Chapter 27 - Part 16 - PRD, Planned Residential Development




§1601.                    PURPOSE.

1.       To encourage innovations in residential development and renewal so that the growing demand for housing may be met with greater variety in type, design and layout of dwellings and by the conservation and more efficient use of open space ancillary to said dwellings. 

2.       To provide, through the above innovations, greater opportu­nities for better housing and recreation for existing and potential residents of the Township. 

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

4.       To encourage more flexible land development which will respect and conserve natural resources such as streams, lakes, floodpla­ins, 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 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 the regulations over land develop­ment established hereby is carried out pursuant to sound, expeditious and fair administrative standards and procedures. 

(Ord. 84?2, 3/29/1984, §1500)



A planned residential development may be established by the Board of Commissioners in accordance with the procedure for reclassification of a zoning district. 

(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 Commission­ers 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 submit­ted;

B.       Grant tentative approval subject to specified conditions not included in the development plan as submitted; or

C.       Deny tentative approval of the development plan. 

Failure to so act with­in said peri­od 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 condi­tions, 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 Commis­sioners of his refusal to accept all said conditions, tenta­tive approval of the development plan, with all said conditions, shall stand as granted. 

2.       The granting or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant, with or without conditions, or for the denial, and said communication shall set forth particularly in what respects the development plan would or would not be in the public interest including, but not limited to, findings of fact and conclusions of the following:

A.       In those respects in which the development plan is or is not consistent with the comprehensive plan for the development of the Township.

B.       The extent to which the development plan departs from zoning and/or subdivision regulations otherwise applica­ble 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

C.       The purpose, location and amount of the common open space in the planned residential development, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy of the amount and purpose of the common open space as related to the proposed density and type of residential development. 

D.      The physical design of the development plan and the manner in which said design does or does not make adequate provision for public services, provides adequate control over vehicular traffic and, further, the amenities of light and air, recreation and visual enjoyment. 

E.       The relationship, beneficial or adverse, of the proposed planned residential development to the neighborhood in which it is proposed to be established. 

F.       In the case of a development plan with  pro­posed develop­ment 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, applica­tions 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. 

4.       The official written communication provided for in this Part shall be certified by the Secretary of the Township and shall be filed in the office of the Township and a certified copy shall be mailed to the landowner.  Where tentative approval has been granted, this shall be recorded on a Township map. 

5.       Tentative approval of a development plan shall not qualify a plot of the planned residential development for recording nor authorize development or the issuance of any building permits.  A development plan which has been given tentative approval as submitted or which has been given tentative approval with conditions which has been accepted by the landowner, shall not be modified or revoked nor otherwise impaired by action of the Township pending an application or applications for final approval, without the consent of the landowner, provided applications are filed within the period of time specified in the official written communication granting tentative approval. 

6.       In the event that a development plan is given tentative approval and thereafter, but prior to final approval, the landowner shall elect to abandon said development plan and shall so notify the Township in writing or in the event the landowner shall fail to file application or applications for final approval within the required period of time or times, as the case may be, the tentative approval shall be deemed to be revoked and all that portion of the area included in the development plan for which final approval has not been given shall be subject to those local ordinances otherwise applicable thereto as they may be amended from time to time and the same shall be noted on the Township map and in the records of the Secretary of the Township. 

(Ord. 84?2, 3/29/1984, §1502)

§1604.          FINAL APPROVAL.

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 communica­tion 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 ordi­nance 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 landown­er may either:

A.       Re-file his application for final approval without the variations objected; or,

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 develop­ment 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 subdivi­sion regulations otherwise applicable to the land included in such plan shall cease to apply thereto.  Pending comple­tion 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. 

5.       In the event that a development plan or a section thereof is given final approval and thereafter the landowner shall abandon such plan or the section thereof that has been finally approved and shall  so notify the Board of Commissioners in writing; or, in the event the landowner shall fail to commence and carry out the planned residential development within three years after final approval has been granted, no development or further development shall take place on the property included in the development plan until after said property is resubdivided and is reclassified by enactment of an amendment to this Chapter unless written request for an extension of the time period is granted by the Board of Commissioners to the landowner. 

(Ord. 84?2, 3/29/1984, §1503; as amended by Ord. 86?6, 8/5/1986)


The developer shall submit for review by the Planning Commission a plan with the following information:

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 develop­ment 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. 

C.       The density of land use to be allocated to parts of the site to be developed. 

D.      The location and size of the common open space and the form of organization proposed to own and maintain the common open space. 

E.       The use and the approximate height, bulk and location of buildings and other structures. 

F.       The feasibility of proposals for the disposition of sanitary wastes and storm­water. 

G.      The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures including proposed easements or grants for public utilities. 

H.      The provisions for parking of vehicles and the location and width of proposed streets and public ways. 

I.        In the case of development plans which call for develop­ment 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 accept­ed. 

J.        The location, size and type of planning for buffer yards.

K.      The location and size of areas to be set aside for park and recreation. 

(Ord. 84?2, 3/29/1984, §1504)


§1606.          PLANS FOR FINAL APPROVAL. 

The developer shall submit for review by the Planning Commission a plan with the following information:

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?o­f?way. 

C.       Location and dimension and purpose of easements. 

D.      Number to identify each lot and/or site when applicable.

E.       Purpose for which sites other than residential are dedicated or reserved. 

F.       Minimum building setback line on all lots and other sites. 

G.      Location and description of survey monuments. 

H.      Names or record owners of adjoining unplatted land. 

I.        Reference to recorded subdivision plats of adjoining platted land by record name, date and number. 

J.        Certification by surveyor or engineer certifying to accuracy of survey and plat. 

K.      Certification of title showing that applicant is the landowner. 

L.       Statement by owner dedicating streets, rights?of?way and sites for public uses. 

M.      Title, scale, north arrow and date. 

(Ord. 84?2, 3/29/1984, §1505)


§1607.          PERMITTED USES.

1.       Permitted Residential Uses. 

A.       Single family, detached.

B.       Single family, semidetach­ed.

C.       Single family, attached (townhouses).

D.      Two family, detached.

E.       Two family, semidetached.

F.       Multifamily.

G.      Group.

H.      High rise apartments. 

I. Wind turbines permitted by special exception.[Ord. 09-01]

J.        Residential Solar Energy System.  [Ord. 13-07]

K.      No-impact home-based business. [Ord. 2017-10]

L.       Accessory uses on the same lot and customarily incidental to any of the permitted uses. [Ord. 2017-10]

2.       Permitted Nonresidential Uses. 

A.       Convenience stores.   [Ord. 92-5]

B.       Restaurants and delicatessens.   [Ord. 92-5]

C.       Pharmacies or drug stores, stationery, book, tobacco and news media purveyors.  [Ord. 92-5]

D.      Self service laundry and dry cleaning and pickup sta­tions.

E.       Barber shops and beauty shops.

F.       Business and profes­sional offices.

G.      Banks and finan­cial institutions.

H.      Garden center and flower shops.

I.        Auditoriums. [Ord. 92-5]

J.        Chu­rch­es and synagogues.  [Ord. 92-5]

K.      Recreation facilities. [Ord. 92-5]

L.       Family day care home, group day care home, child day care center, private nursery or kindergarten.    [Ord. 92-5]

M.      Non-Residential Solar Energy System. [Ord. 13-07]

 (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)


§1608.          DENSITY.

1.       The maximum gross density for the total acreage within the planned development program of a specific developer shall not exceed eight dwelling units per gross acre. 

2.       A minimum of 30% of all dwelling units shall be single family detached dwelling units and there shall be a variety of types of dwelling units with a minimum of three types of dwelling units as designated in §1607(1).  [Ord. 92-5]

3.       Maximum dwelling units per structure not exceeding two stories in height shall be 12. 

4.       Maximum dwelling units per structure not exceeding three stories in height shall be 18. 

(Ord. 84?2, 3/29/1984, §1507; as amended by Ord. 92-5, 2/4/1992, §13)


§1609.          SETBACKS. 

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. 

2.       All structures shall be set back from all adjacent property lines to the planned residential development not less than 50 feet. 

3.       Accessory Buildings may be placed, erected or constructed within the aforesaid setback, provided they are located at least 10 feet from the rear property line. 

(Ord. 84?2, 3/29/1984, §1508; as amended by Ord. 03-03, 05/29/03, §I(C))


§1610.                    BUILDING HEIGHT.

No building shall be erected to a height in excess of 35 feet; provided, however, that this height limit may be increased 1 foot for each additional foot that the width of each yard exceeds the minimum required. 

(Ord. 84?2, 3/29/1984, §1509)


§1611.           MINIMUM PLOT. 

The minimum plot for a planned residen­tial development shall be not less than 100 acres.

(Ord. 84?2, 3/29/1984, §1510, amended by Ord. 94-1, 5/3/1994, §1C)


§1612.                    INTERIOR YARDS.

1.       Interior yards and/or structure spacing shall be provided in accordance with the following schedule:

See Note

1 Dwe­ll­ing Unit Per Struc­ture

2 Dwel­ling Units Per Str­uc­ture

12 Dwe­ll­ing Units Per Str­uc­ture

18 Dwe­ll­ing Units Per Str­uc­ture

Over 18 Dwe­ll­ing Units Per Str­uc­tu­res

F to F





Same as 19 dws.

per struc­ture

plus the


in §1610

F to S






F to R






S to R






R to R






C to C







Note: F - Front; S - Side; R - Rear; C - Corner

2.       The minimum side yard and rear yard requirements for single f­amily dwellings shall be as set forth in §707 of this Chapter. 

(Ord. 84-2, 3/29/1984, §1511)


§1613.                    VEGETATIVE COVER. 

At least 50% of the gross area of the planned residential development shall be maintained with a vegetative material.

(Ord. 84?2, 3/29/1984, §1512)

§1614.                    RECREATION AREAS.

1.       One acre of playgrounds or playfields shall be provided for each 100 dwelling units or 1/10 of an acre for each 10 dwel­ling 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 dwel­ling units or less. 

(Ord. 84?2, 3/29/84, §1513)


§1615.          COMMERCIAL.

1.       No commercial enterprises shall be permitted to operate except in the areas designated for commercial uses.  (Note: Family day care (§1607(2)(L)).  The permitted uses designed to serve the neighborhood or development may be constructed provided that:  [Ord. 98-7]

A.       They shall be so located as to minimize traffic problems and be served by main access roads and not primarily residential streets. 

B.       There shall be no outside storage or display of materi­al, equipment or merchandise. 

2.       The area for commercial use shall not exceed the following:

100 to 150 acres

8% of tract

150 to 250 acres

7% of tract

250 acres and up

6% of tract

[Ord. 94-1]

At least 50% of the residential dwelling unit construction shall be completed before any commercial construction may begin and at no time shall the commercial structures or uses exceed the percentage requirements set forth above. 

3.       The permissible lot coverage of commercial buildings in the development commercial center areas shall not exceed 25%. 

4.       The required parking spaces shall be situated on the same lot within not more than 200 feet of the commercial building to be serviced. 

5.       Buffer Yards.  Where a commercial area adjoins a residen­tial 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. 

6.       Screen plantings shall be required where commercial use adjoins a residential use in the planned development or in land areas adjacent to the development and such plantings shall be in conformity with the requirements of the general regulations.

(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)


§1616.                    GENERAL REGULATIONS. 

Any development plan shall comply with the parking, loading and unloading, highway access, stream protection and any other applicable general regulations of the Township. 

(Ord. 84?2, 3/29/1984, §1515)


§1617.                    UTILITIES. 

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 Environmen­tal Protection. 

(Ord. 84?2, 3/29/1984, §1516; as amended by Ord. 98-7, 8/27/1998)


§1618.                    PARKING.

1.       See Part 20, "Off?Street Parking," of this Chapter.

2.       All parking shall be located at least 10 feet away from any right-of-way line.  Curbing shall be installed to enforce this required.  [Ord. 92-5]

(Ord. 8­4?­2, 3/29/1984, §1517; as amended by Ord. 92-5, 2/4/1992, §13(C))



Wherever an existing single family detached residential dwelling lot within a planned residential development has an accessory building placed, erected or constructed thereon as of the effective date of this subsection, such accessory building shall be deemed to comply with the setback requirements, provided the accessory building is located at least 10 feet from the rear property line. 

(Ord. 03-03, 05/23/03, §I(D))




§A-1.    INTENT.

It is the specific intent of this Part:

To allow property owners in the overlay district the option of developing / redeveloping properties according to the underlying zoning or the MU Mixed Use Overlay Zoning;

To provide additional and new opportunities for development and redevelopment in the overlay zoning districts;

To enhance pedestrian and vehicular safety through the provision of sidewalks, lighting and consolidation of driveways;

To enhance aesthetics in the MU Mixed Use Overlay Zoning District;

To incentivize lot assembly and consolidation toward the more efficient and cost-effective use of land; and

To allow for reduced retail use parking and to encourage shared parking and cross access easements between abutting properties for the purpose of mitigating motor vehicle traffic and congestion.



Procedural requirements shall be in accordance with the underlying zoning district. Where there is a conflict between the provisions or requirements of this overlay district and those of any underlying zone, the provisions of the MU District shall govern. 


The MU Mixed-Use Overlay Zoning District shall be considered a mixed-use district.  More than one use per lot is permitted in the MU District in accordance with the requirements in this article. 

When a residential use and another permitted use are contained in the same building, residential uses shall not be located on the ground floor.

In the MU District, a building may be erected or used and a lot may be used or occupied for one or more of the following permitted uses:



Health Services


Medical Clinic-Limited


Hospitals (West Overlay District Only)


Pharmacies Located in a Medical Clinic where limited to dispensing medicine


Offices of licensed practitioners of the Healing Arts

Professional Offices


Professional Offices




Investment Brokers


Finance Agencies


Business Office Complex


Business Office Building

Personal Services


Personal Services

Retail Services


Farmer’s Market




Retail Services

Gas Station/Convenience Stores


Convenience Stores without Fuel Dispensing Facilities


Convenience Stores with Fuel Dispensing Facilities (West MU Overlay Districts)

Laundry/Dry-cleaning Services


Dry Cleaning Service Establishments


Self-Service Laundries



Restaurants, Tea Rooms, Cafes including outdoor Café (Drive in or in-car services permitted in West Overlay only)


Bakery, Candy, Pastry, Confectionery, or Ice Cream Retail Sales/minor manufacturing permitted for on premise sales only.



Guest Accommodations


Hotels, Motels


Bed and Breakfast

Vehicle Services


Automobile rental

Veterinary/Animal Services


Animal Hospitals


Pet Shops

Bus Passenger Stations


Bus Passenger Stations

Home Improvement Services


Home Improvement Sales, Showrooms and offices including storage of inventory


Florists and nurseries


Lumber yards (West District Only)


Garden Center/Nursery

No-impact home-based business


No-Impact Home-Based Business

Alternative Energy Generation Devices


Wind turbines permitted by special exception


Residential Solar Energy System


Non-Residential Solar Energy System



Dwelling, Multiple (including assisted living facilities and independent living facilities with permitted densities as per table M-U.3)


Places of Worship


Churches or similar places of worship, such as mosques, synagogues and temples



Educational instruction and schools, colleges and universities, public and private including accessory uses


Family Day Care Home, Group Day Care Home, Child Day Care Center, Private Nursery, or Kindergarten




Studios for instruction in music, arts, science, radio, and television


Adult Day Care Facilities

Public Uses/Infrastructure


Public Utilities and Facilities


Wireless Communications Facilities (WCF) pursuant to Chapter 27, Part 18, § 1818 et seq.


Municipal Buildings and/or uses


Structured Parking Facility



Commercial and public recreational facilities, playgrounds, and parks


Indoor commercial recreation facilities; public recreation facilities, including playgrounds & parks




Assembly Halls


Swimming Pools


Health Clubs


Under 21 Social Clubs and Establishments




Recreational Facilities

Accessory use on the same lot which is customarily incidental to any of the above permitted uses.



  1. All multiple dwelling residential buildings shall meet the following requirements:
  1. One and two bedroom units must comprise at least 80% of the total residential units.
  2. 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.
  3. 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.
  4. Short term outdoor bicycle parking shall be provided for at least 10% of the total dwelling units.
  5. All connections for laundry facilities(washer and dryer) shall be provided in each dwelling unit
  6. 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:



Assisted Living Facility that exceeds 15 du/ac in East or South Overlay or 20 du/ac in West Overlay

Independent Living Facility that exceeds 15 du/ac in East or South Overlay or 20 du/ac in West Overlay

Structured Parking less than 100’ from a street other than PA Route 581


1. In the MU Mixed-Use Overlay District, if an Assisted Living Facility or an Independent Living Facility are proposed to exceed 15 dwelling units per acre in the East or South Overlay or are proposed to exceed 20 dwelling units per acre in the West Overlay, they shall be subject to conditional use approval. In no case shall such facilities exceed a density of thirty (30) dwelling units per acre.

  1. 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.

2. In the Mixed-Use Overlay District, if structured parking is within 100’ of the street, it shall be constructed in accordance with the conditions as contained in the Subdivision and Land Development Ordinance Design Standards for the M-U Mixed Use Overlay District.  These requirements do not apply to street frontage located within 100’ of PA Route 581.


Table M-U.3 Dimensional Standards


WEST Overlay

SOUTH Overlay

EAST Overlay

Bldg. Height (Maximum)

100' 2,3,5


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)




Lot Coverage (Maximum)




Front Yard (Minimum)

25' 2

25' 2

10' 2

Front Yard (Maximum)


100' 1

65' 1

Side Yard (street corner)(Minimum)

25' 3

25' 3


Side Yard (street corner)(Maximum)




Side Yard-to Non Residential (Min.)

10' 3,4

10' 3,4

10' 3,4

Side Yard-to Residential (Minimum)




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.)




Surface Parking Setbacks - to Front Yard (Min.)




Surface Parking Setbacks - to Building (Min.)




Distance Between Buildings (Min.)




Street front Common Use Area width





Footnotes to Table M-U.3

  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.

    Above: Illustration of footnote 1

  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.

    Above: Illustration of footnote 2

  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

     space areas.



No part of any building shall encroach into any setback, except as described below:

1.  Overhanging eaves and bay windows may project up to two feet into any required


2.  Awnings and balconies may extend up to 4 feet into any required setback


A streetfront common use area shall be reserved along the entire parcel frontage along roadways as indicated in Table M-U.3.


                    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

                         with the following:


                         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

                         are met.


                   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

                         In the State of Pennsylvania.



All land developments submitted under the M-U Overlays Districts shall comply with design standards as outlined in Chapter 22, except the following:

  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.

b.   The parking study shall include the following:

(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 uses.

    (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 Engineer.



The following words or phrases set forth in this Part 16-A shall have those meanings as prescribed in this Section.  Words or phrases not defined herein shall have the meaning prescribed in Chapter 27, Part 2, Definitions.

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.

(Ord. 15-09, 06/02/2015; amended by Ord. 2019-14, 09/26/2019)