Any application for approval of a subdivision or land development
shall conform to the standards set forth in this article. The standards
specified in this article are minimum design requirements.
In reviewing any application for development, the Planning Commission
and the Board of Supervisors shall refer the application for development
to the Township Engineer for a recommendation concerning technical
compliance with these design standards and the Township construction
standards.[1]
A.
Grading, filling, removal of topsoil, erosion and sedimentation control.
(1)
All grading, filling, removal of topsoil and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 109, Excavations, Filling and Grading, of the Code of the Township of South Strabane and the requirements of the Pennsylvania Clean Streams Law[1] and Title 25, Chapter 102, of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing erosion control.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
(2)
The developer shall notify the County Conservation District immediately upon making application for approval of a subdivision or land development involving an earth disturbance regulated by the County Conservation District. The Township shall not grant final approval to a subdivision or land development unless a permit has been issued by the County Conservation District or there is verification that no permit is required pursuant to Sections 102.41 and 102.42, relating to permit requirements, of Title 25 of the Pennsylvania Code, Chapter 102, Erosion and Sediment Control.
(3)
In cases where the cross slope exceeds 10% as shown on the grading
plan, sod or seed shall be required to retain soil and prevent damage
to finished street or lot grades. In all cases where the developer
removes the sod, immediately upon completion of grading (weather permitting),
reseed such areas with common farm grass. In cases where the home
builder creates side terraces, they shall immediately, upon completion
of grading, be seeded with perennial rye grass or better.
B.
Planting and cutting of trees; removal of debris.
(1)
Large shade trees shall be adequately protected from injury and shall
be preserved to the extent practical.
(2)
All lot areas which slope towards streets or adjacent lots shall
be required to be seeded with grass or planted with ground cover so
as to prevent washing and erosion.
(3)
During construction, the developer shall remove and dispose of all
uprooted trees, stumps, brush, rubbish, unused construction materials
and debris promptly in the interest of public safety.
C.
Flood-prone areas. Land identified as flood-prone on maps issued
by the Federal Insurance Administration shall be subject to the regulations
of the National Flood Insurance Program and shall comply with the
provisions of the Township floodplain management regulations.
D.
Other environmental conditions. Land subject to strip mining, undermining,
slide-prone soils, subsidence or other geologic hazards, wetlands,
steep slopes, or other environmental conditions that may be hazardous
or that may warrant protection shall be designed in accordance with
the recommendations of professional consultants to eliminate or reduce
the potential hazards and/or protect the natural resources.
A.
Layout.
(1)
Streets shall be planned to conform with the layout of existing and
planned streets and shall be located so as to allow proper development
of surrounding properties. Local streets shall be laid out so as to
discourage through traffic. Collector streets shall be designed to
provide adequate flow of traffic from local streets to major community
facilities and to arterial streets.
(2)
No land shall be subdivided in a manner that landlocks or compromises
the use or future development of contiguous or adjacent areas.
(4)
New half or partial streets shall not be permitted. Whenever property
proposed to be subdivided borders an existing half or partial street,
the other part of the street shall be platted within the proposed
subdivision.
(5)
Where a subdivision abuts or contains an existing or proposed arterial
street, the Board of Supervisors may require double frontage lots,
local access streets or other such techniques to protect abutting
residential properties, to reduce the number of driveways and streets
intersecting with the arterial street and to separate local and through
traffic.
B.
Secondary means of access.
(1)
In all residential subdivisions or land developments containing 50
or more lots or dwelling units, the applicant shall provide a second
entrance/exit to and from the plan, unless the applicant can demonstrate
to the satisfaction of the Planning Commission and Board of Supervisors
that there is no feasible means to provide such access, considering
length of street frontage, street grades, topography, sight distance
and other relevant factors, such as public health and safety.
(2)
The secondary means of access may be provided by a proposed street
connection to an existing street or the extension of a street right-of-way
with a temporary turnaround that abuts adjoining undeveloped property
where a future street connection is physically feasible, provided
a written agreement with the adjoining property owner is presented
that guarantees a future connection through the adjoining property
to an existing public street within a specified period of time that
is acceptable to the Township.
(3)
If a residential subdivision or land development is proposed to be
phased, the requirement to provide a secondary means of access may
be met by providing a right-of-way to the property line of a future
phase, provided that phase will connect to an existing public street.
In such case, the Board of Supervisors may require revisions to the
phasing schedule and/or posting of a performance bond in the prior
phase to guarantee timely construction of the secondary means of access.
C.
Topography. Proposed streets shall be planned to conform to the contour
of the land, to the fullest extent possible, to provide buildable
lots, to have a suitable alignment and grade and to allow proper drainage.
D.
Street grades. Minimum and maximum grades shall be provided on all
streets in accordance with the design standards specified in Appendix
I.[1] Grades shall be measured along the center line of the
street. Vertical curves shall be used in changes of grade exceeding
1% and shall be designed in accordance with the design standards specified
in Appendix I. Intersections shall be approached on all sides by leveling
grades for a distance of 50 feet, within which no grades shall exceed
the design standards specified in Appendix I. The grade of actual
intersections shall not exceed 6% in any direction.
[1]
Editor's Note: Appendix I is included at the end of this chapter.
E.
Rights-of-way and paving widths; curbs; shoulders.
(1)
Minimum widths of rights-of-way and minimum widths of paving shall
be provided in accordance with the design standards specified in Appendix
I.[2] All streets shall be paved in accordance with Township
construction standards.[3]
[2]
Editor's Note: Appendix I is included at the end of this chapter.
(2)
Street shoulders shall be graded to the full width of the street
right-of-way (minimum 50 feet), in accordance with the Township construction
standards,[4] and thoroughly compacted by rolling all shoulders. The
Planning Commission may recommend, and the Board of Supervisors may
approve, a lessening of this requirement where the preservation of
unique environmental features or mature plant materials is threatened.
(3)
The subgrade of a street shall be brought to the proper grade and
contour and shall be rolled and cross-rolled. All soft spots shall
be removed. These soft spots shall be recompacted with a suitable
firm material, approved by the Township Engineer, before the placing
of any base material.
(4)
No base course shall be placed until the subgrade has been inspected
and approved by the Township.
(6)
Street shoulders shall be constructed which are uniformly and thoroughly
compacted by rolling and which are level with the tops of curbs.
F.
Culs-de-sac.
(1)
A cul-de-sac shall not be approved when a through street is practical. A cul-de-sac shall not be more than 1,500 feet in length, unless a modification to the maximum length of the cul-de-sac is granted in accordance with the requirements of Article X of this chapter. The length of the cul-de-sac shall be measured from the point of intersection of the center lines of the two intersecting streets to the back of the curb of the cul-de-sac turnaround.
(2)
A cul-de-sac shall have a minimum right-of-way radius and an outer
minimum paving radius as specified in the design standards in Appendix
I.[6] The maximum grade of the turnaround portion of the cul-de-sac
shall be 5%.
[6]
Editor's Note: Appendix I is included at the end of this chapter.
G.
Temporary turnarounds. A temporary turnaround may be required where
a road is constructed to an adjoining property line or where the terminus
of a road adjoins property in a future phase of the plan. The temporary
turnaround shall be paved. The right-of-way width required for a temporary
turnaround shall be a minimum of 100 feet, and the paving radius of
the temporary turnaround shall be 40 feet, exclusive of the required
curb.
H.
Intersections.
(1)
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
60°.
(2)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 150
feet between their center lines.
(3)
Minimum curb radii at street intersections shall be 25 feet or such
greater radius as is suitable to the specific intersection, as determined
by the Township Engineer.
(4)
The sight distance at intersections shall be based on the traffic
control signing and intersection visibility requirements of Chapter
5, Local Roads and Streets, in "A Policy on Geometric Design of Highways
and Streets."
(5)
Intersections of local streets with collector and arterial streets
shall be kept to a minimum, consistent with topography and other local
conditions. All subdivision intersections with an offset of less than
150 feet shall be avoided. To the fullest extent possible, intersections
with collector and arterial streets shall be located not less than
800 feet apart, measured from center line to center line.
I.
Visibility.
(1)
No fence, trees, hedges, shrubbery, walls, planting (other than trees and grass) or similar obstructions shall be located within the right-of-way, and no such obstruction shall obscure visibility at any intersection. The location of fences and walls shall be further subject to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane. Existing trees may remain in the right-of-way, provided they do not obstruct visibility or interfere with the location or maintenance of public utilities.
(2)
A clear sight triangle, as defined by this chapter, shall be maintained
free of any obstructions at intersections so that there shall be a
minimum clear sight triangle measured along the center line from the
points of intersection as shown in the illustration in Appendix II.[7] The clear sight triangle shall be shown on the final plat
for recording.
[7]
Editor's Note: Appendix II is included at the end of this
chapter.
K.
Street names. All new street names shall be approved by the Township and the post office. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Township or in the 911 service area so as not to cause confusion. A street that is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 206-60 of this chapter.
L.
Sidewalks.
(1)
Sidewalks shall be provided when required by § 206-57. The width of sidewalks shall conform to the standards specified in Appendix I.[9] Sidewalks shall be located in line with existing sidewalks
on adjacent lots or, where none exist, shall be located a minimum
of two feet from the edge of any curb or paving where practical. The
grade and paving of the sidewalk shall be continuous across driveways.
Concrete sidewalks shall be four inches, reinforced, except at driveway
crossings where the thickness shall be increased to six inches and
be reinforced with six-inch-by-six-inch mesh (No. 9 gauge). All sidewalks
shall be constructed in accordance with Township construction standards.[10]
[9]
Editor's Note: Appendix I is included at the end of this chapter.
(2)
Crosswalks may be required wherever necessary to facilitate pedestrian
circulation and to give access to community facilities, such as parks,
playgrounds, schools or public buildings.
M.
Pedestrian walkways.
(1)
If required, pedestrian walkways, other than sidewalks, shall be
surfaced with a stable, durable, dust-free and nonslip material. The
final design of the pedestrian walkway shall be subject to approval
by the Township Engineer. Construction shall conform to the Township
construction standards.[11]
(2)
Pedestrian walkways which provide access to the general public across
private property shall be located within an easement which has a minimum
width of 15 feet.
A.
Private streets, when approved as part of a multifamily land development, shall be constructed in accordance with all the requirements of § 206-64 for public streets.
B.
Private streets shall not be permitted in any subdivision intended for single-family dwellings containing more than four lots. Subdivisions intended for single-family dwellings on four or fewer lots that front on an existing private street or on a new private street may be approved, provided all of the applicable requirements of either Subsection C or D are met.
C.
Creating a new private street. A new private street may be created,
provided all of the following requirements are met:
(1)
No more than four lots shall have frontage on a new private street.
(2)
The proposed lot or lots have no other access to a public street.
If the original parcel from which the subdivision is created has its
principal vehicular access from the private street, it shall be counted
as a lot on the private street, even though it has legal frontage
on a public street.
(3)
In the case where a new private street is proposed, the property
from which the new lots are subdivided and over which the private
street is proposed shall have frontage on an improved public street.
(4)
The private street shall meet all of the following requirements:
(a)
In no case shall the private street be greater than 800 feet
in length, measured from its intersection with the public street to
the terminus of the private street's right-of-way.
(b)
The minimum width of the right-of-way required for a private
street shall be 50 feet.
(c)
The minimum width of the cartway required for a private street
serving no more than four lots shall be 16 feet.
(d)
The cartway for a private street shall be improved to provide
a mud-free and passable surface in all weather conditions.
(5)
A notation shall be placed on the plat for recording indicating that
the Township has no maintenance responsibilities for the private street.
(6)
The plat for recording shall contain a notation and the deeds for
each lot shall contain a reference to an executed and recorded agreement
obligating the property owners to maintain the private street.
(7)
The plat for recording and the deeds for each lot shall contain a
statement that any future request by the lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
the current Township construction standards for a public street.
(8)
House numbers for dwellings located on private streets shall be placed
at the intersection of the private street and the public street and
shall be visible from the public street.
(9)
The owners of the lots shall provide signage, approved and installed
by the Township, in the public right-of-way to indicate the name of
the street, that the street is private and that there is no outlet.
(10)
If the Board of Supervisors grants a modification to this subsection to permit more than four lots along the frontage of a new private street in accordance with all the requirements of Article X of this chapter, the Board of Supervisors shall consider whether an increase in the width of the cartway or upgrading the required surface of the cartway is warranted also.
D.
Subdivisions on an existing private street. Subdivisions may be approved
on an existing private street, provided all of the following requirements
are met:
(1)
The total number of lots fronting on the existing private street
shall not exceed four lots.
(2)
No portion of any lot fronting on a private street shall be more
than 800 feet from the intersection of the private street with the
public street.
(3)
The existing private street shall not be extended, unless:
(a)
The existing private street is less than 800 feet from its intersection
with the public street; or
(4)
The proposed lot or lots have no other feasible access to a public
street. If the original parcel from which the subdivision is created
has its principal vehicular access from the private street, it shall
be counted as a lot on the private street, even though it has legal
frontage on a public street.
(5)
The cartway of the existing private street shall be improved with
a mud-free and passable surface, if such surface does not exist prior
to the proposed subdivision. No other improvements to the cartway
shall be required.
(6)
A notation shall be placed on the plat for recording indicating that
the Township has no maintenance responsibilities for the private street.
(7)
The plat for recording shall contain a notation and the deeds for
each lot shall contain a reference to an executed and recorded agreement
obligating the property owners to maintain the private street.
(8)
The plat for recording and the deeds for each lot shall contain a
statement that any future request by the lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
the current Township construction standards for a public street.
(9)
House numbers for dwellings located on private streets shall be placed
at the intersection of the private street and the public street and
shall be visible from the public street.
(10)
If signage does not exist already, all owners along the existing
private street and any extension of the private street shall provide
signage approved and installed by the Township in the public right-of-way
to indicate the name of the street, that the street is private and
that there is no outlet.
(11)
If the Board of Supervisors grants a modification to this subsection to permit more than four lots along the frontage of an existing private street in accordance with all the requirements of Article X of this chapter, the Board of Supervisors shall consider whether an increase in the width of the cartway or upgrading the required surface of the cartway is warranted also.
Easements for sanitary sewers, waterlines and stormwater management
facilities shall be required to have a minimum width of 20 feet. Where
a subdivision or land development is, or will be, traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
of a width sufficient for the purpose, but not less than 20 feet.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter:
A.
Area.
(1)
Minimum lot areas shall conform to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane.
(2)
In the case of duplexes, triplexes, quadraplexes and townhouses, the individual dwelling units may be subdivided after construction along the common walls for the sole purpose of conveying the units in fee simple. If the subdivision along common walls results in one or more lots proposed for recording that are less than the minimum required by Chapter 245, Zoning, of the Code of the Township of South Strabane, a lot area variance shall not be required, provided the original lot containing the structure comprised of two or more attached dwelling units met the lot width and lot area required for the dwelling type at the time of construction.
(3)
When a tract is subdivided into lots that are larger than the minimum lot area required by Chapter 245, Zoning, such lots or parcels shall be so arranged as to permit a logical location and opening of future streets and resubdividing with provisions for adequate utility connections for each subdivision.
B.
Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street, unless a private street is approved in accordance with the requirements of § 206-65 of this chapter. The width of the frontage shall conform to the requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane, except in the case of flag lots, which shall be permitted only in a minor subdivision. Flag lots shall meet the requirements of Subsection D.
C.
Double frontage. Double frontage lots shall be avoided; however,
where a double frontage lot is the only practical alternative, vehicular
access shall be limited to only one street, and that street shall
be the street with the lower volume of traffic, if physically feasible.
The final plan shall contain a notation limiting vehicular access
to one street frontage.
D.
Flag lots. A flag lot, as defined herein, and illustrated in Appendix
III,[1] shall only be approved under the following circumstances:
(1)
Flag lots shall not be permitted in a major subdivision, unless a modification is granted in accordance with Article X of this chapter.
(2)
Only one flag lot shall be permitted in a minor subdivision.
(3)
The access corridor shall have a minimum width of 20 feet at the
street right-of-way line and for its entire length. The access corridor
shall be legally described as part of the flag lot and shall be owned
in fee simple by the owner of the flag lot. An access easement across
property owned by others shall not be permitted.
(4)
In the case where the proposed flag lot has adequate lot area that
it can be further subdivided or where the flag lot adjoins undeveloped
acreage to the rear, the Township may require a fifty-foot right-of-way
for a future public street in lieu of the twenty-foot-wide fee simple
access corridor.
(5)
The front yard setback for a flag lot shall be measured from the
property line in common with the forward lot (the base of the flag)
and most nearly parallel to the street right-of-way, regardless of
which way the dwelling is proposed to face.
(6)
The rear yard setback shall be measured from the farthest property
line that is most nearly parallel to the street right-of-way (the
top of the flag).
(7)
All other setbacks shall be side yards.
(8)
Access to the forward lot from the twenty-foot fee simple corridor
shall not be permitted unless an easement is granted by the owner
of the flag lot or reserved by the subdivider, and a maintenance agreement
is submitted to the Township.
[1]
Editor's Note: Appendix III is included at the end of this
chapter.
E.
Sidelines. Whenever practicable, the sidelines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
F.
Front building lines. Front building lines of lots shall conform to the minimum requirements of Chapter 245, Zoning, of the Code of the Township of South Strabane and shall be shown on the final plat.
G.
Grading of lots. Lots shall be graded to provide drainage away from buildings, and, where practical, water shall be drained to the street rather than to adjoining property. The developer shall be required to provide drains or other drainage facilities, as approved by the Township Engineer, to drain off surface water within the development. All grading shall comply with the requirements of Chapter 109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
H.
Driveways.
(1)
No driveway shall have a slope of more than 12%. No person shall
cut into, fill, or in any way alter any gutter, curbing, drainage
ditch or storm sewer within the right-of-way of a Township street
or easement for the purpose of extending a driveway or for any other
purpose without first obtaining a permit therefor from the Township.
(2)
Driveways intersecting Township streets shall be subject to the driveway
permit required by Ordinance No. 3-1965.[2] All curb cuts shall conform to Township specifications.
Driveways intersecting state roads shall be constructed in accordance
with the Pennsylvania Department of Transportation Design Manual,
Part 2, Ordinance 18.
(3)
Driveways which are shared among two or more lots shall have a minimum
improved surface, 12 feet in width. Common driveways shall be within
a recorded easement at least 15 feet in width and shall be subject
to a recorded agreement for maintenance, which is noted on the plat
and referenced in the deeds for each lot the driveway serves.
I.
Emergency access.
(1)
Every lot, building and structure shall be accessible to emergency
and public safety vehicles.
(2)
Where more than one building exists on the same lot, a minimum distance
of 20 feet shall be maintained between the buildings in order to provide
access for public safety and emergency vehicles. All buildings shall
be designed so that fire-fighting equipment has reasonable access
to all sides of the building. All other emergency vehicles shall have
reasonable access to the principal entrance to the building. All nonresidential
buildings and garden apartments shall maintain a fire lane which is
clearly marked to prohibit the parking or standing of vehicles, other
than emergency vehicles, on driveways immediately adjacent to the
building, subject to approval of the Fire Marshal.
J.
Handicapped accessibility. Where required by the laws of the commonwealth
or federal law or regulation, subdivisions and land developments shall
be designed to meet the current standards with respect to handicapped
accessibility.
K.
House numbers. House numbers shall be assigned by the developer,
subject to the approval of the United States Postal Service, and shall
be posted at each house so as to be easily visible and readable from
the street and shall be comprised of Arabic numerals at least three
inches high and with a minimum width stroke of 1/2 inch.
Stormwater management facilities shall be provided for subdivision
and land developments in accordance with the requirements of the Township's
Stormwater Management Ordinance, as now or hereafter enacted or amended.
A.
Size and grade. Storm drains shall be adequate for the anticipated runoff when the area is fully developed. The minimum diameter of storm sewers shall be 15 inches, and the minimum grade shall be 1%, unless recommended by the Township Engineer and approved by the Board of Supervisors in accordance with the procedure for granting modifications specified in Article X of this chapter.
B.
Manholes. For all pipe sizes, manholes shall be spaced at a maximum
of 250 feet. In addition, manholes shall be installed at all points
of abrupt changes in horizontal alignment and vertical grade. Inlets
may be substituted for manholes where practical.
D.
Headwalls. Concrete headwalls and splash aprons shall be constructed
at the outfall of all storm sewers. Where watercourses are piped and
filled, concrete headwalls and splash aprons shall be constructed
at both ends of the pipe.
F.
Stormwater foundation and roof drains. All foundation and roof drains
shall discharge to an on-lot sump or to a storm sewer system which
is controlled by a detention facility. Roof and foundation drains
shall not be connected to the sanitary sewer system. Outlets from
roof drain sumps shall not discharge directly onto fill slopes. Outlets
shall not discharge directly to the gutter line of any street. No
stormwater drainage system shall be permitted to discharge into any
sanitary sewer system. No pipes shall be permitted to be constructed
through any curbing on any public street.
G.
Unnatural drainage.
(1)
All points of concentrated flow discharge shall outlet directly to
a well-defined drainage channel. Whenever construction stops or concentrates
the natural flow of storm drainage in such a way as to affect adjoining
properties, approval of the owners shall be obtained in writing. Approval
of plans by the Township shall not authorize or sanction drainage
affecting adjoining properties.
(2)
Whenever construction stops, alters or concentrates the natural flow
of surface drainage in any manner that affects adjoining parcels,
plans shall be submitted that detail proposals for handling said water
runoff. All such plans shall be subject to the approval of the Township
Engineer and shall meet all applicable federal, state and local criteria,
policies, rules and regulations.
H.
Underdrainage.
(1)
Pipe underdrains, stone underdrains or subgrade drains shall be constructed
according to specifications approved by the Township Engineer in areas
where springs, poor soil drainage conditions, wet weather springs
or other conditions exist that require underground drainage.
(2)
If, during construction, unknown adverse drainage conditions are
encountered by the developer, the Township Engineer shall be notified,
and such conditions shall be corrected at the direction of the Township
Engineer.
(3)
Cross drains of a minimum 15 inches reinforced concrete pipe, or
such other appropriate material as may be approved by the Township
Engineer, shall be placed wherever necessary to transfer the water
across the street in the natural watercourse and at street intersections
whenever needed.
I.
Watercourses. Open watercourses shall not be permitted within the
rights-of-way of streets. The stopping, filling up, confining or other
interference with, or changing the course of, drains, ditches, streams
and watercourses in the Township shall not be permitted unless approval,
in writing, is obtained from the Board of Supervisors. A permit shall
be obtained from the Department of Environmental Protection (DEP)
of the Commonwealth of Pennsylvania for construction or changes in
a watercourse subject to the regulations of the Pennsylvania Department
of Environmental Protection.
J.
Springs. Any springs encountered during construction shall be piped
and connected to the storm sewer system or extended to a natural watercourse
as may be approved by the Township Engineer.
K.
Bridges and culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall be
designed to meet current standards of the Pennsylvania Department
of Transportation. All bridges and culverts shall be subject to all
permits required by the Pennsylvania Department of Environmental Protection,
Bureau of Dams and Encroachments.
Installation of sanitary sewers and appurtenances shall be in
accordance with the construction standards of the Washington-East
Washington Joint Authority and the regulations of the Pennsylvania
Department of Environmental Protection (PA DEP) and shall be subject
to inspection by the Township Engineer.
The developer shall connect to the public water supply and construct
a system of water mains with a connection for each lot in accordance
with the specifications of the Pennsylvania American Water Company
(PAWC). The developer shall supply and install fire hydrants in accordance
with a plan for their locations approved by the Township.
If trees are proposed, their location, species and spacing shall
be subject to approval of the Township.
In addition to all applicable design standards specified in §§ 206-62 through 206-72 and 206-74 and 206-75, all land developments shall comply with the following design standards:
A.
Site lighting.
(1)
Parking and pedestrian areas on the property shall be lighted to
create a level of not less than one footcandle when measured three
feet above the pavement throughout the paved areas on the property.
Such lighting may be from freestanding lampposts within the parking
areas, from nearby streetlights or from lights mounted on buildings.
Lighting shall be shielded or aimed so as not to create glare conditions
on adjacent streets or properties. Lighting shall be designed so that
spillover lighting on adjacent properties shall not exceed 0.2 footcandle.
(2)
Light standards in parking areas shall be protected from accidental
damage by vehicles.
B.
Landscaping.
(1)
All areas of the property not paved or occupied by buildings shall
be landscaped and maintained in grass, shrubs, trees, ground cover,
mulching materials or other natural materials planted in accordance
with accepted minimum standards. At least 5% of the total area of
the property shall be set aside for landscaping. Lot areas not covered
by buildings, sidewalks, pavement or other improvements shall be seeded
with grass or other appropriate ground cover material compatible with
the landscape and architectural design and condition of the surrounding
areas. Landscaping materials shall not obstruct sight distances at
access points to the property.
(2)
Where required by Chapter 245, Zoning, of the Code of the Township of South Strabane, buffer areas shall be provided which comply with the design standards specified in Chapter 245, Zoning. A landscaping plan shall be submitted which shows compliance with this chapter, any buffer area requirements and required landscaping and screening of parking areas and loading areas.
C.
Garbage and trash containers. All organic rubbish and discarded materials
shall be placed in tight verminproof containers on the property and
shall be secured in side or rear yards screened from public view by
means of a solid-face fence or wall. Containers shall be emptied not
less frequently than once a week. On properties where food is served
in paper containers, covered waste receptacles shall be conspicuously
located on the premises for use by patrons. The management shall be
responsible for maintaining the property free of litter.
D.
Parking areas. Parking areas shall be designed in accordance with the provisions of Chapter 245, Zoning, of the Code of the Township of South Strabane. Ingress and egress and interior circulation on the site shall be designed to ensure safety and minimize congestion. Adequate provision shall be made for safe pedestrian circulation within the parking areas and from the parking areas to the buildings. Fire lanes shall be adequately marked and maintained in locations approved by the Township.
All subdivision and land development plans shall be designed
to meet the current standards of the commonwealth and federal law
with respect to handicapped accessibility, and verification of compliance
shall be provided to the Township by the applicant.
A.
Upon installation, manholes shall be vacuum tested, and all sanitary
sewer lines shall be lamped and air tested by the developer in accordance
with the requirements of the Washington-East Washington Joint Authority.
B.
All construction materials used in sewers, streets, sidewalks and
other required improvements shall be tested and certified by a qualified
testing laboratory, if required by the Township Engineer. The cost
for such tests shall be borne by the developer.
C.
Copies of the test reports shall be provided to the Township Engineer
and to the Township Manager.
