, within 30 days following the conclusion of the public hearing, shall, by official written communication to the landowner, either: [Ord. 98-7]
A. Grant tentative approval of the development plan as submit¬ted;
Failure to so act with¬in said peri¬od shall be deemed to be a grant of tentative approval of the development plan as submitted. In the event, however, that tentative approval is granted subject to conditions, the landowner may, within 30 days after receiving a copy of the official written communication of the Board of Commissioners, notify such Board of his refusal to accept all said condi¬tions, in which case, the Board shall be deemed to have denied tentative approval of the development plan. In the event the landowner does not, within said period, notify the Board of Commis¬sioners of his refusal to accept all said conditions, tenta¬tive approval of the development plan, with all said conditions, shall stand as granted.
B. The extent to which the development plan departs from zoning and/or subdivision regulations otherwise applica¬ble to the subject property including, but not limited to, density, bulk and use and the reasons why such departure is or is not deemed to be in the public interest
F. In the case of a development plan with pro¬posed develop¬ment over a period of years, the sufficiency of the terms and conditions intended to protect the interest of the public and of the residents of the planned residential development in the integrity of the development plan.
3. In the event a development plan is granted tentative approval, with or without conditions, an application for final approval of the development shall be filed not later than 6 months. In the case of a development plan which provides for development over a period of years, applica¬tions for final approval of each part of the plan shall be filed within 12 months of the previous application for final approval of a portion of the development.
(Ord. 84 2, 3/29/1984, §1502)
1. An application for final approval may be for all the land included in a development plan or, to the extent set forth in the tentative approval, for a section thereof. Said application shall be made to the Zoning Officer within the time or times specified by the official written communica¬tion granting tentative approval. The application shall include any drawings, specifications, covenants, easements, performance bond and such other requirements as may be specified by the Board of Commissioners as well as any conditions set forth in the official written communication at the time of tentative approval. A public hearing on an application for final approval of the development plan, or part thereof, shall not be required provided the development plan, or the part thereof submitted for final approval, is in compliance with the development plan theretofore given tentative approval and with any specified conditions attached thereto.
2. In the event the application for final approval has been filed together with all drawings, specifications and other documents in support thereof and as required by the ordi¬nance and the official written communication of tentative approval, Hampden Township shall, within 45 days of such filing, grant such development plan final approval. [Ord. 86 6]
3. In the event the development plan as submitted contains variations from the development plan given tentative approval, the Board of Commissioners may refuse to grant final approval and shall, within 30 days from the filing of the application for final approval, so advise the landowner in writing of said refusal; setting forth in said notice the reasons why one or more of said variations are not in the public interest. In the event of such refusal, the landown¬er may either:
B. File a written request with the Board of Commissioners that it hold a public hearing on his application for final approval. If the landowner wishes to take either such alternate action, he may do so at any time within which he shall be entitled to apply for final approval or within 30 additional days if the time for applying for final approval shall have already passed at the time when the landowner was advised that the development plan was not in substantial compliance. In the event the landowner shall fail to take either of these alternate actions within said time, he shall be deemed to have abandoned the develop¬ment plan. Any such public hearing shall be held pursuant to public notice within 30 days after the request for the hearing is made by the landowner and the hearing shall be conducted in the manner prescribed in this Part for public hearings on applications for tentative approval. Within 30 days after the conclusion of the hearing, the Board of Commissioners shall, by official written communication, either grant final approval to the development plan or deny final approval.
4. A development plan or any part thereof which has been given final approval shall be so certified without delay by the Board of Commissioners and shall be filed or recorded forthwith in the office of the Recorder of Deeds before any development shall take place in accordance therewith. Upon filing or recording of the development plan, the zoning and subdivi¬sion regulations otherwise applicable to the land included in such plan shall cease to apply thereto. Pending comple¬tion within a reasonable time of said planned residential development or of that part thereof, as the case may be, that has been finally approved, no modification of the provisions of said development plan or part thereof, as finally approved, shall be made by the Township except with the consent of the landowner.
(Ord. 84 2, 3/29/1984, §1503; as amended by Ord. 86 6, 8/5/1986)
A. A written statement by the landowner setting forth the reasons why, in his opinion, a planned residential development would be in the public interest and would be consistent with the comprehensive plan for the develop¬ment of Hampden Township.
B. The location, size and topography of the site and the nature of the landowner’s interest in the land proposed to be developed.
F. The feasibility of proposals for the disposition of sanitary wastes and storm¬water.
I. In the case of development plans which call for develop¬ment over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned residential development are intended to be filed and this schedule must be updated annually on the anniversary of its approval until the development is completed and accept¬ed.
(Ord. 84 2, 3/29/1984, §1504)
A. Tract boundary lines, right of way lines of streets, easements and other rights of way and property lines of residential lots and other sites when applicable with accurate dimensions, bearings or deflection angles, radii, arcs and central angles of all curves.
B. Name and right of way width of each street or other right o¬f way.
L. Statement by owner dedicating streets, rights of way and sites for public uses.
(Ord. 84 2, 3/29/1984, §1505)
B. Single family, semidetach¬ed.
I. Wind turbines permitted by special exception. [Ord. 09-01]
D. Self service laundry and dry cleaning and pickup sta¬tions.
F. Business and profes¬sional offices.
G. Banks and finan¬cial institutions.
J. Chu¬rch¬es and synagogues. [Ord. 92-5]
(Ord. 84 2, 3/29/1984, §1506; as amended by Ord. 92-5, 2/4/1992, §13(A); by Ord. 09-01, 01/29/2009, §8, Ord. 13-07, 08/29/2013, by Ord. 13-07, 08/29/2013, and by Ord. 2017-10, 07/27/2017)
(Ord. 84 2, 3/29/1984, §1507; as amended by Ord. 92-5, 2/4/1992, §13)
1. All structures shall be set back from both public and private right of way lines not less than 30 feet and not less than 50 feet from all adjacent property lines to the planned residential development tract.
(Ord. 84 2, 3/29/1984, §1508; as amended by Ord. 03-03, 05/29/03, §I(C))
(Ord. 84 2, 3/29/1984, §1509)
The minimum plot for a planned residen¬tial development shall be not less than 100 acres.
(Ord. 84 2, 3/29/1984, §1510, amended by Ord. 94-1, 5/3/1994, §1C)
See Note 1 Dwe¬ll-ing Unit Per Struc-ture 2 Dwel¬ling Units Per Str-uc¬ture 12 Dwe¬ll¬ing Units Per Str-uc¬ture 18 Dwe¬ll¬ing Units Per Str¬uc¬ture Over 18 Dwe¬ll-ing Units Per Str¬uc¬tu¬res
F to F 70′ 70′ 70′ 70′ Same as 19 dws.
per struc¬ture
require¬me¬nts
F to S 50′ 50′ 50′ 55′
F to R 70′ 70′ 70′ 70′
S to R 30′ 30′ 30′ 35′
R to R 15′ 20′ 25′ 30′
C to C 10′ 10′ 10′ 20′
Note: F – Front; S – Side; R – Rear; C – Corner
2. The minimum side yard and rear yard requirements for single f¬amily dwellings shall be as set forth in §707 of this Chapter.
(Ord. 84 2, 3/29/1984, §1512)
1. One acre of playgrounds or playfields shall be provided for each 100 dwelling units or 1/10 of an acre for each 10 dwel¬ling units or less.
2. One acre of parks shall be provided for each 100 dwelling units or 1/10 of an acre for each 10 dwel¬ling units or less.
(Ord. 84 2, 3/29/84, §1513)
B. There shall be no outside storage or display of materi¬al, equipment or merchandise.
100 to 150 acres 8% of tract
150 to 250 acres 7% of tract
250 acres and up 6% of tract
5. Buffer Yards. Where a commercial area adjoins a residen¬tial area within the planned development or in adjacent land around the perimeter of the development, a buffer yard shall be required in addition to the above yard requirements. The buffer shall be of a dimension not less than the minimum side yard required for the residential use and shall be covered with ground cover and plantings as outlined in the Part 17, “General Regulations,” of this Chapter.
(Ord. 84 2, 3/29/1984, §1514; as amended by Ord. 94-1, 5/3/1994, §1(D); and by Ord. 98-7, 8/27/1998)
(Ord. 84 2, 3/29/1984, §1515)
A development shall be served by sewage system and treatment facility and a water supply. All plans shall be subject to review and approval by the Township and the Pennsylvania Department of Environmen¬tal Protection.
(Ord. 84 2, 3/29/1984, §1516; as amended by Ord. 98-7, 8/27/1998)
1. See Part 20, “Off Street Parking,” of this Chapter.
(Ord. 8¬4 ¬2, 3/29/1984, §1517; as amended by Ord. 92-5, 2/4/1992, §13(C))
TABLE M-U.1 – PERMITTED USES
1. All multiple dwelling residential buildings shall meet the following requirements:
A. One and two bedroom units must comprise at least 80% of the total residential units.
B. 50% of all units must provide outdoor balconies or patios in the case of ground floor units. Minimum size for these areas shall be 40 square feet.
C. Long term indoor bicycle parking / storage in the building or in the parking structure shall be provided 1 storage space for at least 15% of the total dwelling units.
D. Short term outdoor bicycle parking shall be provided for at least 10% of the total dwelling units.
E. All connections for laundry facilities (washer and dryer) shall be provided in each dwelling unit
F. Multiple dwelling buildings with less than 30 dwelling units shall incorporate at least one or more of the below common amenities. Multiple dwelling buildings with 30 or more dwelling units shall incorporate at least two or more of the below common amenities: landscaped common open space (at ground floor level or on rooftop) with a minimum size of 1000 square feet, fitness center (120 square feet min.), indoor or outdoor swimming pool (800 square feet min.), community room (120 square feet min).
The following conditional uses and no others may be allowed by the Township Board of Commissioners after recommendations by the Planning Commission pursuant to the express standards and criteria set forth in Part 19 of the Zoning Ordinance:
A. An Assisted Living Facility or an Independent Living Facility that are subject to a conditional use shall be situated on a total tract area of 5 acres or larger.
WEST Overlay SOUTH Overlay EAST Overlay
Bldg. Height (Maximum) 100′ 2,3,5 65’2,3 80′ 2,3
Lot Area (Minimum) 4 AC 2 AC 2 AC
Residential Density (Maximum) 20 D.U. /Acre 15 D.U. /Acre 15 D.U. /Acre
Lot Width at street line (Minimum) 250’ 150′ 150′
Lot Coverage (Maximum) 80% 80% 80%
Front Yard (Minimum) 25′ 2 25′ 2 10′ 2
Front Yard (Maximum) none 100′ 1 65′ 1
Side Yard (street corner)(Minimum) 25′ 3 25′ 3 10’3
Side Yard (street corner)(Maximum) none 100’1 65’1
Side Yard-to Non Residential (Min.) 10′ 3,4 10′ 3,4 10′ 3,4
Side Yard-to Residential (Minimum) 30′ 30′ 30′
Rear Yard-to Non-Residential. (Min) 15′ 3,4 15′ 3,4 15′ 3,4
Rear Yard-to Residential (Min.) See underlying district See underlying district See underlying district
Buffer Yard-to Non-Residential (Min.) 10′ 4 10′ 4 10′ 4
Buffer Yards-to Residential (Min.) See underlying district See underlying district See underlying district
Buffer Yard Residential to other use (Min) See underlying district See underlying district See underlying district
Surface Parking Setbacks – to Residential (Min.) 25′ 25′ 25′
Surface Parking Setbacks – to Front Yard (Min.) 25′ 20′ 10′
Surface Parking Setbacks – to Building (Min.) 10′ 10′ 10′
Distance Between Buildings (Min.) 25′ 25′ 25′
Street front Common Use Area width 25’ 20’ 10’
1. When there is more than one building on a lot, this requirement shall not apply if one or more building(s) frontage comprise at least 50% of the lot’s primary roadway frontage and is located between the minimum and maximum front yard setbacks and side yard setbacks abutting street, or as otherwise stated for the permitted uses stated in Table M-U.3.
2. Buildings over 40′ in height shall be required to have an additional front yard building setback of 10′ for the portion of the building over 40′. Buildings over 80 in height shall have an additional 5’ front yard setback for the portion of the building over 80’ in height.
3. Minimum side and rear yard building setbacks established in this section shall be increased 1 foot for each foot of building height exceeding 40 feet. This requirement shall not apply to side yard building setbacks abutting street, rear yard building setbacks abutting street and any yards abutting limited access highways.
4. Where side and rear setbacks and buffer yards abut any Naval Support Activity parcels the setback and buffer required by the underlying zoning district shall govern.
5. 200 square feet of interior common use area shall be provided for each foot of building height over 80 feet. However, in no case shall the interior common use area be less than 500 square feet. The interior common use area shall be developed in accordance with the following:
a. The interior common use area shall not overlap the required buffer area, the
street side common use area, or required front, side or rear yards.
b. The interior common use area shall be universally accessible from the building
and consist of a contiguous area of at least 500 square feet. The perimeter of the
common use area shall not have a dimension less than 20’ on any one side.
c. The interior common use area shall connect ADA accessible routes to other
common use areas on the same parcel or on adjacent parcels and/or any open
1. Overhanging eaves and bay windows may project up to two feet into any required
1. Sidewalks shall be located within the streetfront common use areas in an effort
toward creating a completely linked network of sidewalks connecting transit stops,
commercial centers, institutional facilities and residential buildings including
common open space areas, and parking.
2. Along Trindle Road: A streetfront common use area shall begin at the curb line
and consist of a landscaped area suitable for a bio-swale / water retention area
measuring a minimum of twelve feet in width, and a public sidewalk measuring a
minimum unobstructed width of eight feet, designed in such a manner to minimize
damage or to avoid the removal of existing trees. The bio-swale shall be designed
to retain / infiltrate stormwater runoff and shall be planted with street trees, shrubs,
ornamental grasses, and perennial groundcover. Sidewalk alignments may be
modified to minimize damage to or to preserve the existing mature trees in these
3. On all other streets: Streetfront common use area shall begin at the curb line and
consist of a landscaped strip measuring a minimum of three feet in width, and a
public sidewalk with a minimum unobstructed width of five feet.
4. Street trees shall be provided in the streetfront common use area in accordance
a. Street trees shall be placed an average of 40 feet on center in uniform or in
naturalized groupings.
b. If a hardscaped planted area is desired, street trees shall be placed in tree pits
with tree grates in uniform arrangements at 40 feet on center.
5. The sidewalk way may be linear or meandering provided it is located within the
streetfront common use area and other minimum requirements established herein
6. Shade trees shall be required in parking lots at a rate of at least one (1) tree for
Every ten (10) vehicle parking spaces. Trees shall be planted in a minimum 200
Square foot landscaped island. Landscape islands shall have curbs with 12 inch
wide openings that allow stormwater runoff to flow into landscaped area.
Landscape islands shall be planted with plant materials that have a mature height
no greater than 18 inches.
7. Pedestrian level lighting shall be provided along all street frontages at a minimum
rate of 1 light per every 75’. Lighting standards shall have a pole height of 14 feet
and poles shall be black metal spun aluminum, Victorian (gas replica) light fixture,
High Pressure Sodium lamp, with banner arm, as supplied by PPL Electric
Utilities, or approved equal.
8. Plant materials shall be from the Approved List of Plant Materials as contained in
the Subdivision and Land Development Ordinance Design Standards for the M-U
Mixed Use Overlay District.
9. Landscape Plans shall be prepared and sealed by a Landscape Architect registered
1. Sidewalks (located in the street front common use area) and storm water retention basins shall not count against a site’s total, overall impervious coverage.
2. Outdoor trash, recycling receptacles, dumpsters and similar trash storage areas shall be screened from public view on all sides by a six (6) foot tall screen / wall made from materials that are durable and are compatible with the architectural design of the buildings that they serve. The screened storage areas shall not be located in the front yard setback, but may be located in the side or year yards or within the parking lot area.
1. Retail Stores, personal service and repair services and banks parking. The
parking requirement for retail stores, personal and repair services and banks
shall be one (1) parking space per two hundred and twenty two (222) square
feet of gross floor area for public use. (4.5 spaces / 1000 SF).
2. Shopping Center Parking. The parking requirement for a shopping center
Shall be one (1) parking space per two hundred and fifty (250) square feet of gross floor area for public use. (4.0 spaces / 1000 SF).
3. Shared Parking. An applicant may provide shared parking for one or more
uses or properties under the following conditions:
a. The applicant(s) shall submit a parking study using standards set forth by
either the Institute of Traffic Engineers or the Urban Land Institute.
(1) The required parking for the individual uses as set forth in the
Hampden Township Zoning Ordinance.
(2) The parking demand of the uses over the course of the day
Including weekend and holidays.
(3) The proximity of the parking field to the entrances of the various
(4) A circulation plan for the safe and efficient distribution of vehicles
through the site including delivery and special service vehicles.
(5) A pedestrian plan showing a safe network of pathways and
crosswalks for visitors to the site.
(6) A determination of the minimum number of parking spaces that
would be generally required for the safe and efficient operation of the facilities.
(7) The parking study shall be prepared by a Pennsylvania Professional
Streetfront Common Use Area – an area of land across the width of a lot that is reserved for public pedestrian and/or bicycle access and green areas and that contains plant materials and may provide for stormwater detention and/or infiltration. A perpetual public access easement shall be attached to the property as a part of the land development application. The streetfront common use area shall be maintained by the property owner.
Interior Common Use Area – an outdoor area of land on the interior of a lot that provides for pedestrian use and that contains some combination of plant materials, paved areas, benches and other site furnishings and is intended for the use and enjoyment of either the property users or tenants. The Interior Common Use Area may be either a private public space (not dedicated) or offered to the Township for dedication.