Township of Mount Joy, PA Article IV Design Standards

§ 86-16 Applicability of standards.

The following standards shall be applied by the Township Planning Commission, Adams County Office of Planning and Development, and the Township Supervisors in evaluating plans submitted for review and/or approval. It is intended that these standards be considered the minimum requirements and may be modified as necessary to protect the health, safety and general welfare of the public.

§ 86-17 General site standards.

The following requirements and guiding principles for subdivisions and land developments shall be observed with respect to factors affecting the suitability of the site for such development.

A. The land development plan shall conform to the Municipal Comprehensive Plan and Official Map or to such parts thereof, as shall have been officially prepared and adopted by the municipality in which the development is situated.

B. A land development must be coordinated with existing land development in the neighborhood so the entire area may be developed harmoniously.

C. Land proposed for land development shall not be developed or changed by grading or excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover unless provisions for minimizing erosion and sedimentation are provided as required by the Erosion Control Regulations of the Pennsylvania Department of Environmental Protection.

D. In a development where the average slope exceeds 15%, the Township may require modification to these regulations.

E. In all developments, every precaution shall be taken to preserve all natural and historic features determined to be worthy of preservation by the Township. Examples of such features would include, but not be limited to, large trees, watercourses, historic areas and structures, scenic view, etc. To ensure the protection of such features, the Township may require the following additional information to be submitted:

(1) A grading plan showing the existing and proposed ground elevations relative to the features.

(2) The accurate location of the features to be protected.

(3) An explanation of the precautions to be taken by the developer to protect such features.

(4) Any plans for the alteration of a watercourse shall be incorporated into the design plan and subject to approval by the Township, or where deemed necessary, the United States Army Corps of Engineers, and/or the Pennsylvania Department of Environmental Protection.

F. Land subject to hazards to life, health or property as may arise from fire, disease, excessive noise, odor or falling aircraft or considered uninhabitable for other reasons may not be developed unless the hazards have been removed or the plans show adequate safeguards against them.

[Amended 9-3-2020 by Ord. No. 2020-06]

G. In all developments where wetland exists the location of all wetland shall be accurately shown on the plan.

H. No building permits shall be issued for the development of lots on a proposed street until such proposed street has been improved to a mud-free condition.[1]

[1] Editor’s Note: Former Subsection I, Trees, pathways or bikeways, added 8-21-2003 by Ord. No. 2003-5, was repealed 11-2-2017 by Ord. No. 2017-04.

§ 86-18 Street and highway standards.

A. General. All streets proposed to be constructed within the Township shall conform to the following general design requirements:

(1) Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. Finished elevation of proposed streets shall not be more than one foot below the regulatory flood elevation.

(2) Residential streets shall be so laid out as to discourage through traffic; however, proposed streets shall be planned with regard to the existing street system, topographical conditions, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future extensions of the street system.

(3) When a subdivision abuts or contains an existing or proposed primary or secondary highway, the Township may require a marginal access street, reverse frontage or other treatment which will provide protection for abutting properties, reduction of the number of intersections and separation of local from through traffic.

(4) No street shall terminate into a dead end. Any street dead ended for access to adjoining property or because of authorized staged construction shall be provided with a temporary all-weather turnaround and the use of such turnaround shall be guaranteed to the public until such time as the street is continued.

(5) Private streets (streets not offered for dedication to public use), are prohibited unless they meet the design and improvements standards of this chapter.

(6) The proposed street system shall extend existing or recorded streets at the same width but in no case at less than the required minimum width.

B. Street widths.

(1) Minimum street right-of-way and cartway widths shall be as follows:

	Street Type	Minimum Right-of-Way Width	Minimum Cartway Width
	Arterial streets	As determined by the Township after consultation with the Pennsylvania Department of Transportation
	Collector street or any street in a commercial or industrial district [Amended 8-21-2003 by Ord. No. 2003-5]	60 feet	24 feet paved travelway meeting § 86-25, plus 6-foot wide shoulders1 on each side of the travelway meeting PennDOT Type 1-I or equivalent shoulder specifications, with the shoulders separated from the travelway by white lines.2
	Minor or local street, other than a street in a commercial or industrial district [Amended 8-21-2003 by Ord. No. 2003-5]	50 feet	22-foot paved travelway meeting § 86-25, plus 4-foot wide shoulders meeting PennDOT Type 1 or equivalent2
	Alley or service drive	25 feet	20 feet

NOTES: 1The Board of Supervisors may require eight-foot wide PennDOT Type 1-I shoulders on one or both sides of the travelway where there is expected to be demand for on-street parking. [Added 8-21-2003 by Ord. No. 2003-5]

2In place of shoulders, the Board of Supervisors may approve vertical curbing meeting PennDOT specifications. In such case, the cartway width shall be increased by a minimum of two feet on each side, except eight feet shall be required on a side where there is expected to be demand for on-street parking. See also stormwater requirements for shoulders in § 86-30. [Added 8-21-2003 by Ord. No. 2003-5]

(2) Provision for additional street width (right-of-way, cartway or both) may be required when determined to be necessary by the Township in specific cases for:

(a) Public safety and convenience.

(b) Parking in commercial and industrial areas and in areas of high-density development.

(c) Widening of existing streets where the width or alignment does not meet the requirements of the preceding subsections.

(d) Where topographic conditions require excessive cuts and fills.

(3) Streets shall be designed in accordance with PennDOT DM-2 specifications, or its successor standards, except where differing standards are specifically provided by this chapter or are specifically required by PennDOT along a state road.

[Added 8-21-2003 by Ord. No. 2003-5]

C. Street grades.

(1) The grades of streets shall not be less than the minimum nor more than the maximum requirements listed below:

	Street Type	Minimum Grade	Maximum Grade
	Arterial street	As determined by the Township after consultation with the Pennsylvania Department of Transportation.
	Collector and minor streets and alleys	0.75%	7% for collector 10% for minor and alleys

(2) Vertical curves shall be used in changes of grade when the difference exceeds 1% and shall be designed for maximum visibility.

(3) On permission of the Township, minor street grade under special topographic condition may exceed 10% for distances less than 100 feet provided that the grade does not in any case exceed 15%.

(4) A street must be designed so as to provide for the discharge of surface water from its right-of-way. The slope of the crown on a street shall not be less than 1/4 of an inch per foot and not more than 1/3 of an inch per foot. Adequate facilities must be provided at low points along the street and other points necessary to intercept runoff.

D. Curves.

(1) Where connecting street lines deflect from each other at any one point, the line must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:

	Street Type	Minimum Radius
	Collector street	300 feet
	Minor street	150 feet

(2) Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets, there must be a tangent of at least 100 feet between reverse curves.

E. Sight distance and clear sight triangle.

(1) Proper sight distance shall be provided with respect to both horizontal and vertical road alignments. The sight distance shall conform to the requirements of the Pennsylvania Code, Title 67, Transportation, Department of Transportation, Chapter 441, or as amended.

(2) There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 100 feet from the intersection of the street center lines. No building or other obstruction over 3 1/2 feet in height that would obscure the vision of a motorist shall be permitted within these areas.

F. Cul-de-sac streets.

[Amended 8-21-2003 by Ord. No. 2003-5]

(1) Cul-de-sac streets shall be permitted with a maximum length of 800 feet. Cul-de-sac streets must be provided with a turnaround with a minimum paved radius of 40 feet to the face of the outside curb and a minimum radius of 50 feet to the legal right-of-way.

(2) The circular right-of-way of the cul-de-sac shall maintain a minimum ten-foot width between the edge of paving and the edge of the right-of-way. The circular paving of the cul-de-sac shall be connected to the approach paving by an arc having a radius of not less than 50 feet.

(3) The Board of Supervisors may approve acceptable alternative turnaround designs, including a turnaround of acceptable radii incorporated into a parking court or a landscaped island (with an acceptable system for maintenance) within a cul-de-sac, or a one-way loop street:

(a) The turnaround shall have a sufficient radius to allow movement by school buses, snow plows and delivery trucks, even if a vehicle is parked along the side of the cartway.

(b) If a landscaped island is used, it shall be planted in a manner that will require minimal maintenance and shall include a system to provide maintenance that is acceptable to the Township.

(c) If a one-way loop street is used, it shall not require one-way traffic for more than 500 feet of road length, and shall have a minimum paved width of 14 feet.

(4) No street shall deadend without an approved turnaround at the end of the street. Temporary stub streets shall be required to include at least a temporary cul-de-sac if the stub would be longer than 150 feet or serve more than three dwellings or lots.

(5) The maximum cross slope on the circular part of a cul-de-sac shall be 7%.

(6) A cul-de-sac street shall serve a maximum of 25 dwelling units.

(7) A snow storage easement shall be established at the end of the cul-de-sac which shall provide for proper drainage as the snow melts. This easement shall be located so that a snow plow can push snow relatively straight from the street to the far end of the cul-de-sac. This snow storage easement shall be located clear of any driveways. See additional storm drainage provisions in § 86-30.

G. Alignment of street intersections; driveway separation.

[Amended 8-21-2003 by Ord. No. 2003-5]

(1) A maximum of two streets shall intersect at any point.

(2) Where a proposed street or commercial or industrial driveway intersects an existing cross street, such proposed street or commercial or industrial driveway shall be aligned with a street that intersects on the opposing side of the cross street. This requirement shall not apply if the Board of Supervisors determines such alignment is not feasible, or PennDOT specifically requires an alternative access or if the median of the cross-street does not allow turns at this point.

(3) Distance between intersections of streets.

(a) If a proposed street cannot intersect at the same location as a street on the opposing side of the cross street, then the proposed street shall be off-set by the following minimum distances from the nearest intersection of streets:

[1] One hundred fifty feet along a minor or local street;

[2] Four hundred feet along a collector street; and

[3] One thousand feet along an arterial street.

(b) Measurement. The minimum distances of this subsection shall be measured between the points where the center lines of the rights-of-way of the intersecting streets intersect with the center line of the cross street.

(4) A new commercial or industrial driveway entering onto an arterial street shall be setback a minimum of 250 feet from any existing commercial or industrial driveway that enters onto an arterial street. This distance shall be measured from the center lines of the driveways.

(a) If this minimum driveway spacing cannot be met, and the issue cannot be addressed through a shared driveway, then the Board of Supervisors may deny approval of a proposed commercial or industrial subdivision or land development. Instead, the lot shall be limited to other allowed uses.

(b) For the purposes of this subsection, a "new commercial or industrial driveway" shall be a driveway that is proposed to serve a principal commercial or industrial use and which did not previously serve such use. For example, if a residential driveway is proposed to be converted to a commercial driveway, it shall be considered a new commercial driveway.

H. Slope of bank along streets. The slope of banks along streets measured perpendicular to the street center line shall be no steeper than the following:

(1) One foot of vertical measurement for three feet of horizontal measurement for fills.

(2) One foot of vertical measurement or two feet of horizontal measurement for cuts.

I. Partial and half streets. The dedication of half streets at the perimeter of new developments is prohibited, except to complete existing half streets.

J. Names of streets. Names of new streets shall not duplicate or approximate existing or platted street names or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," or "avenue." In approving the names, consideration shall be given to existing or platted street names within the postal delivery district served by the local post office, and emergency service areas served by local fire companies. New streets shall bear the same name or number of any continuation or alignment with an existing street.

K. Reserve strips. Controlling access to streets by reserve strips is prohibited except where their control is definitely placed in the Township under control approved by the Township. A "reserve strip" is a parcel of ground in separate ownership separating a street from other adjacent properties or from another street.

L. An alley may be used for secondary traffic access to a lot. An alley may be used for primary access to a lot if the applicant proves to the Board of Supervisors that all of the following standards will be met:

[Amended 8-21-2003 by Ord. No. 2003-5]

(1) The alley access is appropriate for proper traffic flow and will result in a high-quality site design.

(2) There will be an acceptable system to ensure permanent maintenance of the alley.

(3) The alley will be laid out to discourage use by through traffic.

(4) The alley will be constructed to the same road bed standards as a public street.

(5) The alley shall have a minimum right-of-way width of 26 feet and a minimum paved cartway width of 16 feet for two-way traffic, and a minimum right-of-way width of 20 feet and a minimum paved cartway width of 12 feet for one-way traffic. An alley shall have a maximum slope of 15%.

(6) An alley shall have a minimum radius of arc of 15 feet where the alley meets a street, measured along the cartway.

M. Arterial and collector street frontage.

[Added 8-21-2003 by Ord. No. 2003-5]

(1) Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Board of Supervisors shall require one or more of the following methods of layout and site design if it determines one or more of these methods will be reasonable, feasible and necessary to avoid increased traffic congestion and improve traffic safety. The Board's decision to use one or more of the following methods should consider any recommendations of the Planning Commission, the Township Engineer, PennDOT and any professional traffic studies that have been submitted.

(a) The use of a marginal access or frontage street or access only onto side or interior streets, to collect traffic from numerous driveways and direct it to a select few number of entrances to the arterial or collector street, particularly to direct traffic to an intersection where a future traffic signal is proposed.

(b) The construction of a street running approximately parallel to an arterial street, along the rear of a set of lots, with the street constructed in stages by each abutting lot owner as a condition of subdivision or land development approval, and which provides connecting traffic access to a street intersection onto the arterial street. This may be combined with Subsection M(1)(g) below.

(c) The minimization of the number and length of driveway cuts or street intersections onto an arterial or collector street, which may include requiring the use of shared driveways between adjacent uses or lots.

(d) The restriction of ingress and egress involving lefthand turns onto or off of the arterial or collector street.

(e) The prohibition of driveways from individual uses entering directly onto an arterial or collector street. If there is no alternative to this, each driveway entering onto an arterial or collector street shall have adequate turnaround space for vehicles provided within the lot so that vehicles do not back onto the street.

(f) The Board of Supervisors may require that traffic access be designed to connect with a location where a traffic signal is planned. This may include, but not be limited to, a future traffic signal location designated by resolution of the Board of Supervisors or as part of a traffic access plan.

(g) The Board of Supervisors may establish a condition upon a subdivision or land development approval that requires that any driveway onto the arterial street be permanently closed or be limited to right turns only once suitable alternative traffic access is available.

(2) See also the provisions of Article III of the Zoning Chapter, which may require a larger lot width for lots with driveways onto arterial and collector streets, and which may limit certain commercial uses to lots with a certain minimum lot width.

N. Required street improvements.

[Added 8-21-2003 by Ord. No. 2003-5]

(1) Purpose. In recognition of Sections 503(2)(ii) and 503(3) of the Pennsylvania Municipalities Planning Code,[1] this section is primarily intended to ensure that streets bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.

[1] Editor's Note: See 53 P.S. § 10503(2)(ii) and (3).

(2) Process. This Subsection N shall be carried out through determinations of the Board of Supervisors, after considering any recommendations of the Planning Commission, the Township Engineer, the applicant, the applicant's professional representatives, any comments from PennDOT that may be provided regarding a state road and any professional traffic studies that may have been submitted.

(3) On-site/abutting traffic improvements. If, in the determination of the Board of Supervisors, there is a reasonable relationship between the need for an on-site improvement of a street and the traffic created by a proposed subdivision or land development, the applicant for such subdivision or land development shall be required to complete the needed improvement or fund his/her fair share of the cost of such traffic improvement and to dedicate sufficient street right-of-way for needed improvements.

(a) Widening of abutting streets. An applicant for any land development or major subdivision shall be required to pave any existing unpaved street and widen the cartway and any shoulders of abutting streets to Township standards to result in a minimum paved cartway and shoulder width meeting PennDOT 3R Criteria as outlined in PennDOT DM-2, or its successor standard, or other specifications approved by the Board of Supervisors. Widening shall be completed in accordance with the standards in DM-2 for 3R widening. (Note the 3R criteria take into account the traffic volumes and speeds on the road proposed for widening.)

[1] Where the Board of Supervisors determines that land owned by another entity on the other side of the street is likely to be developed in the near future, the Board of Supervisors may permit an applicant to only improve the street from the center line of the street right-of-way inward towards the project's lot lines, provided that sufficient improvements would still be completed for public safety.

[2] A lesser width may be permitted where the Supervisors determine that such would be appropriate and/or would save mature trees.

[3] A wider width may be required by the Board of Supervisors where needed along a collector or arterial street, or where on-street parking may occur. The Board of Supervisors may approve a request to modify the requirements of this § 86-18N by allowing the payment of a specific road improvement fee in lieu of constructing a required road improvement.

(b) Such improvements and right-of-way shall be required unless the Board of Supervisors determines:

[1] That there is not a reasonable relationship between the improvements and the traffic created by the the proposed development; or

[2] That widening or right-of-way or other improvements are not needed or that a lesser improvement is sufficient; or

[3] That PennDOT specifically refuses in writing to allow such improvement to a state road in the foreseeable future, in which case the Township may still require that abutting right-of-way be dedicated to the Township or reserved for future dedication if needed in the future.

(c) Any improvement to a state street shall meet all PennDOT standards.

(4) Types of required traffic improvements.

(a) The following shall be the definition of "on-site improvement" (unless this definition is amended by state law): all street improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property.

(b) On-site improvements may include, but are not limited to, a new or upgraded traffic signal, land dedication to improve an abutting intersection, realignment of an abutting curve in a road or the widening of the abutting cartway and right-of-way. The Board of Supervisors may require that an applicant provide funding for an account to install or upgrade any traffic signal and to fund the minimum of the first 20 years of operation and maintenance for any new traffic signal.

(c) The Township shall not require an applicant to fund or complete a road improvement that is an off-site improvement, unless the Board of Supervisors determines that such improvement is clearly essential for the physical safety of the occupants/residents of the proposed development (such as for emergency vehicle access).

(5) Funding. In place of completing a required street improvement as a condition of final approval, an applicant may enter into a legally binding development agreement with the Township for the applicant to fund the improvement, or his/her fair share of such improvement, as determined by the Board of Supervisors.

(6) Accounting. Any such funds may be placed in escrow until such time as sufficient funds are available for a more comprehensive improvement, with interest being used towards the cost of the improvement. Any such funds received under this subsection should be accounted for separately.

(7) Staging. Any completion or funding of a required street improvement may occur in stages in relationship to the stages of the development, if so stated in a legally binding development agreement and/or as a condition of final plan approval.

O. Traffic impact study. See § 110-152 of Chapter 110, Zoning, of this Code, which is incorporated herein.

[Added 8-21-2003 by Ord. No. 2003-5; amended 4-19-2007 by Ord. No. 2007-1]

§ 86-19 Off-street parking.

[Amended 8-21-2003 by Ord. No. 2003-5; 11-2-2017 by Ord. No. 2017-04]

A. The following provisions shall apply adjacent to a collector or arterial street when a lot is proposed for a subdivision or land development:

(1) When two abutting business uses are in common ownership, the parking lots shall include an interconnection to allow motorists and pedestrians to travel from one business to another business without needing to reenter a public street. The interconnection shall consist of an asphalt surfaced driveway with a minimum width of 24 feet built upon a stone base.

(2) Abutting lots not in common ownership.

(a) Where two abutting lots involving current or future businesses are not in common ownership, the applicant for a subdivision or land development shall seek permission from the abutting lot owner to allow a vehicle interconnection between the parking lots. Unless the abutting property owner refuses to permit the interconnection, the subdivision or land development shall include the construction of a vehicle and pedestrian interconnection between the parking areas.

(b) The applicant shall present written evidence that a request was made to the abutting property owner to allow a connection. Any written response from the abutting property owner shall be submitted to the Township. If the abutting property owner refuses to permit the interconnection or the interconnection is currently not feasible, the Board of Supervisors may require that the subdivision or land development include an easement allowing a future interconnection and/or construct the interconnection as a stub up to the applicant's property line.

(3) Where an interconnection is required or planned between two uses or lots, the subdivision or land development shall include a suitable cross access easement that permits vehicles and pedestrians from one use or lot to have access through the parking lot and driveway of the adjacent use or lot. The easement shall be recorded with the deed.

(4) The Board of Supervisors may establish a condition upon a subdivision or land development approval that requires that any driveway onto an arterial street be permanently closed or be limited to right turns only once suitable alternative traffic access is available from a driveway on an adjacent lot.

§ 86-20 Access drives.

A. Residential (except multiple dwelling and condominiums). Access drives to any public street or highway in a residential area shall be governed by the following:

(1) Within 10 feet of a street right-of-way line, an access drive may not exceed 20 feet in width.

(2) The number of access drives may not exceed two per lot.

(3) An access drive may not cross a street right-of-way line:

(a) Within five feet of a property-line except for common access for two dwellings.

(b) Within 50 feet of the right-of-way line of an intersecting street when entrance is from an arterial street.

(c) Within 35 feet of the right-of-way line of an intersecting street when entrance is from a collector street.

(d) Within 25 feet of the right-of-way line of an intersecting street when entrance is from a minor street.

(e) Within 15 feet of a fire hydrant.

(4) An access drive shall be provided with a clear sight triangle as described in § 86-18E(2) of this chapter. The drive may not exceed a slope of 5% within 25 feet of the street right-of-way lines. Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.

(5) Sight distance shall be in accordance with § 86-18E(1) of this chapter.

B. Commercial, industrial, multifamily and condominiums. Access drives to any public street or highway in the case of a commercial, industrial, multiple-family or condominium development:

(1) All accessways to any public street or highway shall be located at least 150 feet from any intersection involving an arterial or collector street and 100 feet from the intersection of minor streets. Such measurement shall be made from the intersection of the street center lines. Where practicable, exits shall be located on minor, rather than major streets or highways.

(2) No design shall be approved which is likely to create substantial traffic hazards endangering the public safety. Safety requirements which may be imposed in such a review shall include traffic control devices, acceleration or deceleration lanes, traffic and lane markings and signs. The developer shall be responsible for the cost of any turning lanes traffic study which may be required and the construction of any such traffic control devices, acceleration or deceleration lanes, traffic and lane markings and signs which may be required. The traffic study shall be prepared by an engineer approved by the Township.

(3) All access to and occupancy of any public highway, either state or Township, shall meet the provisions of the Pennsylvania Code Title 67, Transportation, Department of Transportation, Chapter 441 or as amended.

(4) Prior to the approval of the final plan, a highway occupancy permit must be secured from the Pennsylvania Department of Transportation if access is from a state highway or from the Township if access is from a Township road. A detailed construction plan, including a storm drainage study and drainage facilities which may be required for said access, must be submitted with the final plan.

(5) The access must be constructed to the street right-of-way as per requirements of § 86-25A(2), Collector streets, of this chapter.

(6) No access drive shall be within five feet of a property line or 15 feet of a fire hydrant.

(7) An access drive shall be provided with a clear sight triangle as described in § 86-18E(2) of this chapter. The drive may not exceed a slope of 5% within 25 feet of the street right-of-way lines. Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.

C. Private access.

(1) Parcels of land existing as of the effective date of this chapter which have their access by means of private roads or private rights-of-way shall not be permitted to be subdivided.

(2) Where any accessway is to be private, proof of agreement as to responsibility for maintenance of that accessway shall be presented to the Township Supervisors, prior to final plan approval.

D. Paving. The area of an access drive that is within the right-of-way of a street shall be surfaced in bituminous asphalt, concrete or similar hard-surface, preapproved by the Township Engineer. If an access drive serves a principal commercial or industrial use, then the entire length shall be surfaced with such materials.

[Added 8-21-2003 by Ord. No. 2003-5]

E. Slope. The profile grade difference between a public roadway and the access drive shall not exceed 8% within 10 feet from the street right-of-way.

[Added 8-21-2003 by Ord. No. 2003-5]

F. Drainage. Proper drainage shall be provided under every access drive and in accordance with Chapter 81, Stormwater Management, of the Code of the Township of Mount Joy.

[Added 8-21-2003 by Ord. No. 2003-5; amended 8-16-2012 by Ord. No. 2012-04]

G. Access. See the provisions of § 86-18M which provide for limits on the numbers and types of access onto major roads. If an access drive provides access to an arterial or collector street, it shall include a turnaround area so that vehicles will not back onto an arterial or collector street.

[Added 8-21-2003 by Ord. No. 2003-5]

§ 86-21 Blocks.

A. General. The length, width and shape of blocks shall be determined with due regard for:

(1) The provision of adequate sites for buildings of the type proposed.

(2) Topography.

(3) Any other codes, plans and ordinances.

(4) Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.

B. Block length. The length of blocks shall not exceed 1,600 feet or be less than 800 feet.

C. Pedestrian crosswalks. Where blocks exceed 1,000 feet in length, pedestrian rights-of-way of not less than 12 feet in width shall be provided where needed for adequate pedestrian circulation. Paved walks of not less than six feet shall be placed within the right-of-way.

D. Block depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:

(1) Where reverse frontage lots are required along major streets.

(2) Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township may approve a single tier of lots.

E. Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.

§ 86-22 Lots.

A. General.

(1) The size, shape, and orientation of lots shall be appropriate for the type of development use contemplated. In so far as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

(2) Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.

(3) (Reserved)[1]

[1] Editor's Note: Former Subsection A(3), which provided for required depth of lots, was repealed 8-21-2003 by Ord. No. 2003-5.

(4) Where the lots in a subdivision are large enough for resubdivision or where a portion of the tract is not developed, suitable access to these areas shall be provided.

(5) Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.

(6) If after subdividing there exist remnants of land, they shall either be incorporated into existing or proposed lots, or legally dedicated to public use, if acceptable to the Township.

(7) No lot shall be created in any manner whatsoever which does not meet the minimum requirements of this chapter.

(8) Where dictated by topography, location, sewage disposal requirements or other such conditions, the Township may require that the minimum lot size be increased.

B. Lot frontage.

(1) All lots shall front on a dedicated public street (existing or proposed), or upon a fully improved private street constructed to Township specifications as set forth in this chapter. Lots fronting upon unimproved private streets or not fronting upon a street shall not be approved.

(2) Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography, orientation or location.

(3) All residential reverse frontage lots shall have a planting screen easement of at least 20 feet in width across which there shall be no right of access.

C. Lot soils evaluation tests.

(1) Soil percolation tests shall be performed for each lot of a proposed subdivision wherein buildings at the time of construction will not be connected to a live public sewage disposal system. Each lot must be found satisfactory for on-site sewage disposal prior to approval of the final plan.

(2) The soil tests called for above shall be performed in accordance with the regulations of the Pennsylvania Department of Environmental Protection. The Township Sewage Enforcement Officer will observe the tests and certify the results.

(3) A land planning module for any new subdivision or land development shall be prepared by the developer and approved by the Township and the Pennsylvania Department of Environmental Protection prior to approval of the final plan.

D. Lot sizes on slopes. The minimum lot area herein established shall be increased in accordance with the Township's requirements, based on reports from the Pennsylvania Department of Environmental Protection and the Soil Conservation Service, indicating that, because of slope, surface runoff or subsurface drainage of septic tank effluents are likely to result in hazardous conditions.

E. Unique lots.

(1) In the case of wedge-shaped lots, no lot shall be less than 35 feet in width measured along the arc at the front street right-of-way line.

(2) Where a flag lot is permitted by the Zoning Ordinance:

[Amended 9-3-2020 by Ord. No. 2020-06]

(a) The driveway to the flag lot shall not be shared with any other lot; and

(b) The distance from the property line of the flag lot pole to the property line of another flag lot pole shall be no less than the minimum lot width requirement for the zoning district in which the flag lot is located.

(c) Note: The Township's Zoning Ordinance states additional requirements for purposes of regulation of a flag lot.

(3) (Reserved)[2]

[2] Editor’s Note: Former Subsection E(3), regarding corner lots, was repealed 11-2-2017 by Ord. No. 2017-04.

(4) See also § 86-45C which may allow flag lots within a conservation design development.

[Added 8-21-2003 by Ord. No. 2003-5]

F. Building setback and yard measurement.

[Amended 8-21-2003 by Ord. No. 2003-5; 11-2-2017 by Ord. No. 2017-04]

(1) In cases where the rear and sides of a structure are not clearly defined, it will be presumed that the rear of the structure is directly opposite the front entrance of the structure and setback lines will be established accordingly.

§ 86-23 Easements.

A. The minimum width of easements for underground and overhead public utilities shall be 20 feet.

B. Whenever possible, easements for public utilities shall be centered on side and/or rear lot lines.

C. Electric and telephone facilities shall be installed underground unless conditions require otherwise.

D. Drainage easements shall be such adequate width as to serve the purpose for which they are intended. Such easements shall preserve the unimpeded flow of natural drainage or provide for the construction of drainage facilities. In no case shall they be less than 20 feet.