Township of Greene, PA Design Standards

Not less than 50 feet in required lot width at the public road right-of-way shall be provided. The access driveway shall be paved in accordance with § 85-54 of this chapter.

The pan portion of the lot shall meet the minimum lot area, width, depth and yard requirements for the applicable zoning district, and the handle portion of the lot shall not be used to comply with these requirements.

The handle portion of the lot shall not be longer than 200 feet.

An access driveway easement must be employed in accordance with § 85-39H(2) of this chapter if it is to be used in common with both front and rear lots.

(5)

A turnaround shall be included on the rear lot. No parking spaces shall be located within the handle portion of the lot.

(6)

The front building setback line on the rear lot shall face toward the access driveway.

Grading. Blocks and lots shall be graded to sufficient elevation to secure drainage away from buildings and to prevent the collection of stormwater in pools. Drainage shall be provided for according to recommendations of the Engineer or such other official as may be designated by the Board of Supervisors. Topsoil shall be preserved and redistributed as ground cover, consistent with the erosion and sedimentation control of the County Conservation District.

Lot size. The minimum lot size, lot width, and building setback line shall be as required in Chapter 105, Zoning.

Off-street parking. Off-street parking shall be provided according to the standards set forth in Chapter 105, Zoning.

Exceptions. The general principals of design and the minimum requirements for the laying out of subdivisions and land developments stipulated in this chapter may be varied by the Board of Supervisors upon the request of the subdivider or developer and the Planning Commission in the case of a project large enough to constitute a more or less self-contained neighborhood, industrial park or commercial center. Such a project shall be developed in accordance with a comprehensive plan safeguarded by appropriate restrictions, which, in the judgment of the Board, has made adequate provisions for all essential requirements; provided, however, that no modification shall be granted by the Board which would conflict with features of any adopted long-range plan of the Township or with the intent and purpose of the general principles of design and minimum requirements of this chapter and Chapter 105, Zoning.

[Amended 7-9-2002 by Ord. No. 2002-5]

Lot lines. Lot lines shall be approximately at right angles or radial to street lines so long as reasonable shaped lots result.[1]

Editor's Note: Original Subsection J, House numbers, which immediately followed this subsection, was repealed 4-27-1999 by Ord. No. 99-1, which ordinance also redesignated original Subsection K as Subsection J.

Side and rear yard setback requirements shall be in accordance with Chapter 105, Zoning.

§ 85-39 Streets, alleys and sidewalks.

Street pattern. The proposed street pattern shall be integrated with existing and/or officially planned streets and it shall be related to topography to produce usable lots and reasonable street grades.

Traffic islands and divided highways (or streets) are not permitted.

Cul-de-sac streets are discouraged except to assure functional design. Three hundred fifty feet is the minimum length. Waiver to these requirements may be made by the Board of Supervisors where property size and topography limit functional street layout.

Design and purpose. Streets shall be designed according to their function and laid out to preserve the integrity of their design in accordance with the following functional classification:

Minor street or road. A street providing access to farms and residences. Standards assume light traffic flow with the possibility of upgrading the classification sometime in the future. Generally, Township roads shall be considered minor roads.

Collector street or road. A street which connects local streets or roads to arterial roads or to population centers. Standards assume medium traffic flow with the possibility of upgrading the classification sometime in the future. Generally, legislative routes shall be considered collector roads.

Major highway. A road which connects regional population centers and is used only incidentally for local use. Generally traffic routes and U.S. routes shall be considered major highways.

Alleys and service drives. Alleys and service drives are intended to be minor vehicle ways which provide a secondary means of access to the back or side of properties otherwise abutting a street which can be used to provide primary access to the property. The standard assumes infrequent use by heavy vehicles at low speed. Generally, alleys and service drives may not be the primary access to a property; however, in circumstances prescribed elsewhere in the Township Code or in unusual circumstances, and upon application to the Board of Supervisors and subject to such conditions as the Board may feel appropriate for safety and necessary to achieve an acceptable plan for parking and traffic circulation, alleys and service drives may be designed to serve as the primary means of access to a property. The construction of alleys and service drives shall be to Township specifications and shall be bonded with the Township along with other public improvements. Alleys and service drives shall be privately owned and maintained through a homeowners' association or other similar entity, which shall be formed and all documentation related thereto recorded with the approved subdivision/land development plan upon review by the Township Solicitor and approval by the Board of Supervisors.

[Amended 12-27-2005 by Ord. No. 2005-8; 5-26-2015 by Ord. No. 2015-6[1]]

Editor's Note: This ordinance provided that it take effect 6-1-2015.

Street widths. Streets shall be laid out according to the following minimum schedule; however, additional street width may be required as determined by the Township:

[Amended 6-26-2001 by Ord. No. 2001-4; 12-27-2005 by Ord. No. 2005-8; 5-26-2015 by Ord. No. 2015-6[2]]

Class of Street	Right-of-Way Width (feet)	Minimum Pavement Width (feet)
Minor street	50	26
Collector street	60	32
Major road	PennDOT standards	PennDOT standards
Alley and service drive	25	25

[2]

Editor's Note: This ordinance provided that it take effect 6-1-2015.

Street length. Streets shall be a minimum of 300 feet in length except for existing lots whose size, shape or topography make it impossible to meet this requirement.

Street pavement. The roadway shall be improved in accordance with Township specifications set forth in § 85-49 of this chapter.

Continuations. Where reasonable and practicable, new streets shall be laid out to continue existing streets at no reduction in width. Greater widths may be required.

Street names. Continuations of existing streets shall be known by the same name; but names for other streets shall not duplicate or closely resemble names for existing streets in the Township or county.

Access.

[Amended 4-27-1999 by Ord. No. 99-1]

Private streets. Whenever a subdivider or developer proposes to establish and construct a street or a system of streets which shall be privately owned and maintained, the following shall be applicable:

[Amended 7-9-2002 by Ord. No. 2002-5]

If a private street is more than 350 feet but less than 800 feet in length, the right-of-way must be at least 50 feet, surfaced with a durable material, professionally paved in accordance with this § 85-39 and the provisions of §§ 85-48, 85-49 and 85-50.

[Amended 12-27-2005 by Ord. No. 2005-8]

Private streets serving more than three lots or dwelling units (including existing lots and dwelling units) shall have a minimum right-of-way width of 50 feet and shall be constructed in accordance with the standards specified in this § 85-39 and the provisions of §§ 85-48, 85-49 and 85-50, whether or not the street(s) is to be dedicated to the Township.

Areas to be used as both parking areas and serving as a means of ingress and egress to and from more than three dwelling units or lots shall be constructed in accordance with the standards specified in this § 85-39 and the provisions of §§ 85-48, 85-49, 85-50 and 85-54 whether or not the area is to be dedicated to the Township. A minimum right-of-way width of 50 feet shall be provided exclusive of the areas designated for parking.

[Added 12-27-2005 by Ord. No. 2005-8]

If the private street system is designed as referenced in Subsection H(1)(b) next above, maintenance must be provided through a homeowners' association, which must be formed and all documentation related to the association must be recorded at the time of recording the subdivision/ land development plan. If the private street system is designed to serve three or fewer lots or dwellings units, two copies of an agreement between the subdivider or developer and the lot owners or tenants shall be submitted to the Township with the subdivision or land development submission. The agreement shall be binding on the developer’s or subdivider’s and owner’s or tenant’s heirs, successors and assigns. The agreement shall establish responsibility for such items as street maintenance and repair, snow and ice removal, and upkeep of the roadbed and drainage facilities. Said agreement shall be subject to the approval of the Township, shall be recorded with the final subdivision or land development plan, and shall be made a part of all deeds for lots served by the private street. Said agreement shall establish the conditions under which the street or system of streets may later by offered for dedication to the Township and shall stipulate among other things the following:

[Amended 12-27-2005 by Ord. No. 2005-8]

That at the time of the offer of dedication, the street or system of streets shall be in a good state of repair as certified by a registered professional engineer, to be retained by the lot owners, or that the owner of the lots served by the street agrees to include with the offer of dedication sufficient money, as estimated by the registered professional engineer subject to the review and approval by the Township, to pave and/or restore the street(s) to meet the standards of this chapter under § 85-49.

That an offer to dedicate the street shall be made only for the street as a whole.

That the method of ensuring repair costs be established.

(d)

That an agreement to offer the street for dedication by a majority of the owners of the lots shall be binding on owners of the remaining lots.

Two or more means of access. When any street system, whether public or private, proposes to provide access to four or more lots, dwelling units, buildings or uses, the street system design must provide two or more means of access to a public street system.

[Added 7-27-2010 by Ord. No. 2010-7]

Dead-end streets and culs-de-sac shall be prohibited. Temporary culs-de-sac shall also be prohibited for all new streets. Developments, subdivisions, and phases thereof shall be designed to avoid incomplete street segments and shall provide through access and circulation for all lots and blocks.

[Added 5-26-2015 by Ord. No. 2015-6[3]]

[3]

Editor's Note: This ordinance provided that it take effect 6-1-2015.

Existing roads.

[Amended 6-26-2001 by Ord. No. 2001-4]

Points of ingress and egress between existing roads and proposed developments and subdivisions shall be minimized in order to avoid traffic conflicts, accident potential, and to preserve the free traffic flow on the existing road. In furtherance hereof, the following design considerations and standards shall apply:

Intersections and roadside entrances with collector or major streets associated with the proposed residential land development or subdivision shall be no closer than 500 feet apart nor shall they exceed 1,200 feet in length. Said distances between intersections shall be measured along the center line of the road from the center line intersecting points of the intersecting roads.

Access to and from the proposed land development or subdivision shall be designed so as to minimize the number of access points along existing roads.

Individual parcels within the proposed land development or subdivision shall achieve access to existing roads via an internal collector road network. Multiple access points to existing roads shall be avoided whenever possible.

(d)

Common access to existing roads is preferred to the construction of individual driveways for adjacent uses within a proposed commercial or industrial land development or subdivision.

(e)

Curb cuts to existing roads should be avoided to the greatest extent possible in proposed land developments and subdivisions.

(f)

Access points to collector or major streets servicing commercial and industrial land developments and subdivisions shall be designed to minimize arterial connections and shall be no closer than 1,200 feet apart in commercial and industrial land developments and subdivisions nor shall they exceed 1,400 feet in length. Said distances between intersections shall be measured along the center line of the road from the center line intersecting points of the intersecting roads.

The design of ingress and egress between existing roads and a proposed land development or subdivision shall be subject to the approval of the Board of Supervisors.

[4]Clear sight distance. Unless otherwise governed or required by the rules, regulations, guidelines or standards of the Pennsylvania Department of Transportation, Clear Sight Distances at intersections shall be maintained in accordance with standards of the definition of "clear-sight triangle" in § 85-5.

[4]

Editor's Note: Former Subsection J, Culs-de-sac, as amended, was repealed 5-26-2015 by Ord. No. 2015-6. This ordinance also provided for the renumbering of former Subsections K through S as Subsections J through R, respectively.

Directional changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major streets, 300 feet for collector streets, and 200 feet for minor streets. These radii are to be measured at the center line. Shorter radii may be permitted on the recommendation of the Engineer.

Grades. There shall be a minimum center line grade of 5/10 of 1% on all streets. Grades shall not exceed 6% on all major street and 10% on minor and collector streets. Steeper grades may be permitted on minor streets for short distances if no greater slope is possible.

Vertical curves. Changes in grade shall be joined by vertical curves; and the maximum rate of change of grade shall be 7% per 100 feet of road, provided that the clear sight distances specified above are maintained at all points.

Crown. The slope of the crown on all streets shall be not less than 1/8 inch per foot nor more than 1/4 inch per foot as directed by the Township.

Side slopes. Streets cuts and fills shall be provided with side slopes no steeper than one vertical to three horizontal. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.

Intersections. Street intersections shall be designed according to the following standards:

No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 60º (measured at the center lines of the streets) will not be permitted.

Intersecting streets shall not enter into the same side of collector or major streets at intervals of less than 800 feet. Minor streets entering another street from opposite sides should be directly opposite each other; or if necessary, they shall be separated by at least 300 feet between center lines measured along the center line of the cross street. Greater offset may be required by the Township Supervisors depending on the importance of the cross street.

Maximum grade within any intersection shall not exceed 5% in any direction, and approaches to any intersection shall follow a straight course within 100 feet of the intersection.

Curb radii at intersections shall be according to the following schedule of minimum lengths: 15 feet for intersections of alleys and all streets; 20 feet for minor streets; and 30 feet for major and collector streets. Where streets of different categories intersect, requirements for the larger radius shall hold. The minimum radius of intersecting rights-of-way lines shall be 40 feet.

(5)

Except where buildings are permitted to front on property lines, a clear-sight triangle shall be provided in which no building or structure, wall, fence, hedge, tree, shrub or other growth over 30 inches in height shall be placed except for utility poles, light standards, street signs and fire hydrants.

The following standards shall apply to the design and location of alleys and service drives:

No part of any dwelling, garage, or other structure may be located within five feet from the edge of the right-of-way.

Alleys or secondary service drives serving commercial and industrial establishments are required unless other provisions for service are provided.[5]

[5]

Editor's Note: Former Subsection S, Private streets, which immediately followed this subsection, was repealed 4-27-1999 by Ord. No. 99-1, which ordinance also redesignated former Subsection T as Subsection S (now Subsection R).

Street signs. All subdivisions and land developments shall be provided with street name signs and traffic control signs at the intersection of all streets. Street name signs shall be mounted at a single location at each intersections. These signs shall be designed and installed as specified by the Greene Township Supervisors or the Pennsylvania Department of Transportation depending upon which entity has jurisdiction over and who is to maintain the street. Traffic control signs shall be incorporated in concert with the geometric design, anticipated traffic volumes and selected traffic speeds. Guidance is presented by the Pennsylvania Department of Transportation and the American Association of State Highway Officials for standard traffic control devices and warrants.

§ 85-40 Public facilities.

Recreation requirements. Recreational requirements shall meet the minimum standards of Chapter 105, Zoning.

Fire hydrants. Fire hydrants shall be provided and located so that the distance form the nearest corner of any building to a fire hydrant is not more than 600 feet measured along the most direct path accessible by fire fighting equipment, if adequate water supply and pressure are available as determined by public water supplier. One hydrant for each 30 dwelling units must be installed. Fire hydrants shall be installed with the riser flange being 1 5/8 inches from the finished grade, and the center of the hose and pumper nozzles shall be 18 inches from the finished grade.

[Amended 4-27-1999 by Ord. No. 99-1]

Easements. Where utilities are proposed to be dedicated to the Township, public easements of a minimum of 15 feet shall be granted to the Township. The Township may also require additional easements for the future installation of Township utilities.

§ 85-40.1 Landscaping and screening.

[Added 5-26-2015 by Ord. No. 2015-6[1]]

Landscaping.

Any part or portion of a site which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted and maintained with landscaping.

Except for single-family detached, single-family semidetached and two-family detached dwellings, any part or portion of a site which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be landscaped according to an overall plan, prepared and approved as part of the land development plan. A replacement program for nonsurviving plants should be included.

Landscaping within any parking area of one acre or more shall be subject to the following provisions:

Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of vehicular lights; to reduce the level of carbon dioxide; to provide shade; to improve stormwater drainage problems; to replenish the groundwater table; and to provide for a more-attractive setting.

The interior of each parking lot shall have at least one three-inch caliper deciduous shade tree for every five parking spaces, if there are no existing shade trees to satisfy this requirement. Shrubs and other plant materials are encouraged to be used to complement the trees but shall not be the sole contribution to the landscaping. These trees shall be in addition to those required as an effective screen.

The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where the parking area is one acre or more, in which case the following shall apply:

Landscaped area at least 10 feet wide shall be provided around the periphery of parking areas. Such areas shall, at a minimum, extend the full length and width of the parking areas, except for necessary accessways, to prevent the encroachment of moving vehicles into parking areas.

[2]

Landscaped islands between every 15 parking spaces and at both ends of each parking row shall be provided and shall be the length of the parking spaces in the row and at least 10 feet in width.

[3]

There shall be a planting strip incorporated for every 10 rows of parking spaces. Such planting strip shall run parallel to parking rows and shall have a minimum width of 10 feet if double-loaded or seven feet if single-loaded.

Existing plant material and trees with a caliper of six inches or more shall be preserved wherever possible during construction. Such existing plants may be credited toward the amount of required plantings.

Screening.

The purpose of screening is to provide an effective visual barrier and to protect property against traffic, trespass, noise, heat, glare, and dust, unsightly or distracting activity, to preserve property values, and to assure compatibility of uses. The perimeter of a tract undergoing development shall be screened with a perpetually maintained solid, opaque fence or wall eight feet in height or a vegetated buffer yard under the following circumstances:

Where a proposed nonresidential use abuts an existing residential use or residential district.

Where any proposed multifamily residential use abuts an existing single-family detached, single-family semidetached, or two-family detached dwelling.

Where mechanical equipment is not enclosed in a structure.

(d)

All areas designated for refuse disposal and commercial pickup of trash dumpsters.

(e)

Any other instance where screening is required in the Township Code or deemed necessary by the Board of Supervisors.

Vegetative screening, if chosen, shall comply with the following minimum requirements, unless otherwise specified within this chapter or the Township Zoning Ordinance (Chapter 105):

The perimeter of the tract undergoing development shall be provided with a twenty-foot-wide minimum buffer yard, 40 feet wide if adjacent to a residential use or district, which will act as an effective screen separating uses. Entrance or access driveways shall be permitted within any required buffer yard, provided that no pavement be located closer than 20 feet to any adjacent property line. Screening may be included in the required yard space and shall be based on the following criteria:

Vegetative screening shall include a variety of deciduous and evergreen species which are indigenous to the area so as to provide a year-round visual buffer but shall include no less than 50% evergreens.

[2]

Vegetative screening shall incorporate earthen mounds or berms, wherever possible, to improve sound as well as visual buffering and shall be broken at points of vehicular or pedestrian access or where necessary for the release of stormwater runoff.

[3]

Plant materials used in the screen planting shall be at least six feet in height when planted and shall be of a species which will produce a complete visual screen of at least eight feet in height at maturity.

[4]

No plantings shall be placed with their center closer than five feet from the property lines of the tract; and, unless located in an LI or HI Zoning District, no screening shall be required along the line of a public street.

[5]

All existing trees within the required buffer yard above three inches in caliper and/or eight feet in height shall be preserved wherever possible.

[6]

Screening shall be broken only at points of vehicular and pedestrian ingress and egress and shall be designed so as to not obstruct the clear sight triangles at intersections.

[7]

Screening design, including the type of plant materials used, spacing of plant materials, and the use and location of earthen berms, shall be subject to review and approval by the Board of Supervisors upon recommendation of the Planning Commission.

[8]

Vegetative screens shall be perpetually maintained during the period the principal use causing the need for screening is in operation. Any plant material which does not survive shall be replaced within one year.

Maintenance plan. Landscaping required in this section shall be maintained in a healthy, growing condition at all times. It shall be the responsibility of the property owner of record or his delegated representative to properly maintain and care for any landscape screen or other treatment as approved by the Board of Supervisors. In order to ensure proper maintenance of landscaping, a maintenance plan addressing the following shall be required:

Project narrative.

Description of short-term maintenance procedures for the first year following the date of planting.

Long-term lawn and planting maintenance.

One-year contractor's warranty of all lawn and plant materials.

(5)

All required fences or walls shall be permanently maintained in good condition and, whenever necessary, required and replaced.

Editor's Note: This ordinance provided that it take effect 6-1-2015.

§ 85-40.2 Lighting.

[Added 5-26-2015 by Ord. No. 2015-6[1]]

In any instance where outdoor lighting is proposed, a professionally prepared lighting plan shall be required for all commercial, industrial, institutional, and multifamily residential developments as part of any land development approval.

All outdoor lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the most-current edition of the IESNA Lighting Handbook.

The lighting plan shall detail the location of all exterior lighting, the height and specifications of all lighting fixtures, and a photometric analysis of light intensities across the property. Lighting shall be arranged and shielded so the direct rays from the luminaries shall not fall off site on adjacent properties or into the road right-of-way or cartway at an intensity greater than 0.5 footcandle. All light sources shall be properly diffused as needed with a translucent or similar cover or shield. All light, illumination and reflection from any type of outdoor lighting shall be prohibited above an angle of 90° to reduce sky glow.

Lighting fixtures shall be maintained so as to always meet the requirements of this section.