This site is under active development. Got it!

MapLink™ | General Requirements

Hello! Content on this website is provided as a convenience and is for informational use only. Be sure to review the Terms of Use for all of the details related to your use of this website.
Accept
Corner Lots
A. Obstructions at Road Intersections. No obstruction to vision (other than an existing building, post, column or tree) exceeding 30 inches in height shall be erected, planted or maintained on any lot within the triangle formed by the road lines of such lot and a line drawn between points along such road lines 30 feet distant from their point of intersection.

B. Rear and Side Yards. On a corner lot, front yards are required on both road frontages, and one yard other than the front yards shall be deemed to be a rear yard and the other or others, side yards.
Driveways
No driveway shall provide access to a lot located in another district, if such lot is used for purposes prohibited in the district in which the driveway is located.
Existing Nonconforming Lots
A. Nonconforming Lots in All Districts. A nonconforming lot, separated in ownership from any adjoining tracts of land on the effective date of this Chapter may be used for a one family residence in any district in which such use is permitted provided such lot shall be developed in conformity with all applicable district regulations other than minimum lot area, lot width, side yard and rear yard. Existing small lots meeting the above stipulations shall comply with the following; provided, that no one family residence shall be erected upon a lot having a width of 58 feet or less, except pursuant to variance application procedures as hereinafter set forth:
 
One-Family Residences
For Lots Having a Width (In Feet) Greater than For Lots Having a Width (In Feet) But Less Than Minimum Side Yard (In Feet) Total Both Side Yards (In Feet) Minimum Rear Yard (In Feet)
99 150 20 45 20
79 100 15 35 15
59 80 12 30 10
 
 
 
 
 
 
B. Nonconforming Lots in Nonresidential Districts. If a nonconforming lot is located in a nonresidential district then a building may be constructed on it for any use permitted in the district in which the lot is located provided that the off-street parking and loading requirements and all yard requirements for the applicable district are complied with.
Fire Protection (PRD)
In addition to fire hydrants, the developer shall by deed protective covenant, as well as by adoption of internal building specifications, provide that every dwelling unit in a four story or higher building, as well as in common areas within such buildings, sprinklered in accordance with the NFPA Code.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Illumination
A. Off-street parking areas, and areas of intensive pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from adjacent residences.

B. Adequate lighting shall be provided after dark. Appropriate lighting fixtures shall be provided for walkways and to identify steps, ramps and signs. Such lighting shall be designed and located so as to direct light away from adjacent properties.

C. When lot lines of an ED Zone or an M-1 Zone lie within 35 feet of a residential zoning district boundary or any lot in residential use, any illumination or floodlighting shall be arranged so there will be no glare of lights toward such lot or residential district boundary line.
Incentivized Development
1. Purposes. The incentivized development option is intended to allow greater flexibility of development alternatives and encourage development of underutilized properties within the Township. More specifically, the intent of the incentivized development option is to accomplish the following objectives:
A. Encourage a balance of uses that will transform Smithfield Township into a hub for working, living, shopping and entertainment;
B. Encourage infill development, adaptive reuse of older buildings and mixed use development by incentivizing businesses to open and/or relocate to Smithfield Township;
C. Expand business and job opportunities;
D. Establish design standards which enhance Smithfield Township’s unique identity and promote increased walkability; and
E. Provide options to streamline the project approval process.
 
2. Applicability.
A. The project site must be located in the ED Economic Development District and must meet the minimum development standards as outlined in the Schedule of District Regulations as per § 27-309: Schedule of District Regulations of this Chapter.
B. The project must consist, without limitation, of a minimum of two uses (multiple uses). Uses proposed as part of the project must be permitted within the underlying district.

See § 27-308: Incentivized Development Option for complete, detailed information.
Land Development
1. The purposes of these regulations are:
A. To insure that the provisions of this Chapter which are concerned with the uniform treatment of dwelling type, bulk, density, and open space within each zoning district, shall not be applied to the improvement of land by other than lot by lot development in a manner which would distort the objectives of this Chapter.

B. To encourage innovations in residential development and renewal so that the growing demand for housing may be met by greater variety and maximum choice in the type, design, and layout of dwellings and by the conservation and more efficient use of open space ancillary to said dwellings.
(1) Waivers or modifications, see Chapter 22: Subdivision and Land Development, PART 6: PRELIMINARY MAJOR SUBDIVISION PLAN, "Modifications."
 
C. To provide, through the above innovations, greater opportunities for better housing and recreation for existing and potential residents of the Township.

D. To encourage a more efficient use of land and services and to reflect changes in the technology of land development so that the economies secured may inure to the benefit of those who need homes.

E. To encourage more flexible land development which will respect and conserve natural resources such as streams, lakes, floodplains, wetlands, wooded areas, steeply sloped areas, areas of unusual beauty, and significant natural habitats.

F. And, in aid of these purposes, to provide a procedure which can relate the type, design, and layout of residential development 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 regulations over land development established hereby is carried out pursuant to sound, expeditious, and fair administrative standards and procedures.

2. See § 27-5052 for terms associated with planned residential developments.

3. Eligibility Requirements. An application for tentative approval shall not be eligible for tentative approval unless the following initial requirements are met:
A. The proposed planned residential development shall consist of one or more contiguous parcels of land under single ownership and control.
B. The proposed planned residential development shall contain acreage sufficient to design a major subdivision.
C. The proposed planned residential development shall be connected to public water and sanitary sewer systems.
D. No planned residential development shall be less than 250 acres in size.
 
4. Land Use and Land Use Density.
A. Residential Uses. A mix of housing types appropriate to the PRD site and the surrounding area, determined according to the provisions set forth in Subsections 11 and 13, may include the following residential uses:
(1) Detached single family dwellings.
(2) Semi-detached two family dwellings.
(3) Attached single family dwellings (townhouses).
(4) Garden apartments.

B. Nonresidential Uses. The following nonresidential uses may be permitted in a planned residential development to the extent that they are compatible and harmoniously incorporated into the unitary design of the planned residential development. Nonresidential uses shall not precede residential development, except for golf courses and ski slopes. Nonresidential uses shall be designed to serve the residents of the planned residential development and may also be used by members of the general public on a commercial basis:
(1) Commercial uses such as retail shops or stores, service businesses, restaurants, golf courses containing at least 18 holes and ski slopes.
(2) Professional or business office uses, including branch banks.
(3) Institutional uses such as private schools, nursery schools and day care centers, places of worship, community activity centers, and nursing homes or skilled nursing facilities.

5. Land use density within planned residential developments shall be regulated by the following general standards:
A. The total number of dwelling units shall not exceed the permitted number allowable under Schedule I of this Chapter for districts in which the site is located. In computing the maximum number of dwelling units that may be created, any lands which are located within a floodplain area, which are located in a wetland area, which are occupied by public utility easements, or which have a slope in excess of 25% in such a manner as to limit their use or prevent their development shall not be considered part of the total gross area.

B. The percentage of the planned residential development site that is to be covered by buildings, roads, parking areas, and other impervious surface shall not exceed 35% of the total site area.

C. The percentage of the planned residential development site to be devoted to common open space shall be no less than 35% of the total site area, of which no less than 25% shall be usable for active recreation. This 25% shall not include slopes in excess of 25% or more, floodplains, water bodies and other undevelopable areas unless the same have been incorporated into the open space in such a manner as to make substantial practical use of these areas for trails, other active recreational uses (e.g., ballfields, ski slopes and golf courses) or similar development features, including use for stormwater detention and sewage treatment.

D. The percentage of the planned residential development site to be devoted to nonresidential uses shall not exceed 5% of the total site area; provided, however, a golf course containing at least 18 holes or ski slope included within the common open space of a planned residential development which is open for the use of the residents of the planned residential development and/or the general public on a commercial basis shall not be subject to this limitation. Nonresidential uses, with the exception of golf courses and ski slopes, shall not precede residential development.

6. The general standards set forth in Subsection 5, above, may be modified by the official review agency where it is the opinion of the review agency that the findings of the site analysis, set forth in § 27-5058, justify a modification. Permitted densities shall only be reduced by the official review agency below the maximum general standards set forth in Subsection 5, above, where it is the opinion of the review agency that the characteristics of the PRD site and the surrounding area demonstrate a need for lower density development.

7. Building Siting, Building Coverage and Net Residential Density. Within the general standards established in Subsection 5, above, the suitability of building siting, building coverage, and net residential density in specific sections of the planned residential development will be determined subject to the qualitative standards set forth for the site design of residential uses and common open space in § 27-5059A and § 27-5059C and the determinations of the site analysis as set forth in § 27-5058.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Landscaping
In an attempt to preserve and enhance the beauty of the natural forestation of Smithfield Township, all new construction should be carried out in a manner that prevents complete clearing and grubbing of the natural growth of the construction site. Where a nonresidential subdivision or land development is proposed, altered or expanded, landscaping shall be required in accordance with applicable standards below:
 
A. Tree fences or other approved landscaping features, shall be provided for screening purposes along any boundary of a commercial, planned boulevard and/or manufacturing lot which abuts an existing lot used solely for residential purposes. Minimum height and density of the screening features shall be approved by the Board of Supervisors.

B. Trees or other approved natural landscaping features, such as shrubbery, grass areas, ornamental bushes or flower beds, shall be required in a ten-foot wide landscaped area along any street side property line except, at driveway opening. A four-foot wide landscaped area shall be required along each non-street side property line except at driveway openings. All such plantings shall be located on the site in a manner that will not interfere with traffic and safe sight vision. The maximum height of shrubbery and bushes shall be 32 inches.
 
(1) A minimum of one tree shall be planted within the perimeter planting area for every 50 feet of the perimeter of the parking area exclusive of driveway widths. Required perimeter trees shall be planted no less than 25 feet and no more than 50 feet apart. Interior landscaped islands within parking areas shall include one shade tree for each 20 feet in length and five shrubs for each 40 feet in length.
 
C. All nonresidential parking lots for off-street parking or for the storage or movement of motor vehicles located in front of the building shall be separated from the ultimate right-of-way line by a buffer yard not less than 25 feet in width. The buffer yard shall include a dense screen planting of trees, shrubs or other plant barrier to visibility, airborne particles, glare and noise. Such screen planting may be located within the required front yard setback and shall be in accordance with the following requirements:
 
(1) Plant materials used in screen planting shall be at least four feet in height when planted and be of such species as will produce, within two years, a complete year-round evergreen visual screen of at least six feet in height. The plant material shall include a mix of canopy trees, flowering trees, evergreens, and deciduous and evergreen shrubs.

(2) The screen planting shall be maintained permanently, and any plant material which does not live shall be replaced within six months. A performance bond shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released only after the passage of the third growing season following planting. A plan for the perpetual care of the buffer area shall be provided to the Township.

(3) The screen planting shall be spaced so that at maturity it will not be closer than three feet from any right-of-way or property line.

(4) The screen planting shall be broken only at points of vehicular or pedestrian access.

(5) No structure, parking area, driveway or road or storage of materials shall be permitted in the buffer yard, except for necessary driveway access crossing a buffer.

(6) Required buffer plantings shall be placed on a berm of four feet to six feet in height; except, however, where the topographic conditions or existing vegetation make it impractical or undesirable to accommodate a berm and so long as the intent of this Section has been met.

(7) The following quantities of plant materials shall be required: see table.
 
 D. In addition to conforming to all parts of this Section, all planting shall be done in accordance with good nursery and landscape practice. Trees shall be of nursery stock quality of a species grown under the same climatic conditions as the area of proposed use. Topography, natural and historical features shall be considered by the subdivider/developer and the Township in selecting and approving species.

E. Where applicable, the Township may require that a covenant running with the land shall be recorded delineating the responsibility of the owner of record for maintenance and replacement to the planting.

F. Notwithstanding any other provisions of the Township ordinances to the contrary, where the owner of a nonconforming commercial subdivision or commercial land development or industrial use seeks approval for expansion of that nonconforming use, the landscaping provisions set forth herein shall be observed.

G. The construction of off-street parking areas must be in conformance with the construction standards set forth in Chapter 22: Subdivision and Land Development.
Lighting (PRD)
A. Off-street parking areas, and areas of intensive pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from adjacent residences.

B. Adequate lighting shall be provided after dark. Appropriate lighting fixtures shall be provided for walkways and to identify steps, ramps, and signs. Such lighting shall be designed and located so as to direct light away from adjacent residences.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Maximum Number of Dwelling Units
Except where conservation subdivisions, (if adopted and enacted by Smithfield Township) manufactured home parks, planned residential development or multi-family dwellings are proposed under regulations specific to those forms of development, the maximum number of dwelling units permitted on any given property shall be limited to the adjusted tract acreage of the site divided by the minimum lot area(s) found on Schedule I for the land in question. The adjusted tract acreage shall be determined by subtracting environmentally constrained land as provided below.
 
A. Deduct the following from the gross tract area:
(1) Ten percent of all moderately steep slopes (15% to 25%).
(2) Seventy-five percent of all very steep slopes (25% or greater).
(3) Seventy-five percent of all wetlands.
(4) One hundred percent of all floodways.
(5) Fifty percent of the non-floodway portion of all 100-year floodplain areas.
(6) One hundred percent of all lands within the rights-of-way of existing public streets or highways, under existing private streets and within utility easements.
 
B. If a portion of the tract is underlain by more than one natural feature subject to a deduction from the total tract acreage, that acreage shall be subject to the most restrictive deduction only.

See § 27-401: District Regulations for complete, detailed information.

 
Nonconforming Uses and Structures
Nonconforming Uses.
A nonconforming use or structure is any lot, structure, building or use that lawfully existed on May 22, 1973, or at the effective date of any subsequent applicable amendment to this Chapter, or was legally established through the granting of a variance by the Zoning Hearing Board, but which, as a result of the enactment of this Chapter, does not comply with the provisions of this Chapter.

Registration of Nonconforming Uses.
1. The Zoning Officer shall, upon adoption of this Chapter, identify and register all nonconforming uses and structures.

2. The owner of the premises occupied by a lawful nonconforming use or structure may secure a certification of nonconformance from the Zoning Officer. Such certificate shall be authorized by the Zoning Hearing Board and shall certify to the owner his right to continue such nonconforming use.

Nonconforming Lots.
Nonconforming unimproved lots may be improved or built upon provided the yard requirements of this Chapter are observed, or a variance is granted by the Zoning Hearing Board.

Alteration of Nonconforming Uses. See § 27-604: Alteration of Nonconforming Uses for details.

Change of Nonconforming Use.
1. Whenever a lot, structure, building or use is sold or conveyed to a new owner, the previous nonconforming use may be continued by the new owner.
A. Notwithstanding the foregoing, should the new owner wish to change the use of the lot, building or structure to another nonconforming use, the owner shall apply to the Zoning Hearing Board for approval of the change of use. The Zoning Hearing Board shall conduct a hearing on the request within 45 days of the application. In its deliberation, the Board shall consider whether the proposed change of use is consistent with the character of the neighborhood in which the use is proposed.

Abandonment or Termination of Nonconforming Use.
1. If a nonconforming lot, structure, building or use is discontinued for 12 consecutive months, the same shall be subject to a rebuttable presumption of abandonment, unless the owner has filed a written request for extension, which request shall be heard by the Zoning Hearing Board within 45 days.
A. If no request for extension is filed, a notice of presumed abandonment shall be issued to the record owner(s)in writing by the Zoning Officer. A challenge to the presumption shall be heard by the Zoning Hearing Board within 45 days of receipt by the Zoning Officer of a written challenge from the record owner(s) which sets forth in detail any reason or reasons why an abandonment has not occurred.

Conversion to Conformance.
Once a lot, building, structure or use has been converted to a conforming lot, building, structure or use, the same shall not be permitted to revert to a nonconforming status, except upon an amendment to this Chapter which renders the same as nonconforming.

Zoning Hearing Board Action.
Whenever the Zoning Hearing Board is required to hear a matter arising under this part, the Board shall render its decision within 45 days of the last hearing date and shall set forth findings and conclusions of law in support of its decision.

Elimination of a Nonconforming Structure. See § 27-609: Elimination of a Nonconforming Structure for details.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Off-Street Loading and Unloading Requirements
Requirements.
(1) Adequate off-street loading and unloading space, with proper access from a street, highway, common service driveway or alley, shall be provided for all nonresidential uses. Such space shall be sufficient in size and design to accommodate the maximum demand generated by the use on the lot.

(2) All areas for the loading and unloading of delivery trucks and other vehicles and for servicing of establishments and/or shops by refuse collection, fuel or other service vehicles shall have adequate and unobstructed access from a street, service driveway or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities or pedestrian ways or backing out onto a street.

(3) All areas shall be paved and adequately drained, and shall be constructed in accordance with standards established by the Township.

(4) All loading berths shall be located at the side or rear of the property and shall be screened from view by fencing or landscaped buffers.

(5) The parking of refuse/trash or any other type waste hauling vehicle unattended for more than two hours is prohibited. The parking of delivery vehicles designed to carry flammable fuel or explosives and unattended for more than two hours (excepting those maintained at the operator’s place of business) is also prohibited.

(6) Public rights-of-way shall, under no circumstances, be used for loading or unloading of materials.

(7) The minimum size loading space shall be 30 feet in depth and 10 feet in width, with an overhead clearance of 14 feet.

Off-street parking and loading areas shall be located on the same lot as the use to which they are accessory, except where shared parking arrangements or other long-term use arrangements satisfactory to the Township are documented.

All off-street parking and loading spaces shall be marked so as to indicate their location.
 
Failure to keep parking areas in satisfactory condition (i.e., free from holes, clearly delineated, or properly graded) shall be considered a violation of this Chapter.

Wherever a parking area of over five spaces is located in a nonresidential district across the road from other land in a residential use or is within 15 feet of the side or rear lot line of property located in any residential use, said parking lot shall be screened from the view of such land by a wall, fence, or hedge.

All parking and loading areas shall be landscaped pursuant to § 27-502: Supplementary Lot, Yard and Height Regulations § 27-5027.

See § 27-403: Off-Street Parking and Loading Design Standards for complete, detailed information.
Parking Requirements
1. All off-street parking, loading and access facilities and service areas used by motor vehicles shall comply with the following provisions in all districts. All required parking spaces shall be provided off-street unless otherwise permitted by this Chapter.

2. Structures and uses in existence at the date of adoption of this Chapter shall not be subject to the requirements of this Part, so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not in the future be reduced below such requirements.

3. Whenever there is an alteration of a use which increases the parking requirements, the total additional parking required for the alteration, change or extension shall be provided in accordance with this Chapter.

4. No existing parking area with more than 10 parking spaces shall be expanded without an approved land development plan.

5. No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.

6. Off-street parking, loading and unloading facilities shall be provided for each use as set forth in Schedule II. If the computation of required parking spaces results in a fraction, a full space shall be required for each fractional amount.

7. Accessible parking spaces for disabled persons shall be provided in accordance with the Federal requirements as set forth in the Americans with Disabilities Act.
 
Size of Parking Spaces. See § 27-4031A for detailed information.
 
No designated parking area shall be designed such that a vehicle might directly back out onto a public highway or through road within the development. Traffic flows through a parking area shall be minimized and limited to connections from one lot to another and to the public highway or through road.

Except for one family detached dwellings or two family dwellings, parking spaces shall be so arranged that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle.

All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls of the parking area.

Parking lots or areas shall have not more than two accessways to any one public street or highway for each 500 feet of street frontage. Where practical, access to parking areas shall be provided by a common service driveway or minor street to avoid direct access on a major street or highway.

Parking areas may be located in rear and side yards. Parking within rear and side yards may not be located closer than 15 feet to the lot line.

Parking areas may be located at the front of the building but not closer to the front lot line than indicated in the following table. However, in the case of corner lots (consisting of two front lot lines and yard setbacks), the yard abutting the street with the lower traffic classification may be considered to be a side yard for parking area location purposes. See table.
 
Between every 15 contiguous parking spaces in a row, there shall be a ten-foot planting strip, suitably planted which shall serve as a physical separation between every 15 parking spaces.

Any lighting for exterior environments should be arranged to minimize uncontrolled light, glare, overlighting, light trespass and sky glow.
 
Parking Requirements (PRD)
A. Parking shall be provided in accord with the requirements of § 27-402: Off-Street Parking and Loading Requirements. and § 27-403: Off-Street Parking and Loading Design Standards and Schedule II.

B. Nonresidential off-street parking areas shall be screened from adjacent structures, access roads and traffic arteries, by hedges, dense planting, earth berms, or changes in grade or walls. All parking areas shall be a minimum of 20 feet from all structures, access roads and traffic arterials.

C. No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by landscaping approved by the Board of Supervisors.

D. No more than 60 parking spaces shall be accommodated in any single parking area.

E. The construction of off-street parking areas must be in conformance with construction standards set forth in Chapter 22: Subdivision and Land Development.

F. Boats and/or recreational travel trailer vehicles shall not be parked in any driveway or other parking space for more than 24 hours, except in an area which developer may specifically set aside for such purpose. Such special area shall be adequately screened from view of any adjacent residential area.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Prohibited Uses in All Districts
1. The following uses are expressly prohibited in any zoning district:
A. Any use that involves the use or production of dangerous and hazardous materials or products.

B. Any use that may cause injury, annoyance, or disturbance to any of the surrounding properties or to their owners and occupants.

C. Any use which is noxious or objectionable by reason of the emission of smoke, dust, ash or other form of air pollution.

D. Any use which involves the discharge or dispersal of liquid or solid wastes which may adversely affect health or sanitation of persons or cause contamination of the soil or watercourses.

E. Dumps or disposal sites, except a refuse disposal site established as an official Township refuse disposal site or a refuse site duly licensed by the Township Supervisors.

F. Junkyards.

G. Amusement parks, circuses and related activities including, fire works displays, except for a temporary period upon the issuance of a special permit by the Township Supervisors.

H. Artificial lighting facilities of any kind with light sources which create glare beyond the lot lines.

I. Obscene and Other Sexual Materials. Any use involving activities which constitute violation of 18 Pa.C.S.A. § 5903, as amended, relating to display, sale, lending, distribution or exhibiting of obscene and other sexual materials, or any ordinance of Smithfield Township, whichever is more restrictive. The term “obscene materials,” as used in this Chapter, is defined to mean any material, including any book, magazine, pamphlet, newspaper, story book, comic book, or writing, however reproduced, or sound recording, phonograph, tape or wire recordings, and any figure, visual representation, or image, including any drawing, photograph, picture, sculpture, three dimensional form or motion picture which:
 
(1) The average adult person, applying contemporary community standards of Smithfield Township would find, when considered as a whole, appeals to the prurient interest.

(2) Depicts or describes in a patently offensive way:
(a) Ultimate sexual acts, normal or perverted, actual or simulated.

(b) Masturbation, excretory functions, or exhibition of the genitals or genital area.

(c) Erotic fondling, massage or touching of the uncovered or covered genitals, buttocks, pubic area, or any part thereof, the breasts of a female, and whether the same is engaged in alone or between members of the same or opposite sex, or between humans and animals or humans and inanimate objects.

(d) Sexual excitement which means the facial expressions, movements, utterances or other responses of a human, male or female, whether alone or with others, whether clothed or not, who is in an apparent state of sexual stimulation or arousal, or experiencing the physical or sensual reactions of humans engaging in or witnessing sexual conduct.

(e) Sadomasochistic abuse which means flagellation or torture by or upon a person who is nude or clad in undergarments or in a sexually revealing or bizarre costume, or the condition of such person being fettered, bound or otherwise physically restrained in an apparent act of sexual stimulation or gratification.
 
(3) The material, taken as a whole, lacks serious literary, artistic, political, educational or scientific value.
 
J. Any structure or use within the minimum required front, side or rear yard setback on a lot or parcel, except as may be otherwise specifically allowed under this Chapter.
Refuse Removal (PRD)
Refuse stations to serve residential, recreational, and commercial areas shall be designed with suitable screening, and located so as to be convenient for trash removal and not offensive to nearby residential areas.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Septic Field Location
Except for existing nonconforming lots or where centralized sewage is required or proposed, it must be demonstrated to the satisfaction of the Code Enforcement Officer or Board of Supervisors, as the case may be, that a dwelling, well, and area for two septic drainfields may be located. One septic drainfield shall be designated the primary field and the second shall be an alternate in case of original septic field failure. The location and placement of well and septic fields shall conform to the requirements of this Chapter and State regulations.
Sewer and Water Utilities (PRD)
A. Planned residential developments shall be provided with sanitary sewer systems through one of the following methods:
(1) Connection to public sewer system shall be required where a public sewer system can feasibly be provided to the PRD site and where such a system can adequately fulfill the sewage disposal needs of the PRD.

(2) Provision of a centralized sanitary sewer system by the developer which serves the entire PRD where a public sewer system cannot feasibly be provided to the PRD site, Centralized sanitary sewer systems shall be designed and constructed in a manner that would permit adequate connection to a public sanitary sewer system in the future. The design and construction of centralized sanitary sewer system shall conform to the current applicable standards of the State Department of Environmental Resources, and where applicable, the Pennsylvania Utilities Commission and the Delaware River Basin Commission.

B. Planned residential developments shall be provided with water supply systems through one of the following methods:
(1) Connection to a public water system shall be required where a public water system can feasibly be provided to the PRD site and where the capacity of the public system can adequately fulfill the water supply demands of the PRD.

(2) Provision of a centralized, water supply system by the developer, which serves the entire PRD. Centralized water supply systems shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future. The design and construction of a centralized water supply system shall conform to the current applicable standards of the State Department of Environmental Resources and, where applicable, the Pennsylvania Utilities Commission and Delaware River Basin Commission.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Site Design Requirements
A. Residential Uses.
(1) The natural features of the Planned Residential Development site shall be a major factor in determining the siting of dwelling unit structures. The results of the natural features analysis in § 27-5058A shall be considered in the siting of all dwelling unit structures.

(2) Conventional siting practices such as building setbacks from streets and minimum distances between buildings may be varied in order to produce attractive and interesting arrangement of buildings.

(3) Dwelling unit structures shall be located and sited so as to promote pedestrian and visual access to common open space wherever possible.

(4) Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the PRD and maintain privacy for residents adjacent to the PRD. Structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent structures.

(5) Dwelling unit and other structures located within 200 feet of the perimeter of a planned residential development must be set back by a distance sufficient to protect the privacy of adjacent existing uses. In no event shall a structure be located less than 50 feet from the property line.

(6) Dwelling unit and other structures located near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.

(7) No structure shall be located within 20 feet of the right-of-way of collector streets.

B. Commercial Uses.
(1) All commercial uses shall be located in a single area of the planned residential development which shall consist of at least two contiguous acres.

(2) All commercial uses shall be located with direct access to either a collector or arterial street. If the total parking requirements for such uses in 100 parking spaces or more, the uses must be located on a collector street.

(3) Signs for commercial uses are to be in accordance with § 27-504: Sign Regulations of this Chapter.

C. Common Open Space.
(1) The location, shape, size, and character of the common open space shall be provided in a manner consistent with the objectives set forth in § 27-505: Planned Residential Development Regulations, § 27-5051E, of this Chapter, concerning the conservation of natural resources and the creative use of land to obtain a living environment of stable character, with natural feature constraints determined through the natural features analysis as described in § 27-505: Planned Residential Development Regulations, § 27-5058A.

(2) The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population, and the number and types of dwelling units to be developed.
 
(3) Whenever possible common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to all residents of the PRD.

(4) Significant natural features such as woodland areas, large trees, natural watercourses and bodies of water, rock outcroppings, and scenic views shall be incorporated into common open space areas whenever possible. However, no less than 25% of the total common open space area shall be suitable for intensive use as an active recreation area.

D. The street system of the planned residential development shall be designed so as to:
(1) Relate harmoniously with land uses within and adjacent to the PRD through the establishment of a hierarchy of roadway functions which includes collector and local streets.

(2) Create a separation of automobile and pedestrian traffic through the coordinated design of streets, dwelling units, common open space areas, and pedestrian walkways.

(3) Create efficient and safe connections with the existing road system of the Township in order to insure proper ingress and egress to and from the PRD.

(4) Minimize through traffic in residential areas.

(5) Collector streets and local streets in the planned residential developments shall be designed in accordance with the provisions of the Subdivision Ordinance [Chapter 22: Subdivision and Land Development], Where the results of the community impact analysis, described in § 27-505: Planned Residential Development Regulations, § 27-5058B, indicate a need for greater or lesser right-of-way and cartway widths, the modifications may be authorized by the official review agency.

(6) Cul-de-sac streets shall not exceed 600 feet in length. Cul-de-sac streets shall have a turning circle with a minimum right-of-way of 50 feet and an outer paved width of 40 feet.

(7) In order to separate automobile and pedestrian circulation and to increase accessibility to common open space areas, pedestrian walkways will be provided wherever feasible. Sidewalks shall be required adjacent to streets in planned residential developments only as deemed necessary by the official review agency.

(8) The design and construction of streets must conform to the standards set forth in Chapter 22: Subdivision and Land Developmentrelative to paving specifications, cartway design, horizontal and vertical alignment, and eight distances.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Size of Dwellings
In order to promote the public health, safety and welfare of occupants residing in residential dwelling structures, the following minimum floor areas for human habitation shall be required in all dwelling units designed for permanent occupancy. No dwelling unit shall be less than 24 feet in width and 24 feet in length.
 
No. of Bedrooms Minimum Floor Area (Square Feet)
Efficiency Unit 576
One Bedroom 646
Two Bedrooms 717
Three or More Bedrooms 817 plus 100 for each additional bedroom exceeding three
 
See § 27-401: District Regulations for complete, detailed information.
Soil Erosion Control and Storm Drainage (PRD)
A. The PRD shall be designed and constructed so as to minimize site clearance and earthmoving. The results of the natural features analysis, § 27-505: Planned Residential Development Regulations, § 27-5058A, shall be taken into account in determining areas suitable for site clearance and earthmoving.

B. Where site clearance and earthmoving are necessary, suitable erosion control measures shall be undertaken.

C. Storm Drainage. The storm drainage system for a planned residential development shall be designed and constructed so as to minimize erosion and flooding, using as necessary, drainage easements, swales, catchment basins, silt traps, and the design of cartways so as to minimize runoff, The determination of the site analysis of natural features shall be taken into account in designing and constructing the storm drainage system. The design and construction of the system shall be consistent with the design and improvement standards for storm drainage set forth in Chapter 22: Subdivision and Land Development, and Township Stormwater Management Ordinance [Chapter 26: Water, PART 2: STORMWATER MANAGEMENT].

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Steep Slopes
(1) Limited disturbance of moderately steep slopes and very steep slopes shall be permitted under the conditions described below:
 
Steep Slope Category Percent Maximum Area of Disturbance
Moderately steep slope 15% to 25% 60%
Very steep slope 25% or greater 10%
 
Disturbance refers to any development activity, including regrading and stripping of vegetation. The use of regraded slopes shall be minimized and is generally discouraged. The use of retaining walls for grade changes is encouraged.
 
(2) All applications for land development approval in areas where very steep slopes are proposed to be disturbed or where 40% or more of the lot area exceeds 15% slope shall be considered and processed as conditional uses.

(3) Contiguous areas of steep slope that are less than 3,000 square feet in size shall be exempted from these standards and shall not be used in the calculation of the total square footage of steep slopes or the percentage of disturbance of steep slopes on a lot or development tract. Additionally, where the applicant demonstrates to the satisfaction of the Supervisors that such increased disturbance is necessary for the applicant to eliminate an existing nonconforming structure on the lot or development tract then the amount of the square footage which shall be exempt from these standards may be increased to 6,500 square feet of steep slope which shall not be used in the calculation of the total square footage of steep slopes or the percentage of disturbance of steep slopes on a lot or development tract.
Stream Setbacks
Parking lots shall be set back a minimum of 10 feet from the high water mark of any U.S.G.S. named stream, water body or wetland.
Through Lots
Where a lot extends through from road to road, the applicable front yard regulations shall apply on both frontages.
Tree Conservation and Landscaping (PRD)
A. Existing trees shall be preserved wherever possible, The protection of trees six inches or more in diameter (measured at a height 4 1/2 feet above the original grade) shall be a factor in determining the location of open space, structures, underground utilities, walks, and paved areas. Areas in which trees are preserved shall remain at original grade level and undisturbed wherever possible.

B. Where extensive natural tree cover and vegetation does not exist and cannot be preserved on the PRD site, landscaping shall be regarded as an essential feature of the PRD. In these cases extensive landscaping shall be undertaken in order to enhance the appearance of the PRD, aid in erosion control, provide protection from wind and sun, screen streets and parking areas, and enhance the privacy of dwelling units.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Two or More Buildings on a Lot
Two or more principal buildings located on a parcel in single ownership shall conform to all the requirements of this Chapter which would normally apply to each building if each were on a separate lot. Separation between buildings shall be a minimum of 40 feet.
A building group may not be so arranged that any permanently or temporarily inhabited building is inaccessible by emergency vehicles.
Utilities (PRD)
Telephone, electric and cable TV utilities shall be installed underground.

See § 27-505: Planned Residential Development Regulations for complete, detailed information.
Waiver of Yards
No side yard or rear yard shall be required with respect to lots used for business or industrial purposes where such yard abuts an operating railroad right-of-way.
Wetlands
(1) Wetlands Delineation. Where the National Wetlands Inventory Maps indicate wetlands on a site or where a site contains hydric soils or an area with a predominance of wetlands vegetation, an on-site investigation shall be conducted to determine if wetlands are present on the site. A landowner or applicant shall use one of the following methods to delineate wetlands:
 
(a) Wetlands boundaries shall be delineated through an on-site assessment which shall be conducted by a professional soil scientist or others of demonstrated qualifications. Such a person shall certify that the methods used correctly reflect currently accepted technical concepts, including the presence of wetlands vegetation, hydric soils and/or hydrologic indicators. The study must be approved by the governing body.

(b) A wetlands delineation validated by the U.S. Army Corps of Engineers. Should a wetlands delineation validated by the U.S. Army Corps of Engineers vary from a wetlands boundary derived from Subsection (1)(a) above, the Corps delineation shall govern.
 
(2) No development, filling, piping or diverting shall be permitted within wetlands, except for road or utility crossings approved by the Township; where State and Federal permits have been obtained, the design represents the least possible disturbance and no other access is available. Wetlands may also be used as part of approved sewage treatment systems and for recreational uses such as trail and golf course development. No more than 40% of the wetlands margin area shall be developed, diverted or filled.
Yard and Height Requirements Exceptions
A. Entries and Porticos. A roofed-over or unenclosed projection in the nature of an entry or portico, not more than eight feet wide and extending not more than six feet out from the wall of the building shall be exempt from front yard requirements when the building otherwise complies with all other yard requirements of this Chapter.

B. Porches. A roofed-over porch, not in excess of 12 feet wide, may project into the required rear yard provided such projection is not located closer than 15 feet from any rear or side lot line.

C. Setback Exception. When an unimproved lot is situated between two improved lots, each having a principal building within 20 feet of the side lot line of the unimproved lot, the front yard may be reduced to a depth equal to that of the greater front yard of the two adjoining lots but not less than 20 feet in residential districts and 10 feet in nonresidential districts.

D. Front Yards on Narrow Roads. On roads with less than a forty-foot right-of-way, the front yard setback shall be measured from the center line of the existing road, and 20 feet shall be added to the front yard setback.

E. Exceptions to Height Regulations. District height limitations shall not apply to church spires, cupolas, domes, monuments, water towers, chimneys, smoke stacks, farm structures, silos, flag poles, utility poles. Radio and television masts, antennas or aerials shall be permitted to be attached to and extend above existing structures a maximum of 20 feet.

F. Projection Architectural Features. Bay windows, cornices, eaves, fireplaces, chimneys, window sills, or other architectural features not required for structural support may project into the required side, front or rear yard not more than a total of three feet.

G. Limited Township Exemption. The minimum lot area and minimum lot width and height requirements of this Part shall not apply to uses or structures located on Smithfield Township property, for uses and structures that are intended for a legitimate governmental, recycling, public utility, public health and safety purposes or other public benefit.